HomeMy WebLinkAboutContracts & Agreements_175-2009_CCv0001.pdf NORTH ORANGE E
LEASE
FOR
CITY OF REDLANDS POLICE ICE E T N
I l'a tip l
Initial Lease Tcrm 1
4. .�, tL I
t' tad'C'ren-L'se
6. Li,,�cs ai-ld Assessments
M.int enaue }
8. ALU110174V to EXeCUte
f 1, J11SU1`t skin
_.
t°o mnion .art ani
hick"Ilmity
1 4, LxCillptittn of 1-a$1L11ord Ft•crm Liability 1
16, E::;ttapp l Certificate 8
19. Landlord's Ditry on Prerrillses 9
',OSale of'Premises by Landlord 9
1, Surrender of prem]ses M
I 10idill" OV 10
leruQr 10
,)4, Attorneys' Fees
ice's
6. SUbordination 11
27. Walver I I
RecoMation 11
2 9. Alter.ILJOTIS ll
ti Option to Extend 1`erl-11 12
I F.'minem Domain
12. Det�ult by 'Fenant 14
aults byLandlord to
-'4� IAhNts I
Ise
age 16
oft.angu,—
)6, Captions 16
17 Entire A-reement I
3(S 1"Accution of Lease 17
Wa Iver of Redemption 17
tti, Svverabllity 17
41 Net Lease 17
4+� ( LI1111.11atiVe Rei-nech1es 17
4 Covcnajits and Conditions Is
44� Binding, Effect: Choice ofLaw 18
45, Force ,Vla,jeure 18
46, Brokers 18
47. Interest on [Jnpald Rent 18
48. JoInt mid Several Obligation 18
Relocation 19
4,10, SUI)MIssion 19
LEASE
THIS LEASL is made and entered into this, 17111 day of'Novernbcr. 2o09 and bevvveen
()range ('enter LLC. owner("Landlord") Lind City of Redlands (herefflatler known as
"'Fetiant").
Laa dI(:)rd. for and in consideration of the covenants and agreements here�mifter set
I01111 to be kttpt and perl'ormed by 'Venant. hereby denuses and leases and ,renant.
does hereb% take, accept., and lilre firotn Landlord, the Premises hereiriaher cicsCribed t*or the
La 11-w �vntal and subject W alKl UJ)011 Lite ternis. conditions. and agreemenls herein set
AIISED PRENIISES
I and1ord fiereby icases to Tenant and Tenant hereby [cases from Land iord that certain
interior space known as 1568 N. (.)range Street containing approxinrately FOUrtceri hundred
(1,400) square feet col`floor area ("Preittises"). Location of the Premises is d,cfinicated in
1:xhibli. A (Site Plan) attached hereto and incorporated by reference herein. Sald Premises is
located in as Shopping Center("Shopping Center") con-u-nonly referred to as North Redlands
Shopping, C,2'niet, located in th�! ("Ity of'4edlands, COUVAV Of"San Bernardino i awa Sate of'
Call 1,01-11111,
INITIAL LEASE TERAN
Thi: initial term ofthis Lease ("hiltial Lease Term") shall cornnienco: ort the earlier of'
the follow"no
I g dates (and be knov,'n as the "Contmencement Date"). and shall continue for the
terata Ot'LNVo (2) years, or November 16. 2011
4, 1 I-`N T
-1, 1 J)'14 i 1-11111 Lill I 'NIOntilk, Kent. Commencing on the Date, 'Fenarit
shall pa%, w Landlord as Minimum Monthly Rent, Without deduction or set-oCC, iprior to notice
or deniaid. [11C Stan ofOne "thousand Dollars ($1.000) per morith, in advancktori tl-.te first day
kit,each I'llondl ofthe term of'the l.ea€se. Niviinin'11,1111 Monthly Rciiifor any jxirtizii nionth shah
be pr orated Lit tlurate of' k"Mth ofthe Xkfinifl-IUM Monthly Rent per day. All rk:n[ shall be paid
to Landlord at the address to which notices of Landlord are !,iven. ']'be olinfillUM annual rent
is twelve (12) times the Minim= Monthly Rent.
Any rent not paid by the tenth (lay of the month for whieli it is d-Lie shall be considered
late and sub"cet to the late payment penalty provided for in Section 4,21 hercoC. "vionthly rent
I'Or anlea ruai nionth shat[ be prorated at the rate of 1,'0th of the applicable Nlonthly Rent
per day, All ivni shall be paid to Landlord at the address set t'ortli belo\v in parajaph 4.3. The
niininitun �1111IUal rent is twclvc ( 1-2) unies the applicable Monthly Rent.
4,) Late J)avrnent Penalty, It' fcnant shall Cad to pay, when the same is due iind payable.
t,
z -cd I - this
ui\ rent or additional matt any ainount or other charoes recluli to he PJ k! Wldel
Lease. promises too pay to 1-andford. in addition to such unpaid aarioww�, as late
payrnent penalty equal to ten percent (10%) o I'such unpaid amounts,
4 1 place of Pavment. All rental and other paynients shall be paid by Tena m to
Landlord at-
AtiC Property, klanat4lement
11 (1 1) Box 8372
Riverside. CA 92515-8372
tffgll SUCII Olhel' Place, AS May Croin tiiiie to time be designated b-v Landlord in vrltin,g.
A
t:` F 0 1: 1-1 R I N111 I S F S
5.1 Tenant shall use the Premises only for the purpose ofa Policc Suation and f*or
no other use or Purpose without the express written consent ofLandlord.
5,2Tertarn shall comply with all reoulations. conditions. and laws concerning the
or ,Fcnant's use ofilic Premises. without firi'litati011.
Tenatit shall I-lot use tile Premises in, any, manner that Nvill consLiUlte Waste.
lWiSaIlCQ. or unreasonable annoyance tea Other teriants ill tile Shopping, Center in, which the
Premises is iocawd. No second-hand storeauction, distress or fire sale- hanl,roptcy or.
,�oil11'-OUt-01'-bUSiI1CSS sale may he condUCted on the Premises without. Landlord's consent.
Tenant Shall not sell or display merchandise outside the confines of the F'remlses or in the
Common Area.
4 Tonant Shall not do anything, on the Premises that will cause uamage to the
Prenuscs or the ShoppinL4 Centel- in which the Premises is located. The Premises shall not be
OVerfoacLd., no machinery. apparatus. or other appliance shall be used or operawd In or on tile
P't-cmiSCS that Would injure or vibrar2 tile Premises, without the Landlord's prior written
consent
Tenant covenants and agrees that after opening for business in tile Premises. it
Will COJURILIOUSly operate and conduct therein the business which it is permitted so to operate
under the provisions hereof except while the Pren-fiscs is unteriantable by mison offire or
04her cZISU'Ult\', ',.incl that it will at all times (,,I) keep and maintain within and U11011 the Premises
MI, AiCOLIZ1W stock of inct-cliandlSe aild tl'ade fixtures. and (b) adequateiv stafl'[Ate Premises
,
\'v th sutTlcieln employees. as sh-all be required to supply and SCrV]CC tile USLIai, a A ordinal-N
dcro-tands and requirements of its customers. 'tenant shall remain open for bus i IIcSS dUring,
normai SC11001 hours. Tciiant niav display ni its display wirido\�,s. Ili an attraci i°,+� and
proics.sional manner. Met'C11,111disc wkhlcfi. Tenant IS peffnitted to SCIA 1i-0111 [I',% P1%,:1111ses.
