CERTIFICATION OF CO-CHIEF EXECUTIVE OFFICER

                 PURSUANT TO RULE 13a-14 AS ADOPTED PURSUANT TO
                  SECTION 302 OF THE SARBANES-OXLEY ACT OF 2002

I, James M.  Seneff,  Jr.,  the  Co-Chief  Executive  Officer of CNL  Restaurant
Properties, Inc., certify that:

     1.  I have reviewed this  quarterly  report on Form 10-Q of CNL  Restaurant
         Properties, Inc.;

     2.  Based  on my  knowledge,  this  report  does  not  contain  any  untrue
         statement of a material fact or omit to state a material fact necessary
         to make the statements made, in light of the circumstances  under which
         such  statements  were made, not misleading  with respect to the period
         covered by this report;

     3.  Based on my knowledge,  the financial  statements,  and other financial
         information  included in this  report,  fairly  present in all material
         respects the financial condition,  results of operations and cash flows
         of the registrant as of, and for, the periods presented in this report;

     4.  The registrant's  other  certifying  officers and I are responsible for
         establishing  and  maintaining  disclosure  controls and procedures (as
         defined  in  Exchange  Act  Rules  13a-15(e)  and  15d-15(e))  for  the
         registrant  and  have:

                 (a)  Designed  such  disclosure  controls  and  procedures,  or
                      caused  such  disclosure  controls  and  procedures  to be
                      designed  under our  supervision,  to ensure that material
                      information  relating  to the  registrant,  including  its
                      consolidated  subsidiaries,  is made known to us by others
                      within those entities,  particularly  during the period in
                      which this report is being prepared;

                 (b)  Evaluated the effectiveness of the registrant's disclosure
                      controls and  procedures  and presented in this report our
                      conclusions  about  the  effectiveness  of the  disclosure
                      controls  and  procedures,  as of the  end  of the  period
                      covered by this report based on such evaluation; and

                 (c)  Disclosed  in this  report any change in the  registrant's
                      internal  control over  financial  reporting that occurred
                      during the  registrant's  most recent fiscal  quarter that
                      has  materially  affected,  or  is  reasonably  likely  to
                      materially affect, the registrant's  internal control over
                      financial reporting; and

     5.  The registrant's other certifying officers and I have disclosed,  based
         on our most  recent  evaluation  of  internal  control  over  financial
         reporting,  to the registrant's auditors and the audit committee of the
         registrant's board of directors:

                 (a)  All significant  deficiencies  and material  weaknesses in
                      the design or operation of internal control over financial
                      reporting which are reasonably  likely to adversely affect
                      the registrant's ability to record, process, summarize and
                      report financial information; and

                 (b)  Any  fraud,   whether  or  not  material,   that  involves
                      management or other employees who have a significant  role
                      in  the  registrant's   internal  control  over  financial
                      reporting.


Date:  August 8, 2003

                                               /s/ James M. Seneff, Jr.
                                               ---------------------------------
                                               James M. Seneff, Jr.
                                               Co-Chief Executive Officer