                                                                    Exhibit 10.1

                               FOURTH AMENDMENT TO
                                LEASE AGREEMENT


                           OLP BROOKLYN PAVILION LLC

                                 - LANDLORD -


                             ADM CINEMA CORPORATION
                                   - TENANT -


                            AS OF FEBRUARY 11, 2005




                                                PAVILION THEATRE
                                                188 PROSPECT PARK WEST
                                                BROOKLYN, NEW YORK


<PAGE>


                      FOURTH AMENDMENT TO LEASE AGREEMENT


      This FOURTH  AMENDMENT TO LEASE AGREEMENT  (this  "AMENDMENT") is made and
entered  into as of the 11th day of  February,  2005 by and between OLP Brooklyn
Pavilion LLC, a Delaware  limited  liability  company  having an office at Suite
303, 60 Cutter Mill Road, Great Neck, New York 11021 ("LANDLORD") and ADM Cinema
Corporation,  a Delaware  corporation  having an  address at 55 Madison  Avenue,
Suite 300, Morristown, New Jersey 07960 ("TENANT").

                             W I T N E S S E T H :
                             - - - - - - - - - -

      WHEREAS,   Landlord,   as  landlord,   and  Pritchard  Square  Cinema  LLC
("PRITCHARD"),  as tenant,  previously entered into that certain Lease Agreement
dated August 9, 2002 (the "ORIGINAL  LEASE") affecting certain property known as
The Pavilion Theatre and located at 188 Prospect Park West, Brooklyn, New York;

      WHEREAS, Landlord and Pritchard previously entered into that certain First
Amendment  to  Contract of Sale and Lease  Agreement  dated as of August 9, 2002
(the "FIRST AMENDMENT");

      WHEREAS,  Landlord  and  Pritchard  previously  entered  into that certain
Second  Amendment to Contract of Sale and Lease  Agreement  dated as of April 2,
2003 (the "SECOND AMENDMENT")

      WHEREAS, Landlord and Pritchard previously entered into that certain Third
Amendment to Contract of Sale and Lease  Agreement  dated as of November 1, 2003
(the "THIRD  Amendment");  the Original Lease as amended by the First Amendment,
the Second Amendment and the Third Amendment is hereafter  collectively referred
to as the "LEASE");

      WHEREAS,  Landlord and Pritchard  (among others)  previously  entered into
that certain  Stipulation of Settlement  (Index No. L&T (L&T)  083402/04)  dated
September  2,  2004  and  affecting,   among  other  things,  the  Lease,  which
Stipulation is being  terminated in connection with the execution,  delivery and
effectiveness of this Amendment;

      WHEREAS,  immediately prior to this Amendment,  Pritchard  assigned all of
its right,  title and interest in and to the Lease to Tenant and Tenant  assumed
all of such right, title and interest, pursuant to the Assignment and Assumption
of Lease attached hereto and made a part hereof as EXHIBIT A; and

      WHEREAS, Landlord and Tenant now wish to further amend the Lease as herein
set forth.

      NOW, THEREFORE, in consideration of the mutual covenants herein contained,
the sufficiency of which being hereby acknowledged, the parties hereto do hereby
agree as follows:

      1.  CAPITALIZED  TERMS.  Capitalized  terms used herein and not  otherwise
defined herein shall have the respective meanings ascribed thereto in the Lease.

      2. MINIMUM  ANNUAL RENT.  Effective  February 11, 2005, the Minimum Annual
Rent due pursuant to the Lease shall be modified to be as follows:

      BALANCE OF THE INITIAL LEASE TERM:

                      MINIMUM ANNUAL RENT      MONTHLY RENT

      2/_/05 -           $1,128,000.00          $94,000.00
      1/31/13
      2/1/13 -           $1,152,000.00          $96,000.00
      7/31/22

      OPTION PERIODS:

      FIRST OPTION    MINIMUM ANNUAL RENT      MONTHLY RENT

      8/1/22 -           $1,267,200.00         $105,600.00
      7/31/32

      SECOND OPTION   MINIMUM ANNUAL RENT      MONTHLY RENT

      8/1/32 -           $1,393,920.00         $116,160.00
      7/31/42



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<PAGE>

      3. PERCENTAGE RENT.  Effective  February 11, 2005, a new Section 4.4 shall
be added to the Lease as follows:

            "4.4  PERCENTAGE RENT.

