HomeMy WebLinkAboutDocumentation_Regular_Tab 7-5_3/8/2001 Memorandum
To: Michael R. Couzzo,Jr., Village Manager
From: Joann Manganiello,Assistant Village Manager/Village Clerk
Date: March 2, 2001
Subject: Village of Tequesta Lease and Addendum to Lease with Tamwest Really,Inc.
at County Line Plaza-Resolution No.25-00/01;Agenda Item d,,QnI IU
Attached is the Lease and Addendum to Lease with Tamwest Realty, Inc. for the lease of
property at County Line Plaza Tequesta, Florida, Units 566 and 596, for temporary office space
for the Police Department, including dispatch, and Fire-Rescue Administrative Offices,
respectively. Unit 566 is 2,275 square feet and Unit 596 is 1,400 square feet. This temporary
office space` will provide adequate space for the Police Department and Fire-Rescue
Administrative Offices until such time as the Public Safety Facility is constructed. Sufficient
parking is also available for the patrol cars and staff. Parking space is also conveniently located
behind the Fire-Rescue Unit to allow fire-rescue vehicles room to park when necessary.
The monthly rent for Units 566 and 596, which was cooperatively negotiated, is $12.00 per
square foot per month, including CAM. Total annual first year's rent for Unit 566 is $27,300;
monthly rent is $2,275. Total annual first year's rent for Unit 596'is $16,800; monthly rent is
$1,400. The term is for one year with an option to renew for one(1) six month term at the same
• rate,and then additional options on a month-to-month basis for up to a total of 12 months. It is
anticipated.that the term of the Lease will be effective on or about April 15,2001. The owner has
alloweci•the Village approximately one month's time to make renovations to the units prior to the
• start of the term of the Lease.
The Village Attorney has modified the form of lease provided by the leasing agent,with approval
by the owner(Tamwest Realty, Inc.), prepared the Addendum to Lease, and approved the Lease
for legal form and sufficiency.
It is recommended that the Village Council approve the Lease and Addendum to Lease with
Tarnwest.Realty, Inc. Please place this item on the March 8, 2001, Village Council Meeting
agenda for consideration by the Village Council: Thank you.
• Enclosures
.mipro/61es/uxstmg/priority/cntylinc
• ,
ONES
FOSTER Flagler Center Tower,Suite 1 100 Mailing Address
JOHNSTON
N A 505 South Flagler Drive Post Office Box 3475
se STUBBS West Palm Beach,Florida 33401 West Palm Beach,Florida 33402-3475
/ Telephone(561)659-3000 Facsimile(561)832-1454
Attorneys and Counselors
Peter S.Holton,Esq.
Direct Dial: (561)650-0462
E-mail: pholton@jones-foster.com
•
March 1,2001
VIA FEDERAL EXPRESS
Joann Manganiello
Village of Tequesta
250 Tequesta Drive
Suite 300
Tequesta,FL 33469
Re: Village of Tequesta Lease at County Line PIaza •
Dear Joann:
At your request we have modified the form of lease provided by the Ieasing agent at County Line
Plaza by marking up'the form and by preparing an Addendum To Lease. We have approved the
enclosed form of lease;with our modifications and the Addendum To Lease, as to legal form and
sufficiency.
If you have any questions,please call.
Very truly yours,
JO ' I TER,JOHNSTON&STUBBS,P.A.
Peter S. Holton
PSH:ksr
L:\I3153-1\JOANN LETTER RE COUNTY LINE.doc •
i
RESOLUTION NO. 25-00/01
A RESOLUTION OF THE VILLAGE COUNCIL OF THE
VILLAGE OF TEQUESTA, PALM BEACH COUNTY, FLORIDA,
APPROVING A LEASE AND ADDENDUM TO LEASE WITH
TAMEST REALTY, INC. FOR THE LEASE OF PROPERTY
LOCATED AT COUNTY LINE PLAZA, TEQUESTA, FLORIDA,
33469, UNITS 566 AND 596, FOR TEMPORARY OFFICE
SPACE FOR THE POLICE DEPARTMENT AND FIRE-RESCUE
ADMINISTRATIVE OFFICES RESPECTIVELY, FOR AN
ANNUAL AMOUNT OF $27,300 (UNIT 566) AND $16, 800
1 (UNIT 596) WITH FUNDS BEING APPROPRIATED FROM
THE GENERAL FUND, GENERAL GOVERNMENT TEMPORARY
FACILITIES ACCOUNT, HAVING A FY 2000/2001 BUDGET
ALLOCATION OF $50, 000, AND AUTHORIZING THE
VILLAGE MANAGER TO EXECUTE THE SAME ON BEHALF OF
THE VILLAGE.
NOW, THEREFORE, be it resolved by the Village Council of the
Village of Tequesta, Palm Beach County, Florida, as follows:
Section 1. The Lease and Addendum to Lease between the
Village of Tequesta and Tamwest Realty, Inc. , attached hereto
as Exhibit "A" and incorporated by reference as a part of this
resolution, is hereby approved, and the Village Manager of the
Village of Tequesta is authorized to execute the same on
behalf of the Village of Tequesta.
Section 2 . The Village Manager is authorized to do all
things necessary to effectuate the terms of the Lease
Agreements including, but not limited to, the execution of a
lease agreement on or about April 15, 2001 .
THE FOREGOING RESOLUTION WAS OFFERED by Council member
who moved its adoption. The motion was seconded by Council
member , and
upon being put to a vote, the vote was as follows :
• FOR ADOPTION AGAINST ADOPTION
The Mayor thereupon declared the Resolution duly passed and
adopted this day of , A.D. , 2001 .
MAYOR OF TEQUESTA
Joseph N. Capretta
ATTEST:
411 Joann Manganiello
Village Clerk
Word/Resolutions/County Line Plaza Lease (Units 566 and 596)
ADDENDUM TO LEASE
THIS ADDENDUM TO LEASE is executed by Tamwest Realty Inc. ("Landlord") and Village
of Tequesta ("Tenant"), and is made a part of that certain Lease dated March 2001, executed
by Landlord and Tenant concerning certain space in County Line Plaza,Tequesta, Florida.
1. Landlord will deliver possession of the Demised Premises to Tenant within three (3)
business days after the date this Lease is fully executed.
2. The Minimum Rent during the Initial Term and during each Renewal Term shall be
$8.00 per square foot of Leasable Area per year for a total annual Minimum Rent of
$29,400.00 payable in monthly installments of$2,450.00. In addition to Minimum
Annual Rent payable monthly as aforesaid, the Common Expense Contribution and
Tax Contribution during the Initial Term and each Renewal Term shall be $4.00 per
square foot of Gross Leasable Area per year for a total annual Common Expense
Contribution and Tax Contribution of$14,700.00 payable in monthly installments of
$1,225.00.
