Document:

exv10w12xey

 

EXHIBIT
10.12(e)

Execution Version

FOURTH AMENDMENT TO LEASE

(Capitol City, SJ)

     THIS FOURTH AMENDMENT TO LEASE AGREEMENT (this “Amendment”) is entered into as of August 7,
2006 to be effective as of the Effective Date (as defined hereinbelow) by and between SYUFY
ENTERPRISES, L.P., a California limited partnership (“Landlord”), and CENTURY THEATRES, INC., a
California corporation (“Tenant”).

RECITALS:

     A. Landlord (then known as Syufy Enterprises (the “Original Landlord”) and Century Theatres
of California Inc., a California corporation (“Original Tenant”), entered into a certain Lease
dated as of September 30, 1995 (the “Original Lease”), for certain premises located in San Jose,
California.

     B. The Original Lease has been previously amended by that certain (i) First Amendment to Lease
dated as of September 1, 2000 (the “First Amendment”), (ii) Second Amendment to Lease dated as of
April 15, 2005 (the “Second Amendment”), and (iii) Third Amendment to Lease dated as of September
29, 2005 (the “Third Amendment”; the Original Lease as heretofore amended is referred to herein as
the “Lease”).

     C. Tenant has succeeded to the interests and assumed the obligations of Original Tenant as the
lessee under the Lease.

     D. Landlord and Tenant now desire to further amend the Amended Lease, upon the terms and
conditions set forth in this Amendment.

     NOW THEREFORE, for good and valuable consideration, the receipt, adequacy and sufficiency of
which are hereby acknowledged, the Lease is hereby modified and amended, and Landlord and Tenant
hereby agree, as follows:

     1. 
Recitals Incorporated; Certain Defined Terms. The Recitals set forth above are
incorporated into this Amendment and shall be deemed terms and provisions hereof, the same as if
fully set forth in this Paragraph 1. Capitalized terms that are used but not otherwise defined
herein shall have the respective meanings ascribed to such terms in the Lease.

     2. 
Effectiveness. The parties are entering into this Amendment in connection with
the contemplated acquisition of all the outstanding capital stock of Century Theatres, Inc. by
Cinemark Holdings, Inc. and Cinemark USA, Inc. (the “Acquisition”) pursuant to a Stock Purchase
Agreement dated as of the date hereof (the “Stock Purchase Agreement”). This Amendment shall
become automatically effective upon, and only upon, the closing of the Acquisition (the “Effective
Date”). In the event the Acquisition is not consummated and the Stock Purchase Agreement is
terminated, this Agreement shall become void ab initio and of no force and effect.

     3. 
Initial Term of Lease and Extension Options. Notwithstanding anything to the
contrary in the Lease, the current Term of the Lease shall expire on
the date that is twelve (12) months

 

 

after the Effective Date hereof. Thereafter, the Term of this Lease shall automatically
renew on a year-to-year basis unless Tenant delivers written notice to Landlord at least sixty
(60) days prior to the then-current expiration date of the Term that Tenant elects not to extend
the Term of the Lease.

     4. Landlord’s Recapture Right. If, at any time during the term of the Lease,
Tenant fails to satisfy the Operating Condition (defined below), for reasons other than Excused
Closure (defined below), and such failure continues for six (6) consecutive months or more, then
upon notice from Landlord to Tenant at any time thereafter (provided that the Operating Condition
remains unsatisfied), Landlord shall have the right to terminate the Lease and to recapture the
Leased Premises, without payment to Tenant, effective upon the date set forth in Landlord’s
termination notice (but not sooner than 30 days after the date of the termination notice).

     The term “Operating Condition” shall mean and require that the entire Leased Premises is being
continuously operated and regularly open for business to the general public as a motion picture
theater complex in accordance with the Lease, at least on such days and at such times that a
majority of Century’s and Cinemark’s other motion picture theater complexes in the County of Santa
Clara typically are open and operating. The term “Excused Closure” shall mean (i) periods of
construction, alterations, renovation, remodeling and repair of the Leased Premises undertaken in
accordance with this Lease (including repairs and restoration following damage or destruction due
to fire or other casualty); provided that Tenant (A) prosecutes such work to completion
with reasonable diligence, (B) exercises its reasonable efforts to minimize the length of time of
such closure, and (C) exercises its reasonable efforts to limit the number of motion picture
screens at the Premises that are not operated due to such closure; (ii) periods when Tenant cannot
practicably operate its business in the Premises as a consequence of force majeure; and (iii)
additional periods, not to exceed four (4) days in any Lease Year, when Tenant in its sole
discretion elects not to operate its business in the Leased Premises.

     5. Self-Insurance of Property/Casualty Risks. Notwithstanding anything to the
contrary set forth in the Lease, during any period in which Tenant maintains a Net Worth (as
defined below) of at least One Hundred Million Dollars ($100,000,000.00), Tenant may self insure
the

 so-called “physical property damage insurance” otherwise required to be maintained by Tenant
pursuant to the Lease. As used herein, the “Net Worth” of Tenant at any given time shall mean an
amount equal to the sum of (A) the product of (1) Tenant’s so-called EBITDA (i.e., earnings before
interest, income taxes, depreciation and amortization), calculated in accordance with commercially
reasonable past practice preceding the Effective Date by Tenant’s parent corporation, over the
12-month period immediately preceding the time of measurement, multiplied by (2) eight (8), plus
(B) the amount of cash and cash equivalents held by Tenant on the most recent anniversary of
Tenant’s annual insurance renewal date, minus (C) the amount of outstanding funded debt of Tenant
on such determination date.

     6. Damage and Destruction — Repairs by Tenant. Notwithstanding anything to the
contrary contained in the Lease, the following shall apply to repairs and restoration upon damage
or destruction:

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          (A) Tenant’s Obligation to Repair. If the Leased Premises are damaged or destroyed by any
peril after the Commencement Date of this Lease, then Tenant shall repair the damage and restore
the Leased Premises in accordance with this Section, except as provided in subsection (B) below.
Unless Tenant is not required to effect the repairs and restoration pursuant to subsection (B)
below, Tenant shall promptly apply for and diligently seek to obtain all necessary governmental
permits and approvals for the repair and restoration of the Leased Premises and, upon issuance of
such governmental permits and approvals, promptly commence and diligently prosecute the completion
of the repairs and restoration of the Leased Premises (to the extent permitted by applicable law)
to substantially the same condition in which the Leased Premises were immediately prior to such
damage or destruction (subject to any alterations which Tenant would be permitted to make to the
Leased Premises pursuant to this Lease).

          (B) If the Leased Premises are damaged or destroyed by fire or other casualty which occurs
after the Effective Date hereof, and if the uninsured cost to repair such damage or to restore the
Leased Premises (including deductibles) exceeds $50,000, then (i) Tenant shall have the option,
upon notice to Landlord not later than one hundred eighty (180) days following the occurrence of
the applicable casualty, not to undertake the repairs and restoration of the Leased Premises
(provided, however, that Landlord may nullify Tenant’s election not to undertake the repairs and
restoration, within thirty (30) days after receiving Tenant’s notice by confirming either (x) that
Landlord shall reimburse Tenant for such excess costs within 30 days after the completion of the
repairs and restoration and Landlord’s receipt of reasonable supporting documentation of such
costs or (y) that Landlord waives its right to terminate this Lease pursuant to Section 18 prior to
the date which is 12 months after the repairs and restoration are completed), and (ii) if Tenant so
elects not to undertake the repairs and restoration, then Tenant nevertheless shall raze Tenant’s
Building and remove from the Leased Premises all building materials and debris and all underground
installations that serve only the Leased Premises (including the footings and foundations of
Tenant’s Building and the utility lines serving Tenant’s Building) and restore the surface of the
Premises to a graded and landscaped surface.

     7. Permitted Assignments and Release. Notwithstanding anything in the Lease to
the contrary, the following shall apply and control:

Subject to the next sentence, Tenant may sublet or assign this Lease only upon receipt of
Landlord’s written consent which consent Landlord agrees shall not be unreasonably
withheld, delayed or conditioned. Notwithstanding anything in this Lease to the contrary,
its is agreed that at any time during the term of this Lease, Tenant may, without
Landlord’s consent or approval (but only upon prior written notice to Landlord), assign
this Lease or sublet the Leased Premises to: (i) any wholly-owned subsidiary of Tenant,
and (ii) any corporation, trust, partnership or individual that owns fifty percent (50%)
or more of the issued and outstanding stock of Tenant. A change in control of Tenant shall
not constitute an assignment of this Lease requiring Landlord’s consent or approval,
provided, however, that if any assignee under clause (i) above ceases to be a wholly owned
subsidiary of Tenant, then the same shall be deemed to constitute an assignment which is
prohibited without Landlord’s approval under Article XI of the Lease.

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No assignment, subletting or other transfer of the Lease or the Leased Premises shall
relieve or release Tenant from any liabilities or obligations arising under the Lease.

     8. Leasehold Financing. Notwithstanding anything to the contrary contained in the
Lease, Tenant shall have the right, without Landlord’s consent to encumber the leasehold estate
created under the Lease and/or to grant a security interest in Tenant’s removable trade fixtures,
furnishings and equipment located within the Leased Premises (but not to encumber Landlord’s fee
interest in the Premises), to secure financing provided to Tenant by any bank, thrift institution,
insurance company or other institutional lender. Tenant agrees to notify Landlord of any such
encumbrance. With respect to any such leasehold financing (and provided that Tenant is not in
default under the Lease beyond any applicable notice or cure period), upon thirty (30) days’ prior
written request from Tenant, Landlord will execute and deliver to the secured lender a “Landlord’s
Agreement” in the form attached hereto as Exhibit “A-l”.

     9. [Intentionally Omitted]

     10. Gross Sales. Notwithstanding anything in the Lease to the contrary the
definition of Gross Sales shall be as follows:

     “Gross Sales” shall mean the total amount of all revenues (whether in cash or
credit) generated or derived from the conduct of any business at the Leased Premises,
including (without limitation) all box office receipts of or at the Leased Premises
(including receipts from tickets or gift certificates redeemed at the Leased Premises
regardless of the point of sale), as well as any and all receipts from the sale of
goods, services, merchandise, beverages, food, vending machines and video games at
the Leased Premises; provided, however, that the following shall be excluded
from “Gross Sales” (i) credits and refunds made with respect to admissions or other
sales otherwise included in Gross Sales, (ii) all federal, state, county and city
admission taxes, sales and use taxes, entertainment taxes, royalty taxes, gross
receipt taxes and other similar taxes now or hereafter imposed and owing to the
taxing authority by Tenant (whether such taxes are collected from customers
separately from the selling price of admission tickets or absorbed by Tenant); (iii)
receipts from the sale of gift certificates or tickets sold but not redeemed at the
Leased Premises; (iv) with respect to any tickets or admissions ordered or paid for
over the internet and redeemed at the Leased Premises, the portion (if any) of the
sale price that exceeds Tenant’s actual box-office ticket price; (v) sales price for
merchandise returned, (vi) amounts retained by credit card issuers, (vii) sales
outside of the ordinary course of business, (viii) amount of credit card sales deemed
uncollectible, (ix) advertising revenues including without limitation media,
sponsorship, and promotional advertising of any kind, and (x) the receipts of or from
so-called “four-wall deals” with a party that is not affiliated with Tenant, except
that the portion thereof or other amounts paid to Tenant in connection with such
“four-wall deals” shall be included in “Gross Sales” under this Lease. Commissions or
surcharges paid to agencies or other third parties not affiliated with Tenant for
selling tickets or processing credit card transactions, and any sums paid to third
parties not affiliated with Tenant for the use or rental of vending machines, pay
telephones, amusement machines and

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other similar devices shall be deducted from “Gross Sales” (if and to the
extent previously included in “Gross Sales”).

     11. Taxes. Notwithstanding any other provision of the Lease or this Amendment to the
contrary, if during the ten (10) year period immediately following the Effective Date, any sale or
change in ownership of the Premises (or against the Entire Premises, if the Premises are not
separately assessed) is consummated by Landlord and, as a result, all or part of the Premises (or
Entire Premises, if applicable) are reassessed (a “Reassessment”) for real property tax purposes
by the appropriate governmental authority under the terms of Proposition 13 (as adopted by the
voters of the State of California in the June 1978 election) or the terms of Article XIIIA of the
Constitution of the State of California, then the terms of this Section shall apply. For purposes
of this Section, the term “Tax Increase” shall mean that portion of the annual real estate taxes
assessed against the Premises (or the Entire Premise, if applicable), as calculated immediately
following the Reassessment, that is attributable solely to the Reassessment. Accordingly, a Tax
Increase shall not include any portion of the real estate taxes, as calculated immediately
following the Reassessment, that is:

	 	(i)	 	Attributable to the assessment of the value of the Premises (or Entire
Premises, if applicable) prior to the Effective Date;
	 
	 	(ii)	 	Attributable to the annual inflationary increases in real estate taxes; or
	 
	 	(iii)	 	Attributable to the sale of Landlord’s ownership interest in Tenant on or
about the Effective Date, or attributable to the execution of this Amendment or any
extension of the Term of this Lease on the Effective Date or thereafter.

During the five (5) year period immediately following the Effective Date, Tenant shall not be
obligated to pay any portion of any Tax Increase relating to a Reassessment.

Commencing on the fifth anniversary of the Effective Date, and continuing until the tenth
anniversary of the Effective Date, Tenant shall be obligated to pay annually only the portion of a
Tax Increase relating to a Reassessment that is equal to (or less than) an increase of four
percent (4%) per annum, compounded annually, from the Effective Date, in the annual amount owed by
Tenant for real estate taxes under the terms of the Lease, from the annual amount owed by Tenant
for real estate taxes under the terms of the Lease in calendar 2006.

The terms and provisions of this Section shall not apply to any increase in real estate taxes
which results from or is attributable to any occurrence, fact or circumstance other than a sale by
Landlord of Landlord’s interest in the Premises or a transfer effected by Landlord which is
treated as a sale by the local taxing authorities under Proposition 13 (excluding those matters
identified in clause (iii) above). This Section shall not apply from and after the tenth (10th)
anniversary of the Effective Date of this Amendment.

     12. Alterations by Tenant.

          Notwithstanding anything in the Lease to the contrary, the following shall apply and
control:

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          Tenant shall have the right from time to time, at its sole cost and expense, to make
non-structural interior alterations, improvements, or changes in the Leased Premises as Tenant
shall deem necessary or beneficial consistent with Tenant’s exclusive use of the Leased Premises as
a motion picture theatre complex and if Tenant undertakes such work, Tenant must pursue such work
until completion. Tenant shall fully and completely indemnify Landlord against any mechanics’ or
other liens in connection with the making of such alterations and changes, and shall pay all costs,
expenses, and charges thereof. Alterations, changes and improvements shall be performed in a
first-class manner and must comply with all laws, zoning regulations and ordinances, and any
conditions on permits issued pursuant thereto. If it is necessary in Tenant’s reasonable judgment
to close any of the motion picture screens during the period in which any of Tenant’s work
permitted hereunder is performed, said closure(s) shall be effected only in accordance with the
provisions governing an “Excused Closure”, as that term is defined in Section 4 of this Amendment.