5.ti Tenant agrees that all trash and rubbish of"Yerrant, shall be deposit within
rQceptacles and that there ,hall be no trash receptacles perinitted to rernain outside of the
111,11ilding ofkvhich the Premises is as part. III tile event Landlord provides or dLsignates trash
rcceptacl,,!s. Tenant agrees, to causesuch receptacles to be en-iptied and trash reinoved at its
ww as Co""o aade.\Pense. Tcnant a,,,Irces to first bag the trash before deposttill'i, L In tile
�UlthoriZ�2d trash area.
o TAXI'S .-",Nl) ASSESSMEN'l
O,i Persona l-Proierty ja, Tenant shall also pay before dCfiuLjL1ciwy any and all
taxes, assessments, license fees_ an(] public charges levied. assessed or imposcd at any time
and which become payable during the term of this Lease upon Tenant's k2asclwld
iniprove,inents. rixtures. equipment. furniture, inventories. or merchandise and tAny other
personal property installed or located on the Premises whether oi-not SUch assessment is
made a,, l
at list Tenant or allal list Landlord, either separately or as part of tile assessment of the
Shopping Center. and whether installed by Landlord or by Tenant,
6,2 Exch,[SiORS'� It is agreed and understood. that, tile term "taXeS" ',IS Used herem
,illilll 1101 HiCiUdC Mly? fi-anchisc. cxclsc, gift. estate, Inheritance. SUCCCSSIOIL CUI)IIai levy. or
I.IX OCLMIdlord Larising out of'or In connection %,vith this Lease or Landlord's rights ill
UIC PrelnI,SS. tar L111V net 111CO111CCL'SS Profits. I
aX Cilar0e (11' Lh'aiaSt 1,1ciiLelord.
orf AINTEN, NCI.-
Tcliant shall at its expense asid risk maintain all of the interior and exterl'or and other
nirprovernealts of the Premises in good repair and condition, IncludiIag, hLlt Ilot limited to. all
ticcessary rc-pairs and replaceirients to the plumbing, electrical wiring. Nvindoxvs,. window
1as,.,,_ piaLC glass, doorspaintino. lwating systern, and tile air conditionil-11.), COUlpinent.
Laridlord shall provideas necessary, maintenance, repair_ replacernent, repainaing'. and
cleaninu, gal sal! exterior areas of the buildIn,,, including the roof and Common Area (as
and provide all necessary utilities to Comnlon Area. '[L, ;I. t,S
obhuatlons set forth in this paragraph form a inateriai part ofthe consideratwii ika-this Lease.
and Teriant hereby wain,es all rights to make repairs at the expense oft-andlord aa: provided
by any law. statute, or ordinance now or hereafter in effect.
A�I_TFIORITY J-0 EXE0,17TE
11:ach Individual CXCCLltlll6' this Lease oil bellalf of tile Teriant represents ,.aid warrants
iiiat lie is c.iuly aUthorized to cxecutc and deliver this Lease oil behalf ofTeriant in accordance
With LI dUk' iid0j-,)ted resolution,oftlac Teriarn's board of directors. ni accordancc. with.the
FenanCs or purSUant to TI2111MIt'S partnership agreement. and that the L,11asc is bindil"ILY,
011 Tel-ILIM HI accordance ,vith Its ternis,
Sl(JNS
"I":11allt Shill! not have the riLlht to place, construct. or maintain oil tic: 1_51a ss paries or
SU111101-US 0i'lile S11MV k-kindows ofthe 11rerinses, the doors, or the exterior Nvafls or roof ofthc
bald(I M d(fill- �,s hich tile Premises is locLacd- or on any interior portions of any
thc Prcinises. a
7'1S� "Id Vell iSC1l1eIltS. flallIeSL
, illSi 'Ili . traderiarks other items
,Ili�H s , a I . descriptive material. or all-
'AidlOUL hi",". I-VOCUrin- Lankilon-A's °xprcss %.vritten consent. Landlord Shall Lk-Slmite tile size.
-terior sig
ris to be installed hy Tcru, n t gr es
Si ',I[)C. COIOF� deSi�__Iti. and location ot'all ex im Fe all a c �
to submit to Landlord copies ot"fenarit's sign plans tbr Landlord's written approval. Lalldlord
at 'I"cilant's cost call remove any item placed, constructed. or niaintained that does not comply
Xa ith,the provisions of this section. Tcrtant shall not place, construct. or maintain on the
Premises arlN, advel"llsement media. iticluding, without limitation. search lights-, flashing
I I ghts., loud speakers. phonographs, or other visual or audio media. Tenant .sllal I remove all
sions at the termination ofthis [,ease and shall repair arty darnage and close Lmy holes caused
hv such I-etterlm, on signs ac ill be installed by Tenant With LWI(HOI-LFS npproval of
tyle and Landlord. at Landlord's option. may install a pole and pole slgn- with proper
City approvals. Tertain shrill nOL solicit business, in, on or about the Common Area. or
distribUIV hand bills or other advcrtismu or promotional media., in, on. or slime the C-7on-u-non
,Area or M the Parkirto arcLis.
10, 1,'TILITIES SERVICES
Tenant shall pay lot-all water, gas, power, and electricity and any other utilities used
by Tenant, Oil the Premises from and arter the delivery of possession thereof by Landlord. if
army such charges are not pald kkilerl ClUe. Landlord may pay the same, and an\ 1,1111OUnt So I-KIld
Landlord shall thCreUPOH become dUC to Landlord from T'criant as additional relit UpOn
III th� event tIMA, r.111V UUlnWS J famished bv Landlord, the rates chur-od Tenant
"'hail. 1101 I�XXCCLI those oftlic local public utility coni pany-as if its services furnished
directly to 'kmant, and shall not be fess than its pro rata share ol'any.jointly nwivred service
1-USCd UJ)Oil 11142 SLIuare 6 otage of tht� bujldlu,�)S serviced, Landlord shall not h,� hable
0 H in
n
daniagc. or otherwise for ariv 11rilure or interruption of any utility ser\,,ice hcim-, i'urnislied the
Premises. ajid no such failure or interruption shall entitle Tenant to terminate iflls; Lease or to
abate payment of any portion of dic rent due hereunder. In the event Landlord Currushes any
utilities to the Premises and elects to discontinue, or is unable it) continue. furnishing such
UtilAtiCS for any reason other than the kailure by Tenant to pay any utility char-e or any rental
1,),'lVn1CuL dUC hereunder. Landlord shall so inform Tenrint in writing and Tenant -,-,hall. upon
i'Lc knpt ot-Such notice. obL1111 Its OkAAl utilities for tf-te Premises;
i l
R ' hit atf'II,suranc PrernItans [.,�zt and s[IaI1 it a i 11in s dit1-i11�' tft
term laercYcft'anaintaain in effect a poli N or policies of Insurance ccavc:nn(,,1 tat it uik aitailclirag of'
xviucla the Premises are a hart. in an °arntaui t not Buss than eighty percent ( tf'''1) ofthe
insurable value ol'such building. providing protection against any peril gcaaerally included
within in tlae classification "lire and l xtea ded Coverage Insurance_" and insrttiaav .a aaiarst Such
othcr lisps as Landlord may designate. and (b) the rents payable hereunder. 'I lac insurance
l.ataadioll-af 1):aac:ures ana;' iatclticfcx coverage oil buildings Or stares other tiaata Laic i'itaarises:
9 itaaiat :sh ail pay to Laaatcllord its pro ra.atit share of the Cost aaf'stach insurance, i,; ,he same
proportion Lis set tial iaa paragraph 7.1 . Tenant shall pay one-twelfth, (I'll?th) all the amount
estina.ata°d lea l.aaadlcard tca be l`cnant's share of'such costa with each moritlab .at..ta lnacnt of
Mirtiaattaiaa oia1111V Rent JUC hereunder, Airy insurance coo rai-c Mclean provi,.t�:d shatl be t6r
the benefit oli Landlord and all proceeds payable thereunder shall be paid to i aiCtdlord, free
and, clear a f rany clairris thereto by Teriaant.