3. If Tenant shall not be in default under this Lease beyond the applicable cure period(if
any) at the time Tenant shall notify Landlord of its intention to extend the terms of
this Lease, then Tenant shall have the option to extend the term of this Lease: (i)first,
for one (1) six (6) month term provided that Tenant shall advise Landlord in writing
at least two (2) months prior to the end of the Initial Term; and(ii)then, on a month-
to-month basis for up to a total of twelve(12)additional months provided that Tenant
shall give Landlord written notice that it wishes to extend for each additional month
at least 15 days prior to the end of the term of this lease but for the requested
extension of the additional month.
4. The following is added to the end of Sections 7.1 and 7.2 of the Lease:
"Notwithstanding anything to the contrary in this Lease, the Common Expense
Contribution and Tax Contribution to be paid by Tenant during the Initial Term and
each Renewal Term shall together equal be$4.00 per square foot per year.
5. The following shall be added as Section 8.3 to the Lease:
"Section 8.3. Proviso. Notwithstanding the provisions of Paragraphs 5, 7.3, 8.1 and
8.2 hereof, if Tenant, as a municipality, is exempt by law from the taxes described in
Paragraphs 5, 7.3, 8.1 or 8.2, then Tenant shall not be obligated to pay such taxes."
6. The following is added to the end of Section 15.4 of the Lease: "Notwithstanding the
foregoing, Landlord will always provide prior written notice to Tenant when
Landlord wishes to enter the portion of the Demised Premises used as a police
dispatch facility."
7. The following is added to the end of Section 19.6 of the Lease: "Landlord
acknowledges that the Permitted Uses specified in paragraph 1.9 hereof will not result
in an increase in the Landlord's insurance rates and premiums."
Witnesses: Landlord:
Tamwest Realty Inc.
Print Name:
By:
Its:
Print Name:
Tenant:
Village of Tequesta
Print Name:
By:
Its:
Print Name:
L:\13153-I\ADDENDUM TO LEASE.doc
•,.i•,__ z,1unxL PROVISIONS AND DEFIHI�Y•0)rS, "" "o 1tnAHr Idont,llod.EO
1,t,, LANDLORD'S HAMS i ';t
►t il.IHG ADDRESS' Tamwest Realty Inc.
" • 213,•01 99th Ave. .
Queens Village,
•
. 3 r W.Y.H' Y 11429 +;
•
•
2. TENANT'S HAME.i MAILING ADDRESS, Village of Tequesta
250 Tequesta Drive
• • Suite 300
Tequesta,' Florida 33469 •
TENANT'S TRADE:NAME, None
1.3, GUARANTOR(S) AND ADDRESS, None .
•
1,4, CENTER (Par, 11)I A, per Exhibit "le . COUnty Line Plaza
I,S. DEHISto PREMISES (Par, 11)r as per Exhibit "A" Space No. 596 SPACE NO,,
GROSS LEASABLE AREA (Approx.) (Par, 7.5 .566 •
Square Feet: 1,400 SQUARE rut, 2,275
-,1,6, TERM (Par. 3.6)a
1,6,1, COMMENCEMENT DATE1•(SubJ.Gt to Par, 3,1 Ind Exhlblt "8"), a
— ,
1,6,2. INITIAL TERM (Par, ],3), Q1 .
( 1 ) Years (plus party) lit month if eppllGtble)
i
1,6,]. RENEWAL TERNS)
7. TENANT PAYMENTS (Par, 4), See
1.7,1, MINIMUM RENT FOR INITIAL TERN, (Pir. 5)r Addendum
See Addendun
r.
•
•
•
.7,2, MINIMUM RENT FOR RENEWAL TERM(S) (Par, 5),
RENEWAL TERM NUMBER LEASE YEARS OF RENEWAL TERM ANNUAL MINIMUM.RENT MONTHLY INSTALLMENTS
i See Addendum
•
. r
1.7,3. PERCEIITABE RENT (P.r-, 6)1' °f TENANT'S GROSS SALES 1n excess of chit (alloying. BASE Moon,'
- , PR,•1,1. (th. "ACCOUNTING PERIOD")
7,4,- i0Fi0Ti0IUL SERVICE'COHTRIDUTION (P.,, 13), UP TO A MAXIMUM J
h
X of It(IitlfUlt REIrT PER YEAR
INITIAL PROMOTIONAL SERVICE CONTRIBUTION[ '_
I.,., StCUAtre-Oe-Pos
1,9. PERMITTED USE (Par. 12), —
' ' As to Suite 566 - to be used and occupied as.a 24 hour per day, 7 day per week police
dispatch facility with all uses related thereto-
"=" to Suite 596 - to be used for office and administrative puxoses
R-+dlva Rest-titian. Mil.) (P., , 1Z,5)
t1'
.10. EXHIBITS, The •xhtbl.ta attached to thla LEASE are hereby Incorporated h.r.ln and mad. a part h.,-.of,
' Exhibit "A" - PLOT PLAN
Exhibit "8" - Deacr1,,L] t°n of LANDLORD'S WORK
Exhibit "C" - RULES AND REGULATIONS
Exhibit "D" • LANDLORD', SIGN CRITERIA
Short Form Lease
IGSI 10•1439
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4.
,
for which a Consumer Pl-ice i . e.,. adjustment /s applicable be leas than eh. MINIMUM RENT for the
• Ieinediately Preceding LEASE YEAR. In the event the Consumer Price index referred to above is no longer
i published, then a compera6le Index which measures lnfiatidnary factors, and the corresponding decrease In
tic purchasing Rorer of the U.S. Dollar, shall be selected by LANDLORD and the Consumer Price Index
adjustments shall be beset' upon such index, ' If a Consumer Price Index adjustment is to be made for any
LEASE YEAR(S), then LANDLORD Shall notify TENANT in 'writing of the amount of the increased MINIMUM RENT
_i or such LEASE YEAR(S), and if LANDLORD fails to so notify TENANT prior to the commencement of such LEASE
;EAR, TENANT shall continue paying the previously applicable MINIMUM RENT Installments until such time as
JENANT is notified in writing of the appropriate increase in the MINIMUM RENT, and within thirty (30) days •
",hereafter TENANT shall pay LANDLORD any deficiency in the 'MINIMUM RENT installments paid by TENANT prior
to such notification.
•
6. PERCENTAGE RENT.
•
•
Pay LANDLOR6 N1 as determined by this section •
plus applicable sales and use taxes.
6.2. GROSS SALES.
6 Definition
$ SAiS. frfrom,
SALES" the total
of TENAN or any orconcessonarenat, , 00rr out of theus• of, the DEMISED .REMiSES.
1 ! whether wholesale or retail, whether for Cash Or credit, or otherwise, and fncludin
consideration other than money received, without reserve or deduction for inability or failure to coilect.