            A. In addition to the Minimum  Annual Rent and all other charges due
      and to become due from Tenant pursuant to the terms of this Lease,  Tenant
      shall also pay to Landlord  percentage  rent equal to ten percent (10%) of
      Gross Receipts (as hereinafter defined) in excess of Eight Million Dollars
      ("PERCENTAGE  RENT") for each calendar year (or fraction  thereof)  during
      the Lease Term,  as same may be extended.  Each  calendar year or fraction
      thereof shall be considered as an  independent  accounting  period for the
      purpose of computing  the amount of  Percentage  Rent due or to become due
      pursuant to the terms hereof. Percentage Rent shall be payable annually as
      hereinafter set forth at such place as Landlord may designate, without any
      prior demand therefor and without any set off or deduction whatsoever.

            B.  Percentage  Rent with respect to each calendar year (or fraction
      thereof)  shall be paid on or before the first day of the next  succeeding
      March (E.G.,  Percentage Rent due for calendar year 2005, if any, shall be
      due and payable by Tenant on March 1, 2006)  except that  Percentage  Rent
      for the final  calendar  year (or fraction  thereof) of the Lease Term, if
      any, shall be due and payable within thirty days after the  termination of
      this Lease. Percentage Rent for partial calendar years shall be calculated
      and payable on a pro-rated basis (by way of example, Percentage Rent for a
      partial  calendar  year  consisting of only six months would be calculated
      based on a  breakpoint  of Four  Million  Dollars).  On or before the date
      fixed for payment of Percentage Rent as provided above, and whether or not
      Percentage Rent is payable with respect to the applicable  period,  Tenant
      shall  deliver to Landlord a written  statement  signed and  certified  to
      Landlord  as true and  correct  by a duly  authorized  officer  of Tenant,
      showing  accurately and in detail the amount of Gross Receipts  during the
      preceding calendar year (or fraction  thereof).  Each such statement shall
      be in such  form and style and  contain  such  details  and  breakdown  as
      Landlord shall reasonably require.

            C. As used herein,  "Gross  Receipts" shall mean the aggregate total
      of all box office receipts (I.E., the actual sale price of all tickets and
      other  admissions to the theater at the Demised  Premises  whether tickets
      are  purchased  on-site at the Demised  Premises  or  off-site  from other
      sources).

            D. Tenant shall prepare and keep  available on the Demised  Premises
      adequate books,  records, and accounts in form and substance sufficient to
      substantiate  the  amount  of Gross  Receipts  for each  year or  fraction
      thereof.  At any  reasonable  time and upon three (3) days  prior  written
      notice,  Landlord  may  cause a  complete  audit  to be  made of  Tenant's
      business  affairs and records  relating  to the Demised  Premises  for the
      period  covered by any  statement  issued by Tenant.  Such audit  shall be
      performed by Landlord or by an  accountant of  Landlord's  choice.  Tenant
      shall promptly remit any deficiency in Percentage Rent established by such
      audit.  If said audit shall disclose that actual Gross  Receipts  exceeded
      the Gross  Receipts  reported by Tenant by two percent (2%) or more,  then
      Tenant  shall also  promptly pay the cost of the audit  together  with the
      deficiency in Percentage Rent.

            E. The terms of this  Section 4.4 shall  survive the  expiration  or
      earlier termination of this Lease."

      4.  SECURITY  DEPOSIT;  ISSUANCE  OF AIX  STOCK  TO  LANDLORD.  A.  Tenant
acknowledges  that Landlord has applied all of the Security  Deposit  previously
held  by  Landlord  pursuant  to the  Lease  to  certain  open  and  outstanding
delinquent charges due pursuant to the Lease from Pritchard, the original tenant
under the  Lease,  and that  accordingly  no  security  deposit is being held by
Landlord, and Tenant waives and relinquishes any right it has or may have had to


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<PAGE>

such Security  Deposit.  In consideration of Landlord's  agreement to consent to
the assignment of the interest of the "tenant" under the Lease from Pritchard to
Tenant and in consideration of Landlord's agreement to waive the requirement for
a security deposit under the Lease,  immediately prior to this Amendment (and as
a  condition  to the  effectiveness  hereof),  Tenant at  Tenant's  expense  has
delivered to Landlord a stock certificate(s)  evidencing Landlord's ownership of
Forty Thousand (40,000) fully paid and  non-assessable  shares of Class A Common
Stock,  par value  $0.001 per share,  of Access  Integrated  Technologies,  Inc.
(AMEX:  AIX) (the "AIX  Stock"),  which shall be  restricted  as provided  under
Paragraph  4(c) hereof and which shall be the sole property of Landlord (and are
specifically  not in the nature of security for Tenant's  performance  under the
Lease).