I I:2 Public Liabilitv and Treat ertv Insurance. Tenant shall at all tinter during the
term hereof'. aind at its ov n cast and experise, procure and Continue, In force %wr er's
compensation insurance and bodily injury liability and property danaa ge liatbiiiaN insurance
aadccttaaate to protcct Landlord aioainsL liability tor'injun.-to or death ofany person iia
Contaectiaas t\itla rile Construction Of iniproverrients can the 11rernises or xvitlr the aiSe, operation.
or condition oftl e Prc uscs. Stich ia'asurance at all tin-ies shall be in an arae titaa oi'not less
tiara tip c iia ndrk cd tlacausatad dollars (S'500,000) combined each occurrence and ii the
aa, ,j'c..aaate iaa�;atriaa�.a aa;0ati11st ;an W1d aJk liaability of the insured �� ith rc l,ect Ira 1� I ruses or
41ris1,11i coact 01'010 Maintenance, Use. or occupancy thereof.
l L3. Leasehold Improvements and Personal Property. ` Truant shall at gill tinges
dur na. the terra hereof maintain in cA`fect policies of insurance covering taa itS leasehold
inipiro ernents {i cludi t-, aatav, alterations, additions. or irriprctvernerts as rnoN bay ttaaade b
i etaaattt 1)a.i;saaaarat to the Prov sions, of=dais pease). trade ftxture.s, rncre.laandise, and other
Personal property froni time to tinge on Or upon the Premises_ in aatari:Mut sa.rf liciCtat to meet all
,altlt ieabic cit insairaauce req aairemciats brat in no event less that elphty percent (Wltll) of their
�teraaaai .claltac.ctatetat cast front time to tiaaae during the terra ofthis 1 eaase pro idTIn g protection
i aaiiast Lag;,, l etit included Vkitlain the classification `"l=ire and F"Atcaaclecl t'0vL, Li. e." tclgctlrcr°
itla iaa,tiaaatacc against slai'inkler claaia'ia1gc. r aandaa.lism. aand nrtalicichtas aaaisclaaei , a i (b) all plate
a«laass aril the. 'ren ises� The proceeds of'such in:suraance so long as this Leasc iernaains ill
eft'ect. shall be used for the repair or replacement of the property so insured, t:pon
termination of-this Lease. the proceeds under(aa).above;shall be laid to l enaailt. and the
proceeds under(b) above shall be paid to Landlord.
1 ! A l la tlar 1°tai'tta. 11 inSLAraance required to be carried by Tenant ha retander shall
be issttccl hN resp oaasible itasttraancc c oinparues qualified to dna business in the of
Caili Iorniaa and aeaasonaabiv
pec l taahle to Landlord. F,acah l`acilic-, shall mane .Landlord as -IIIadditional inmia-ed ;.and. if
reel te.SL (J b" Landlord.. Landlord's Ihist mortgagee car benefice ars. gas dieIr itia ,..:aia> rnav
aal)pear. wid copies of all policies, or certificates evidencing LhC existence aaiaat amounts of.,
'WC11 I WAHaMcLc_ shall be del I\c red to Landford by Tenant at I cast tell ( 10) Mart i�rlor it)
Veriant's openino for bLiSiness fit th "
c irctruses.
1 Z711 1 No such polic\ shall be caric,:il�,,i except after
thirty (30)days written notice to Landlord and all such policies or certificatcs thereof shall, so
state. Tenant shall, at least, thirty (30) days prior to the expiration ofany such policy, furnish
Landlord x�Ith renewals or "binders" thereof, or 1-andlord may order such Insurance and
charg,c the co,,.it thereoftai Teriant. k�hich amount shall be payable by Tell int upon derilarld.
All SLICII 1101iCieS ofinSLA11111CC shall he written as primary policies, not Cornrlhoting with, and
11ol III QN°2S,-, ill, coverzii_"c Landlord may carry, Ally policy may be carried under so-called
"Manket ckv�crage" lorni otinsarLarice policies.
\Vaiver pit �'!Llbrou at
(tc)n, Landlord and Tenant each hereby %� ac,,s ally and all
r-olits a.)1 E" oLery aLnrinst: tile oIt icer"'. ellipIt)vee", epi-csctit ti
avo," 01 such other
agcrns. and I-
party for kiss ofor daniaue to such tvaivmg party or its property or the propertv ol'others
under its control. arisin, from any cause generally covered by fire and eXtelldcd coverage
insurance. Tenant shall obtain and Furnish evidence to Landlord of the walven- by Tenarit's
Insurance carriers of any right of'subro-ation against Landlord.
Cu\-EVION A111",A
I Common i,%rea Landlord shall make available at till unICS &WHIL, the term of
-d sh I tinge
h, Lea,
se. on such portions Or'the Shopping (",enter as Landloi a I 1 1111 111n�2 1 ) rn
dcsi�y_nal.e OF relocate. sucli autorrioNic parking and other Common Area as 1-n-,dilord shall
Crorn tinic to little deeni appropriate. Tenant shall have the norl-cxclusive IT111t dUring the
term ofthis Lease to use tile Common Area(except for those portions ol'the Common Area
oil which hair a: been constructed or placed permanent or temporary kiosks, displays, carts, or
.stands) for Itself. its employees., agents. customers, invitees and licensees, subject to the
restrictions contained herein.
12 Conin-1011 Area Lktjned. The term "Common Area" shall tire:m tile portions of
tile shoppilw Center \,vilich have al [lie time In question been designated and Hilproved. For
C0111111011 Use by or 1`6r the beilefit of'rnore than one (I):tenant or coriccssionnit-c- orf the
Shopi)iM-1 C,:flLCI% ('01111110ii Arca may include but not be limited to any. ot'th. ,Olfovvin. Fhe
hand and t'aICJMICS utilized as parking areas. access and perinicter roads: trucl, "assalgcways
(�vllrch rna-v tic in vvilole or in part sUbSUrlace), service corridors and stair\vays providing
access From offier Premises- landscaped areas, exterior walks, arcades, stalrvk,i\s; interior
corridors, elevators, stairs. arcades arid/or balconies, directory equipment: wash rooms,
comtort, rooms. drinkirn� fountains. toilets and other public facilities-, and hLIS rtations and
tLIXI StaildS, holt eXCILIdiffi-, any portion thereof when designated by Landlord C01, 1
lloll-COM111011 USe. provIdQd all), portion ot'Llie Shopping Center �,vhlch is not intJuded within
the Coninion Area suall be so Included vdien so designated and lmpro �cd for oorilmon rise,
11, Control ol,Cornaron Area. The Corranon Area shall be SU1`i'CC1 10 the,
cxclusivc :unurol and managernent ofLandlord or such other pci-sons k:)r nowii<,:%2s as
LandlOrd nlav have delegated or ,issloncd to exercise such management or control In whole
Or in, part. ill I andlord's place and stead. In no event shall Tenant have the rl,,,lit to sell or
s(Aicit in Lilly manner in any Coninion Area without the express written consent ot"Landlord-
Landlord shall have the right to close, if necessary. all or any portion ofthe
Area to such extent as mav in the opinion of Landlord's counsel be legally ncccs,_,,,.,ary to
prevent a ded lcation thereof or the accrual of any rights of any person or oil'the public there]]*,
to close [clilporarily all or any portion of the Collation Area to discourage tI rrI ar tclnrcr use,
to USC porLIMIS ofthe Common Area Wide engaged in making additional improvements or
repairs or alteraholls to the Shoppim., ('enter. ,And to do and perlorm SLICII Olhul- MCtS in, to. and
%vith rc-spect, to. the Comirion Area azi in the use of good businessJudgment I andlord shall
deterntine to are appropriate I'Or IliQ Shopping) (.'enter.
Landlord shall have the rioht to increase the size ofthe Common An2,,i. including, the
expansion thereof to act'jacent property, to reduce the Common Area-, to turn Area
into floor arca to be occupied by tenants of the Shopping Center, to rcarrangc the parking
space's and improverrients oil the Common Area- and to rilake such changcs therein and
thereto li-ol"'I mile to time which in its opinion are deemed to be desirable and I'Or the best
HltcrC,StS 01"'01 1,)CI-SO[IS LV>111t� the (,'on-anon IVea.
Tenant agrees that it and its concessionaires, agents, employees. and vcndors.,
suppliers, �111J OtllCr indCPCtICtcnt coim-actors will use such access roads and �\H'I: operate
upon over such
tlUCkS Lind trailers in delivering merchandise to and frorn the Premises
access roads as are desi(.,nateci thereCor by Landlord as a means of imrcs,
s to 4141d egress ftorn
the premises.