Including, but not limited to, receipts from 1 g the va we of all
ofIncluding,
the DEMISED PREMISES, rto, delivery f , ) sales originating in, at, from or arising - t of the use
performance is made from the DEMISED PREMES • or from some
other place and regardless of the place of bookkeeping for payment of, or Collection of a account, (ii)
sales made or performed by mail, telephone, Or telegraph orders received or filled i at or from the
I DEMISED PREMISES; (ifi) telephones, and mechanical Or other vending devices In the DENi•ED PREMISES, (iv)
sales which TENANT, or any subtenant. licensee or conceeslonaiee in the normal and cis - ary course of its
business would credit or attribute to its Operations at the DEMISED PREMISES or any , rt thereof, and (v)
sales of advertisements end displays within the DEMISED PREMISES. Any deposit a speed and retained by
-1 TENANT shall be included. in CROSS SALES. Each installment or credit sale shall . treated at a sale for
the full prime which such sale is made, Irrespective of whether or when TENANT r delves Payment therefor.
} No franchise, capital stock tax, tax based upon assets or net worth or gross re. lot tax, and no income or
similar tax based on income or Profits shall be deducted from'GROSS SALES.
ns
GROSS
exchange of merchandiseobetween stores SofESTENANT when. The oeuch exchange wing shall be his mmade solely.ed from ROOr the convenient
1 operation of TENANT': business and not for the (m my
, DEMISED PREMISES, (11) returns.to-shipper's
purpose of e-(111)iiating a sal• made in,nd tt u from the
transactions previously included in GROSS SALES,n(1)t sales of ifixtaset, machineryeand equipment, which
are not stock for sale or trade, after Use thereof in the eohdu• of TENANT', business, (v) amounts
, collected from customers and paid by TENANT to any government for ny sales or •keite tax, and (vi) the
amount of any discount on sale: to employees not in excess of - • (10 percent of TENANT', total GROSS
SALES.
6.3. Re•ortin• of GROSS SALES.and Pa'ment of PERCENTAGE ENT.
•
6.3.1. ACCOUNTING PERIOD. The "ACCOUNTING PERIO• set forth in Paragraph 1,).3 shall determine
Frequency in which PERCENTAGE RENT fe payable. The fi et.ACCOUNTING PERIOD In any calendar year w111
+ on the first day of the calendar year, except et the first ACCOUNTING PERIOD for the First
'der year will begin on the COMMENCEMENT DATE. '
•
6.3.2. BASE AMOUNT and PERCENTAGE RENT -•:_.ACCOUNTING PERIOD. The "BASE AMOUNT" set forth in
•! !vs rag specified amount.be then thenPERCENTAGETRENTIf•r anyh CEHTAGE RENT. If the BASE.AMOUNT
ACCOUNTING PERIOD will be equal to the pecentattehas specified in Paragraph 1,7.3) of TENANT'S'GR.-S SALES from the beginning of the Calendar yearrthrough
the end of the ACCOUNTING PERIOD in excess of t• 'BASE AMOUNT for the'ACCOUNTING PERIOD (which BASE AMOUNT
for any ACCOUNTING PERIOD w111 be equal to • BASE AMOUNT multiplied by a fraction, the numerator of
which will be the number of days from the b •inning of the Calendar year, excluding any days prior to the
OMMENCEMENT DATE as to the first calend r year, through the'end of the ACCOUNTING PERIOD. and the
Denominator of which will be the total umber of days in the Calendar year). If the BASE_AMOUNT is
Pacified as the MINIMUM RENT. or a spec led percentage of the MiNTMUM RENT, then the PERCENTAGE RENT for
any ACCOUNTING PERIOD will be equal . the amount. if any, by which the Percentage (as set forth in
Paragraph 1.7.3) of TENANT'S GROSS SA S from the beginning of the 'calendar year through the end of the
ACCOUNTING PERIOD exceeds the tot MINIMUM RENT (or specified percentage thereof) payable from the
eg/nnfng of the calendar year thr-•gh the end of the ACCOUNTING PERIOD. If at any time during the TERM
,MAN' does not operate its bu in•ss in the DEMISED PREMISES for any reason, than an appropriate
'_ fjustment in the BASE AMOUNT wi be.made during the period that the DEMISED PREMISES Is closed. If the
BASE AHOUNT is a specified a - nt, then the BASE AMOUNT for any ACCOUNTING PERIOD will be reduced on a
pro rota basis, based upon th number of days that the DEMISED PREMISES was.open as compared to the total
`-,mbar of days in the spell- ble ACCOUNTING PERIOD. If the BASE AMOUNT is specified as the MINIMUM RENT
rriod percentage
which the DEMi MIN
DUPRE ISES then
are closed MINIMUM
shallRbeTexclu0 di in determining PERCENTAGE RENT
-.,;r any ACCOUNTING PERM,. payable for the
payable
6.3,3. Mont Re•.rts. Within ten (10) days after the end of each month. TENANT shall rurnlsh
; LANDLORD a comp • statement, certified by TENANT (or a responsible officer of TENANT, if TENANT Is a
• ,'Dora tion), sett g forth (i) the amount of GROSS SALES made during such month, and (iI) the cumulative
>unt of GROSS LES made from the beginning of the calendar
year through the end or the month, which
statement shill •e In a form and style and shall contain such details and breakdowns as LANDLORD may
provide or rea .nably require, Upon written request by LANDLORD. TENANT shall also provide LANDLORD with
,---,thly state sales tax reports and TENANT', cancelled check, evidencing the payment of any sales taxes
suant to a TENANT', sales tax reports,
.3.e. Re rt and Pa ment of PERCENTAGE RENT. If an ACCOUNTING PERIOD Is one (i) month, Or if
any ment. Is the ast month o in A ON , t • statement required by Paragraph 6.3.3 shall also
includ • statement of (1) the PERCENTAGE RENT for the ACCOUNTING PERIOD as determined above, and (11) the
I +n of PERCENTAGE RENT, if any, previously paid by TENANT to LANDLORD for the Calendar year in which
t oplicable ACCOUNTING PERIOD falls. Simultaneously with the furnishing of such report, TENANT shall
dr-0 LANDLORD any PERCENTAGE RENT due for the ACCOUNTING PERIOD which will be equal to the amount
ed In Paragraph 6.3,2, less any PERCENTAGE RENT previously paid by TENANT to LANDLORD for such
1
3
4 )11591
' • the end of each et ender year a complete statement certified by TENANT, or by TENANT'S chief /inane .1
' officer-(or officer having similar duties if there is no such officer) if TENANT is a corporation, o by
, al independent certified public accountant employed or retained by TENANT, showing in reasonable —tail
the amount of GROSS SALES made during such calendar year and the amount of PERCENTAGE RENT aid to
LANDLORD for such calendar year. If this LEASE Is terminated prior to the last day of a calend year by
eapiration of the TERM or otherwise, the foregoing annual statement shall be furnished with n 30'deys
after the termination of this LEASE. Such annual statement shall be accompanied by the sign-. opinion of
the person Certifying such testament specifically stating that he has read the definition of 'CROSS SALES"
contained in this LEASE, that he has examined the roper! of GROSS SALES for such calends year, that his
examination included such tests of TENANT'S books and records as he considered ne asary under the
circumstances, and that such report accurately presents the GROSS SALES of such cale ear year. LANDLORD
shall be permitted to divulge the contents of any of the statements provided for to is Paragraph to any
attorney or accountant representing or assisting LANDLORD or If such disclosure Is .ado in connection with
any financing arrangements or assignments of LANDLORD'S Interest in the DEMISED P MISES or the CENTER or
in connection With any administrative or Judicial proceedings.