     13. Rooftop Equipment and Access. Tenant shall have the exclusive right to install,
operate, repair, replace and maintain satellite dishes and/or other communication transmission
devices (collectively “Rooftop Equipment”) on the roof of the theatre necessary or appropriate to
accept any transmission of signals to the theatre for all permitted uses, including without
limitation, for movies, advertising, concerts, telecasts, corporate meetings or communications and
the like; but Tenant shall be prohibited from entering into any leases or licenses with any third
parties for retransmission from such Rooftop Equipment, and Tenant shall not retransmit such
signals to a third party outside of the Leased Premises. Landlord shall not use, or permit any
person or entity (other than Tenant), to use the roof or exterior walls of the theatre for any
purpose whatsoever, and Landlord agrees not to enter into any leases or licenses with third
parties for the use of the theater rooftop. Landlord shall be responsible for any damage to the
rooftop caused by the Landlord or a third party that enters onto the theatre rooftop with
Landlord’s permission, and Landlord shall indemnify and hold Tenant harmless from all loss, cost,
damage or expense which Tenant incurs as a result of the acts or omissions of said third party or
their agents or employer. Tenant hereby indemnifies and agrees to hold Landlord and Landlord’s
successors and assigns harmless from all loss, cost, damage or expense which Landlord incurs as a
result of the actions of Tenant, or its agents or employees in installing and utilizing Rooftop
Equipment as permitted hereunder. Notwithstanding the foregoing, Tenant’s exclusive rights are
subject to any agreements entered into after the Effective Date by Landlord and a licensee or
lessee regarding Rooftop Equipment provided that such Rooftop Equipment does not interfere with
Tenant’s Rooftop Equipment installed pursuant to this Section.

     14. Permitted Use and Operations. From and after the Effective Date, Tenant shall be
permitted to use and operate the Leased Premises as and only as a first-class motion picture
theatre complex (whether operated as a so-called “first run” theater and/or an “art house”
theatre. In no event shall Tenant be permitted to operate the Leased Premises as a so-called
“second-run” or “adult” theater complex.

     15. Removal of Equipment, Surrender and Demolition. Upon the expiration of the Term
or earlier termination of the Lease, and provided Tenant is not in default under the Lease beyond
applicable notice and cure periods, and said earlier termination is not due to Tenant’s default
under the Lease, then for a period extending forty-five (45) days beyond the date of said

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expiration or termination, Tenant shall be permitted to remove any and all furniture, fixtures and
equipment owned and installed by Tenant in, on or to the Leased Premises. Such removal shall be:
(a) at Tenant’s sole cost and expense; (b) conducted in such manner that no liens or claims shall
arise or exist in connection therewith; (c) conducted in a manner to avoid unreasonable
interference with the activities of Landlord and subsequent tenants or occupants upon the Leased
Premises and Tenant shall repair all damages caused by such removal.

     Upon surrender of the Leased Premises by Tenant and removal of its equipment pursuant to the
terms of the Lease and this Amendment, Landlord shall be responsible for the cost of any
demolition of the Leased Premises and site grading and restoration as a result, except as
otherwise provided in the Lease. Such demolition shall be undertaken in Landlord’s sole discretion
and at such times, manner and upon such events as Landlord solely shall determine

     16. Alternate Rent. As of the Effective Date and if and for so long as Tenant
continues to satisfy the Operating Condition (defined in Section 4 above), then in lieu of Base
Rent and Percentage Rent otherwise due under the Lease (but not in lieu of Tenant’s share of real
estate taxes or any other amounts payable by Tenant under the Lease, which will continue to be due
and payable by Tenant as provided in the Lease), Tenant shall pay to Landlord on a monthly basis an
amount equal to twelve percent (12%) of Tenant’s Gross Sales, as defined hereinabove. Such amount shall be paid by
Tenant monthly in arrears on or before the thirtieth (30th) day after the end of each
calendar month. Within sixty (60) days after the end of each fiscal year, Tenant shall provide a
written certification of Tenant’s Gross Sales for the prior year, executed by the chief financial
officer or controller of Tenant, which shall be subject to the same year-end reporting and
reconciliation procedures and the verification and audit rights of Landlord that apply to
Percentage Rent under this Lease.

     17. Early Termination — Tenant. (i) If, during any consecutive twelve (12)
calendar month period after the Effective Date (the “Test Period”), the TLCF (defined on Exhibit
“A-2” hereto) for the Leased Premises is less than zero, then Tenant shall have the right, to be
exercised by written notice to Landlord at any time when the TLCF over the most current trailing
twelve (12) month period was negative or within forty-five (45) days after such Test Period, to
terminate the Lease as provided below in this Section; provided, however, that such notice
and Tenant’s right to terminate the Lease as provided in this Section shall be void and ineffective
unless Tenant shall have satisfied the Operating Condition (defined in Section 4 above)
continuously throughout the Test Period. In order to be effective, Tenant’s notice to Landlord
under this Section shall include a written certification to Landlord from Tenant’s chief financial
officer or controller confirming that the TLCF for the Test Period is
less than zero. Provided
Tenant has satisfied the aforesaid conditions, then this Lease shall be terminated effective as of
the date which is thirty (30) days after the termination notice.

          (ii) If, at anytime during which Tenant is paying Alternate Rent, Tenant reasonably
determines that it is necessary or appropriate to undertake in any prospective 12-month period
(the “Cap Ex Test Period”), aggregate capital expenditures (i.e., expenditures required to be
capitalized rather than expensed under Tenant’s normal income tax accounting procedures) for any
repairs and maintenance to the Leased Premises in excess of Fifty
Thousand Dollars ($50,000) which
Tenant is otherwise unwilling to make, then, Tenant shall have the right and option to terminate
the Lease upon thirty (30) days prior written notice to Landlord, subject

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to the following terms and conditions: (A) Tenant’s notice of termination shall specify in
reasonable detail the applicable capital expenditures (the “Cap Ex Projects”), the projected
commencement date of each Cap Ex Project and the estimated costs thereof (the “Projected Cap Ex
Costs”), prior to incurring same and prior to the commencement of the Cap Ex Test Period; (B)
Landlord shall have the ability (but not the obligation) to nullify Tenant’s exercise of the
termination option set forth in this subclause (ii) by delivering written notice to Tenant within
ten (10) business days after the date of its receipt of Tenant’s termination notice stating either
that (1) Landlord shall reimburse Tenant for the amount by which the actual cost incurred by Tenant
(within 30 days of receipt of reasonable documentation of such expense) during the Cap Ex Test
Period for the identified Cap Exp Projects (but not more than the Projected Cap Ex Costs) exceed
$50,000.00, or (2) Landlord waives its right to terminate this Lease pursuant to Section 18 below
during the applicable Cap Ex Test Period; (C) if Landlord so nullifies Tenant’s purported
termination, then Tenant shall be required to undertake the Cap Ex Projects not later than thirty
(30) days after the applicable dates specified in Tenant’s notice of termination and thereafter to
diligently prosecute the Cap Ex Projects to completion, at Tenant’s sole cost and expense (subject
to reimbursement from Landlord as provided above, if applicable); and (D) if Tenant fails to
undertake and complete the identified Cap Ex Projects as aforesaid, then (x) such failure shall
constitute a default by Tenant under the Lease, and (y) Landlord’s termination rights under Section
18 below will be immediately reinstated (notwithstanding the waiver pursuant to clause
(2) above, if applicable).

     Notwithstanding anything to the contrary set forth in the Lease, including Section 15 above,
if Tenant elects to terminate this Lease pursuant to this Section and Landlord demolishes the
theatre building of the Leased Premise within twelve (12) months after the date of termination,
then Tenant shall reimburse Landlord for the actual out-of-pocket costs incurred by Landlord to
demolish the theatre building (including, without limitation, the costs to remove from the Leased
Premises all building materials and debris and all footings, foundations, utility lines and other
underground installations that serve the Leased Premises and the costs to restore the surface of
the Premises to a graded and landscaped surface); provided, however, that Tenant’s reimbursement
obligations shall not exceed an amount equal to the product of $7.50 psf multiplied by the ground
floor area of the theatre building (in square feet). Tenant shall pay the amount due under this
paragraph within thirty (30) days after receiving Landlord’s written demand for reimbursement,
which shall include reasonable supporting documentation confirming the costs so incurred by
Landlord. Tenant’s obligations under this paragraph shall expressly survive the termination of the
Lease.

     18. Early Termination — Landlord. Landlord shall have the right, at anytime after
the Effective Date of this Amendment, to terminate this Lease upon not less than thirty (30)
days’ prior written notice to Tenant.

     19. Restrictive Covenant. Landlord covenants and agrees that upon the termination of
the Lease for any reason other than the default of the Tenant, no portion of the Entire Premises
including the Leased Premises shall be used as a motion picture theater complex for a period of ten
(10) years from the date of termination. The terms and provisions of this Section shall survive the
termination of the Lease except that the foregoing restrictive covenant shall not apply if the
Lease is terminated as a consequence of a default by Tenant. Such restrictive covenant shall run
with the land. Landlord agrees to execute within thirty (30) days after the request by

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Tenant a restrictive covenant in form appropriate for recording containing the restrictions
contained herein. Tenant shall be responsible for the cost of all such recording fees.

     20. California Remedies. Landlord’s remedies upon a default under the Lease shall
include, without limitation, the following:

Even though Tenant has breached the Lease and/or abandoned the Premises, this Lease shall
continue in effect for so long as Landlord does not terminate Tenant’s right to possession,
and Landlord may enforce all of its rights and remedies under this Lease, including (but
without limitation) the right to recover Rent as it becomes due. Landlord has the remedy
described in Section 1951.4 of the Civil Code of the State of California or any successor
code section (Landlord may continue the Lease in effect after Tenant’s breach and
abandonment and recover rent as it becomes due, if Tenant has the right to sublet or
assign, subject only to reasonable limitations). Acts of maintenance, preservation or
efforts to lease the Premises or the appointment of receiver upon application of Landlord
to protect Landlord’s interest under this Lease shall not constitute an election to
terminate Tenant’s right to possession.

     21. Termination of Lease and Lessee’s Right to Possession. Section 15.02(C) of the
Lease shall be deemed deleted in its entirety and replaced with the following:

     “If an event of default occurs, Landlord shall have the right, with or without notice or
demand, immediately (after expiration of the applicable grace periods) to terminate this Lease,
and at any time thereafter recover possession of the Premises or any part thereof and expel and
remove therefrom Tenant and any other person occupying the same, by any lawful means, and again
repossess and enjoy the Premises without prejudice to any of the remedies that Landlord may have
under this Lease, or at law or equity by reason of Tenant’s default or of such termination. Should
Landlord terminate this Lease pursuant to foregoing, Landlord shall have all the rights and
remedies of a landlord provided by Section 1951.2 of the Civil Code of the State of California, or
successor code section. Upon such termination, in addition to any other rights and remedies to
which Landlord may be entitled at law or in equity, Landlord shall be entitled to recover from
Tenant:

     (1) the worth at the time of award of the unpaid Rent which had been earned at
the time of termination;

     (2) the worth at the time of award of the amount by which the unpaid Rent which
would have been earned after termination until the time of award exceeds the amount
of such Rent loss that the Tenant proves could have been reasonably avoided;

     (3) the worth at the time of award of the amount by which the unpaid Rent for
the balance of the Term after the time of award exceeds the amount of such Rent loss
that the Tenant proves could be reasonably avoided;

     (4) any other amount, and court costs, necessary to compensate Landlord for all
the detriment proximately caused by Tenant’s failure to perform its

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     obligations under this Lease or which, in the ordinary course of things, would be
likely to result therefrom; and

     (5) for any other sums due.”

     22. Notices. The notices provisions of the Lease, as the case may be, shall be
deemed deleted in their entirety and replaced with the following:

     (a) Except as otherwise expressly and specifically in this Lease provided, a bill,
demand, statement, consent, notice or other communication (“notice”) which either party may
desire or be required to give to the other party shall be deemed sufficiently given or
rendered if in writing, delivered personally to the party to be charged therewith or sent by
certified mail (return receipt requested) or private express mail courier service (postage
or delivery or courier fees fully prepaid) addressed to such party at the addresses set
forth in subparagraph (c) below (including the addresses for copies of notices) and/or at
such other address(es) as such party shall designate to the other party by notice given as
herein provided. If Landlord is notified of the identity and address of Tenant’s
Leasehold Mortgagee, Landlord shall give such party any notice served upon Tenant hereunder
to the last known address of such Leasehold Mortgagee as provided by Tenant to Landlord by
certified mail or private express courier service. If Tenant is notified of the identity
and address of Landlord’s mortgagee, Tenant shall give such mortgagee any notice served upon
Landlord hereunder to the last known address of such mortgagee as provided by Landlord to
Tenant, by certified mail or private express courier service.

     (b) Any notice given in accordance with the foregoing provisions of this Section shall
be deemed effective upon the earlier of (i) if the notice is personally delivered, the date
actually received by intended recipient, (ii) if the notice is sent by certified mail, five
(5) days after the same is mailed, or (iii) if the notice is sent by private overnight
courier service (e.g., Federal Express. DHL or similar courier), one (1) day after the same
is delivered to or picked up by such courier. Rejection or refusal to accept a notice or the
inability to deliver same because of a changed address of which no notice was given shall be
deemed to be a receipt of the notice sent. Notwithstanding any provision to the contrary
contained in this Lease, no provision in this Lease shall preclude service of notices in
accordance with Section 1162 of the California Code of Civil Procedure or any similar and/or
successor code sections.

     (c) Addresses for Notices to Landlord and Tenant.

     Notices are to be delivered, mailed or couriered to the following address(es):

	 	 	 
	To Landlord:

	 	Syufy Enterprises, L.P.
	 

	 	150 Pelican Way
	 

	 	San Rafael, California 94901
	 

	 	Attention: President

10

 

	 	 	 
	with a copy to:

	 	Syufy Enterprises, L.P.
	 

	 	150 Pelican Way
	 

	 	San Rafael, California 94901
	 

	 	Attention: General Counsel
	 
	 	 
	and a copy to:

	 	DLA Piper
	 

	 	203 North LaSalle
	 

	 	Suite 1900
	 

	 	Chicago, IL 60601
	 

	 	Attention: David Sickle, Esq.
	 
	 	 
	To Tenant:

	 	Century Theatres, Inc.
	 

	 	c/o Cinemark, Inc.
	 

	 	3900 Dallas Parkway
	 

	 	Suite 500
	 

	 	Plano, TX 75093
	 

	 	Attention: Legal Department

Tenant and Landlord may change their respective addresses for purposes of this
section by giving written notice of such change to the other.

     23. Miscellaneous Amendments. Notwithstanding anything contained herein to the
contrary, whenever any of the terms “Leased Premises”, “Demised Premises” or “Premises” (and
whether or not capitalized) is used herein, it shall be understood to mean the “premises leased
hereby”; and whenever the term “Entire Premises” is used herein (and whether or not capitalized),
it shall be understood to mean all of the contiguous land and buildings owned by Landlord at this
location, which include the premises leased hereby. The term “Non-leased Premises” shall mean
the Entire Premises less the Leased Premises.

     24. Prior Amendments. All of the provisions of the First Amendment are hereby
deleted in their entirety and of no further force and effect except for (i) the first
grammatical paragraph of Paragraph A concerning the definition of Consumer Price Index and (ii)
Paragraph E concerning the Indemnity and Hold Harmless. The Second Amendment and the Third
Amendment are hereby deemed to be void ab initio — it being the intent of the parties hereto that
this Amendment shall replace and restate such Second Amendment and Third Amendment in their
entirety.

     25. Effect of Amendment. The Amendment modifies and amends the Lease, and the terms
and provisions hereof shall supersede and govern over any contrary or inconsistent terms and
provisions set forth in the Lease. The Lease, as previously amended and as hereby further amended
and modified, remains in full force and effect and is hereby ratified and confirmed. All future
references in the Lease to the “Lease” shall mean and refer to the Lease, as amended and modified
by this Amendment.