      B.  REPRESENTATION AND WARRANTIES OF LANDLORD.  In connection with the AIX
Stock, Landlord represents and warrants to Tenant as follows:

            (i) INVESTMENT INTENT.  Landlord acknowledges that the AIX Stock has
not  been  registered  under  the  Securities  Act  of  1933,  as  amended  (the
"Securities Act") or any state securities laws and are being issued hereunder in
reliance upon applicable  exemptions from such registration for transactions not
involving  a public  offering.  The AIX Stock will be  acquired  for  investment
purposes by Landlord  and not with a view to the resale or  distribution  of any
part thereof.  Landlord has no present intention to sell or otherwise dispose of
the AIX Stock, except in compliance with the provisions of the Securities Act.

            (ii)  INFORMATION.  Landlord,  either  alone  or  together  with its
representatives,  (i) has  such  knowledge,  sophistication  and  experience  in
business and financial  matters so as to be capable of evaluating the merits and
risks  involved in  acquiring  the AIX Stock,  (ii) is able to bear the economic
risks involved in acquiring the AIX Stock,  and (iii) has had the opportunity to
ask  questions  of, and  receive  answers  from,  Tenant and  persons  acting on
Tenant's  behalf  concerning  the terms and  conditions  of the AIX Stock and to
obtain any additional information in connection therewith.

            (iii)  LANDLORD'S  STATUS.  At the time Landlord was offered the AIX
Stock, it was, and at the date hereof it is, and on the date it acquires the AIX
Stock  it will be  either:  (i) an  "accredited  investor"  as  defined  in Rule
501(a)(1),  (a)(2),  (a)(3), (a)(7) or (a)(8) under the Securities Act or (ii) a
"qualified  institutional buyer" as defined in Rule 144A(a) under the Securities
Act. Landlord is not required to be registered as a broker-dealer  under Section
15 of the Exchange Act.

            (iv) GENERAL  SOLICITATION.  Landlord is not acquiring the AIX Stock
as a  result  of any  advertisement,  article,  notice  or  other  communication
regarding the AIX Stock published in any newspaper, magazine or similar media or
broadcast  over  television  or radio or  presented  at any seminar or any other
general solicitation or general advertisement.

      C. RESTRICTIONS ON TRANSFER.

            (i) Landlord  agrees that it will not transfer or otherwise  dispose
of (each,  a  "Disposition"  or "Dispose") any of the shares of AIX Stock except
upon the terms and  conditions  specified  herein  and  Landlord  will cause any
subsequent  holder of  Landlord's  shares of AIX Stock to agree to take and hold
the shares of AIX Stock subject to the terms and conditions of this Paragraph 4,
if such  shares of AIX Stock  are  required  to  include  a legend  pursuant  to
Paragraph 4(C)(ii) hereof.

            (ii) Each certificate representing the shares of AIX Stock issued to
Landlord or to any subsequent holder of Landlord's shares shall include a legend
in the following form; PROVIDED, HOWEVER, that such legend shall not be required
(and shall be removed) if a Disposition is being made in connection  with a sale
of shares of AIX Stock  registered  under the  Securities  Act, or in connection
with a sale in compliance  with Rule 144 under the Securities  Act, as such Rule
may be amended from time to time, or pursuant to any other exemption that may be
available to Landlord:



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<PAGE>

      THE SHARES  REPRESENTED BY THIS CERTIFICATE HAVE NOT BEEN REGISTERED UNDER
      THE SECURITIES ACT OF 1933, AS AMENDED (THE "ACT"), OR THE SECURITIES LAWS
      OF ANY STATE AND HAVE BEEN ISSUED IN RELIANCE UPON  EXEMPTIONS  THEREFROM.
      THESE  SECURITIES  MAY NOT BE  PLEDGED,  HYPOTHECATED,  SOLD OR  OTHERWISE
      TRANSFERRED  IN THE ABSENCE OF  EFFECTIVE  REGISTRATION  UNDER THE ACT AND
      APPLICABLE STATE SECURITIES LAWS OR AN OPINION OF COUNSEL  SATISFACTORY TO
      THE COMPANY THAT REGISTRATION IS NOT REQUIRED THEREUNDER.

      5. USE.  Effective as of the date hereof,  Article 6 of the Lease  ("Use")
shall be supplemented to provide that, subject to Tenant's compliance with Legal
Requirements and Restrictions, and subject to Tenant's compliance with the other
terms  and  provisions  of the  Lease,  Tenant's  permitted  use of the  Demised
Premises shall also include the incidental (I.E.,  incidental to the primary use
as a "first run" movie theatre) operation of a restaurant and bar.