6.3.6. Annual Adjustments. An adjustment shall be made with • furnishing of each annual
statement with respect to PERCENTAGE RENT as follower if TENANT shall awe paid to LANDLORD an amount
greater then TENANT WAS required to pay as PERCENTAGE RENT, TENANT she) receive a credit for such access
1 against TENANT PAYMENTS next becoming due to LANDLORD[ or, if TENANT all have paid an amount less than
was required to be so paid, then TENANT shall forthwith pay such dif ranee to LANDLORD.
6.e, TENANT', Records end Reviews.
•
6.4.1. TENANT shall keep and maintain books.and r orda in accordance with generally accepted
accounting principles, which shall truly and accurately r lect TENANT'S business within and from the
DEMISED PREMISES and which shall be sufficient to en .le LANDLORD to accurately and Independently
determine TENANT'S GROSS SALES on a daily basis, TENANT' records shall include, but not be limited to. a
record of all inventories and receipts of merchandise t or to the DEMISED PREMISES, and a record of each
sale or transaction wade at or from the DEMISED PRE ES. Such books and records shall be maintained by
TENANT for at least three (3) years from the end •f the period to which they Are applicable, or if any
revtew is required or a controversy should arise - tween the parties regarding the PERCENTAGE RENT payable
hereunder, until such review or controversy Is erminated even though such retention period may De after
the TERM. Such books and records, and all t returns of TENANT, shall be open at ail reasonable times
during the aforesaid retention perio• to the inspection of LANDLORD or its duly authorized
1 representatives, who shall have full and f ee aeceis to such books and records and the right to require of
TENANT, its agents and employees, such formation or explanation with respect to Such books and records
as May be nee essary'foe a proper exam Stion and review thereof, and the right to require TENANT to make
such books, records end ether mate ale Which TENANT is required to retain available at the DEMISED
PREMISES or at an office within fif y (S0) miles of the DEMISED PREMISES for such examination and review.
The foregoing shall also apply to,any subtenant, licensee or coneeeaionaire within the DEMISED PREMISES.
1 '
6,4.2, The aeeeptan• by the LANDLORD of
to the LANDLORD'S examinati•n and review rights hereundente r'. of PERCENTAGE RENT shall be without prejudiee
(10) days prior written *tics to TENANT, cause a r LANDLORD plete rUdit eVlse or- a any reasonable to e b, upon teno
TENAHT's entire books, records and Other materials wh eh TENANTIsorquired to retain (IIneludingt made he books
and records of.any suit errant, Meshes* or Concessionaire) for all or any part of the three (3) year period
.,edlately precedi • •the day of the giving of such Holies by LANDLORD to TENANT. if such-review shall
'close that any •f TENANT'S'ACCOUNTING PERIOD or ennui! statements ,of GROSS SALES understates-GROSS
'
ES made durin'. the reporting period of the statement by two (2) percent or more, or if TENANT shall be
we.ingu.nt in urnishing LANDLORD any ACCOUNTING PERIOD or annual statement► for two- (2) consecutive
months, TENA , shall pay to LANDLORD as an additional TENANT PAYMENT within ten (I.D) days after demand the
1 reasonreviewable ••st of LANDLORD's reviewin addition to any deficiency in PERCENTAGE RENT, which deficiency
shell be •-yeble in any event together with Interest thereon at the highest lawful rate. Notwithstanding
the for -cling, If any review discloses that any understatement of GROSS SALES on any-report is intentional
or grit sly negligent, or that any report understates GROSS SALES by five percent (S2) or more, or If
TENA• 's books and records are so inadequate-that it is impeesibie to accurately determine the amount of
TE -NT's GROSS SALES during any-ACCOUNTING PERIOD. same shall constitute a default on the part of TENANT
I. COMMON EXPENSE AND REAL ESTATE TAX CONTRIBUTIONS.
7.1. COMMON EXPENSE CONTRIBUTION. As an additional TENANT PAYMENT, TENANT shall ply to LANDLORD a
COMMON EXPENSE CONTRIBUTION, which shall be a percentage (as hilreinafter determined).of all costs and
:expenses incurred byLANDLORD In Connection with the'ownership, operation and .maintenance of the CENTER
,(hereinafter referred to as the "COMMON EXPENSES") including, but not limited to the following: (I)
LANDLORD's cost_ of contesting any reel •state and personal property t►kes and'assessments for the CENTER,
(ii) LANDLORD's insurance including; but not limited to, liability insurance for personal injury,. death
and property damage; Insurance covering the -CENTER against fire end extended coverlge, theft or other
-casualties; workmen's compensation, plate glee's for glass ecclusively,serving the COMMON AREAS, automobile
insurance, sign insuraneel flood insurance; sinkhole 'insurance, end other insurance for the CENTER in
Amounts selected by LANDLORD, (Iii) cleaning, maintaining, repairing, replacing and painting of the entire
- :ENTER (*adept the portions of the CENTER to be waintetned by the tenants of the CENTER) end all equipment
serving the COMMON AREAS; (Iv) the maintenance, repair and replacement of water, sewer, drainage,
_elect rim, and other utility lines and services serving the CENTER; (v) deer-eel-Woe of equipment and
verso nal property of LANDLORD used in connection with the cleaning, meintenanc•, repair and operation of
;he COMMON AREAS and rent pifd for the laasing of any such equipment and personal property (v1) the
;perm tion and maintenance of CENTER signs. (vii) fire protection and fire hydrant ehargest (viii) security
services; (Ix) eater and sewer charges for the entire CENTER and electrical utilities for the COMMON
AREAS: (x) any required licenses or permit fees imposed by any governmental authority in connection with
--+h. CENTER; (xi) the installation, operation and mainteneece of supplying music to the COMMON AREAS, (x11) _
jroviciing on and off site traffic control; (xiii) lighting, heating, ventilating and air conditioning the
DMMON AREAS; (xlv) sweeping, pressure cleaning, striping, Sealing and resurfacing of all perking areas,
— dads, access ways and sidewalks, (xv) the maintenance, planting, replanting, and 'replacement of sod,
flowers, shrubbery, plants and trees and the maintenance of sprinkler or irrigation systems for such
- landscaping; (evil trash, refuse, and garbage removal for the entire CENTER (unless at LANDLORD'S option
' .NDLO RD requests TENANT to pay such costs directly to the entity providing trash removal Cervices);
! `'via) pest control and extermination services for the entire CENTER, (swill) special holiday decorations;
' 'Am) rasarvies in an amount not to excited five (St) percent of the total COMMON EXPENSES for deferred
