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Monthly Rent free and clear of any and all taxes, other Impositions, liens, charges, or expenses
<br /> of any nature whatsoever incurred in connection with the ownership and operation of the
<br /> Premises, other than the Lessor's obligations set forth herein.
<br /> (g) Licenses, Fees, Taxes. LESSEE shall pay, on or before their respective due dates,
<br /> to appropriate collecting authorities, all federal, State, County, and City taxes, licenses, permits,
<br /> assessments, submerged land lease fees, and fees, which are now or may subsequently be levied
<br /> upon or apportioned to the Premises or the leasehold estate granted by this Lease, or upon
<br /> LESSEE, or upon any of LESSEE's property used in connection with this Lease, or upon any
<br /> rentals or other sums payable under this Lease, including, but not limited to any applicable ad
<br /> valorem, sales or excise taxes, and shall maintain in current status all federal, State, County and
<br /> City licenses and permits, now or subsequently required for the operation of the business
<br /> conducted by LESSEE including, but not limited to, occupational licenses.
<br /> (h) Payment of Utilities. From and after the Effective Date, LESSEE shall pay when
<br /> due all water, wastewater, electric, telephone, solid waste, recycling, and all other utility and
<br /> costs of any and all types whatsoever which are now or hereafter charged or assessed with
<br /> respect to operations at the Premises. LESSEE shall pay all fees or charges relative to the
<br /> foregoing promptly prior to delinquency. LESSOR represents and warrants that the utilities
<br /> which will be provided to the Premises are or will be separately metered and will not include any
<br /> such utilities consumed on any other portion of the Pier.
<br /> SECTION 5. CONSTRUCTION OF IMPROVEMENTS BY LESSEE.
<br /> (a) Schedule for Development of Premises. Sixty (60) days from the Effective Date,
<br /> LESSEE shall, at its own cost and expense, submit to LESSOR its plans for the commencement
<br /> and completion of the construction, and the acquisition and installation of the LESSEE's
<br /> Improvements as discussed below (hereinafter referred to "Improvements"). The Improvements
<br /> shall be completed no later than December 1, 2013. The restaurant facility shall be opened for
<br /> business no later than December 1, 2013 and the opening of restaurant facility may be extended
<br /> due to Force Majeure as set forth in Section 25 (f).
<br /> (b) Description of Improvements. LESSEE's Improvements shall consist of the
<br /> interior electrical and plumbing work for the restaurant facility and bait shop, including the build
<br /> out of the interior of the restaurant facility and bait shop. The plans for the restaurant facility and
<br /> bait shop shall include: a layout of the Premises, a lighting plan, a depiction of all fixtures to be
<br /> added to the Premises, interior finish and material samples, typical display technique, and
<br /> interior and exterior signage plan. LESSEE shall be responsible for all costs and expenses for
<br /> the planning, design, engineering, installation, and construction of the Improvements. The
<br /> completion of the Improvements shall be evidenced by a certificate of occupancy issued by the
<br /> City.
<br /> (c) Ownership of Improvements. Unless otherwise set forth in the Lease, upon
<br /> completion, all Improvements including, but not limited to, all installed and permanently
<br /> attached restaurant equipment such as stoves, sinks, coolers, refrigerators, freezers, dishwashers,
<br /> and any additions and alterations of a permanent nature made to the Premises by LESSEE, or at
<br /> LESSEE's direction (but excluding unattached, movable trade fixtures, furnishings and
<br /> equipment owned by LESSEE), shall become and remain LESSOR's property free and clear of
<br /> any liens and encumbrances whatsoever upon the expiration or earlier termination of this Lease.
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