      6. LIFE INSURANCE POLICY. Effective as of the date hereof, Section 8.10 of
the Lease ("Life Insurance Policy") shall be deleted from the Lease and shall be
of no further  force or effect.  Tenant shall have no right or claim to amounts,
if any, on deposit with Landlord for escrows for payment of renewal  premiums on
the Life Insurance Policy.

       7. TENANT EQUIPMENT. A. Notwithstanding anything in the Lease (including,
without limitation, Article 9 thereof) to the contrary, Landlord agrees that any
digital  projectors,  servers and/or other items of trade equipment and personal
property  that Tenant may install or place upon the  Demised  Premises  from and
after the date hereof  shall be and remain the  property of Tenant and shall not
be the property of the Landlord.  Any such installation  shall be done by Tenant
at Tenant's sole cost and expense and shall be in compliance with and subject in
all respects to, the terms and conditions of the Lease,  specifically including,
without  limitation,  Article 9 thereof.  Tenant  hereby  indemnifies  and holds
Landlord  and  Landlord's   Affiliates   harmless  from  any  liability,   cost,
obligation, expense or claim of lien in any manner relating to the installation,
placement,  removal or financing  of any such trade  equipment  and/or  personal
property.

      B. Notwithstanding anything in the Lease to the contrary,  Landlord hereby
agrees to  relinquish,  release and waive any claim it has or may have had under
the Lease to any  trade  equipment,  furniture,  concession  stands,  projection
equipment, sound equipment,  personal property and/or trade fixtures now located
at the Demised  Premises and previously used by Pritchard in the ordinary course
of  Pritchard's  business  operations  within  the  Demised  Premises  since the
commencement  of the Lease on August 9, 2002,  specifically  including,  but not
limited  to,  the items  listed on  SCHEDULE  A annexed  hereto  and made a part
hereof.

      8. ASSIGNMENT.  Effective as of the date hereof,  (x) a new sentence shall
be added after the first sentence of Section 11.1 of the Lease ("Restrictions"),
as follows:  "Notwithstanding  the  foregoing  prohibition,  Landlord  shall not
unreasonably  withhold,  condition or delay its consent to a proposed assignment
of the Lease by Tenant" and (y) the last  sentence of such Section 11.1 shall be
deleted from the Lease and shall be of no further force or effect.

      9. WORK; COMPLETION DATES.

      A. By no later than (x) August 31,  2005 with  respect to the Fire  System
and (y) November 30, 2005 with  respect to all other items (as  applicable,  the
"OUTSIDE DATE"),  Tenant, at Tenant's sole cost and expense,  shall (i) complete
construction of the Additional Theater (including, without limitation, obtaining
an amended  final and  permanent  certificate  of occupancy  for the  Additional
Theater),  (ii) complete the  installation  of the Doorways with a contractor(s)
reasonably  acceptable to Landlord,  (iii) complete the installation of the Fire
System with a  contractor(s)  reasonably  acceptable to Landlord and (iv) obtain
the final  permanent and  unconditional  certificate of occupancy for the entire
Demised  Premises  and pay in full and  satisfy of record any and all  attendant
violations of record against the Demised  Premises (with Tenant being obligated,
at Tenant's  cost,  to maintain the temporary  certificate  of occupancy in full
force and  effect and to extend  same as  required  until  receipt of the final,
permanent and  unconditional  certificate  of occupancy  for the entire  Demised
Premises). All of the foregoing shall be performed in compliance with all of the
terms,  provisions and requirements set forth in the Lease as amended hereby and
in  compliance  with all  applicable  laws,  statutes,  rules,  regulations  and


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<PAGE>

permits.  As used  herein,  "complete"  or  "completion"  shall  mean  that  the
Additional  Theater,  Doorways  and Fire System have been fully  constructed  or
installed,  as the case may be, in  accordance  with  plans  and  specifications
therefor  that have been  previously  approved  in  writing by  Landlord  (which
approval  shall  not be  unreasonably  withheld),  have been paid for in full by
Tenant (with Landlord having  received  original lien waivers in recordable form
acknowledging  receipt  of  such  payment  from  the  applicable  contractor  or
subcontractor) and with all permits, approvals,  certificates and/or inspections
as may be required under applicable law, rule or regulation having been received
and delivered to Landlord. Upon completion of the Fire System, Tenant shall also
obtain and provide to Landlord true copies of all applicable  documentation  and
permits  evidencing  compliance with, and approval from,  among others,  all NYC
agencies  and  authorities  including,  but not  limited  to,  the NYC  Board of
Underwriters  and the Department of Buildings.  Further,  during the Term of the
Lease (as same may be  extended),  Tenant,  at Tenant's  sole cost and  expense,
shall cause the Fire System to be properly maintained and serviced.