^e'-s and maintenance; and (xc) an administration fee equal to fifteen (IS2) percent of the total
EXPENSES, which fee may be payable to LANDLORD and/or to any other person or entity managing the
-6and/or the COMMON AREAS, LANDLORD or its agents shall have the right to utilire its own- employees
nection with the Ownership, operation and seintenance of the CENTER, and in that event, the COMMON
PENS ES shall include all payroll and other expenses relating to such employees while performing services
4
GEN-011 591
for the CENTER. Notwtthittndlnw the foregoing, there shall be excludes roe the foregoing COMMON EXPENSES
only the following; 4a the costs of Initially constrvoting the CENTER or any
mal,.tenance and repairs paid for pursuant to any. warranty or insurance portion tenant thereof;
any
Party other than LANDLORD; principal and/or interest payments made on any policy,mortgage by ane gth oC tTERd
expenses which are for capital improvements or capital expense to or orthe CENTER as ing the CENTER:
LANDLORD'S accountant pursuant to generally accepted accountingdetermined by management fees: real estate broker's principles;imps; professional fees and
g the
CENTER: and costs or expensescommissional depreciation of the Improvements constttutin
any tenant, to the extent LANDLORD use able by the
Collect any such'costs o and r nexpenses lsefromethe rrtspinsible
tenant. The foregoing list of COMMON EXPENSES shall not be deemed to ImposetsLANDMOlD
Incur such expenses or provide 'veil services to or on behalf of TENANT orin connection
that LANDLORDaio
and maintenance of the CENTER, with the operation
7.2. TAX CONTRIBUTION, As an additional TENANT PAYMENT, TENANT shall_ pay to LANDLORD a TAX
CONTRIBUTION, which shall be a percentage (as hereinafter determined) of the real estate taxes and
assessments, and personal property taxes, imposed upon the CENTER by any governmental or
Quasi-governmental authority (such taxes and assessment' are part of the "COMMON EXPENSES' for purposes of
this LEASE, even though payable separate from the COMMON EXPENSE CONTRIBUTION), If any real estate tax
bill or assessment for the CENTER includes not only the CENTER but other property owned by LANDLORD,
LANDLORD shall Make a reasonable allocation between the CENTER and such other property for purposes of
computing the portion of such tax bill or assessments payable by TENANT. If any ment is payable in
annual Installments, only the amount of such annual Installment and statutory interest shall be tneluded
' within the TAX CONTRIBUTION for the applicable calendar year.
•
7.3. Amount Payable. TENANT'' COMMON EXPENSE CONTRIBUTION shall be paid to LANDLORD monthly, on the
first day of each and every'Calendar month throughout the TERM plus applicable tales taxes, on the bails
of LANDLORD'S good faith estimate of the COMMON EXPENSES, which may be revit.d by LANDLORD from time to
time and at any time, by written notice to TENANT at least ten (10) days prior to the due date of the next
I COMMON EXPENSE CONTRIBUTION, TENANT'S TAX CONTRIBUTION shall be paid to LANDLORD monthly, on the first
day of each and every calendar month throughout the TERM plus applicable sales taxes. on the basis of the
prior year's real estate taxes and assessments, and personal property taxes, except that until a tea bill
is received for the CENTER as completed LANDLORD may estimate the real estate times for the CENTER based
upon the present millag. rate multiplied by LANDLORD', good faith estimate of what the
the CENTER will be upon completion. if the COMMENCEMENT DATE Or the termination date of this LEASElue
day other than the first day of a calendar month, the TENANT for the month in which the COMMENCEMENT DATE or�t eMinatiOri date feNSE end lla CONTRIBUTIONS
shal l beON pp oorI ate byy
prorated.
7,4, Statements, Within one hundred eighty (ie0) days after the end of each calendar year, LANDLORD
I shall prepare and deliver to TENANT a statement Of all COMMON EXPENSES actually incurred by LANDLORD for
the prior calendar year, and within, sixty (60) days after the receipt of any bill for real estate or
personal property taxes, or assessments, LANDLORD shall deliver to TENANT a dopy Of the bill, if the
statement or the bill reflect TENANT underpaid its percentage of the actual COMMON EXPENSES or real estate
tapes, personal property taxes, or assessments for the calendar year, then within thirty (30) days after
delivery of the statement or bill "TENANT shall pay any deflcieney, end if the Statement reflects that
TENANT overpaid its percentage of the actual COMMON EXPENSES for the Calendar year, or real estate taxes,
personal property taxes or assessments, then within thirty (30) days after delivery of the statement or
tax bill LANDLORD shall refund the excess to TENANT or, it LANDLORD'S option, direct TENANT to deduct such
excess from future COMMON EXPENSE or TAX CONTRIBUTiONS.or other TENANT PAYMENTS payable by TENANT. If
_ this LEASE commences or terminate, in the middle of a Calendar Year, TENANT'S share of all COMMON
- EXPENSES, real estate taxes, personal property tares;' and assessments for such Calendar year shall be
I prorated based upon the number of days in the calendar year after the COMMENCEMENT DATE, or prior to the
termination date, and without regard to when any particular COMMON EXPENSE vas actually incurred during
the calendar year, if this LEASE terminates in the middle of • calendar year, then as soon es LANDLORD It
able to determine TENANT', actual there of CONNON EXPENSES, real estate taxes and assessments, and
personal property taxes, for the portion of the year prior to the termination of this LEASE, LANDLORD
shall notify TENANT of s►me, and within ten (10),days th►re►fter, TENANT shall pay any additional amount
Owed to LANDLORD, or LANDLORD Shall refund to TENANT or apply against any other enemy' owed to LANDLORD
any excess amount paid by TENANT.
•
7.S, Determination of TENANT'S Responsibility.• TENANT'S percentage responsibility for the COMMON
EXPENSE and TAX CONTRIBUTION shell be equal to the percentage that the GROSS LEASABLE AREA of the DEMISED
PREMISES bears to the entire GROSS LEASABLE AREA of the CENTER, except as hereinafter provided, The GROSS
LEASABLE AREA of the DEMISED PREMISES, Or any other demised premis..s within the CENTER, shall be the
square feet of are' within such demised premises for the exclusive use by the oceupant thereof and its
customers excluding any mezzanines and balconies not need'ss a sales area, The GROSS LEASABLE AREA Shall
be measured from the exterior face of exterior wells and the exterior face of service corridor walls, and
the center line of any walls between contiguous demised premises. Ho deduction in GROSS-LEASABLE AREA
shall be made for columns, stairs. elevators or any interior construction or equipment within any demised
Premises.