[Signatures Appear on Next Page]

11

 

     IN WITNESS WHEREOF, Landlord and Tenant have executed this Amendment as of the date herein
above provided.

Landlord:

SYUFY ENTERPRISES, L.P., a California limited partnership

	 	 	 	 	 	 	 
	 

	 	By:
	 	/s/ Joseph Syufy
	 	 
	 

	 	 	 	 	 	 
	 	 	Name:	 	 
	 	 	Title:	 	 

Tenant:

CENTURY THEATRES, INC., a California corporation

	 	 	 	 	 	 	 
	 

	 	By:
	 	/s/ Raymond W. Syufy
	 	 
	 

	 	 	 	 	 	 
	 	 	Name:	 	 
	 	 	Title:	 	 

 

 

EXHIBIT
“A-3”

Definition of Theatre Level Cash Flow

“Theatre Level Cash Flow” shall mean all revenues attributable to the Leased Premises over the
applicable measurement period, less expenses clearly attributable to the Leased Premises over the
same period as reflected on the applicable individual theatre level cash flow statement calculated
by the company using consistent methods and policies as that utilized by the company in determining
the theatre cash flow on substantially all of its other individual theatre properties.

Revenues shall include box office receipts (less applicable admission tax), concession receipts
(less applicable sales tax), game revenues (less applicable sales tax), pay phone revenue, studio
and other rental income, ATM revenue, revenue from tickets redeemed at the theatre from internet or
other off-site ticketing (but not related fees charged for such service or revenue from unredeemed
tickets), and any other revenues attributable to the operations of the theatre.

Expenses shall include all costs necessary to operate the theatre and theatre, including but not
limited to film rental, snack bar cost of sales (net of all applicable rebates from vendors),
payroll expenses attributable to employees working at the theatre, advertising costs, security
expenses, janitorial expenses, maintenance (excluding capitalized expenses), repairs (excluding
capitalized expenses), supplies, utilities, telephone expenses, freight, bank and credit card
expense, business tax and licenses, cash shortages, base rent, percentage rent, common area
maintenance, property taxes, and insurance.

Expenses specifically excluded include charges for off-site administration costs, income taxes,
interest, and depreciation & amortization.exv10w13xay

 

EXHIBIT
10.13(a)

LEASE

CENTURY THEATRES

Table of Contents

	 	 	 	 	 
	 	 	Page No.	 
	Recitals
	 	 	1	 
	 
	 	 	 	 
	ARTICLE I: Definitions — Exhibits
	 	 	 	 
	1.01 Attachments to Lease and Exhibits
	 	 	1	 
	1.02 Definitions
	 	 	1	 
	 
	 	 	 	 
	ARTICLE II: Premises — Term — Options — Covenant of Title
	 	 	 	 
	2.01 Lease of Premises
	 	 	2	 
	2.02 Term of Lease 
	 	 	2	 
	2.03 Option to Extend Lease Term
	 	 	3	 
	2.04 Covenant of Title
	 	 	3	 
	 
	 	 	 	 
	ARTICLE III: Use of Premises
	 	 	 	 
	3.01 Use
	 	 	4	 
	 
	 	 	 	 
	ARTICLE IV: Rent
	 	 	 	 
	4.01 Base Rent / Minimum Monthly Rent
	 	 	4	 
	4.02 Percentage Rent
	 	 	4	 
	4.03 Rent Payments
	 	 	5	 
	4.04 Place for Payment of Rent
	 	 	5	 
	4.05 Late Payment of Rent
	 	 	5	 
	 
	 	 	 	 
	ARTICLE V: Taxes, Assessments and Utilities
	 	 	 	 
	5.01 Impositions
	 	 	5	 
	5.02 Exceptions from Impositions; Charges in Lieu of Impositions Proration
of Taxes
	 	 	6	 
	5.03 Omitted
	 	 	6	 
	5.04 Contest of Taxes
	 	 	6	 
	5.05 Utilities
	 	 	7	 
	5.06 Personal Property Taxes
	 	 	7	 
	 
	 	 	 	 
	ARTICLE VI: Insurance
	 	 	 	 
	6.01 Acquisition of Insurance Policies
	 	 	7	 
	6.02 Types of Required Insurance
	 	 	7	 
	6.03 Terms of Insurance
	 	 	8	 
	6.04 Landlord’s Acquisition of Insurance
	 	 	8	 
	6.05 Insurance Money and Other Funds Held In Trust
	 	 	8	 
	6.06 Application or Proceeds of Physical Damage Insurance
	 	 	8	 
	6.07 Cooperation for Insurance Proceeds
	 	 	9	 
	6.08 Waiver of Right of Recovery
	 	 	9	 
	 
	 	 	 	 
	ARTICLE VII: Maintenance, Repairs And Alterations
	 	 	 	 
	7.01 Alterations — Changes
	 	 	9	 

i

 

 

LEASE

CENTURY THEATRES

Table of Contents

	 	 	 	 	 
	 	 	Page No.	 
	7.02 Repairs — Maintenance
	 	 	10	 
	 
	 	 	 	 
	ARTICLE VIII: Environmental Matters
	 	 	 	 
	8.01 Definition
	 	 	10	 
	8.02 Tenant’s Responsibilities and Landlord Indemnity
	 	 	10	 
	8.03 Remedial Work
	 	 	11	 
	8.04 Maintenance of Premises
	 	 	12	 
	8.05 Landlord’s Responsibilities and Tenant’s Indemnity
	 	 	12	 
	8.06 Landlord Inspection
	 	 	13	 
	8.07 Effect of Termination
	 	 	13	 
	 
	 	 	 	 
	ARTICLE IX: Improvements
	 	 	 	 
	9.01 Tenant’s Signs
	 	 	14	 
	9.02 Hold Harmless
	 	 	14	 
	9.03 Permits; Compliance With Codes
	 	 	14	 
	9.04 Ownership
	 	 	14	 
	9.05 Control
	 	 	15	 
	 
	 	 	 	 
	ARTICLE X: Indemnity
	 	 	 	 
	10.01 Indemnification
	 	 	15	 
	 
	 	 	 	 
	ARTICLE XI: Assignment and Subletting
	 	 	 	 
	11.01 Assignment and Subletting
	 	 	15	 
	11.02 Notice to Landlord
	 	 	16	 
	 
	 	 	 	 
	ARTICLE XII: Encumbrance of Leasehold Estate
	 	 	 	 
	12.01 Leasehold Mortgages
	 	 	16	 
	 
	 	 	 	 
	ARTICLE XIII: Mortgage Subordination
	 	 	 	 
	13.01 Existing Mortgages
	 	 	16	 
	13.02 Future Mortgages
	 	 	16	 
	 
	 	 	 	 
	ARTICLE XIV: Condemnation — Eminent Domain
	 	 	 	 
	14.01 Definitions
	 	 	16	 
	14.02 Notice to Other Party
	 	 	17	 
	14.03 Total
Taking — Effect on Rent and Term
	 	 	17	 
	14.04 Distribution of Award for Taking
	 	 	17	 
	14.05 Partial Taking — Rent Adjustments
	 	 	18	 
	14.06 Partial Taking — Option to Terminate
	 	 	18	 
	14.07 Separate Tenant’s Award
	 	 	18	 
	 
	 	 	 	 
	ARTICLE XV: Default
	 	 	 	 

ii

 

 

LEASE

CENTURY THEATRES

Table of Contents

	 	 	 	 	 
	 	 	Page No.	 
	15.01 Tenant’s Default
	 	 	18	 
	15.02 Landlord’s Remedies Cumulative
	 	 	18	 
	15.03
Landlord’s Default
	 	 	20	 
	15.04 Waiver of Redemption
	 	 	20	 
	15.05 Dispute Resolution
	 	 	20	 
	15.06 Attorney Fees
	 	 	21	 
	 
	 	 	 	 
	ARTICLE XVI: Representations and Warranties
	 	 	 	 
	16.01 Landlord’s Representations and Warranties
	 	 	21	 
	16.02 Tenant’s Representations and Warranties
	 	 	22	 
	 
	 	 	 	 
	ARTICLE XVII: Damage or Destruction
	 	 	 	 
	17.01 Repairs, Alterations and Further Improvements
	 	 	22	 
	17.02 Prompt Repair
	 	 	22	 
	17.03 Rent Adjustment
	 	 	23	 
	 
	 	 	 	 
	ARTICLE XVIII : Miscellaneous
	 	 	 	 
	18.01 Limitation on Liability
	 	 	23	 
	18.02 Modification
	 	 	23	 
	18.03 Severability
	 	 	23	 
	18.04 Governing Law
	 	 	23	 
	18.05 Terminology
	 	 	23	 
	18.06 Counterparts
	 	 	23	 
	18.07 Binding Effect
	 	 	23	 
	18.08 Captions
	 	 	23	 
	18.09 Notice to Landlord and Tenant
	 	 	23	 
	18.10 Addresses for Notices to Landlord and Tenant
	 	 	24	 
	18.11 Entire Agreement
	 	 	24	 
	18.12 Sale or Transfer of Premises
	 	 	24	 
	18.13 Force Majeure
	 	 	25	 
	18.14 Waiver
	 	 	25	 
	18.15 Estoppel Certificate
	 	 	25	 
	18.16 Number and Gender
	 	 	25	 
	18.17 No Holding Over
	 	 	25	 
	18.18 Mechanics Liens
	 	 	25	 
	18.19 Relationship of Parties
	 	 	25	 
	18.20 Time of the Essence
	 	 	26	 
	18.21 Facsimile Copies
	 	 	26	 
	18.22 Anti-Merger
	 	 	26	 
	 
	 	 	 	 
	Signature Page
	 	 	26	 

iii

 

 

LEASE

CENTURY THEATRES

Table of Contents

	 	 	 	 	 
	 	 	 	 	Page No.
	Exhibit A

	 	Description of Premises
	 	A-1
	Exhibit B

	 	Site Plan of Premises
	 	B-1
	Exhibit C

	 	Form of Memorandum
	 	C-1
	Exhibit D

	 	Guaranty of Lease
	 	D-1

iv

 

 

LEASE

     THIS INDENTURE OF LEASE, dated as of September 30, 1995, by and between SYUFY
ENTERPRISES, a California Limited Partnership with an office at 150 Golden Gate Ave., San
Francisco, California, hereinafter called “Landlord”, and CENTURY THEATRES OF CALIFORNIA, INC., a
California corporation with an office at 150 Golden Gate Avenue, San Francisco, CA 94102, hereinafter
called “Tenant”.

RECITALS

     Landlord owns the fee interest in Land, Buildings, Theatre Improvements and equipment located
in the State of California as set forth in Exhibit A.

     Landlord and Tenant wish to provide for the lease by Landlord to Tenant of the Premises.

     NOW THEREFORE, the parties hereto agree as follows:

ARTICLE I

EXHIBITS — DEFINITIONS

     1.01 Attachments to Lease and Exhibits

                    Attached to this Lease and hereby made a part hereof are the following:

                    EXHIBIT A — a description of the Entire Premises.

                    EXHIBIT B — a site plan of the Entire Premises including the Leased Premises which is
outlined in red..

                    EXHIBIT C — Form of Memorandum of Lease

                    EXHIBIT D — Guaranty of Lease

     1.02. Definitions.

                    The following terms for purposes of this Lease shall have the meanings hereinafter
specified:

                    The
term “Commencement Date” shall mean October 1, 1995.

                    The term “Effective Date” shall mean October 1, 1995.

                    The term “Entire Premises” shall mean the Land including Buildings, the Leased
Premises, parking, driveways and such other improvements as may presently exist or be
added.

                    The Term “Initial Rent Due Date” shall mean October 1, 1995.

                    The term “Initial Term” is defined in Section 2.02 herein.

                    The term “Leased Premises” shall mean Tenant’s Building as set forth in Exhibit B and
the land thereunder and the rights, easements and privileges granted to Tenant in this Lease.

1

 

                    The term “Mortgage” shall mean any mortgage or deed of trust or other instrument in
the nature thereof evidencing a security interest in the Entire Premises or any part thereof.

                    The
term “Number of Term Years” shall mean 20 years.

                    The
term “Option Periods” shall mean two (2) successive
separate periods of five years each.

                    The
term “Percentage Rate” shall mean eight percent (8%).

                    The term “Premises” shall mean the Leased Premises.

                    The term “Permitted Use” shall mean the construction and operation of a motion picture
theatre, and for such activities in connection therewith as are customary and usual at other motion
picture theatres operated by Tenant including, without limitation, the operation of vending machines and video
games; operation of concession stands; sale of movie related T-shirts, toys and memorabilia, rentals of auditoriums to
third parties and other such activities on the Premises.

                    The term “Prime Rate” shall be the per annum interest rate from time to time publicly
announced by Citibank, N.A., New York, New York as its base rate. The Prime Rate shall be as
announced by Citibank, N.A. notwithstanding that Citibank, N.A. may actually charge other rates, and a written
statement from Citibank, N.A. as to what the Prime Rate was on any given day shall be deemed conclusive. In the
event that Citibank, N.A. should cease to publicly announce its prime rate, the Prime Rate hereunder shall be
the prime rate of any one of the then largest banks (based on assets) in the United States as selected by Tenant
upon notice to Landlord.

                    The term “term of this Lease” or “term hereof shall mean the initial term, as provided
in the article captioned “Term” and any renewal or extensions thereof.

ARTICLE II

PREMISES — TERM — OPTIONS — COVENANT OF TITLE

     2.01 Lease of Premises.

          A) Landlord leases to Tenant and Tenant leases from Landlord, the Premises, upon the terms
and conditions contained herein. Landlord reserves and retains the right to develop the
unimproved portion of the Entire Premises so long as it does not interfere with Tenant’s Permitted Use.

          B)
The Premises are being leased in their “as is” condition
subject to Article VIII herein
captioned “Environmental Matters”.

          C) Landlord shall deliver possession of the Premises to Tenant on the Effective Date, free of
all leases, tenancies and occupancies.

     2.02 Term of Lease.

          A) Tenant shall at all times during the Term of this Lease have the right to peacefully and
quietly have, hold, occupy and enjoy the Premises, subject to the terms of this Lease without
hindrance or molestation from Landlord or any person claiming by,
from or under Landlord.

2

 

                    The “Initial Term” of this Lease shall begin on the Commencement Date and shall
terminate twenty (20) years thereafter. References herein to the “Lease Term” shall mean the Initial Term of this Lease or
the Initial Term as extended under Section 2.02.

     2.03 Option to Extend Lease Term.

          A)
Tenant may, at Tenant’s option, extend the Initial Term of this
Lease for up to two (2) consecutive additional periods of five (5)
years each (individually called a “Renewal Term”), subject to all
the provisions of this Lease. The Renewal Term in question shall commence at the expiration of the Initial Term
(or the immediately preceding Renewal Term, as the case may be), and
shall terminate on the fifth (5th) anniversary of the date of
commencement of the Renewal Term in question, unless sooner terminated as provided herein.

          B) Failure to duly exercise the option for any Renewal Term shall nullify the option for the
remaining Renewal Terms.

          C) Tenant’s right to the options to extend the Lease Term and Tenant’s rights to the Renewal
Term are subject to:

                    (1) This Lease being in full force and effect on the last day of the Initial Term or the
then current Renewal Term, as applicable.

                    (2) Compliance with the following procedure for exercising the option in
question:

                         (a) At least nine (9) months before the last day of the Initial Term, or
the then current Renewal Term, as the case may be, Tenant shall give Landlord written notice
exercising the option.