      B. Notwithstanding anything to the contrary herein, Tenant shall cause the
Fire System  and/or  Doorways to be  installed  as soon as possible in the event
that  any  governmental  authority  shall  request  same in  writing  or issue a
violation against the Demised Premises for the lack thereof or in the event that
any insurance  company,  Board of Fire  Underwriters or similar  authority shall
require same on order for its  insurance to remain in full force and effect.  It
shall  constitute an event of default under the Lease (not requiring  additional
notice  or grace  period)  if any of the  foregoing  items is not  completed  or
installed by the Outside Date (or such earlier date as may be required  pursuant
to the terms of this  Paragraph  9). All dates  herein  provided are time of the
essence as provided in the Lease and are not subject to "Force Majeure".

      C. Landlord is currently holding the total sum of $429,815.00 representing
the unexpended portion of the Landlord Improvement Allowance and the Improvement
Holdback.  Provided  there shall be no default beyond  applicable  notice and/or
grace period under the Lease and provided  that any and all  violations  against
the Premises have been paid in full and discharged of record, such remaining sum
shall  be   disbursed  by  Landlord  to  Tenant  upon  the   completion   and/or
installation,  as applicable,  of all of the items set forth in Paragraph 9A (i)
through (iv) above in accordance  with the terms and  provisions of the Lease as
amended hereby.  If Tenant fails to complete any of such items by the applicable
Outside Date (or by such  earlier date as may be required  pursuant to the terms
of this  Paragraph 9), then same shall  constitute an event of default under the
Lease not requiring  additional notice or grace period,  and, in addition to all
rights and  remedies  available  to Landlord as a result of an event of default,
Landlord shall also be permitted to retain the remaining portion of the Landlord
Construction Allowance and the Improvement Holdback (but same shall not mitigate
or otherwise affect Tenant's obligations to complete all of the required work).

      10.  AS IS.  Supplementing  Sections  2.2  and  4.2 of the  Lease,  Tenant
acknowledges and agrees that Landlord would not have consented to the assignment
of the Lease to  Tenant  and that  Landlord  would  not have  entered  into this
Amendment  without the  provisions of this  Paragraph  10. It is understood  and
acknowledged  by Tenant that the Lease is a triple net,  bondable lease and that
the Demised Premises are leased on an "as is", where is" basis in their existing
condition and with all faults and defects whether latent or patent, all of which
are the  obligation of the Tenant under the Lease.  Neither  Landlord nor any of
Landlord's representatives, employees, members, officers, directors, partners or
other agents has made or will make any  representations or warranties whether as
to the physical  condition of the Demised  Premises,  the state of repair of the
Demised Premises,  their compliance with applicable law or otherwise, and Tenant
acknowledges  same and  acknowledges and agrees that Tenant has not and will not
rely on any  representations,  warranties or other  statements,  whether oral or
written, in its decision to accept an assignment of the Lease.

      11. NOTICES.  Effective the date hereof, the address for notices to Tenant
under the Lease is as follows:

            ADM Cinema Corporation
            55 Madison Avenue, Suite 300
            Morristown, New Jersey 07960
            Attention:  Gary S. Loffredo



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<PAGE>

      12.  RATIFICATION.  Except as expressly  modified by this  Amendment,  the
Lease  remains in full force and effect and is hereby  ratified and confirmed by
the parties.




                     [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]



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<PAGE>


      IN WITNESS WHEREOF,  the undersigned have duly executed and delivered this
Amendment as of the date first hereinabove written.

LANDLORD:

OLP BROOKLYN PAVILION LLC, a Delaware limited liability company
By:   OLP-MTC Holdings, LLC, its Sole Member
      By:   OLP Movies LLC, its Manager
            One Liberty Properties, Inc, its Sole Member

            By:     /s/ Richard M. Figueroa
                --------------------------------
                  Richard M. Figueroa
                  Vice President


TENANT:

ADM CINEMA CORPORATION, a Delaware corporation


By:     /s/ A. Dale Mayo
   --------------------------
      Name: A. Dale Mayo
      Title: CEO



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