TENANT', expense, a separate.waterend sewer meter for the DEMISED PREMISES, If the DEMISED PREMI will
us. more water and Serer services than the other demised premises in the CENTER, or If LANDL
' such separate metering desirable in LANDLORD'S sole discretion. In the event he DEM PREMISES ortans
_ other demised premises within the CENTER have a separate water and sewer Teter- Or ice
for the various demised premises within the CENTER, shall continua to bEXPENSE,X end seutr service
iten,l red and charged separate from all Other LOM41pN EXPENSES, onlyOMMON hut shell beo '
(including, if applicable, the DEMISED PREMISES) within the pee tenants whose demised premises
, meters, in the tame proportion that the GROSS LEASABLER do not hays Separate premisets and ri to
the GROSS LEASABLE AREA of all such demised premseparate any such tenant's andterid lvrse vices is
-_ installed for the DEMISED PREMISES, then T If a N Meter for waterexclude sower services es Mf
of
the water and sever Service applies a Coils d EXPENSE CONTRIBUTION will that Portion 11 ty
company supplying such water PP o the varlou, demised premlfet within the CENTER and the utility
sewer service may bill TENANT direct for such service and TENANT shell
' pay Such utility compan r if LANDLORD is required to pay for such water and serer service TENANT will
i reimburse LANDIOR r such service within thirty (30) days after receipt of a bill from LANDLORD for such
service ba pon actual usage of water and serer services In the DEMISED PREMISES, at the rates charged
to LA D by the applicable utility company, plus any applicable sales tax, which will may be submitted
the CENTER, as provide in the REGULATIONS cost of lighting the parking lot and anv er then TENANT wilt h r any additionalNT
- -'',es its flora and rr— S due to such extended hour, untilTENANT cnereafter, which shall b. prorated among any other TENANTS staying open
^v such l-1,,m, ba■.d upon ct,e grope rtionate 6NOSS ltASAbLE ANtA of such ftMANi ,
S
,�GEN-011591
7.8, pedal Provisions Reeardln Trash Removal, LANDLORD reserves the right to charge TENANT for
1 the cost of an
Rany extraoretnconnectionary withaili the or garbage
orl terrmination of TENANT'S In the DEMISED
h required in byTENANT,
PREMISES. Furthermore, LANDLORD', fincluding such removal as may
y
in the CENTER, to pay for trash removalfservicese directly h to right
too De to ny Or entity supplying y same, tenant
to contract directly for trash removal services with a company or entity selected or approved
same, and/or
7.9. S octal Provision.for Se arat•1 Char ed C by LANDLORD.
Paragraphs , -a^d COMMON .EXPENSES, In addition to the agaap payfor any . . any . ease in t • trio u• Trig this LEASE) may require the provisions tenant to
particular cost or expense relating to the demised
would otherwise be included in the COMMON EXPENSE or TAX CONTRIBUTION. Particular costs or expenses which
may be required to be s•parstal Premises of such tenant which
y
any
tenant may
taxes, Insurance, exterior malnt n neea or any other cost or^expenseb relating tout are nOt lthe plarted to, real estate
premises or business of such tenant. In that event, Similar costs or expens s Incurred art bylLANDLORDmwised
th
respect to the demised premises of other tenants shall be itemized and charged separate from all other
COMMON EXPENSES, only to these tenants (including, if applicable, TENANT) which do not separately payfor
such cost or •xpent• with respect to their demised promises or business, in the Same
t the
GROSS LEASABLE AREA of any such tenant's demised
premises of all such tenants. premises eeara to the CROSS LEASABLEycs AREA f ens the demisedthe
DEMISED PREMISES or business of TENANT. them reTENANT'S quired oCO O NatXP SEy for eny cost orT will**Dense for the
payment for similar costs and ex COMMON EXPENSE or TAX CONTRIBUTION e tenants
_ in the CENTER. expenses applicable to the demised premises and businesses of other tenants
LANDLORD shall attempt to obtain separate bill' for that portion of any cost or expense
reoulred to be paid by any one tenant with respect to such tenant.! demised premises or business, and for
that portion of any cost or expense to be shared by the remaining tenants with respect to their demised
premises or busi , and if LANDLORD is unable to do so LANDLORD•shall make a reasonable allocation of
i
such cost er expense between the tenant required to separately pay for same and the remaining tenants.
- 7.10. Exclusions, in determining TENANT'S percentage responsibility for the COMMON EXPENSE and TAX
CONTRIBUTION; may exclude from the GROSS LEASABLE AREA of the CENTER any
7.500 or more square feet of GROSS LEASABLE AREA, or sn
the applleaDl• )ease for anysuch premises containing
premises does not r y premises consisting of a toe pay a COMMON tEXP, f/
or TAx CONTRIBUTION, or does not require the tenant thereunderhto payse tenant thereunder er to pay a EXPENSE
items included in the COMMON EXPENSE or TAX CONTRIBUTION as set forth Above, but In that event, LANDLORD
� snalf deduct from the COMMON EXPENSES or TAXES eny amounts a full pro rota share o/ all o/ the
items included In the COMMON EXPENSES or for TAXES. Furthermore,
payable by any such tenant specifically for
agreement with the owner or tenant of any1/ pursuant ro any lease or Other
' to itself maintain any premiARE witrin the CENTER, such owner or tenant .has the shriout
contribution by LANDLORD,Portion of
similar ma na COMMON tenancereostuoraaspense incurred Of ybyOLANDLORDE relating oto
! the CENTER shall be borne only•by the other tenants and occupants Of the CENTER.
B. TAXES.
8.1. Personal Property Taxes, TENANT shall upon its business operation, and u Pey, prior to tradedelinquency, ell taxes assessed or levied
merchandise, and personal upon it kind s leasehold iinstalt, trade flietures, furnishings, equipment,
DEMISED PREMISES, and all property of
changes and dditionslled or thereto:faWhe by TENANT in, on or upon the
im cause the foregoing to be ' 'd and billed separately. froof the tie bill. for othe
DiCENTER pinithe event
any.or all of the foregoing shill be ' d and taxed with,the real estate !exec for the CENTER. TENANT
all pay to.LANDLORD a 'here of_such Lases as an additional TENANT PAYMENT Within thirty (30) days after •
livery to TENANT by .LANDLORD of • statement in writing setting forth the amount of such reel estate
'__ ,'see and the portion thereof applicable to the foregoing;
B.2. Sales Tax. TENANT, and not LANDLORD, shall pay, when due and payable, the Florida State Sales
Tax and any other .sales or 'melee tam or assessment now or hereafter levied or assessed upon or against
TENANT'S or LANDLORD'S Interest in the TENANT PAYMENTS to be paid under this LEASE, or an
thereof, or LANDLORD'S interest in this LEASE or its income therefrom. Should the approprla b timing
authority require that any such sales or excise tax and/or asses by LANDLORD for or on
sment be collected y portion
behalf of such taxing authority, then such Sales or excise tax and/or assessment shall be
to LANDLORD as an additionai TENANT PAYMENT in accordance with the terms of any written notice from
LANDLORD to TENANT to such effect, paid by TENANT
I 9. UTILITIES. From and after the date when TENANT'S use end possession, TENANT shall be presponsible for obtai'Ion Of,the n ng,Pmmaintainin gendn to TENANT for
utilities required in connection with the DEMISED PREMISES, including but not limited to telephone,,
electricity, D paying for-all
y, water and sewer service. and trash removal service, (except for water and sever and/or trash
removal service where same is provided by LANDLORD as part of the COMMON EXPENSES);
10. SECURiTY_DEPOSIT AND PREPAID RENT. '
10.1. TENANT has deposited.with LANDLORD the SECURITY DEPOSIT and PREPAID RENT in the amounts set
forth in Paragraph t.e. The SECURITY DEPOSIT will be held by LANDLORD, without liability for interest, as
security for the full and faithful performance by TENANT of each and every term, covenant and condition of
this LEASE on the part of TENANT to be observed and performed. The PREPAID RENT will be applied toward
the first TENANT PAYMENTS due hereunder.