                         (b) Each party shall, at the request of the other, execute a
memorandum acknowledging the fact that the option in question has been exercised. If an option is
properly exercised by Tenant, the failure of Landlord to execute such memorandum shall not invalidate such option or the
exercise thereof.

                    (3) Tenant is not in default at time of the exercise of the renewal and at the
commencement of the renewal term.

     2.04
Covenant of Title; Authority and Quiet Possession; Transfer of Title. 

                    (A) Landlord represents and warrants to Tenant that: (i) Landlord has full right and
lawful authority to enter into and perform Landlord’s obligations under this Lease for the term
hereof, and has good an marketable title to the Entire Premises in fee simple, free and clear of all contracts,
leases, tenancies, agreements, restrictions, violations, encumbrances or defects in title of any nature whatsoever
which would restrict or prevent the use of or enjoyment by Tenant of the Leased Premises or the rights, easements or
privileges granted Tenant under this Lease; (ii) this Lease shall not be subject or subordinate to any Mortgage
except for such subordination as may be accomplished in accordance with the provisions of the article captioned
“Estoppel Certificate; (iii) if Tenant shall have discharged the obligations herein set forth to be
performed by Tenant, Tenant shall have and enjoy, during the term hereof, the quiet and undisturbed possession of the Leased
Premises and all appurtenances appertaining thereto.

3

 

ARTICLE III

USE OF PREMISES

     3.01 Use.

          A) The Premises may be used for the Permitted Use and for no other purpose.

          B) Tenant shall not use the Premises, or permit the use of the premises, in any manner which
constitutes a violation of any laws, regulations, ordinances, statutes or rules governing the
premises, or which constitutes a nuisance or waste of which would increase Landlord’s insurance or liability.

          C) Tenant is granted a non-exclusive easement for parking and ingress and egress on and over
the Entire Premises. The location of said easements may be changed at the sole discretion of
the Landlord so long as such change does not interfere with Tenant’s Permitted Use. Tenant shall be responsible for all
costs related to the Entire Premises other than Landlord’s Building as set forth in the site plan attached.

ARTICLE IV

RENT

     4.01
Minimum Monthly Rent.

          A) Beginning on the Initial Rent Due Date, Tenant shall pay to Landlord during the Lease Term
a “Base Rent” of $79,166.67 The Base Rent is sometimes referred to herein as the “Minimum Monthly
Rent” and shall be subject to adjustment every five (5) years after the Initial Rent Due Date as set forth in Section 4.01 B
below.

          B) The Minimum Monthly Rent shall apply from the Rent Commencement Date through the end of
the fifth (5th) Lease Year of the Term. The Minimum Monthly Rent shall be increased (but never decreased)
on the first day of the fifth
(5th) Lease Year and on the first day of each sixth (6th) Lease Year thereafter during the Term by
a percentage equal to the percentage of increase from the “base
period” (as hereinafter defined in
this Section) of the United States Department of Labor, Bureau of Labor Statistics Consumer Price Index for All Urban
Consumers, San Francisco- Oakland-San Jose Average, Subgroup “All Items”, (1982-84=100) (the “Consumer Price Index”);
provided, however, in no event shall the Minimum Monthly Rent be increased by an amount that is less than seven and one-half (7.5%) greater
than the Minimum Monthly Rent payable before the adjustment date in question.

     In the event that the Consumer Price Index is not available, the successor or substitute
index shall be used for the computations herein set forth. In the event that the Consumer Price Index or such successor
or substitute index is not published, a reliable governmental or other non-partisan publication evaluating the
information theretofore used in determining the Consumer Price Index shall be used by Landlord for the computations herein
set forth. For the purposes of the computations herein set forth, the basis for any substitute or successor index or such
governmental or non-partisan publication shall be converted to a basis of 100 only in the event that the basis used in
such index or publication is less than 100.

     4.02 Percentage Rent. In addition to the payment of Base Rent, Tenant shall pay to
Landlord for each Lease Year during the Term of this Lease, as Percentage Rent a sum equal to the amount by which 8% of
the Gross Sales for such Lease Year exceeds the Base Rent which is payable for such Lease Year equal to the quotient
obtained by dividing the annual fixed rate for such Lease year by the percentage rate.

          Gross Sales shall mean all box office receipts, sales of goods, merchandise, beverages, food,
vending machines and video games. Gross sales shall exclude credits and refunds made with respect to
admissions or other sales; all federal, state, county and city admission taxes, sales taxes and other similar taxes now
or hereafter imposed (whether such taxes are collected from customers separately from the selling price of admission
tickets or absorbed therein, and

4

 

actually paid over to the taxing authority by Tenant; commissions paid to agencies or other
third parties for selling tickets; returned, exchanged, waived or “Pass Admissions” including EBF charges on “Pass Admissions” and
any sums paid to third parties for the use or rental of vending machines, pay telephones or other amusement
machines.

          Tenant agrees to furnish Landlord a statement certified by its chief financial or similar
office of its Gross Sales within ninety (90) days after the close of each Lease Year and calculation of
Percentage Rent, if any, due for such Lease Year. Tenant shall concurrently with the delivery of such statement, pay to
Landlord any Percentage Rent due for such Lease Year.

          The receipt by Landlord of any statement or any payment of Percentage Rent for any period
shall not bind it as to the correctness of the statement or the Payment. Landlord shall within three
years after the receipt of any such statement be entitled to an audit of such Gross Sales . Such audit shall be limited to
the determination of the Gross Sales as defined in this Lease and shall be conducted during normal business hours at the
principal place of business of Tenant. If it is determined as a result of such audit that there has been a deficiency in the
payment of Percentage Rent, then such deficiency shall become immediately due any payable with interest at the annual rate
of 18% from the date when said payment should have been made until paid. Any information gained from such
statements or inspection shall be confidential and shall not be disclosed other than to carry out the purposes hereof. If
such audit shall disclose that Tenant has understated the Gross Sales for such Lease Year by more than three (3%) and
Landlord is entitled to any additional Annual Percentage Rent, Tenant shall pay to Landlord all of Landlord’s reasonable
cost of such audit.

     4.03 Rent Payments. Rent and other sums to be paid by Tenant shall be payable in lawful
money of the United States of America. All payments shall be made by Tenant to Landlord without notice or
demand.

     4.04 Place for Payment of Rent. The Annual Rent and any other charges required to be
paid by Tenant to Landlord shall be sent to Landlord at its principal place of business, or such other address
as Landlord may direct in writing.

     4.05
Late Payment of Rent. In the event that any monthly installment of rent is not paid
within ten (10) days after first written notice from Landlord that such payment is past due, Tenant shall pay
Landlord interest on such unpaid rent at the rate of eighteen percent (18%) per annum computed from the date such rent
installment was due until the date actually paid.

ARTICLE V

TAXES, ASSESSMENTS AND UTILITIES

     5.01  Impositions. 

          A) The term “Impositions” shall mean all real estate taxes, duties or assessments (special or
otherwise), water and sewer rents, whether ordinary or extraordinary, general or special,
foreseen or unforeseen, of any kind and nature whatsoever, which, at any time during the Lease Term, shall be assessed or
levied, or be attributable in any manner to the Entire Premises, or the rents receivable there from, or any part thereof or
any use thereon or any facility located therein or used in connection therewith, whether or not any of the foregoing shall be
a so-called “real estate tax” expressly excluding, however, any other items arising directly or indirectly out of any act
or omission of Landlord, any of Landlord’s predecessors in title or any other person occurring prior to the commencement of
the Term. From and after the Initial Rent Due Date, Tenant shall pay all Impositions assessed, levied or attributable to
the Entire Premises and/or the Improvements on the Entire Premises. All Impositions or installments thereof payable with
respect to the tax year in which this Lease shall commence, and all Impositions or installments thereof with respect to
the tax year in which this Lease shall terminate, shall be pro-rated on a daily basis; provided, however, that
assessments or escape assessments assessed as a result of this Lease and/or the construction of Tenant Improvements by Tenant
shall not be prorated and shall be paid solely by Tenant; and provided further that assessments attributable to Tenant
Improvements made in the final year of the Lease shall be paid solely by Tenant if Tenant demolishes the Tenant
Building.

5

 

          B) With respect to Impositions which are assessed on any Buildings exclusive of the
Leased Premises, Landlord shall pay Tenant all such impositions. With respect to Impositions which by
law may be paid in installments over a period of time, Tenant shall be deemed to have elected (the “Installment
Election”) to pay such Impositions over the longest period of time permitted by law, regardless of whether Tenant has
in fact so elected. With respect to each year in which the Installment Election is effective and with respect to the
Impositions associated with Landlord’s Buildings subject to the Installment Election, Landlord’s share of such
Imposition(s) for each year shall be the pro rata share of the amount which would be required to be paid to the collecting authority as
if Tenant had in fact made the Installment Election. Landlord shall pay all such real property taxes to the Tenant prior
to delinquency. In the event Tenant fails to pay to Landlord such real property taxes as provided herein, Landlord shall
pay Tenant in addition interest thereon at the rate of 18% per annum from the delinquency date until such payment has been
made.

     5.02
Exceptions from Impositions; Charges in Lieu of Impositions.

          A) Nothing herein contained shall require Tenant to pay any estate, inheritance, succession,
capital levy, corporate franchise, gross receipts, transfer, or income tax of Landlord, nor
shall any of the same be deemed to be included within the term “Impositions” as defined herein.

          B) Notwithstanding any other provision of this Article V, if at any time after the date of
this Lease the present method of taxation or assessment shall be changed so that in lieu of, as a
substitute for (whether in whole or in part) or as a supplement to (provided such supplemental tax relates to real estate
or revenues from real estate and not to other property or business as well) the taxes now levied, assessed or imposed on
real estate and buildings and Improvements thereon, a tax shall be imposed, assessed or levied wholly or partly on the Rent,
or a tax, assessment, levy or charge, measured or based, in whole or in part, on the Entire Premises or on the rents
derived therefrom, shall be imposed on Landlord, then Tenant shall pay taxes so measured or based only to the extent that
such taxes would be payable if the Entire Premises were the only property of Landlord subject to such taxes, or
the income from operation of the Entire Premises were Landlord’s only income, as the case may be. In the event of such
assessment, Landlord would pay Tenant any such assessment related to any Buildings other than the Leased Premises located
on the Entire Premises.

     5.04 Contest of Taxes. Tenant at its sole cost and expense may by appropriate legal
proceedings conducted in good faith and with due diligence, contest the amount or validity or application, in whole
or in part, of any Imposition or lien therefor, or any other lien, encumbrance or charge against the Premises arising from
work done or materials provided to or for Tenant. Tenant shall give Landlord reasonable notice of, and information
pertaining to, such contest and regular progress reports with respect thereto. Landlord shall cooperate with any effort
pursued by Tenant in accordance with this Section 5.04. Tenant shall indemnify, protect and hold harmless Landlord
and the Premises from any lien or liability with respect to any such Imposition or contest thereof, including all
costs and expenses related thereto. Landlord shall provide Tenant with copies of notice when received by Landlord from the taxing
authorities of any assessments or reassessments of the Premises in sufficient time (but in no event later than
thirty (30) days after Landlord’s receipt of the same) to enable Tenant to contest the same in accordance with the provisions of
this Section 5.04.

     5.05 Utilities. Tenant shall pay before delinquency, directly to the appropriate
company or governmental agency, all charges for all utilities, including, but not limited to, water, gas, electricity,
sewer, power, telephone, other communication services and refuse disposal consumed on the Entire Premises including the
Common Area but exclusive of Landlord’s buildings.

     5.06 Personal Property Taxes. During the term of this Lease, Tenant shall pay before
delinquency any and all personal property taxes levied or assessed against any personal property located upon the
Premises. If Tenant fails to timely pay such taxes and a lien is filed against the Premises, Landlord may discharge such
lien, if Tenant fails to discharge such lien within ten (10) days following Tenant’s receipt of notice from Landlord,
including without limitation reasonable attorneys’ fees, together with interest at the rate of eighteen percent (18%) per
annum from the date of expenditure, such additional rent being due and payable within ten (10) days of notice
thereof.

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ARTICLE VI

INSURANCE

     6.01 Acquisition of Insurance Policies. Tenant shall, at its sole cost and
expense, procure and maintain, or cause to be procured and maintained, during the entire Term the insurance described in this Section
(or its then available equivalent), and shall name Landlord and any other parties requested by Landlord as an
additional insured.

     6.02 Types of Required Insurance. Tenant shall procure and maintain the following:

          A) Commercial General Liability Insurance. Commercial general liability insurance
insuring against injuries or damages to persons or property sustained in, on or about the Entire
Premises (exclusive of the interior of Landlord’s Buildings), Leased Premises, Common Area and the appurtenances thereto,
including the sidewalks and alleyways adjacent thereto, with limits of liability no less than Ten Million Dollars
($10,000,000) per occurrence and in the aggregate.

          B) Physical Property Damage Insurance. During the term hereof, Tenant shall keep
Tenant’s Building (excluding foundations, footings and underground improvements) and personal property
as well as all Improvements on the Common area, (Landlord’s Buildings excluded), including, but not limited
to, signs, outdoor lighting fixtures and fences insured in the name of Landlord and Tenant against damage or
destruction by fire and the perils commonly covered under the extended coverage endorsement (with vandalism and
malicious mischief coverage) excluding earthquake and flood to the extent of not less than the full replacement
value thereof less any deductible applicable to all of Tenant’s theatres insured under a blanket policy. Tenant shall
be responsible for determining the amount of fire and extended coverage insurance to be maintained subject to
Landlord’s consent, which consent is not to be unreasonably withheld or delayed. The proceeds of such insurance in
case of loss or damage shall be held in trust and applied on account of the obligation of Tenant to repair
and/or rebuild the Leased Premises pursuant to the Article captioned “Damage Clause” to the extent that such proceeds
are required for such purpose. The insurance required to be carried by Tenant under this paragraph may be covered
under a so-called “blanket” policy covering other operations of Tenant and its affiliates. Tenant shall name
Landlord and any parties requested by Landlord and any holder of a mortgage on Tenant’s Building pursuant to a
standard mortgage clause with respect to the foregoing hazard insurance, provided such holder agrees with
Landlord in writing to disburse such insurance proceeds to Landlord for, and periodically during the course of,
repair and restoration of Tenant’s Building as set forth in this Lease.

     6.03 Terms of Insurance. The policies required under Section 6.02 shall name Landlord
as additional insured. Tenant shall provide to Landlord certificates of insurance and copies of policies obtained by
Tenant hereunder promptly upon the request of Landlord. Further, all policies of insurance described in Section 6.02
shall:

          A) Be written as primary policies not contributing with and not in excess of coverage that
Landlord may carry.

          B) Contain an endorsement providing that the amount of coverage will not be reduced with
respect to Landlord except after thirty (30) days prior written notice from insurance company
to Landlord and such coverage may not be canceled with respect to Landlord except after thirty (30) days’ prior
written notice from insurance company to Landlord.

          C) Expressly provide that Landlord shall not be required to give notice of accidents or claims
and that Landlord shall have no liability for premiums.

          D)
Be written by insurance companies having a Bests rating of “A-” or better, and such
insurance companies shall be reasonably acceptable to Landlord

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     6.04
Landlord’s Acquisition of Insurance. If Tenant at any
time during the Term fails to
procure or maintain insurance required hereunder or to pay the premiums therefor, Landlord shall have the right
to procure the same and to pay any and all premiums thereon, and any amounts paid by Landlord in connection with the
acquisition of insurance shall be immediately due and payable as additional rent, and Tenant shall pay to Landlord upon
demand the full amount so paid and expended by Landlord. Any policies of insurance obtained by Landlord covering
physical damage to the Premises shall contain a waiver of subrogation against Tenant if and to the extent such waiver
is obtainable and if Tenant pays to Landlord on demand the additional costs, if any, incurred in obtaining such waiver.