12 Rules and_Reg hiticans, Landlord shall have the right to establish. and from
tillIC to tithe to change. alter, and Limend- and to enforce against Tenant and the other users of
IIIC ('0111111011 ,GNU, SUCII I-Cas011abic 11deS and regulations (Including, [lac eat i,.t4 act i of
cjilpio\ees` 1xii-kiru; frorn the Coninion Area) as may be deerned necessary or ftivisaable for tile
proper ari(I i efficient operation Laid ii-nunteriance ot*thc Coninion Area. Such ruics and
CCU'LlIations inay provide. without lirnitation, the hours dUring, Nvhich the Comn.,ioii Area shall
De OI)ell 101- LlSe
115 park Tenant. tor tile Use and benefit ofTellant, its aoents. _.;-,pioyees, and
custorners shall have [lie non-exclusive right in contillon with Landlord and oflier tenants and
theiragents, cinployees and customers to use parking areas for ingress. cork ss, arid automobile
parkirug. Tenant agrees to comply with such reasonable rules and regulations fOr parking as
Landlord maN ack)pt from time to unie for the orderly and proper operation ()Crhe parking hit.
".'Itch ruk2s rrrwrl lllcludk�, but slaill not be limited to restricting.oferriployee P"ACr"IFIg to as
limited, dkkslumlted area or areas or prollibitimy employee parking, (in site. liaiit hereby
'11-1411017-Y,C'S Landlord to low anti ay trom tile Shopping Center at "Yeriant's expense Lilly
miproperk parked car or cars beloinuing to Fenant or'l-Criant'S CIIIPIOW� 2S Llil,,,or. attach
violation suckcrs or. nonCCS to SUCK CaITS. Landlord shall at all, linics have th,�, ,_dot and
privilege ot'determining and charigOng the nature and extent ofthe autoilioblic parking, as in
its opinion cart deemed to be desirable and for the best interest of Lill persons using, the
Shopping Center and the Common Area.
11, INDE-MNITY
'I'Qitaarit hereby" Hicic ininties and holds Landlord harmless front and qziinsi (ot) any ant
aatl cl'ainis aarisIrig, from t"enant's construction ori or rise of'the Premises ft?d'tli k:Or cla ct of its
business or trorti aarry activity, �,vork. or rhitaiat clone, pertiiittecl or®sul'ierecl bili° k �_,,aa it atacl its
aiucnts attaal eanl.alovees in or afloat the Premises: ( a) arra° and all claims, aris n ,:.;rit any breach
or clefaatlt in the performance ot'any obligation ori `l enaanes part to be Perf011110i [ruder the
terms of'tliis Lease, or arising fzcattt any act or neliCertce cal"'1naint, <ar arty'o! its agent,
contractors, or employees: and (c) a!I costs, attorneys' 1es, expenses. and [i.abiIIt es incurred
hV I;andiorcl in s:e rttl i-rL, tanv stick cl:airn or anv action or proceeding 111-OW-1111t til r on, and in
CaIs action or proct'eclin be br()UL.lit against Landlord by reason cat "pan ,uch claim.
f cnatnt. upon notice froin l-andlord. sliall defend the same atTenant's exec n-,,c 6', co[trtscl
reascatiarbla satist ctory to lwartcllorcl. Veriant_ as a irtaterial Bart of the: ccorisidcr'at;cat'i to
t..aracliorci. 1`1er'e0V assr.rnics allrls' s ot'darnage to property car- injury to persons. M. Upon, or
'about ttic r'rcriais s it`caria aati�° cause auici 'fcncrtit hereby waives, all clainis in � .,,zc�t thereof
,tr. aai lst i:aai'ldlol.CL
14. EXF.MF'"lION OF [,A:NDI.:t)RD FROM LIABILITY
Tenant hereby agrees that Landlord shallnot be liable liar in'ury or rlaaniaage which
niav be strstaitiecl by the person. !gocacls. wares, merchandise, or property cat` I'c°trrarit, its
crrtlalov cs. In itt»es. or cr.tstoriicrs. or by any other person in Or about the P cn-,I ces caused by
or restrlL."nu t'roni fire.. s'teant. clectracity, gas, water, or rain which may leaf: of, 110 tv Brom or
rtatc atrt\ part of the Prerniscs. or tIrorn the breakage, leakage, obstruction . cia` ,?iltcr cle°llcets cal;
the f 1pl s, slarinkiers, r\ires. appliances. plumbing, air. conditioning, or lioliting iixta.tres
vhedwr say f daaiiiage or 1n ur"gi, resaalts bout conditions lrlsin_,, upon,the llrcm..;''ti or front
kaher,coUrces. l"eaiant t'urther a+=rees tlitat Landlord shall not be liable for an,\ wising
fi`carn n\ act or negligence of any cattier tenant of the Shopping ('enter...
15. OUIET POSSESSION
Landlord agrees that 'Veriant. Upon paying the rein and_perfornain`' the Lr))vcnaants and
cora fi[iorts ofthis [,ease, ruay quietly laaavc_ hold; and en oy the Prcrnises cltraift.= the Lerni Of
[tits Lcuse..
16, t;
\kVithl'n ten (10), clams drier N�,ritten request by Landlord. Fc:riam Sh flt and
deliver to Landlord an estoppel certificate: Any such statement may be cortclra;ikcly relied
,Boli by arty prospective purchaser or encumbrancer of the Premises or alt'aril caa' any portion
cal ilia `llacij�fairit; t rite T ca9" icli tlrt 1'rt riii:tes i a lr art, lTaartl t r, sLrcji lailUr to deliver such
Statement(shoeing any exceptions to any cal'the, statements offact required tlai2rtvby) shall be
:r ria°'rteriact' breach of'this Lease and 9`a after additional written notice fi°crrai I..dr t tl,.:aracl, Tenant
does rto? Melt-'et' such Certificate to l.,ancllord iAit[rin seventy-t �cr (7-l') hours, I_II idlord iiia y. in
aaddinon w any other- remedies it has al law or ill equity. terminate this Lease,.
=Il t41I:� IIC'S BILL
l'ii2nLint shall 1-wep tile Premises and the proI)ertN1`on \a,,Illch the Is situated-
tree and CleLlf 01"Z111 Mechanic's hcrrs arising;out of any work perfornied, niaie:nd furnished.
Constiltictron done by or I'Or Tenant, Tenant shall have the fight to contest tiro correctness 01,
the vaildliv ofariv such lien, if Irrimediatelv oil dernand by Landlord, Tenant procures and
records a hen release bond issued by as corporation authorized to issue starchy honds in,
California m an amount equal to I times the amount ofthe claim of hen. 111c bond shall
-oN,1de lor the pm nient of any
'llect tile req ill!rettlents ol,Clvil Code Section '1143 and shall pi i
,-41111 ihu the ciiirnant may rccover on the claim together with Costs ofsulL. r i Eirl are
LIWili'ded 11-1 ;arch-action.
f . :'iSSS 6N\IENTAND SUBLIF"I"'ITNIG
TC11'arn shall not assign this Lease. Or any interest herein. and shall nosilhiet the
premises. or any part thereof, or perni.it any other person or entity(except the agents and
Servants ol"Fenarit) to occupy Or use the Premises, or any portion thereof'- N101110LIt first
obtaining the written consent"of Landlord. which consent shall not be Llllrea.S�ffla,Ibiy withheld.
Consent b\t Landlord to one assignment. subletting, occupational LISe by another person or
entity shall not be deCfIIQLl to he as consent to any subsequent assignment. SUNCILL111g,
oCCLIJ)aU1,011, Of LISC by another person Or entrty. Consent to an assignmelu. Subicaing, or
OCCLIpanonshall not release tile original ,tenant from liability Jor the C011tiflUCCI performance
ofillk: Le1-11]s and 1.)rovisloris oil the J)art of 'tenant to he kept and perfornied hcrk2under.