,— 10,2. if any TENANT PAYMENT shall be overdue and unpaid, or should LANDLORD melee payments on behalf
Hof TENANT, or should TENANT fail to perform any of the terms Of this LEASE, then LANDLORD May, at its
option, and without prejudice to any other remedy which LANDLORD may have on account thereof, appropriate
'and ,poly the entire SECURITY DEPOSIT, and any other ,ponies of TENANT held by LANDLORD, or so much thereof
as may be nee essary to compensate LANDLORD toward the payment of any TENANT PAYMENT then due from TENANT,
Or toward any lots, damage or expense sustained by LANDLORD resulting fro,e such default on the part of
(•ENAN T, and in such event, TENANT shall forthwith, upon demand by LANDLORD, restore the SECURITY DEPOSIT
0 its original sum. In the event TENANT shall fully and faithfully comply with all of the terms,
`ovanC ntsha and
conditions fithis
LEASEl to and
TEN p o/pllywpay ill TENANT PAYMENTS as they !all due, the SECURITY
surrender of the DEMISED PREMISES by TENANT In comOli,oce with thef the terminationnsof of the TERM and them or sums retained by LANDLORD on account of loss or damage to realp or periofelons althisoLEASE, less any SECURITY
itPOSf T shall not be mortgaged, assigned, transferred or encumbered by TENANT nwithout ethe written consent
T LANDLORD and any such act on the part of TENANT shell be without fore• or effect and shall not be
�ndin g upon LANDLORD.
',D.). In the event any bankruptcy, insolvency, reorganization or other creditor-debtor proceeding,
be instituted by or against TENANT, or Its euceeaeors or assigns, or any GUARANTOR of TENANT
l:ier, the SECURITY DEPOSIT shall be deemed to be applied first to the payment of any TENANT PAYMENTS
1
6
,Ii-01)591
i
due LANDLORD for all periods p.(or to the 1natltutton of such proceedings and the balance, if an
1 SLCURiTY DEPOSIT may be retained by LANDLORD in partial liquidation of LANDLORD', damages. any, of the
10.4. LANDLORD may deliver the SECURITY DEPOSIT to any purchaser, grantee, astignee or suCcessor of
LANDLORD'S Interest in the DEMISED PREMISES in the event tuch interest is sold, transferred or conveyedi
and thereupon, LANDLORD shall be discharged and released from all further liability with respect to the
! SECURITY DEPOSIT or its return to TENANT, and TENANT agrees to look solely to the new landlord for the
'•'eturn of the SECURITY DEPOSIT, and this provision shall also .apply to any subsequent transferees. No
`older of a mortgage or deed in trust to which this LEASE is or may be subordinate, and in the event of
,he foreclosure of any such mortgage or deed in trust.no purchaser at a foreclosure sale, and no ground
lessor of the CENTER, or their successors. shall be responsible to TENANT for the return of the SECURITY
DEPOSIT, unless such ground lessor, mortgagee. holder, or purchaser, shall have actually received the
SECURITY DEPOSIT.
11. DEMISED.PREMISES.
11.1. The DEMISED PREMISES constitute a part Of the shopping center (the "CENTER") either erected or
to be erected, which CENTER and the approximate location and boundaries of the DEMISED PREMISES are shown
on the site Olen (the Site Plan") contained in Exhibit "A", which 1s attached hereto and made a part
hereof. The boundaries of the DEMISED PREMISES are the interior unfinished surface of the roof, and the
interior unfinished surface of the floor, the center of interior wells and the unfinished outside surface
of exterior walls. TENANT', right to the use of the DEMISED PREMISES shall be subject to the rights or
LANDLORD to install, maintain, use, repair and replace Pipes, duct work, conduits, utility lines.and wires
through hung ceiling space, column space and partitions in or beneath the floor slab or above or below the
DEMISED PREMISES and serving the DEMISED PREMISES or other parts of the CENTER. The Site Plan shows the
general layout of the CENTER but shall not be deemed to be a war►anty, representation or agreement on the
part of LANDLORD that the CENTER is or—will be exactly as indicated. LANDLORD res
the modify all portions of the CENTER as shown on the "Sit• Plan," from tine tO tine, Including those po tions
considered COMMON AREAS, subject to the limitations set forth in Paragraph I► Of this LEASE. TENANf's
right to use and occupancy of the DEMISED PREMISES during the TERM shall include a nonexclusive license to
use, in Common with others, the COMMON AREAS and facilities of the CENTER as hereinafter more fully set
forth.
and prior to the COMiENCEMENT DATE, LANDLORD, at its option. reserves the right to relocat
another spae& of similar square footage in the CENTER, After the COMMENCEMENT DATE CO
the DEMISED PREMISES in order to accommodate any new or existing tenant that- rem to lease OtherDEMiSED
PREMISES In combination with any space Contiguous to the DEMISED P
the right to relocate TENANT into another space of similar re footage.I„A a location DLORD iti[wit°Wnhin otheeCENTEOs
R
which is in LANDLORD'S reasonable opinion equal ttsr than the location of the DEMISED PREMISES,
provided ho , LANDLORD shall be re • for ell. costs associated therewith including but not
limited to the cost of improvin •w space to substantially the sane Condition as the DEMISED PREMISES
and the cost of movin In the event TENANT does not
-- the relocatio a DEMISED PREMISES as provided herein within t nOrOveA(0)Ddayshafteriwritt en notice by
LAND NDLORD shall have the right to terminate this Lease upon thirty (30) days written not1C• to