     6.05
Insurance Money and Other Funds Held in Trust. All insurance money or condemnation
proceeds as provided in Article XIV, received by the Tenant shall be turned over to Landlord and held in
trust by Landlord and, except as provided otherwise in Section 6.06, shall be applied as follows:

          First, to any Leasehold Mortgagee as required under the terms of its Leasehold Mortgage
provided that such Mortgage was of record and secured a loan made or committed to Landlord in compliance
with all of the terms and conditions of this Lease prior to the occurrence of such loss; second, for the purpose of
defraying the cost of repairing, restoring, replacing and/or rebuilding any structure or improvement on or in the Premises as
required as provided in Section 6.06 hereof; and third, if the damaged or destroyed structure or improvement is not
repaired, restored, replaced or rebuilt as hereinafter provided, said funds shall be disposed of as provided in Section 6.06.
Any of said funds in the hands of the Tenant or Landlord at the end of the Term hereof shall be disposed of as set forth in
Section 6.06 (A).

     6.06 Application or Proceeds of Physical Damage Insurance. In case of any insurance
policies as described in Section 6.02 (B) (Physical Property Damage Insurance) the application of insurance proceeds
from damage or loss to property shall be determined in part in accordance with Article XVII hereof and, in the event
of any such repair, replacement, restoration or rebuilding, the
Landlord shall disburse the proceeds of
the insurance collected to Tenant to pay the cost of such work upon certificate of satisfactory progress and/or completion in form
satisfactory to Landlord by the licensed architect or engineer in charge of the work. Upon completion of such repair,
replacement, restoration or rebuilding in accordance with the provisions of this Lease, and the full payment therefor (so
no liens, encumbrances or claims with respect thereto can be asserted against the Premises, this Lease, Landlord or
Tenant), any insurance proceeds received by the Landlord or Tenant with respect to the damage or destruction involved, and not
used, shall remain the property of Landlord.

          A) Distribution of Unutilized Proceeds. At the termination of this Lease, such
insurance proceeds or condemnation awards received and held by the Landlord and not used for repair,
replacement or reconstruction (“Available Proceeds”), shall be disposed as follows:

                    (1) First, Landlord shall be awarded an amount sufficient to remove any improvements not
repaired and to return the Property to the level of adjacent streets (“grade level”); and

                    (2) Second, any remainder shall be paid to Landlord.

     6.07 Cooperation for Insurance Proceeds. Landlord and Tenant shall each cooperate with
the other in order to obtain the largest possible recovery and execute any and all consents and other instruments
and take all other actions reasonably necessary or desirable to effectuate the same and cause such proceeds to be paid as
hereinbefore provided. Notwithstanding anything to the contrary contained in this Lease, neither party shall carry
any insurance concurrent in coverage and contributing in the event of loss with any insurance required to be furnished by
the other hereunder if the effect of separate insurance would be to reduce the protection or the payment to be made under
such parry’s insurance or under the insurance required to be furnished by the other.

     6.08 Waiver of Right of Recovery. Landlord and Tenant hereby release each other from
any and all liability and responsibility to one another and, to the extent legally possible to do so on behalf of
their respective insurers and anyone claiming through or under either of them, by way of subrogation or otherwise, hereby
waive any liability for any and all loss or damage which is of the type covered by fire and extended coverage insurance
described in this Article,

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irrespective of any negligence on the part of the other party which may have contributed to or
caused such loss. Every
insurance policy carried by either party with respect to the Premises or Tenant’s Building or land
or improvements
adjoining the Premises owned or leased by Landlord shall (if it can be so written and does not
result in a material
additional premium) include provisions denying to the insurer subrogation rights against the other
party and any fee or
leasehold mortgage to the extent such rights have been waived by the insured prior to the
occurrence of damage or loss. If
the waiver of subrogation otherwise is not effective, each party covenants that it will obtain for
the benefit of the other
party an express waiver of any right of subrogation which the insurer of such party may acquire
against the other party by
virtue of the payment of any such loss covered by such insurance. In the event either party is by
law, statute, governmental
regulation, economically unfeasible or other factor beyond such parry’s reasonable control unable
to obtain a waiver of the
right of subrogation for the benefit of the other party, then, during any period of time when such
waiver is unobtainable,
said party shall be deemed not to have released any subrogated claim of its insurance carrier
against the other party, and
during the same period of time the other party shall be deemed not to have released the party who
has been unable to
obtain such waiver from any claims they or their insurance carriers may assert which otherwise
would have been released
pursuant to this Section. In the event that either party is unable to obtain such waiver of the
right of subrogation for the
benefit of the other party, such party shall, within thirty (30) days of receiving notice of such
inability, give the other party
written notice of such inability.

ARTICLE VII

MAINTENANCE, REPAIRS AND ALTERATIONS

     7.01 Alterations — Changes.

          A) At any time and from time to time during the Lease Term, Tenant may, at its sole expense,
make any alterations, additions or changes, whether structural or nonstructural, to any
portion or all of any Improvements which may exist at any time and from time to time on any portion of the Premises, and may, at
its option, construct new Improvements on the Premises, or remove or demolish Improvements on the Premises, provided
that all such alterations or changes in Improvements and new Improvements shall be performed in a first-class manner and
must comply with all laws, zoning regulations and ordinances, and any conditions on permits issued pursuant
thereto. If the change, alteration or addition is structural or exterior in nature Landlord’s written approval shall be first
obtained.

          B) Tenant shall at all times keep the Premises or any part thereof, free and clear of all
liens and claims for labor or material and free and clear of all attachments, executions and notices.

          (C) Upon termination of this Lease, Tenant may not remove any personal property and trade fixtures
including, but not limited to theatre seats, projection and sound equipment, snack bar
equipment and computers.

     7.02 Repairs — Maintenance. Tenant shall, at its sole cost and expense, maintain the
Entire Premises which shall include the Common Area, driveways, parking, landscaping, signs, fences, lighting and any and
all improvements (exclusive of Landlord’s Buildings) in first class condition and make such structural and
non-structural, ordinary and extraordinary, foreseen and unforeseen repairs such that the Entire Premises (exclusive of
Landlord’s Buildings) shall not be in violation of any law or covenant recorded as of the Effective Date.

ARTICLE VIII

ENVIRONMENTAL MATTERS

     8.01 Definition. For purposes of this Article VIII, the term “Hazardous Material”
means (a) any substance,
product, waste or other material of any nature whatsoever which is or becomes listed, regulated,
or addressed pursuant to
the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section 9601,
et seq.
(“CERCLA”); the Hazardous Materials Transportation Act, 49 U.S.C. Section 1801, et seq.; the
Resource Conservation

9

 

and Recovery Act, 42 U.S.C. Section 6901, et seq. (“RCRA”); the Toxic Substances Control
Act, 15 U.S.C. Section 2601
et seq.; the Clean Water Act, 33 U.S.C. Section 1251, et seq.; the California Hazardous Waste
Control Act, Health and
Safety Code Section 25100, et seq.; the California Hazardous Substance Account Act, Health and
Safety Code Section
25330, et seq.; the California Safe Drinking Water and Toxic Enforcement Act, Health and Safety
Code Section 25249.5,
et seq.; California Health and Safety Code Section 25280, et seq. (Underground Storage of Hazardous
Substances); the
California Hazardous Waste Management Act, Health and Safety Code Section 25170.1, et seq.;
California Health and
Safety Code Section 25501, et seq. (Hazardous Materials Response Plans and Inventory); or the
California Porter-Cologne
Water Quality Control Act, Water Code Section 13000, et seq., all as amended, or any other federal,
state or local statute,
law, ordinance, resolution, code, rule, regulation, order or decree regulating, relating to, or
imposing liability or standards
of conduct concerning any hazardous, toxic or dangerous waste, substance or material, as now or at
any time hereafter in
effect; (b) any substance, product, waste or other material of any nature whatsoever which may give
rise to liability under
any of the above statutes or under any statutory or common law theory based on negligence,
trespass, intentional tort,
nuisance or strict liability or under any reported decisions of a state or federal court; (c)
petroleum or crude oil, other than
petroleum and petroleum products contained within regularly operated motor vehicles; (d) asbestos;
(e) subsurface gas; (f)
urea formaldehyde foam insulation; (g) poly chlorinated byphenyls (“PCBs”); and freon and other
chloroflurocarbons.

     8.02 Tenant’s Responsibilities and Landlord Indemnity.

          A) Tenant shall not cause or permit any Hazardous Materials to be brought upon, stored, used,
generated, released into the environment or disposed of, on, in, under or about the Entire
Premises, the Common Area, or
any other portion of the Premises by Tenant, its agents, employees, contractors or invitees,
in violation of any law. Upon the expiration or sooner termination of this Lease, Tenant covenants to remove from the
Premises, and/or Entire Premises at its sole cost and expense, any and all Hazardous Materials, including any equipment or
systems containing Hazardous Materials, which are brought upon, stored, used, generated or released into the environment at
or above actionable levels by Tenant, its agents, employees, contractors or invitees. To the fullest extent permitted by
law, Tenant hereby indemnifies and defends (with counsel experienced and competent in litigating issues of
Hazardous Materials) Landlord and agrees to hold Landlord, the Premises and the Entire Premises free and harmless from and
against any and all claims, judgments, damages, penalties, fines, costs, liabilities and losses (including, without
limitation, diminution in the value of the Premises, damages for the loss or restriction on use of rentable space or of any amenity
of the Premises, and sums paid in settlement of claims, attorneys’ fees, consultant fees and expert fees) which arise
directly or indirectly from the presence of actionable levels of Hazardous Materials on, in or about the Premises which is through
Tenant’s (or its agents, employees, contractors or invitees) acts or omissions brought upon, stored, used, generated or
released into the environment by Tenant, its agents, employees, contractors or invitees (referred to as
“Tenant’s Environmental Acts”). This indemnification by Tenant of Landlord includes, without limitation, any and all costs
incurred in connection with any investigation of site conditions or any clean up, remedial, removal or restoration work
required by any federal, state or local governmental agency or political subdivision because of the presence of such Hazardous
Materials in, on or about the Premises, or the soil or ground water on or under the Premises or any portion thereof due to
Tenant’s Environmental Acts. Tenant shall promptly notify Landlord of any release of Hazardous Materials in the Premises,
which Tenant becomes aware of during the term of this Lease, caused by Tenant’s Environmental Acts. Landlord agrees
to indemnify, defend and hold Tenant harmless from all claims, judgments, damages, penalties, fines, costs,
resulting from the presence of Hazardous Materials on or about the Premises, (i) on the Commencement Date of this Lease,
and/or (ii) during or after the term of this Lease, if the presence of Hazardous Materials results from any cause other than
Tenant’s Environmental Acts.

          B) Tenant shall promptly notify Landlord of, and shall promptly provide Landlord with true,
correct, complete and legible copies of all of the following environmental items relating to
the Premises which may be filed or prepared by or on behalf of, or delivered to or served upon Tenant: reports filed
pursuant to any self-reporting requirements, reports filed pursuant to any applicable laws or this Lease, all permit
applications, permits, monitoring reports, workplace exposure and community exposure warnings or notices and all other reports,
disclosures, plans or documents (excluding those which may be reasonably characterized as confidential) relating to
water discharges, air pollution, waste generation or disposal, underground storage tanks or Hazardous Materials.

10

 

          C) In addition to Tenant’s routine reporting obligations described in (B) above, Tenant
shall promptly notify Landlord of, and shall promptly provide Landlord with true, correct, complete
and legible copies of, all of the following environmental items relating to the Premises which may
be filed or prepared by or on behalf of, or delivered to or served upon, Tenant: all orders,
reports, listings and correspondence (excluding those which may be reasonably considered
confidential) of or concerning the release, investigation of, compliance, clean up, remedial and
corrective actions, and abatement of Hazardous Materials whether or not required by any applicable
laws, including, but not limited to, reports and notices required by any applicable laws,
including, but not limited to, reports and notices required by or given pursuant to any applicable
laws, and all complaints, pleading and other legal documents filed against Tenant related to
Tenant’s use, handling, storage or disposal of Hazardous Materials. In the event of a release of
any Hazardous Materials in, on or about the Premises, Tenant shall promptly notify Landlord and
provide Landlord with copies of all reports and correspondence with or from all governmental
agencies, authorities or any other persons relating to such release.

          D) Landlord, at Tenant’s sole cost and expense, shall have the right, but not the obligation,
to join and participate in any legal proceedings or actions initiated in connection with any claims
or causes of action arising out of the storage, generation, use or disposal by Tenant, its agents,
employees, contractors or invitees, of Hazardous Materials in, on, under or about the Premises
caused by Tenant’s Environmental Acts which results in (i) injury to any person, (ii) injury to or
any contamination of the Premises or (iii) injury to or contamination of any real or personal
property wherever situated. Tenant, at its sole cost and expense, shall promptly take all actions
necessary to return the Premises to the condition existing prior to the introduction of such
Hazardous Materials to the Premises and to remedy or repair any such injury or contamination.
Notwithstanding the foregoing, Tenant shall not, without Landlord’s prior written consent, which
consent shall not be unreasonably withheld or denied or conditioned or delayed, take any remedial
action in response to the presence of any Hazardous Materials in, on, under or about the Premises
or enter into any settlement agreement, consent decree or other compromise with any governmental
agency with respect to any Hazardous Materials claims; provided, however, Landlord’s prior written
consent shall not be necessary in the event that the presence of Hazardous Materials in, on, under
or about the Premises (i) poses an immediate threat to the health, safety or welfare of any
individual or (ii) is of such nature that an immediate remedial response is necessary and it is not
possible to obtain Landlord’s consent before taking such action.

     8.03 Remedial Work. In the event any investigation or monitoring of site conditions or
any clean-up,
containment, restoration, removal or other remedial work (“Remedial Work”) is required (a) under
any applicable federal, state or local law or regulation, (b) by any judicial, arbitral or
administrative order, (c) to comply with any agreements affecting the Premises or (d) to maintain
the Premises in a standard of environmental condition which presents no risk to safety or health,
prevents the release of any hazardous materials to adjacent property and otherwise is consistent
with the prudent ownership of property of the character of the Premises and/or Tenant’s Building
and if such Remedial Work is required as a direct result of Tenant’s Environmental Acts, then
Tenant at Tenant’s sole cost and expense, including without limitation, any taxes or penalties
assessed in connection with the Remedial Work, shall perform or cause to be performed such
Remedial Work; and if such Remedial Work is required for any reason other than Tenant’s
Environmental Acts, then, Landlord, at Landlord’s sole cost and expense, including without
limitation, any taxes or penalties assessed in connection with the Remedial Work, shall perform or
cause to be performed such Remedial Work. All Remedial Work shall be conducted (i) in a diligent
and timely fashion by licensed contractors acting under the supervision of a consulting
environmental engineer, (ii) pursuant to a detailed written plan for the Remedial Work approved by
any public or private agencies or persons with a legal or contractual right to such approval,
(iii) with such insurance coverage pertaining to liabilities arising out of the Remedial Work as
is then customarily maintained with respect to such activities, and (iv) only following receipt of
any required permits, licenses or approvals. The selection of the Remedial Work contractors, any
disclosures to or agreements with any public or private agencies or parties relating to Remedial
Work and the written plan for the Remedial Work (and any changes thereto) each shall be subject to
the other party’s prior written approval, which approval shall not be unreasonably withheld,
denied, conditioned or delayed. In addition, the party doing the Remedial Work shall submit to the
other party, promptly upon receipt or preparation, copies of any and all reports, studies,
analyses, correspondence, governmental comments or approvals, proposed removal or other remedial
work contracts and similar information prepared or received by such party in connection with any
Remedial Work or Hazardous Materials relating to the Premises. In the event the party responsible
there for should fail to

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commence or cause to be commenced in a timely fashion, or fail diligently to prosecute to
completion, such Remedial Work, the other party (following written notice) may, but shall not be
required to, cause such Remedial Work to be performed, and all costs and expenses thereof, or
incurred in connection therewith (i) in the case where Tenant is the responsible party, shall be
paid as additional rent due and payable within thirty (30) days of Landlord’s invoice therefor, or
(ii) in the case where Landlord is the responsible party, shall be paid by Landlord to Tenant
within thirty (30) days of Tenant’s invoice therefor, and if not timely paid by Landlord, in
additional to all other rights and remedies, Tenant shall have the right of offset against rent
which may become due. Neither party shall be obligated to perform Remedial Work under this Section
while it is contesting the application of any law, regulation or order, provided the other party is
not exposed to any additional liability, risk or damages. Obligations under this Section are solely
for the benefit of the parties, their successors, and assigns and any subtenants of this Lease, and
not for any other third parties.