11), LANDLORD'S ENTRY O'N" I)REWSES
Landlord and its authorized representatives shall have the right to enter the Premises
at all reasonable tirnes for any ofthe following purposes, (a) to deteri-nine whether the
Prelinses i's In Lwod condition and whettier Tenant is complying with its obligations under
this LQasc: i,b) to do any necessary imantenance and to rnake any restoration to the Premises
Or the btilldHILr and other 11upro%"elnerits (if,the Shopi-,)ing Center it') �,vllich the Premises Is
located U-Ita Landlord has the right or obligation to pertiarni. (c) to serve, post. or keep posted
,111V 11OUCCS required or. allOWed Under the provisions of this Lease: ((I) to post 'I'or rent" or
, 111)1, 11:i -LIM I I d while
ica-,Q` dUrin.0 the last three iltoiuh�; of the Lease terni. Of Chlrin(k q,CF'O
Tellailt is '111 dcl'auit: (C) to show tile III-crillses to prospective brokers. agents, o,rycrs, tenants.
or persons interested in an exchange. at any time during the Lease term, (t) to snore the
forlildaLK)ITS. I'00tirl'.1-s, and walls of the Prernises or the Shopping Center In which the
Prenuses is located and to erect scaf'f'olding and protective barricades around 111d about the
11rernises. but 110t so as to prevent entry to the Premises, and to do any other act or thing
i1CCCNS,1I-V 1"M tile Satel[V OF prCSeI:'N,_action of the Praises or the buildino and Other
�inpro�2jnlints ol'the Shopping Center in which the Premises is located. If any excavation or
Other C011AFUCLioll IS Undertaken of is about to be undertaken oil any ad'
' acent property or
ncarb.r- sir�:et_ Landlord's right Linder this provision extends, to the Owner ofthc ridljaccnt
property aiid tire; ad1jactill, propertV OVOICT"S authorized representatives.
21t): SAL-11: OF PREMISES BY I_/',NDI,()RD
Notwithstanditu, anything, contained herein to the contrary, Landlord may, ap
ssi , in
vvhole or ill part. Landlord's interest in this Lease, and nitry sell all or part, offlic Shopping,
C'eriter, in the event of any sale or exchange of the Premises by Landlord and/or an,
assignment by Landlord of this Lease. Landlord shall be and is hereby entirely freed and
relieved ofafi lial-,)ility under any and <all of its covenants and obligations contained in or
deriv,ed Front this Lease artsing, out oft.arry act., occurrence or ornission, relating to the
I Miliscs kjF to this Lease occtirrino Lifter the cons unirriation of such sale or cxchartge and/or
aSSignrrient,
2 1, S1. 'RR1_:NDLR OF PREAMIS[IS
iminc(fiately upon termination cal-the Lease term, Tenant shall SUrFeudel' �o Landlond
the J."rernises and all Tenant's i m prove inents and alterations in good condition t.except for
rcasonable wear and tear) except for alterations thatTeriant has the right to remove.or is
obtioatect to rernove under the provisions of this Lease. Tenant sitall remove all its personal
propci-ty. inciLiding, trade fixtures. Tenant shall perform all restoration made riccessary by the
i-cjiiaavai cal rn. alterations or- Teriant's personal property. including trade fiXLULCS.
11`tcnant Cails to surrender dw, Premises to Landlord on expiration or ten (10) days
after termiliAlon of the Lease term as 1'eClUired by this paragraph, Tenant shall hold Landlord
harmless Cfom all darria-es reSUltiffi-I (roam Tenatit's failure to sat-render the ]'remises,
41C]Udila i�. \Vitholit limitation. clalins Made by a succeeding tenain resultint) fi-om Tenant's
Callure 10 SUrrender the Premises.
I 101DING OVER
ff'Fenant, with Landlord's consent. rernarns in possession of the Prei-nises after
w'Xplr',ILIWI or terinination of lite Lease tensa. or after the date ]it any notice gix ell by landlord
to l'era nt icirminating this Lease. such possession,by Tenant shall be deemed to be at
month-to-wiorith tenant v. terininabk2, on thirty ('10) days notice given at any times by either
party, All pr(:)visions of this Lease. except those pertaining, to rcrni. shall apple to the
Molith-to-inotith teriancy, period. During any such month-to-Illonth tenancy. Teiiant shall pay
Lill rent I-eLifflred by this Lease. HIClUdiull N-4illiruUM Mouthly Rent and additional rent as
provided tier by the terms of this ]_ease.
I 11k: %OlUntary Or othel- SUrrellder cal"this Lease by Tenant, or mutual cancellation
dicrs of. shziil not work as a rrierger and. shall. at the option of Landlcrd, terminatte all or any
VNISLI11111 SUNeIWFICICS. or mm,'. at the option of Landlord, operate as an assiguiruent to
I -
!,1F1llCl1(_)1'd 0 attar Or all 0f SUCh, 'SUb-tCl1UaCieS-
24ATTORNEYS' FEES
r$ �2i Cher" party becomes a party to ainy tituyanion concerning this Lease the Premise s,
the 1-Itriidille. or either irnpro err'aents in which the Premises is located. by rcaasaln ofarty act or
otatission a f"the other party or its authorized representatives. and not by any ,let or omission
>f ti's faaaritY or its authorized a-cpresentaativ s who becortae a party to that lititaatlon,, the party
tiaatt c.aars2S tide other party to becrarne iiivoived in the litigation shall be liaabk, to thaat party for
seasonable aauornevs` Fees and ccactrt costs incurred by it in tltc litigation.
Any notice, demeaned. request. consent, approval ofcommunication that either party
desires or IS required to give to tfic other party or any other person shall be its and
elutesser-,gar rer otaaally or seat b\1 Ireland, certified, or registered naaail. and shall be
addressed to tyre rather party ol'the address_set forth after their signatures at the end of this
I,ease.
TION
I his I.ea fe is and shall be .subordinate tea-ant cr cumbrance now ofrecord or recorded
after the date of this Lease of tecting the building- and other improvements ciftyre Shopping
('enter of-which the Premises is apart. Such subordination is effective without any further act
of Teriaant. T,,naant shall from time to tinge. on recltrest lent Landlord, execrate and deliver any
docarrnent s or instruments that naay be rec}trired by as lender to effectuate any :;r.rr"ordination.
No delliv or omission in the exercise of any right or remedy of I.a ndlord k n any
delaauIt ba 'I ena nt shall impair such ar right remedy or be construed as as cvatir ,cr, The receipt
arid acceptance of Landlord of delinquent rent shall not constitute to waiver. (A',arty, other
de[a alt: it shall constitute only a waiver of timely payment f`tar the particular rent payment'
involved, No act or conduct of Landlord. including, without limitation. the acceptance ofthe
Kevs to tlae Premises, shall constitute an acceptance ofthe surrender of the Premises b
f cna nt b 1 rr°e the expiration of ilac lease term. only ar notice from Landlord to Tenant shall
ara>ia:scirtrte Ltcccptanc;e ir"t'tlac :surrender of`the Premises and accomplish a tertninaation of the
I.catse. a`�n -,, aulver by Landlord cad'atn\ def=atalt natrst be in 'w riting and shall not bc, It waiver of.
rrr auger LIC,"U111 cOnC rninU the sxne or am, cadger provision ofthe Lease.
R l t,'t.RDA'IA O
This Lcase shall not be recorded without Landlord's prior written consc:rrt and such
recordation NN 1th gut Landlord's consent shall,at Landlord's option, constitute non-curable
cictiarrlt.
Tenant -shall cxccute and deliver- to i.aandlord on. the expiration or termination ot tlr s Leaa:se
tarttcdtar€ upon Landlord's recictest€ at quit elating (Iced to the Premises, in rccorda ale form.
dtC'siunaalin t.a ndlord as traansfcree,
19Al, FFRATIONS
�9,y €taaittc.d Alteration. l cn<nt shall notnotitmakeante` alterations c = aacltli
t' ticins to the
11rciniscs r'ior inake ane contract therefor e, ithout first procuring Landlord's v ruten consent.
except fi.ir rrc ti-stt amrcturaal, irrtcricat altcrattici(as, improvements, or acl ustaarents Co'stinZ� less than
one thciusaand dollars ($1,000). All alterations, additions. and itn rovenients made by Tenant
to or upon the Premises. including floor coverings, but eXCI ttlialff tight fiXtUrCS. Stags, cases,
cOUntcrs, or cathe° rennovaafile trade fixtures shall at once schen made or installed be cleerned
to have hecome the property o l,andlcird: provided. 11OW Ver. i1'priaaa-to termination € rthi
I.ense. or \cithin ten ( €0) days thercaifter. IFaandlcird so directs by written ncaticc to Tenant.
1 craatart SI-Mil firairnpLly r-cnraire the additions, irrapro errients. Iiitures. trade fixtures. and
€list allaatitrns which Nacre placed in or on the Premises by 'Fenant and which are designated UI
said notice njid shall repair any daniaavge occasioned bySuch rcrr�acieal. lIF I c:mant shall fall to
rerun e any Saach addition, inaprove tient. fixture;, air trade fixture as directed by f aa-idlord,
f=andlc>rd May e1#feet such rernc.wal and repair at Tenant's expense.