     8.04
Maintenance of Premises.

          A) Subject to Tenant’s obligation under Section 8.02(A), Tenant at its sole cost and expense
shall keep and maintain the Premises in compliance with, and shall not cause or permit the Premises
to be in violation of, any federal, state or local laws, statutes, ordinances, orders, guidelines,
rules or regulations relating to health and safety, to industrial hygiene or to environmental
conditions on, under or about the Premises, including, but not limited to, air, soil and ground
water conditions.

          B) Tenant shall be liable and responsible for any Hazardous Materials which Tenant causes to
be brought onto the Premises.

     8.05
Landlord’s Responsibilities and Tenant’s Indemnity.

          A) Landlord shall not, without prior advance notice to Tenant, cause or permit any Hazardous
Materials to be brought upon, stored, used, generated, released into the environment or disposed
of, on, in, under or about the Entire Premises, the Common Area, or any other portion of the
Premises by Landlord, its agents, employees, tenants, contractors or invitees, in violation of any
law.

          B) Landlord shall promptly notify Tenant of, and shall promptly provide Tenant with true,
correct, complete and legible copies of, all of the following environmental items relating to the
Entire Premises which may be filed or prepared by or on behalf of, or delivered to or served upon,
Landlord: all orders, reports, listings and correspondence (even those which may be considered
confidential) of or concerning the release, investigation of, compliance, clean up, remedial and
corrective actions, and abatement of Hazardous Materials whether or not required by any applicable
laws, including, but not limited to, reports and notices required by any applicable laws,
including, but not limited to, reports and notices required by or given pursuant to any applicable
laws, and all complaints, pleading and other legal documents filed against Landlord related to
Landlord’s or Landlord’s other tenant’s use, handling, storage or disposal of Hazardous Materials.
In the event of a release of any Hazardous Materials in, on or about the Entire Premises, Landlord
shall promptly notify Tenant and provide Tenant with copies of all reports and correspondence with
or from all governmental agencies, authorities or any other persons relating to such release.

          C) Except for the obligations of Tenant as set forth in this Article VIII, Landlord shall
exonerate, indemnify, pay and protect, defend and hold harmless (with counsel reasonably approved
by Tenant) and save Tenant and Tenant’s successors and assigns, and their directors, trustees,
beneficiaries, officers, shareholders, employees and agents (collectively, Tenant’s “Related
Parties”), harmless from and against any claims (including, without limitation, third party claims
for personal injury or real or personal property damage), actions, administrative proceedings
(including informal proceedings), judgments, damages, punitive damages, penalties, fines, costs,
taxes, assessments, liabilities (including sums paid in settlement of claims), interest or losses,
including reasonable attorneys’ fees and expenses (including any such fees and expenses incurred in
enforcing this provision or collecting any sums due hereunder), consultant fees, and expert fees,
together with all other costs and expenses of any kind or nature (collectively, the “Costs”) that
arise directly or indirectly in connection with the presence, suspected presence, release or
suspected release of any Hazardous Materials in or into the air, soil, groundwater, surface water
or improvements at, on, about, under or within the Premises, or any portion thereof,

12

 

or elsewhere in connection with the transportation of Hazardous Materials to or from the Premises
or the Entire Premises. In the event Tenant or any of its Related Parties shall suffer or incur any
such Costs, Landlord shall pay to Tenant or such Related Party the total of all such Costs suffered
or incurred by Tenant or such Related party upon demand therefor. Without limiting the generality
of the foregoing, the indemnification provided by this Section 8.05 shall specifically cover Costs,
including capital, operating and maintenance costs, incurred in connection with any investigation
or monitoring of site conditions, any clean-up, containment, remedial, removal or restoration work
required or performed by any federal, state or local governmental agency or political subdivision
or performed by any nongovernmental entity or person because of the presence, suspected presence,
release or suspected release of any Hazardous Materials in or into the air, soil, groundwater,
surface water or improvements, at, on, about, under or within the Premises (or any portion
thereof), or elsewhere in connection with the transportation of, Hazardous Materials to or from the
Premises and any claims of third parties for loss or damage due to such Hazardous Materials.

     8.06
Landlord Inspection. Landlord and Landlord’s agents and employees shall have the
right, but not the obligation, to inspect, investigate, sample and/or monitor the Premises,
including any soil, water, ground water or other sampling, and any other testing, digging, drilling
or analyses, at any time to determine whether Tenant is complying with the terms of this Article
VIII, and in connection therewith, Tenant shall provide Landlord with full access to all relevant
facilities, records and personnel. If Tenant is in default with any of the provisions of this
Article VIII, Landlord and Landlord’s agents and employees shall have the right, but not the
obligation, without limitation upon any of Landlord’s other rights and remedies under this Lease,
to immediately enter upon the Premises and to discharge Tenant’s obligations under this Article
VIII at Tenant’s expense, notwithstanding any other provisions of this Lease. Landlord and
Landlord’s agents and employees shall endeavor to minimize interference with Tenant’s business. All
sums reasonably disbursed, deposited or incurred by Landlord in connection therewith, including,
but not limited to, all costs, expenses and actual attorneys’ fees, shall be due and payable by
Tenant to Landlord, as an item of additional rent, on demand by
Landlord, together with interest
thereon at the rate often percent (10%) per annum.

     8.07
Effect of Termination.

          A) Upon termination of this Lease, Tenant shall advise Landlord in writing whether or not, to
the best of Tenant’s knowledge, Tenant is in default of any provision of this Article VIII and if
it is in default, the specific nature of such default.

          B) All liabilities of Landlord and Tenant, respectively, under this Article VIII, accrued as
of the date this Lease terminates, shall survive such termination.

ARTICLE IX 

IMPROVEMENTS

     9.01
Tenant’s Signs.

          (A) Except for signs located on the Premises at the commencement date of this lease or signs
which are located wholly within the interior of the premises and which are not visible from the
exterior of the premises, no signs shall be placed, erected, maintained or painted at any place
upon the Premises without the prior written consent of Landlord, which consent shall not be
unreasonably withheld. All such signs shall be maintained at Tenant’s sole expense.

          (B) Landlord hereby agrees that Tenant shall have the right to maintain the following signs
(at Tenant’s sole expense);

               (1) Illuminated signs on the exterior walls of Tenant’s Building and on the theatre canopy or
marquee.

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               (2) Signs on the interior or exterior of any windows of Tenant’s Building.

               (3) Easel or placard signs within the lobby entrance or on sidewalks immediately in front of
Tenant’s Building, provided the same do not unreasonably interfere with pedestrian traffic.

     9.02 Hold Harmless. Except to the extent attributable to the intentional or negligent
acts or omissions of Landlord or Landlord’s agents, employees, contractors, tenants, or invitees,
Tenant shall indemnify, protect, defend and hold harmless Landlord and the Premises from and
against all claims and liabilities arising by virtue of or relating to construction of the
Improvements or repairs made at any time to the Premises including repairs, restoration and
rebuilding and all other activities of Tenant on or with respect to the Premises. If Tenant is
required to defend any action or proceeding pursuant to this Section to which action or proceeding
Landlord is made a party, Landlord shall also be entitled to appear, defend, or otherwise take part
in the matter involved, at its election, by counsel of its own choosing, and to the extent Landlord
is indemnified under this Section, Tenant shall bear the cost of Landlord’s defense, including
attorney’s fees; provided, however, Tenant shall be liable for attorney’s fees only if
single legal counsel (or a single firm of legal counsel) cannot represent both Landlord and Tenant
without there arising an actual or potential conflict of interests.

     9.03
Permits; Compliance With Codes. All building permits and other permits, licenses,
permissions, consents and approvals required to be obtained from governmental agencies or third
parties in connection with construction of the Improvements and any subsequent improvements,
repairs, replacements or renewals to the Premises shall be acquired as required by applicable laws,
ordinances or regulations. Landlord agrees to cooperate reasonably with Tenant and all governmental
authorities having jurisdiction. Tenant shall cause all work on the Premises during the Term to be
performed in accordance with all applicable laws and all directions and regulations of all
governmental agencies and the representatives of such agencies having jurisdiction.

     9.04 Ownership.

          A) During the Term of this Lease (including any renewals or extensions), the Improvements
erected, constructed or located within the Premises, including without limitation all additions,
alterations and improvements thereto or replacements thereof and all appurtenant fixtures,
machinery and equipment installed therein, shall be and remain the property of Tenant. At the
expiration or earlier termination of this Lease, the Improvements and all additions, alterations
and improvements thereto or replacements thereof and all appurtenant fixtures, machinery and
equipment installed therein including moveable trade fixtures and personal property of shall become
the property of Landlord.

          B) During the term of this lease, Tenant shall have the right to replace any of the trade
fixtures, theatres seats, projection equipment, furniture, other equipment and personal property
from time to time; provided, however, that such replacement fixtures, equipment or property are of
equal or better quality than the property being replaced. Further no such installation or removal
thereof shall affect the structural portion of the Premises and that Tenant shall repair and
restore any damage or injury to the Premises or the Property caused thereby. Any such replacement
equipment, furniture or fixtures shall become the property of the Landlord at the termination of
this lease.

     9.05 Control. Notwithstanding anything to the contrary in this Lease, during the Term
of this Lease Tenant shall have exclusive control and possession of the Premises.

ARTICLE X 

INDEMNITY

     10.01 Indemnification. Except to the extent attributable to the intentional and gross
negligent acts or omissions of Landlord and its agents, employees, tenants, licensees and
contractors, Tenant shall indemnify, pay and protect, defend and hold harmless (with counsel
reasonably approved by Landlord) and save Landlord (and its successors, assigns and any successor
fee owners of the Premises), and all of their directors, officers, employees and agents,
hereinafter referred to as

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“Landlord Indemnities”, from and against any claims, demand, damages, injuries, costs,
expenses, losses, liabilities, causes of action, interest, fines, charges and penalties (including
reasonable legal fees and expenses in enforcing this indemnity and hold harmless), or liability in
connection with loss of life, personal injury or damage to property caused to any person in or
about the Premises from whatever cause, in any way connected directly or indirectly and arising out
of or attributable in any way connected with Tenant’s use or possession of the Premises, including
any liability for injury, death, loss or damage to Tenant, or its agents, contractors, employees,
customers, visitors and persons with whom they deal. The provisions of this paragraph shall survive
the termination of this lease.

ARTICLE XI 

ASSIGNMENT AND SUBLETTING

     11.01 Assignment and Subletting.

          A) Tenant may assign the Lease and may sublease a portion or all of the Premises, subject to
Landlord’s approval which shall not be unreasonably withheld, provided Tenant remains liable for
all Tenant obligations under this Lease, and any sublease shall be subject to all the provisions of
this Lease.

          B) Any assignment of this lease or any sublease of a portion or all of the Premises shall be
subject to the terms and conditions of this Lease.

          C) Notwithstanding anything in this Lease to the contrary, it is agreed that at any time
during the term of this Lease, Tenant may without landlord’s consent, sublet the Leased Premises or
assign this Lease (a) to any corporation which may, as the result of a reorganization, merger,
consolidation, or sale of assets succeed to the business now carried on by Tenant, or (b) to any
subsidiary or affiliate corporation of Tenant or of Tenant’s parent corporation (“Parent
Corporation”) (so long as such corporation remains a subsidiary or affiliate of Tenant or of
Tenants Parent Corporation), or (c) to Tenant’s Parent Corporation, or (d) to any corporation which
acquires 50% or more of the issued and outstanding voting stock (or such lesser percentage as shall
be sufficient to acquire voting control) of Tenant or of Tenant’s Parent Corporation, or (e) to any
corporation which operates motion picture theatres and has a book net worth of not less than
$30,000,000.00 as of the end of the calendar month during which any such assignment or subletting
becomes effective and to any subsidiary or affiliate of such corporation, provided that such
corporation duly and validly then guarantees the performance of the obligations of such subsidiary
or affiliate under this Lease.

     11.02 Notice to Landlord. Tenant shall give notice to Landlord of any assignment of
the Lease or sublease of the Premises within ten (10) days after such event

ARTICLE XII

ENCUMBRANCE OF LEASEHOLD ESTATE

     12.01 Leasehold Mortgages.

          A) Tenant may not take back a Purchase Money Leasehold Mortgage of the Leasehold Estate or
otherwise encumber Tenant’s Leasehold Estate or assign this Lease as security for a Mortgage or
Mortgages.

          B) Tenant shall not place or create any mortgage, deed of trust, or other lien or encumbrance
affecting Landlord’s fee interest in the Land or Landlord’s interest in this Lease.

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ARTICLE XIII

MORTGAGE SUBORDINATION

     13.01 Existing Mortgages. If there is a mortgage or deed of trust (“Mortgage”) lien
affecting the interest of Landlord in the Premises, then Landlord shall obtain and shall deliver to
Tenant within fifteen (15) days after the Effective Date, a non-disturbance and attornment
agreement in a form reasonably acceptable to such lender, Landlord and Tenant, executed by the
Mortgagee (as defined below), wherein the Mortgagee shall agree to recognize the interest of Tenant
and abide by the terms of this Lease in the event of any judicial foreclosure, private sale or deed
in lieu of foreclosure, including the right to quiet enjoyment of the Premises, without any
condition, limitation or restriction.

     13.02 Future Mortgages. The rights of Tenant under this Lease shall be, at the option of
Landlord, either subordinate or superior to any future mortgage on Landlord’s interest in the
Premises in favor of an institutional lender not affiliated with Landlord. Provided however, that
as a condition to any subordination of this Lease, the mortgagees or beneficiaries of any deed of
trust and their successors and assigns (the “Mortgagee”) shall agree to recognize the interest of
Tenant and abide by the terms of this Lease in the event of any foreclosure or deed in lieu of
foreclosure, including the right to quiet enjoyment of the Premises, without any condition,
limitation or restriction. As a further condition of such subordination, Landlord, Tenant and the
Mortgagee shall enter into a non-disturbance and attornment agreement in a form reasonably
acceptable to all parties executing such instrument.

ARTICLE XIV 

CONDEMNATION — EMINENT DOMAIN

     14.01 Definitions. The following definitions apply in construing provisions of this
Lease relating to a taking of or damage to all or any part of the Entire Premises or Improvements
or Parking or any interest in them by eminent domain or inverse condemnation:

          A) “Taking” means that taking or damaging, including severance damage, by eminent domain or by
inverse condemnation for any public or quasi-public use under any statute. The transfer of title
may be either a transfer resulting from the recording of a final order in condemnation or a
voluntary transfer or conveyance to the condemning agency or entity under threat of condemnation,
in avoidance of an exercise of eminent domain, or while condemnation proceedings are pending. The
Taking shall be considered to take place as of the date on which the right to compensation and
damages accrues under the law applicable to the Premises, unless the condemnor also takes actual
physical possession of the Premises or a part thereof, in which case the date of Taking for the
purposes of this Lease shall be the later of the date on which the right to compensation and
damages accrues or the date physical possession is taken by the condemnor.

          B) “Total Taking” means the Taking of the fee title to all the Premises and the Improvements
on the Premises, which shall be considered to include any offsite improvements effected by Tenant
to serve the Premises or the improvements or the parking on the Premises.

          C) “Partial Taking” means any Taking (including any damaging) of a portion of the Premises,
the Common Area, or any Improvements or parking thereon which is not a Total Taking.

          D) “Notice of Intended Taking” means any notice or notification on which a reasonably prudent
man would rely and which he would interpret as expressing an existing intention of Taking as
distinguished from a mere preliminary inquiry or proposal. It includes, but is not limited to, the
service of a condemnation summons and complaint on a party to this Lease. The notice is considered
to have been received when a party to this Lease receives from the condemning agency or entity a
Notice of Intended Taking, in writing, containing a description or map of the Taking reasonably
defining the extent of the Taking.

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          E) “Award” means compensation paid for the Taking, whether pursuant to judgment or by
agreement or otherwise.

     14.02 Notice to Other Party. The party hereto receiving any notice of the kinds
specified below shall promptly give the other party notice of the receipt, contents, and date of
the notice received:

          A) Notice of Intended Taking;

          B) Service of any legal process relating to condemnation of the Premises or
improvements;

          C) Notice in connection with any proceedings or negotiations with respect to such a
condemnation; or

          D) Notice of intent or willingness to make or negotiate a private purchase, sale or transfer
in lieu of condemnation.

     14.03 Total Taking — Effect on Rent and Term. On a Total Taking, Tenant’s obligation to
pay Rent shall terminate on, and Tenant’s interest in the leasehold shall continue until, the date
of Taking, at which time this Lease shall terminate.

     14.04 Distribution of Award for Taking. On a Taking, all sums, including, but not
limited to, damages and interest awarded for the value of the real estate taken, shall be
apportioned and paid by the governmental body taking the Premises as follows:

          A) To Landlord, the amount awarded, if any, for the Fair Market Value of all buildings and
other improvements on the Premises;

          B) To Landlord, the amount awarded, if any, for severance damages

          C) To Landlord, the amount awarded, if any, for the “bonus value” of this leasehold estate.
The bonus value is the amount by which the fair market rental value on the open market exceeds the
contract rent (the amount called for in this Lease);

          D) To Tenant, the amount awarded, if any, for loss of goodwill and relocation
expenses;

          E) To Landlord, any other award which will not reduce the amount which otherwise would be
awarded to Tenant; and

          F) To Landlord, any balance.

Tenant shall only be entitled to payments under this Section 14.04 out of amounts awarded by the
governmental body taking the Premises.

     14.05 Partial Taking — Rent Adjustments. On a Partial Taking, the Lease shall remain in
full force and effect covering the remaining Premises, except that the total Rent as otherwise
provided herein shall be reduced in the same ratio as the percentage of the area of the Premises
taken bears to the total area of the Premises.

     14.06 Partial Taking — Option to Terminate. Notwithstanding anything herein to the
contrary, in the event of a Partial Taking, if more than thirty percent (30%) of the Building or
fifty (50%) of the parking is taken by a condemnation or sold under the threat of condemnation,
then Tenant may terminate this Lease as of the date the condemning authority takes title or
possession, whichever occurs first, by delivering written notice to the other within ten (10) days
after receipt

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of written notice of such taking (or in the absence of such notice, within ten (10) days after the
condemning authority takes possession).

     14.07 Separate Tenant’s Award. In the event of a Taking, Tenant may make a separate
claim with respect to lost business, lost profits, goodwill, moving expenses and other related
damages against the acquiring governmental Agency.

ARTICLE XV 

DEFAULT

     15.01 Tenant’s Default. The occurrence of any of the following shall constitute a
default or event of default by Tenant:

          A) Failure to pay Annual Rent or any other monetary amount when due as provided herein, if the
failure continues for ten (10) days after first written notice has been given to Tenant by
Landlord;

          B) Failure to perform any of Tenant’s non-monetary obligations under this Lease, provided
however, Tenant shall have thirty (30) days from receipt of written notice by Landlord to cure each
such default. If Tenant cannot reasonably cure such default within said thirty (30) day period,
Tenant shall not be in default of this Lease if Tenant commences to cure the breach within the
thirty (30) day period and diligently and in good faith continues to cure the breach.

          C) Tenant shall file a petition in voluntary bankruptcy under the bankruptcy code of the
United States or any similar Law, State or Federal Law, now or hereafter in effect.

     15.02 Landlord’s Remedies Cumulative. Landlord shall have the following remedies set
forth in subsections (A) through (G) below if Tenant commits a default, except as provided in
Section 15.03. These remedies are not exclusive and may be exercised concurrently or successively;
they are cumulative in addition to any remedies now or later allowed by law or equity:

          A) Bring Suit for Performance. Landlord may bring suit for the collection of the Rent
or other amounts for which Tenant is then in default, or for the performance of any other covenant
or agreement devolving upon Tenant, all without having to enter into possession or terminate this
Lease;

          B) Re-Entry Without Termination. Pursuant to California Civil Code Section 1954.4,
Landlord may re-enter the Premises, by legal proceedings (or without legal proceedings if the
Premises have been abandoned), and take possession thereof, without thereby terminating this Lease,
and thereupon Landlord may expel all persons and remove all property therefrom, without becoming
liable to prosecution therefor, and relet the Premises or a portion or portions thereof, and
receive the rent therefrom, applying the same first to the payment of the reasonable expenses of
such re-entry and the reasonable cost of such reletting, and then to the payment of the Rent and
other amounts for which Tenant is then in default; the balance, if any, to be paid to Tenant, who,
whether or not the Premises are relet, shall remain liable for any deficiency. It is agreed that
the commencement and prosecution of any action by Landlord in forcible entry and detainer,
ejectment, or otherwise, or the appointment of a receiver, or any execution of any decree obtained
in any action to recover possession of the Premises, or any re-entry, shall not be construed as an
election to terminate this Lease unless Landlord shall, in writing, expressly exercise its election
to declare the Lease Term hereunder ended and to terminate this Lease, and unless this Lease be
expressly terminated, such re-entry or entry by Landlord, whether had or taken under summary
proceedings or otherwise, shall not be deemed to have absolved or discharged Tenant from any of its
obligations and liabilities for the remainder of the Lease Term. Notwithstanding anything to the
contrary or other provisions of this Section 15.02(B), Tenant shall have the right to sublet the
Premises, assign its interest in the Lease, or both, subject to Landlord’s prior right, during any
continuance of Tenant’s default, to relet the Premises or a portion or portions thereof.

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          C) Termination of Lease and Lessee’s Right to Possession. No act by Landlord, other
than giving Tenant written notice of termination of this Lease, shall
in fact terminate the Lease.
Upon termination of the Lease, neither Landlord nor Tenant shall have any future rights or
obligations under the Lease except that Landlord shall have the right to recover from Tenant the
following:

               (1) The worth, at the time of the award, of the unpaid Rent that had been earned at the time
of termination of this Lease;

               (2) The worth, at the time of the award, of the amount by which the unpaid
Rent that
would have been earned after the date of termination of this Lease until the time of award exceeds
the amount of the loss of Rent that Tenant proves could have been reasonably avoided;

               (3) The worth, at the time of the award, of the amount by which the unpaid
Rent for the
balance of the Term after the time of award exceeds the amount of the loss of Rent that Tenant
proves could have been reasonably avoided; and

               (4) Any other amount, and court costs, necessary to compensate Landlord for
all
detriment proximately caused by Tenant’s failure to perform his obligations under the Lease or
which, in the ordinary course of things, would be likely to result therefrom.

               (5) For any other sums due.

          D) Definitions. As used herein, the following phrases shall be
interpreted as follows:

               (1) “The worth, at the time of the award,” as used in subsections
15.02(C)(1) and (2)
above, is to be computed by allowing interest at the maximum lawful rate. “The worth, at the time
of the award,” as referred to in subsection 15.02(C)(3) above, is to be computed by discounting the
amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of the award,
plus one percent (1%).

               (2) As used herein, the term “time of award” shall mean either the date upon
which
Tenant pays to Landlord the amount recoverable by Landlord as hereinabove set forth or the date of
entry of any determination, order, or judgment of any court or other legally constituted body
determining the amount recoverable, whichever first occurs.

          E) Surrender. Promptly after notice of termination, Tenant shall surrender and vacate
the Premises and all improvements in broom-clean condition, and Landlord may re-enter and take
possession of the Premises and all remaining improvements and eject all parties in possession or
eject some and not others, or eject none. Termination under subsection 15.02(C) shall not relieve
Tenant from the payment of any sum due to Landlord or from any claim for damages previously accrued
or then accruing against Tenant.

          F) Appointment of Receiver. If Tenant defaults under Section 15.02 Landlord shall have
the right to have a receiver appointed to collect rent from any subtenants. Neither the filing of a
petition for the appointment of a receiver nor the appointment itself shall constitute an election
by Landlord to terminate this Lease.

          G) Landlord’s Right to Cure Tenant’s Default. Landlord, at any time after Tenant is in
default under Section 15.01 herein, may cure the default at Tenant’s expense. If Landlord, at any
time, by reason of Tenant’s default, pays any sum or does any act that requires the payment of any
sum, the sum paid by Landlord shall be immediately reimbursed from Tenant to Landlord, together
with interest at eighteen percent (18%) per annum computed from the date of such expenditure until
the date of reimbursement by Tenant.

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     15.03 Landlord’s Default.

          A) The occurrence of the following shall constitute a default by Landlord: Breach of any
provision of this Lease if the breach is not cured within thirty (30) days after written notice by
Tenant; provided, however, that if the breach cannot reasonably be cured within such thirty (30)
day period, Landlord shall not be in default of this Lease if Landlord commences to cure the breach
within the thirty (30) day period and diligently and in good faith continues to cure the default.

          B) Tenant, at any time after Landlord is in default under paragraph (A) above, may cure the
default at Landlord’s expense. If Tenant at any time, by reason of Landlord’s default, pays any sum
or does any act that requires the payment of any sum, the sum paid by Tenant shall be immediately
reimbursed by Landlord, together with interest at eighteen percent (18%) per annum determined at
the time the expenditure is made by Tenant computed from the date of such expenditure until the
date of reimbursement by Landlord. If Landlord fails to make such payment(s) within fifteen (15)
days after Tenant’s written demand, Tenant shall be entitled to offset any amount due from Landlord
against the next Rent payment due under this Lease.

     15.04 Waiver of Redemption. Tenant hereby expressly waives any and all rights of
redemption granted by or under any present or future laws in the event of Tenant being dispossessed
or removed from the Premises upon the termination of this Lease because of default by Tenant
hereunder.

     15.05 Dispute Resolution. Landlord and Tenant desire by provisions of this Section
15.05 to establish procedures to facilitate the informal and inexpensive resolution of any dispute
arising out of this Lease by mutual cooperation and without resort to
litigation. To accomplish this
objective, Landlord and Tenant agree to follow the procedures set forth below if and when a dispute
arises between them under this Lease.

          A) Description of Dispute. The complaining party shall provide by notice a written
description of the alleged breach by the other party. This description shall explain the nature of
the complaint and the Lease provision(s) on which it is based. The complaining party shall also set
forth a proposed solution to the problem including a specific time frame within which the parties
must act. The party receiving the letter of complaint must respond in writing within ten (10) days
with an explanation, including references to the relevant parts of the Lease and a response to the
proposed solution. Within ten (10) days of receipt of this response, the parties must meet and
discuss options for resolving the dispute. The complaining party must initiate the scheduling of
the resolution meeting.

          B) Mediation. A settlement conference shall be held within thirty (30) days of the
unsuccessful resolution meeting or as soon as practical thereafter. The settlement conference shall
be held in the County of San Francisco, California.

          C) Arbitration. With respect to disputes which the parties have been unable to resolve
informally or by mediation, the parties agree to submit the dispute for final and binding
arbitration if the dispute has not otherwise been settled. The parties agree that the arbitration
must be initiated within one (1) year after the date of the written description of the alleged
breach and that the failure to initiate arbitration within the one (1) year period constitutes an
absolute bar to the initiation of any proceedings. An arbitration shall be deemed initiated for the
purposes of this section by demand therefor being sent by certified mail to the other parry which
notice shall contain a description of the dispute, the amount involved and the remedies sought. The
parties shall have the right to representation by counsel throughout the arbitration proceedings.
All rulings, decisions, and awards of the arbitrators shall be in conformance with California law.
The award may be judicially enforced pursuant to §1285 et seq of the California Code of Civil
Procedure. Each party shall bear their own costs of legal counsel and the fees for witnesses,
unless otherwise determined by the arbitrator as part of the award. The parties may establish the
scope of discovery by agreement. If the parties cannot agree, the arbitrator will have discretion to
define the limits of discovery and to allow discovery upon a showing of good cause, utilizing the
following guidelines:

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               (1) The arbitrator shall balance the benefits of discovery against the burdens and expenses to
the parties and the goals of arbitration as an alternative to traditional litigation.

               (2) The arbitrator shall have discretion to order pre-hearing exchange of
information,
including but not limited to, the production of requested documents and exchanges of summaries of
testimony of proposed witnesses.

               (3) The deposition of the claimant(s) and respondent(s) and form sets of
interrogatories
approved by the Judicial Council shall be allowed as a matter of right. There shall be an early and
prompt designation and exchange of the names and addresses of expert witnesses who may be called
upon to testify at the arbitration hearing. Their depositions, special interrogatories, requests
for admission and all other discovery shall be allowed only upon a showing of good cause.

     15.06 Attorneys’ Fees. Should any action or proceeding, be commenced between the parties
to this Lease concerning said Premises, this Lease, or the rights and duties of either in relation
thereto, the party, Landlord, or Tenant, prevailing in such action or proceeding shall be
entitled, in addition to such other relief as may be granted in the action or proceeding, to a
reasonable sum as and for its attorneys’ fees therein which shall be determined by the
arbitrator(s) hearing such action or proceeding.

ARTICLE XVI

REPRESENTATIONS AND WARRANTIES

     16.01 Landlord’s Representations and Warranties.
Landlord represents and warrants:

          A) Landlord is the fee owner of the Premises.

          B) The persons executing this Lease in behalf of Landlord are authorized to execute the same
on behalf of Landlord and Landlord’s obligations under this Lease are legally binding, do not
require the consent of any other parties and do not violate the provisions of any agreement to
which Landlord is a party.

          C) To the best of Landlord’s knowledge there is no claim, suit, demand or litigation, or
administrative proceeding, or condemnation, eminent domain or similar proceeding pending or
threatened with respect to the Premises or the Entire Premises, nor does Landlord know or have
reasonable grounds to know of any basis for such action.

          D) Tenant shall at all times during the Term of this Lease have the right to peacefully and
quietly have, hold, occupy and enjoy the Premises, subject to the terms of this Lease without
hindrance or molestation from Landlord or any person claiming by, from or under Landlord.