29,?r Standards of Constr Ic-non.;All work eeith respect to alterations. additions. and
chaaiues shall not diminish the market value of the Premises and shall be done it) a good and
eecirkmaaalike rnannera,aid diligently prosecuted to completion to the end that the;
Impro caiaents tits the Prey wises shall at Lill tirnes be as complete unit except during the period
ol,e,vorlc. .ari y such Changes. aaltcrations. and improvements shall he performed and done
strictI in aaccord ncc with the; taw's Laid ordinances relating thereto. and with the
rcqulretncrits ol'aill carriers of insua-aauCC (')It the premises and the. Board ofI.ncierwriter . Fir
Raatiis,-,� BUFt :aarr- or sirrular 0NJaaati.r_,$at Litt. lit performing the wore cat-an stich alterations,
aadcfiticatrs� w>t-changes_ Tenant shall have the work leerformcd In such it rnannCr so as not to
obstruct the access to the Shopping Center ofany either`tenant ill the Shoppirig tenter.
29. Notification of Landlord. At least. ten ( 10) date prior to comniencing any such
work or cc rastruetion ira or about the i'rena ses_ Tenant shall notify Landlord in evrlting ol'the
c,xpec:tcd dials a t'cori n encernent thereof'. Landlord shall have the: right at any time and fror
Lila.gc to tit re taa post and inalntaain on the premises such notices as Landlord cic.ems necessary
to l'WoLeCt t'hc Premises and Landlord or vendors.
-c) -f Performance aandt rt(ra�iletion Bond. Before the commencement aal'any
aaltct�:atlorrs art- additions to the Premises. Tenant. atitis sole cast. Shaall I`Lu ish to Landlcir`d al
perlorma ncC : and completion bond issued by an insurance company qualified to do business
in Catld'ornita, in a .surn equal to one and one-half times the coast ofthc alterations (as
determined by the construction contract between Tenant and its contractor) aaaratnteein tile:
completion of the alterations or additions tee and clear ofLill liens and other charges, in
accordance , ith the: plans and specifications approved ley Landlord. The alterations shall be
1>e.r.fi.>rriacet
in it manner that N ill not interfere with the: quiet enjoyment of"the other tenants of
ttteficrl pl n, Center,
l
lo,
UPI IONTO I",X'FFN D "I'll-I R M OFLEA SF
-,3
O.l Landlord grants to Tenant the option to extend tile terata of the Lease, beyond
the Initial Lease Term. lot- one (i ) additional period of five (5) years.
0—
Such option shall be personal to tile tenant and shall be terminated un poany
.iLlll leuing, ol'thc Premises by Tenant.
30�1
1
Such Option shall be Mill Lind void if at anytime during the Inlitz)l Lease Term
F,:11-11111 ',,,hUH 1lZlVC beC11 in ClCt'Ullt under this Lease.
,,0A Tenant shall, exercise option by notifying Landlord in vvriting oi'Tcnant's
decision to exercise the option no less than one hundred and twenty (120) cla\seta- more the
olle hundred and eighty (180) days frorn the termination date of tile initial Lease term.
0,5 Such option
shall be upon the sarne ternis and conditions as herein set forth in
this Lk�ase, N OLWi thStand nu, the abovc. at [he commencement ofLach option period, the
,\4111MIL1111 MOM111V Rent Shall be act'lusted to be equal to then current market rent ("Market
RC11C) JILIFSUant to paragraph 30.6 herein, however, the ad'justed: Minimum Monthly Rent
shall he less than tile Minimumlklotlthly Rent ill effect for the month prior to the
1)1 Rl L 10 11 0 C i It C I n I L I a I lease term J�I US tine PCI-Ce 11 t,(5
-io,o klarket Rent shall be determined bv Landlord considering the most recent neN,�
leaSeS and renewal leases for comparable space and I-Or as cotriparabic usage ill the Shopping
Center or in comparable shopping centers within the vicinity of the Shopping ('enter. At least
thirty C-M) days prior to the date the Minimum Monthly Rent is to be determined. Landlord
Shali Q'ivc Fenant notice (the "Markct Dent'.` otice") oi*the determination ot'such Minimum
\,lol4ily Reiu and the basis uport which Landlord made its dctcri-nination OfSUCh amount.
( pert, receipt ofthe Vlarket Rent Notice. Tertant shall pay the Minlirturn Monthly Rent stated
in the Rent 'Notice. efJ`cCtiVC 011 the date Ot`tflC C0111111MCCMC111, OfthC atj-)pllcable
I DO]MAIN,
'11 Q�efinitions o)f`Fakijw,. "file term "total taking" means the takim-, ol'so much of'
the Premises by right ofeminerit domain or other authority of law. including as voluntary
ti-anSfel' WldCl-the threat. of the exercise thereof, that tile remainder of the Premises is not
suitablc to cojiduct the business which Tenant intends to conduct therein. The term "partial
lkino', nn awns the taking of as portion ol'the Premises kvinch does not consfitutc .,.total taking
t S a ho\,C tic`heed.
1 Total Taking, C
11"LlUring the term fiereol'there shall be a total taking, )y publi1
,IL111101"IN, L1114.1cr the pokver ol, k11,111-lent donlain. then this Lcascand the Icaschoid estate of
Feriatit 111, '111d LO tile Premises. shall cease and terrrunate as ol"the date the condeffluln"
aWlllority Lakes actual physical possession ofthe Premises,
L3 Flartial laking: If during the term hereof thei-e shall be as partial taking of the
Prerruse,s. this Lease, as to the portion of the Preinises so taken, shall tern-firiate on the date oil
evinch the condernning, authority takes actual physical possession of'such portion., but this
Lease SiMil Continue In ILlIl force and effect as to the remainder of the PrenifsQs, The
N hloill1dili NfoRLhIV Reilt pa\,able h, I errant tbr the balance of the term shall he abated in the
rLitio that the floor area ofthe Prenilses taken bears to the total floor area offlic Premises
ffllnledlat::I'v pt ior to such taking, and Landlord shall make all necessary exterior rand
SU'UL11,1110 r�:pairs or alterations in oroter to make the rerrialaing portion of'thc Prerinses a
conlpi,:1�2 'Irchite(:(Lit'al,
'L4 Award. All cornperisation and damage awarded for the taki nu of"the
Premises or any portion thereof shall belong to and be the sole property of Landlord, and
Tenant sinal I not have any claim or be entitled to any award tor diminution in vaitie of its
ie2asehoiJ interest hereunder or fear the value of any, unexpired term of this Lease,- provided,
howc\Cr. til at Teriant shall he entitled to make its own clairri for and receive anv award. that
rTUIV he 11EICIC I-OrTellatICS inn j)I-OVC11-1CHLS. or on account cat'any cost oi- lossTenant may
SUSlaill I'll the removal Of"FeMint'S trade fixtures. equipment. and furnishings.
-Ppot.-a.tIon, Ifthis, Lease is terminated pursilant to the proinions of
this :VUCic, then all rentals and other charges payable byTeiiant to Landford 11ONLIlider shrill
lie paid 1_11) to the date on which possession shall be taken bv the condernnillU Ulthority and
anv rentals and other charges theretofore paid by Tenant which are applicable to any period
SUbSeCILICIlt to the date possession is taken, shall be repaid to Tenant by Landlord. and the
parties shall thereupon be released Croin all Further liability hereunder.
_o Waiver o1,Rjg,,i,ts of"Ferinigation.Te.rrant hereby waives an); st,autory rights of
tel'illinauon %vinch I'llay arise by reason ot'any partial taking ot the Premises urider the power
ol,elllilleffi
DFF:'�UIA BY TENANT
_"L I The following events shall be deemed to be events of default hN, Tenant under
thts 1.ease:
shall fall to pay any installment of the rent, additional rent. or other
cilartcls pa\ame f)y 'renant. on the date that same, is due and SUCII failure shal I continue for a
perlod oCihn,!e 0) days after written notice ftorn Landlord.
Tenant shall fail to cornply with an\,, terin. conclition, Or cover ant of,[Ills
Lease. mhcr than the payinent of'rent and shall not' cure stick failure'within ten ( 10) clays after
riitera noilce fficreofthe TellaIlL, of'il'SUCII tailure cannot reasonably be curcLl Within [lie said
IeIl ( 10) LL'\S LHILI Tenant shall ]lot have connnenced to core such fadure within ten ( 10) days
after written notice thereoftoTeriant.
C, Tenant shall become iti,�olverit, or shall make to transfer in fratid k4creditors.,
or shall rnake an assignment for the benefit of creditors,
d, 'I L111WIt Shall file: U JM'6011 U11det' any, section oi-chapter oftlic National
I aankruj,-Lcy Act. as ainended, Or U11dCl'any similar law or statute of the t"nited States or any
`SLale °,.,t,. or lonarit shall be judged bankrupt 01- illSolVelit in proceed i i igs filed against
TerliIIII thel-,Undcr,
C. A receiver or trustee shall be appointed for all or subAzintialb 11 ofthe assets
oflWani,
322. L,can the occuri-eiiceofinyolsLielievents car default bvlbuumtomdhrnti
shall havQ the option to pursue any one or more of the Movvirig remedies VJ(1101]i any notice
ot'demand whatsoever-,
I'L Terminate this Lease- in which event Tenant shall nurnediately surrender the:
Wenisos ", I Andor? and if Knatu AdIs to do so, WnWord nia, w4hout protalice to any
odler " M
llich it aY have 1'()r possession or arrearaoc in rent, enter upt,"i and take
p(asenkm of the Prenbses and expel or remove Tenant and any other person ',vho may be
OCCLIJ) iilv� :;,aid ['remises or aily lxwt thereof. by JOrce if necessary, WithOUt lleilll- liable for
proseculioii of`,my claim or dainays therefore; and Tenant agrees to pay to !,;in'd" kmd oil
demand the amount of ail loss alid thrrutge which Widlord may suffer byrcason Ot'SUCII
termination. whether Mrough inalli lity to relef tile Prein ises oil satisfactory terms or
otherwise. including the worth at the time ol'award ofthe amount by which tile unpaid rent
for the balance ofthc term of the Wase after the dine of award exceeds the iiniount of such,
rental loss that theTeriant proves could be reasonably avoide€ . such amoum to be compined
by discouming tile U1110LInt at die dinount rate of KFIderal, Reserve Sank ofSan Francisco
at the time kW the awuM, plus one ps-can(VQ
0, ('011tintle this Lease in tbil tierce and effect. and the -easewill C011tuILIC in effect as
kmy as 1 W"Mrid d0eS not terminate:Rmult's right to possession. and Landlord shall have the
might to collect rent when due. DLIFiIIQ tile time Tenant is in default. Landlord caii enter. the
Pren,ises and relet if or any part of it for as period shorter or longer than the remaining term of
this [.ease, and Tenant Still pay all costs incurred in refecting the Ifer-rdises and the rent due
under this L,.ease.less the rent Landlord receives from subletting, No acts by Landlord
allowed by IS parttgriiph shod! terminate this Lease unless Landlord notifies Fen ant that
I.alldl()rd elects to terminate this Leasc,
c. Enwr upon the I'mmises by Me if necessary without being liable for prosecution
oa
r ny clahn for damages thereforc, and do mharever-l'erialit is obligated to do under the
wnns oC H Uase. and Tersult agrees, to reimburse Landlord oil Edam ane! forcxpeuses vvIlich
WSW nni� iIICUr in effecting compliance with 'Quint's obfigatioll UndCI' Mie'i,casZaid
Tenata, furtacr agrees dmt londlord shall not be liable for any damages resuking, to the
Thurnt from such action, evhcther caused by negligence of Landlord or otherwise.
123 PumW ofany of file foregoing remedies shall not preclude pursuit ofany of
the Other remedies herein pnovided or any other renledies provided by lav" nor MCI pursuit
ot any rcniNdy herein provided or any other remedies provided by law, nor shall pursuit of
Wll 111MAY herein provided constiatte a I`orteiture or vetiver ofarry rent due it) Landlord
11CrCUnUC]- or ofany dat-nages accruillc� Lo Landlord by reason of the violation of aip,of the
WNW '01060"s. ailed coNcnanis herein contained.
TIle Tenant's sole renleck, in the event 01'a del'ault by Landlord ander this
Lcasc. silall be LL11 action ol dalliages. in junction, or specific perforulauCC. arld h0t, the
�o ithllOidlllr! ail"I%:1I[ or the teriniattion ot'llis Lease.
3"
D[TAULTS BY LANDLORD
In [lie event Landlord ,shall neglect or fail to perform or observe any k4the cov€nants.
pro isions. t,,)r coriditions contained in this Lease oil its part to be performed or observed
stliiaa -Lhin\ (301) days after written notice of'defidult (or it'n-iore than thim (3,0) days shall be
1'eUMI-Cd i-)CCIALISC of the nature Of'the LIC11.11-11t, if Landlord shall fail to I-,)roe cd Bili o
e lgently to
CLII'e, SW:11 del,'LlUlt after written notice Lhcrcol), then in that event Landlord shall he liable to
eMffll tela, x111N, a]Fld all darnagcs susuatwd by Tenant as a result of Landlor&s bi-each::
proN 16�J. ilo��cver. it is CXPI-CSSIV Uliderstood and apreed thaat>any money jUdginent reSUIlluo
I I " - Z7
1`,0111 allr ClelaUiL or other claim al-ISIFI(; Under this Lease shall be satisfied only out cit the net
I'MIS. ISSUeS. prol-its- and other Income (called "net income" for purposes of this paragraph
only) actually received from the operation of the Shopping ('enter, and no other real.
personal, or mixed property of Landlord (the term "Landlord" f,or purposes ol'this paragyraph
Only shall nican any and all pal'triers: both general and/or limited. of any, which comprise
Landka d). wherever situated, shall be subject to levy oil all\; such judgnicrit ohtained against
Lalldjw-CL a.iid I I'SUCII net HICOHle IS HISLIffiCient 6017 the PaVITICIlt Ot'SUChJudoment. Tenant
gill not
iii.-Iituic any further action. suit, claim, or deniand. in la',,k, or in equity. against
landlord liar or oil the account Ol'SUCh deficiency. Notwithstanding any, 1-irMIS"1011 Of this
L-easc I() m: contrary. 1-enant 'shall havQ no right to terminate tills Lease in an e�erit ofdCl`aUIt
I)', LHld,1101'd hCI-CUnder.
14. FAJ 11BITS
Anv exhibits attached hereto. atid addenda and schedules initialed by the parties, are
dQenied by ittachrnent- to constitute as part of this Lease are incorporated licl,cii'l.
L ')I' (A
'cls 0I' arlV 'Crider Used In this Lease shall lie held and CouStrUed I(, include anv
affld Wold S in tIIC -SHIOULIT shall be held to include the plural ae c0,Iltem
(AJICr%VISe 1-eLlUlrcls.
7A- ,
CAPTIONS
The captions or [readings cal'paragraphs in this Lease are inserted for convenience
anis. and shall, riot be considered in constraing the provisions hereof if any klUestion of intent
shoUid H-S�.
-7 _NTIRL: GRL'1EMl"1NT
W16,21'.StOOLI that there arc no oral agreements or representations hk2ts,'ccn the
panh2,s hQi%2io afrecting this Lcasc, and thi
IS Lease Supersedes and cancels anV iid a.11 previoU
11cooliations. arrangernents. brochtircs. agreernents. or representations and UOLici-stand]ngs. 'I'
b
any, bct% cen the parties hereto. and there are no other representaor,w
tions arf,,at itics etweeta
[lie parties land all reliance with respect to representations is solely upon the representations
i
,aid apmcontained ntained III this CIOCLUTIC11t. This Lease mm be modified in -itng oniv.
Nvi 1
S
I i-tried hy the parties hereto.