          E) Landlord is not now insolvent either in the sense that it cannot pay its current bills as
they come due or that its liabilities exceed its assets

          F) The title to the Premises and the Entire Premises is vested in Landlord, subject to no
defects or encumbrances created by Landlord except as disclosed to Tenant in writing by Landlord
prior to the Effective Date.

          G) Except for liens or encumbrances created by or through Tenant, or based upon Impositions
which are the responsibility of Tenant under this Lease, Landlord shall not, after the date hereof,
agree to or create or permit or suffer to be created any liens or encumbrances on the Premises
which are (i) not specifically stated in writing to be junior to this Lease, or any New Lease (as
defined herein), or (ii) which are inconsistent with the obligations of

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Landlord hereunder, and Landlord shall, at or prior to the commencement of the Term, cause the
Premises to be free of all liens and encumbrances.

     16.02 Tenant’s Representations and Warranties. Tenant represents and warrants:

          A) Tenant is a California corporation in good standing.

          B) The persons executing this Lease in behalf of Tenant are authorized to execute the same on
behalf of Tenant and Tenant’s obligations under this Lease are legally binding, do not require the
consent of any other parties and do not violate the provisions of any agreement to which Tenant is
a party.

          C) Tenant is not now insolvent either in the sense that it cannot pay its current bills as
they come due or that its liabilities exceed its assets.

ARTICLE XVII 

DAMAGE OR DESTRUCTION

     17.01 Repairs, Alterations and Further Improvements.

          A) Tenant’s Obligation to Repair. If the Premises or the improvements to the Comman
Area are damaged by any peril after the Commencement date of the Lease, Tenant shall restore the
Leased Premises or the Common Area improvements unless the Lease is terminated pursuant to Section
17.01 B. If this Lease is not so terminated, then upon receipt of the insurance proceeds by
Landlord (if insurance proceeds are available) and the issuance of all necessary governmental
permits, Tenant shall promptly commence and diligently prosecute to completion the restoration of
the Leased Premises or the Common Area improvements to the extent then allowed by Law, to
substantially the same condition in which the Leased Premises or the Common Area Improvements were
immediately prior to such damage..

          (B) Damage in Excess of Fifty Percent (50%). If the cost of repairing or
reconstructing said damage or destruction to its former condition and form is in excess of Fifty
percent (50%) and if such reconstruction or rebuilding cannot be made under then existing laws,
ordinances, statutes or regulations of any governmental authority applicable thereto the Term
shall end as of the date of such damage or destruction. If, however, such reconstruction or
rebuilding can be made under such existing laws, ordinances, statutes and regulations (or can be
so made with minor and non-material changes to the former condition and form of the property
damaged or destroyed), Tenant shall effect such repair or restoration.

     17.02 Prompt Repair. If Tenant, pursuant to the terms hereof, is obligated to repair,
replace, reconstruct or rebuild any structures, improvements or other property as hereinabove
provided, the same shall be effected at Tenant’s cost and expense (which may be paid from insurance
proceeds available as above provided) and Tenant shall diligently commence and continuously carry
out such repair, replacement, reconstruction or rebuilding, to full completion as soon as possible,
except to the extent of delays due to strikes, lockouts, shortages of labor or materials after due
diligence in obtaining the same, governmental restrictions, fire, casualty, riot, act of God, act
of the public enemy, or other causes beyond the reasonable control of Tenant after the exercise of
due diligence, including diligence in contracting, and the exercise of rights under contracts, with
contractors and suppliers.

     17.03 Rent Adjustment. This Lease and the Term shall not terminate or be terminated
because of damage to or destruction of any structure or improvement on or in the Premises except
under and in accordance with the provisions hereinabove contained. If such damage or destruction
occurs and renders all or a portion of the Improvements on the Premises untenantable, Rent shall
not be abated. Tenant shall not be entitled to any compensation or damages from Landlord for loss
of Tenant’s property or any inconvenience or annoyance caused by such restoration.

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ARTICLE XVIII

MISCELLANEOUS

     18.01 Limitation on Liability. The liability of Landlord hereunder or in connection
with the Premises or Entire Premises shall be limited to its interest in the Premises and/or Entire
Premises, as the case may be, and in no event shall any other assets of Landlord be subject to any
claim arising out of or in connection with the Lease, Premises, or Entire Premises.

     18.02 Modification. No modification, waiver, amendment, discharge, or change of this
Lease shall be valid unless the same is in writing and signed by the party against which the
enforcement of such modification, waiver, amendment, discharge, or change is or may be sought.

     18.03 Severabilitv. In the event any term, covenant, condition, provision, or agreement
contained herein is held to be invalid, void, or otherwise unenforceable, by any court of competent
jurisdiction, such holding shall in no way affect the validity or enforceability of any other term,
covenant, condition, provision, or agreement contained herein.

     18.04 Governing Law. This Lease and the obligations of the parties hereunder shall be
interpreted, construed, and enforced in accordance with the laws of the State of California and
each provision of this Lease shall be valid and enforceable to the fullest extent permitted by Law.

     18.05 Terminology. All personal pronouns used in this Lease, whether used in the
masculine, feminine, or neuter gender, shall include all other genders; the singular shall include
the plural and vice versa. “Business Day” means other than a Saturday, Sunday, or holiday. In the
event that the time for performance of an act under this Lease falls on a Saturday, Sunday, or
holiday, the date for performance of such act shall be extended to the next Business Day.

     18.06 Counterparts. This Agreement may be executed in multiple counterparts, each of
which shall be deemed to be an original agreement, and all of which shall constitute one agreement
by each of the parties hereto.

     18.07 Binding Effect. Except as otherwise herein provided, this Lease shall be binding
upon and inure to the benefit of the parties hereto and their respective successors and assigns.

     18.08 Captions. Article and section titles or captions contained herein are inserted as
a matter of convenience and for reference, and in no way define, limit, extend, or describe the
scope of this Lease or any provisions hereof. All reference to section numbers herein shall mean
the sections of this Lease.

     18.09 Notices to Landlord and Tenant.

          A) Except as otherwise in this Lease provided, a bill, demand, statement, consent, notice or
communication which Landlord may desire or be required to give to Tenant shall be deemed
sufficiently given or rendered if in writing, delivered personally to Tenant or sent by certified
(return receipt requested) or private express mail courier (postage fully prepaid) addressed to
Tenant to the addresses set forth in Section 18.10 below or at such other address(es) as Tenant
shall designate by notice given as herein provided. If Landlord is notified of the identity and
address of Tenant’s Leasehold Mortgagee, Landlord shall give such party any notice served upon
Tenant hereunder by certified or private express mail carrier.

          B) Any notice, request, demand or communication by Tenant to Landlord must be in writing and
delivered personally to Landlord or sent by certified (return receipt requested) or private express
courier (postage fully prepaid), addressed to Landlord to the addresses set forth in Section 18.10
below or at such other address(es) as Landlord shall designate by notice given as herein provided.
If Tenant is notified of the identity and address of Landlord’s mortgagee or beneficiary under a
deed of trust, or ground or underlying lessor, Tenant shall give such party notice of any default
by Landlord hereunder by certified or private express mail carrier.

23

 

          C) The time of the rendition of such bills or statements and of the giving of such
consents, notices, demands, requests or communications (collectively “notice”) by Tenant or
Landlord shall be deemed to be the earlier of (i) the date received by Tenant with respect to a
notice to Tenant, and the date received by Landlord with respect to a notice to Landlord (ii) if
the notice is sent by certified mail, five (5) days after the same is mailed, or (iii) if the
notice is sent by private overnight courier (e.g., Federal Express or similar courier), one (1) day
after the same is delivered to or picked up by such courier. Rejection or refusal to accept a
notice, request, demand, or the inability to deliver same because of a changed address of which no
notice was given shall be deemed to be a receipt of the notice, request or demand sent.

     18.10 Addresses for Notices to Landlord and Tenant.

     Notices to are to be delivered, mailed or couriered to the following address(es):

	 	 	 	 	 
	 

	 	To Landlord:
	 	Syufy Enterprises
	 

	 	 	 	150 Golden Gate Ave.
	 

	 	 	 	San Francisco, CA 94102
	 

	 	 	 	Attn: Real Estate Department
	 
	 	 	 	 
	 

	 	To Tenant:
	 	Century Theatres of California, Inc.
	 

	 	 	 	150 Golden Gate Avenue
	 

	 	 	 	San Francisco, CA 94102
	 

	 	 	 	Attention: Legal
Department

Tenant and Landlord may change their respective addresses for purposes of this section by giving
written notice of such change to the other.

     18.11 Entire Agreement. This Lease and the exhibits attached set forth the entire
agreement between the parties. Except as specifically set forth herein, there are no agreements,
representations, or warranties whatsoever as to any matter. Any prior agreements, conversations, or
writings are merged herein, superseded hereby, and extinguished.

     18.12 Sale or Transfer of Premises. Landlord shall promptly notify Tenant in writing
of any sale or transfer of the Premises or any assignment of Landlord’s interest in this Lease,
giving the name and address of the assignee or new owner, as the case may be, and instructions
regarding the payment of rent or any other amount required to be paid by Tenant hereunder. In the
event of any transfer or assignment of Landlord’s interest in this Lease or any change in, or
transfer of, title in and to the Premises of any part thereof, whether voluntary or involuntary, or
by act of Landlord or by operation of law, Tenant shall be under no obligation to pay rent or other
charges payable by Tenant to Landlord hereunder, thereafter accruing, until Tenant shall have been
notified in writing of such transfer, assignment, or change in title, and given satisfactory proof
thereof, and the withholding of rent or other charges payable by Tenant to Landlord hereunder, in
the meantime shall not be deemed a default upon the part of Tenant. Landlord may assign this Lease
and convey its title to the Premises, subject to this Lease, at any time. In the event of such
assignment of this Lease, Landlord shall have no further obligations under this Lease, except for
liabilities which shall have accrued prior to the date of such assignment and transfer and that the
assignee assumes in writing Landlord’s obligations hereunder accruing on and after the effective
date of the assignment.

     18.13 Force Majeure. In the event that Tenant shall be delayed or hindered in or
prevented form the performance of any act other than Tenant’s obligation to make payments of rent,
and other charges required hereunder, by reason of strikes, lockouts, unavailability of materials,
failure of power, restrictive governmental laws or regulations, riots, insurrections, the default
of Landlord, war, or other reason beyond its control, then performance of such act shall be excused
for the period of the delay, and the period for the performance of such act shall be extended for a
period equivalent to the period of such delay. Notwithstanding the foregoing, lack of funds shall
not be deemed to be a cause beyond the control of Tenant.

24

 

     18.14 Waiver. No term, covenant, or condition of this Lease can be waived except in
writing, signed by the party making the waiver, Landlord or Tenant, as the case may be. No waiver
of any default hereunder shall be implied from any omission by either party to take any action on
account of such default if such default persists or is repeated, and no express waiver shall affect
any default other than the default specified in the express waiver, and that only for the time and
to the extent therein stated. The acceptance by Landlord of Rent or partial Rent with knowledge of
the breach of any of the covenants of this Lease by Tenant shall not be deemed a waiver of any such
breach. One or more waivers of any breach of any covenant, term, or condition of this Lease shall
not be construed as a waiver of any subsequent breach of the same covenant, term, or condition. The
consent or approval by either party shall not be deemed to waive or render unnecessary that party’s
consent to or approval of any subsequent similar act.

     18.15 Estoppel Certificate. Either party hereto shall, within twenty (20) days notice
from the other party (referred to as the “Requesting Party”), execute and deliver to the Requesting
Party, in recordable form, a certificate stating that this Lease is unmodified and in full force
and effect, or in full force and effect as modified, and stating the modifications. The certificate
also shall state the amount of current monthly rent, the dates to which the rent has been paid in
advance, the amount of prepaid rent, and any other information with respect to this Lease
reasonably requested by the Requesting Party. Failure to deliver the certificate within the twenty
(20) days shall be conclusive upon the party failing to deliver the certificate for the benefit of
the party requesting the certificate and any successor to the party requesting the certificate,
that this Lease is in full force and effect, and has not been modified except as may be represented
by the party requesting the certificate, and that rent and other charges have not been paid for any
period after date of the notice requesting the certificate.

     18.16 Number and Gender. Whenever the context requires the singular number, it shall
include the plural, the plural the singular, and the use of any gender shall include all genders.

     18.17 No Holding Over. Tenant shall have no right to holdover after the end of the
Term. Should Tenant or any Leasehold Mortgagee succeeding to the interest of Tenant hold over in
possession after the expiration date, such holding over shall not be deemed to extend the Lease or
renew this Lease; and Tenant shall pay a pro-rated daily amount equal to one hundred twenty percent
(120%) of the Annual Rent in effect immediately preceding the expiration date until Tenant vacates
the Premises.

     18.18 Mechanics Liens. Tenant shall discharge, by payment, bonding or otherwise, any
mechanics liens filed against the Premises or the Entire Premises in connection with Tenant’s work
and/or any alterations or other work done by or on behalf of Tenant in the Premises within thirty
(30) days after Tenant receives notice of the filing of such lien, and Landlord shall cooperate
with Tenant at no expense to Landlord, in order to accomplish such discharge. Should Tenant fail to
so discharge any such mechanics lien, Landlord shall have the right to remove such mechanics liens
and charge all costs thereof, including without limitation, reasonable attorneys’ fees, to Tenant
as additional rent plus interest at 18%.

     18.19 Relationship of Parties. Nothing contained in this Lease shall be construed to
create the relationship of principal and agent, partnership, joint venture or any other
relationship between the parties hereto other than the relationship of Landlord and Tenant. Nothing
contained herein shall in any way impose any liability upon the stockholders, officers or directors
of Landlord or stockholders, officers, directors or trustees of Tenant should such parties be
corporate entities.

     18.20 Time of the Essence. Time is of the essence with respect to Tenant’s payment of
rent and other monetary obligations to Landlord under this Lease.

     18.21 Facsimile Copies. Tenant and Landlord (i) have each agreed to permit the use,
from time to time and where appropriate, of telecopied signatures in order to expedite the
transaction contemplated by this Lease, (ii) each intend to be bound by its respective telecopied
signature, (iii) are each aware that the other will rely on the telecopied signature, and (iv) each
acknowledge such reliance and waiver any defenses to the enforcement of the documents effecting the
transaction contemplated by this Lease based on a telecopied signature.

25

 

     18.22 Anti-Merger. The voluntary or otherwise surrender of this Lease by Tenant,
or a mutual cancellation of this Lease shall not work a merger but shall at the option of Landlord
either:

          A) Terminate any existing subleases or subtenancies; or

          B) Operate as an assignment to Landlord (and assumption by Landlord) of any subleases or subtenancies.

     Executed as of the date first written above.

	 	 	 	 	 	 	 	 	 
	TENANT:
	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	CENTURY THEATRES OF CALIFORNIA, INC.,	 	 
	 	 	a California Corporation	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	By:	/s/ Joseph Syufy	 	 
	 	 	 	 	 	 
	 	 	Print Name:	Joseph Syufy	 	 
	 

	 	Title:
	  V.P.	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	LANDLORD:
	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	SYUFY ENTERPRISES	 	 
	 	 	a California Limited Partnership	 	 
	 
	 	 	 	 	 	 	 	 
	 	 	By:	/s/ Raymond W. Syufy	 	 
	 	 	 	 	 	 
	 	 	Print Name:	Raymond W. Syufy	 	 
	 

	 	Title:
	  G. P.	 	 	 	 

26

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