38LAL"CUFFION OF LEASF'
I It
SLIbInIssion Of this CIOCUment leer examination and negotiation docs Arai constitute
am, oCt'er to [ease. car it reservation of'. or- option for. tire llrenilses,- and this dc)CL111-JIM1. Shall
hi2conic cf!�cnvc and binding only upon execution and detivery hereofby'k2nint and by
Landlord 0,)r. when duly authorized. by Landlord's agent or employee). No act tai-omission cat'
'Landlord or of Landlord's broker shall alter. change- I �
any agent or or rnoofifvam ofthe
provisions hereof
�V, 1VTA 01" REDI NIPTION
T,,maia her ehy expressly waives any and all rights of redemption granted by or under
111V preSeffl 01- fUtUl-C la Ws In the C'Vellt catenarit being evicted or ofispossesscd ['or any Cause.
or In ffie off.,andlord Obtainif-h-1 POSSCSSIOn of tire Premises by reason (-,Cffic violation by
1'enal-11 W"IM Ofthe covenants and conditions of this Lease or otherwise, Thv rights
to
I andlord herein are III addition to any rights that may he givcri to Landlord by any statute 01,
otherwise.
40, SEIVI"RABILITY
i I' provision ofthis I,Qasci shall be determined to be void by arty'courl of
then such oicten-nination shall not affect an,,., other provision ofthis
LeaISC Wild "III SUCh other provisions shall remain in hail fi:)rce and cflicct- and it is the intention
,A,tile parlles hCreto that 11'any provision to'this Lease is capable oft,,VO COrIS11-LIC1101l'S. only
011e ( i ) 01' -,VhIC1; �\O(,Ild render tile provision Valid. then the provision shall lix"C tire incanina
VVI-Itch renders it. valid.
Landlord and fenant acknovvicolge that this Lease is at "Net Lease" \\,)(]I respect to
to xcs� and other repilirs or) the Prerinses as specifically set t6rth herein and
1-andlord shall receive all rents Lind all payments hereunder that Teilant is reClUired to make to
I andlord frac fron-i anv chartics. assessincnts, impositit ns. expenses. deductions. or offisets,
\o tta cli or clecuon hercU1'IdCF Sha,11 be deer ed CXCILISiVC, but Sha11.
J)OSSibfe, b,2 L:UMUlarjVe With Lill od-ter remedies Lit law or in cquitv.
4 1, (.,'OVl1:NAN"l-S AND CONDITIONS
-)erfortned by Tenant shall be cleemed both a covenant
['�kCh [)1'0\ iSi011 Ofthis Lcas�2
and a conoltion,
44, BINDING UFFF'CT: CHOICE OF LAW
This Lease shall bind the parties, their personal representatives, successors. and
assigns. This Lease shall be9 overned by the laws ofthe State of California. and venue shall
be San Bernardino county
45, FORCE" MAJE(-JRE
Am, prevcrition, delate, or stoppage due to strikes. lockouts. labor dispules. acts of
Ood. Hiablilh to obtain labor or matcrials or reasonable Substitutes theretbr. 0overnmental
Z7
'Fcsi1*iCti011S- LO% rnrriental ret ulat'
Ions. governmental controls. enemy or hostile uovernmental
clVil �()Iilrnotlonfire. or otherc.-asually. and other causes beyond the rcalloiiable
control ofthe pa rLNobligated to perform any term, covers ant. o r condition til tills Lease. shall
excuse the perl'orniance by such party for a period equal to any such prevention. delay. cat-
stoppage,
r
stoppage, except the obligations Imposed with regard to rental and other charges to be paid by
Tenant pursuant to this Lease.
-46, BROKERS
T,2nani t,%arrants that it has had no, deidings with any real estate brcikt�r (gr agents its
Connection with tile negotiation cat this Lease it knows ot'no other real estate t,voker nor al,"ent
reel 1. ;:Iltitlkd to a con1111ission M corillection with this Lease with the cxccp'rIon ofacting on
Larldlord.
47- INTERE"ST OIN' TNPAID RENT
F"xccpt as expfessiN, provided herein, any amount due to Landlord not paid when due
shall bear 1111CI%2A at the maxill-IL1111 le,-Lil rate of Interest per annum from the date due to the
Matte of pa�niettL. Payment 01-such interest shall not excuse or cure auy, ciel'11LI11 lh'� Tenant
ll`nwre glen one person or entity is Tenant, the oblittations imposed ort each such
erersun wrr cretin sliall be joint and scvernl.-
9 RF-LOCAT 1C)l~r'lr
Landlord reserves and is hereby granted the riO)It upon not less than thirty (30) days
s:
,vritten notice to 'l eraar t. to relocate and to subg we as tho Premises hereunder rather
in-en-Ase "ithir [lie Center lire' the promises cariygin ally leased hereunder for w titres and
parrl'wses as tlacat6wgh aari<giamHy leased to .l narat at the We of the execution lice—col. provided,
ltoevet% that tlae substituted lareraai cs shall ecantain rata>area not lest; than ei;ghl, Iac.rcerot`
(MM) nor greater Heart one l'atktldad MCMY Percent ( 120'XII) tinICS the SLILIalre. 1'ootag
ecaratlned in alae LALlin all ' leased lir°erarises. A& at pica-rata rr(ti stinent to NAkiinnurn Rent and
Wliticaarral beret as described We& as »a remalt ofLLthe in ae.rase or decrease in tide size of the
substituted premises.
50. SUBMISSfON
Ibis document is null and void and shall have no effect whatsoever arraic-ss and until
o(lut tc:rsi4aaed b) Landlord,
TENANT: CITY OF REDLANDS
BY: z
on l lUaThon. Mayo
ATTEST
City G erk
1ADl:tAID: t)RAN(i °. t*"l i "l L I.alT
l�'a
t..iecrav '�'"tazl�el
Date: —0�ioa-�Iml 6--t,
Purchase and Sale A . ent -,Cancellation - Granite Homes - On motion of
Councilmember Gilbreath, seconded by Councilmember Gallagher, the City
Council unanimously approved cancellation, by roll call vote, of the purchase
and sale agreement and escrow instructions between the City of Redlands and
GH Redlands, LLC (Granite Homes) for the sale of City property for Tract-
o.
racto. 16586.
Refund of Park Reservation Fees - SCYNGR - SCVNGR, Inc.'s request to
, Inc.
refund fees associated with their fund raising event scheduled to occur on
November 14, 2009 was unanimously continued by roll call vote to December I.,
2009, on motion of Council ember Harrison, seconded by Councilmember
Gilbreath.
Resolution No. 6906., California Ener Commission A 1 ication - Quality of
_ 92
Life Director van Dorst reviewed the proposed application with the City of San
Bernardino to the California Energy Commission for the State Energy Program
Municipal Financing District Program Opportunity for an amount of$2 million
with no matching requirement. Councilmember Harrison moved to adopt
Resolution No. 6906, a resolution of the City Council of the City of Redlands
authorizing the submission of a joint application with the City of San
Bernardino to the California Energy Commission for the State Energy Program
Municipal Financing District Program Opportunity for an amount of$2 million
with no matching requirement. Motion seconded by Councilmernber Gilbreath
and carried unanimously by roll call vote.
Resolution No. 6907 - Eggrgy_Leader Partnership Ame - Quality of Life
Director van horst reviewed the list of projects proposed under the Energy
Leadership Partnership Agreement with Southern California Edison.
Councilmember Harrison moved to adopt Resolution No. 6907, a resolution of
the City Council of the City of Redlands authorizing the execution of an Energy
Leadership Partnership Agreement with Southern California Edison,to renew an
"Energy Leader Partnership" for Program Cycle 2010-2012. Motion seconded
by Councilmember Gilbreath and carried unanimously by roll call vote.
Least Agreement - _PIh J�n Station - On motion of Councilmember
Gilbreath, seconded by Councilmember Gallagher, the City Council
unanimously approved, by roll call vote, a lease agreement with Orange
Center LLC for the use of the North Orange Street Policing Station and
authorized the Mayor to execute, and the City Clerk to attest to, the
document on behalf of the City.
Funds - Citizens' OpiCion,for Public Safety - On motion of Councilmember
Gilbreath, seconded by Councilmember Gallagher, the City Council
unanimously approved, by roll, call vote, the use of the 2009-2010 Citizens'
Option for Public Safety funds and authorized au additional appropriation in the
amount of$110,991.00 to be expended as f41110 lvs:
November 17,2009
Page 3