12. USE.Of PREMISES.
•
-
12.1. Use and Trade_Name. TENANT shall use the DEMISED PREMISES solely for the PERMITTED USE
',fled in Paragraph-1.9. The parties acknowledge that TENANT'S agreement to 'operate the DEMISED
;SES for the PERMITTED USE is-a materiai inducement to LANDLORD'S•execution of this LEASE; and is
Isar? in order to maintain a proper TENANT mil in'the CENTER. Accordingly,, TENANT shall not use the
DEMISED PREMISES for any primary or ancillary use whatsoever other than the.,PERMITTED USE without the-
_er,or written consent of LANDLORD, which Consent may."be granted or withheld in LANDLORD'S sole and
Absolute discretion, and in any event will not b• granted as to any other use which violates any exclusive
it restriction in favor of any other TENANT of the CENTER. and if granted may be on such terms and
conditions as LANDLORD May desire in its sole discretion: TENANT shall operate the DEMISED PREMISES
solely under the trade name specified in Paragraph 1.2, or a trade name approved by LANDLORD In. writing,
which approval will not be unreasonably withheld. TENANT shall, .at its ex
-overnmental licenses and permits, Including without limitation g t
si n grew, procure any and all
ENANT's business on the. DEMISED PREMISES and shall, it all times, complywithe the rrequir menu offor this. ceacof
h
•
.ch license and permit. LANDLORD does not represent or warrant that it will obtain for TENANT, or that
'NANT will b• able to obtain, any license,or permit.
12..2. 0 entry and D erational• R. uirments:
NANT ,gees that 1tt 41e• Throughout the TERM, unless LANDLORD sprees to the contrary
•
c'''PhISED PREMISES in accordant), with. the tenet and condit
ions of this LEASE, and in connection th with,
1 ,11 maintain on the DEMISED PREMISES a complete stock of
11 employ during all business hours In which the DEMISED goods,
PREMiSES is open forlSbu,n ass an adequate
_ ,iloyee staff, to assure as wueh possible the as D Dment, and
maximize TENANT'S GROSS SALES, svetesaful Operation ration of t s business and to
12.2.2. will keep the DEMISED PREMISES open for bull
rs as are set forth In the RULES AND REGULATIONS for the. to public during such days and
lablished by LANDLORD' R from tine ne to time, Or as are otherwise
12,2.3. wilt include the address ' Identity of its business in the DEMISED PREMISES in all
advertisements made by TENANT in which • address and identity of any other local business of like
i•, :4acter conducted by TENANT is oned and shall not divert elsewhere any trade, commerce or business
.: h ordinarily would be Ira ed by TENANT in or from the DEMISED PREMISES.
12.2.4. w not in connection with the DEMISED PREMISES conduct or permit to be conducted any
suction, fire nkruptcy or going out of business sales, or similar type
1--'�u1 an one rid., or utilize any unethical method of business aa'1e except those which are
s' of restrict the absolute freedom i provided, ho that this proviSion
r (as between LANDLORD and TENANT) of TENANT to determine its own
12.2,5. will not use or permit the use of anyp
► ' '
'r - musical Instrument in such manner that the sounds so apparatus
ced transmitted reproduct ores or
pro
u transmission
i, ,'aeyond the interior of the DEMISED PREMISES, will not utilize an advertising medium ved thiin11t be
he
7
E 111591
CENTER vetch can be ae
to, clashich light,.e , , heard ,r loudspeakers Outside the DEMISED PREMISES, Including.
paint or ingcau f p yed, palmed , phonographs, r■ 0. but not limited
devices any i s la dice, or television, will not
parked in the or placed, any handbills, bumper stickers or advertising
devices on nts vehicleor employee*, perking area of the CENTER, whether belonging to other o
the CENTER, an P yes, or CO any other person; will not distribute, or cause to be distributed, In
might y handbills or other advertiein E or tot
0 constitute a nuisance or unreasonable souro�of annoy�ncento other tenantsof the CENTER or their
customers;
ot permit any activities that
12.2,6. will keep all mechanical a
beyond the confines of the DEMISED PREMISES, will provide sound of lbarriers afor nd nTEHANr'tseroof-top HVAC system
to the extent required by any enVirOnmentai or other' law, Y be transmitted
not
cause or Permit strong, unusual, o/fensfve or objectional noise, r
or be dispelled from eguiatton, guideline or order; will not
the DEMISED PREMISES nor burn trash or store or odors, fumes' dust or vapors
garbage, rubbish or other re/use outside of theport to emanate
provided by LANDLORD;
DEMISED PREMISES except permitn eompaCtorslOriother fr any trash,
eceptadles
12.2.7. will not load or
property. 12r ship, nor fload
receive, permit the loading or unloading of merchandise, supplies or
property,
efinet wor not outside the area and entrance designated therefor b
vesicles or permit the parking or standingother
equipment engaged. in such loading unloading
I of ante area of trucks, t,N with from time
any COMMON AREAS or any or unloading to a manner which may Interfere with thuse be e/
pedestrian or vehicular use and good shopping
efforts to complete or cause to be completed all deliveries, loading,
DEMISED PREMISES prior to 10t00 aim, each day;
center practteel will use its best
0, unloading and aervlees to tn•
12.2.8. will not paint or deeonte ■n
the architectural.2,9. will treatment thereof, without first taifln
g Y pert of the exterior of t DEMISED PREMISES, or change
or dmcoretion, and will remove promptly upon order of LANDLORD any paint written approval of
been applied to or installed upon the exterior /
such painting
approval, or take such Other action with reference thew DEMISED PREMISES Swithout LANDLORD s lion which has
at LANDLORD may direct; prior written
12.2.9. will keep the inside and outside of all glass In the doors and windows of the DEMISED
i PREMISES clan and rill replace any glass broken with
PREMISES
or clean anyglass Of the same kind, size and
DEMISED PREMISES, on the footwalks adjacent thereto oe elsewhere on the exterior thereof Quality;
merchandise, vending machines or other articles in the vestibule
the DEMISED PREMISES at Its own expense in a clean will not
or entry Of the
unreasonable odors, insect., rodents, vermin. I order; t will maintain
un Garbage, trash, nith and and other y and burn sanitary conditionundue
and free of
I of gStors or other rubbishcan provided errefuse, and willDerexove withenot burn or permit MISED PREMISES
to
tche ainterior of the DEMISED PREMISES until so LANDLORD, same from the DEMISED PREMISES to
flatten ori of the MISED R all boas and trash and will keep such refuse E proper a containers n,
cashed from the DEMISED PREMISES. TENANT shall down,
foregoing. TENANT at its expense shall make a' placed in any trash receptacle.
for the collection., Pecial arrangements, which must be acceptabletoLANDLORD,
doe not place same In �nd removal of any g ofia_ fate Notwithstanding the
and
shall the CENTER, y compactors or other trash receptacl rreneceptacles the foods,C or similarshe
waste,
or in the alternative LANDLORD will have the right to remove same and charge TENANT
for all costs associated therewith, welch shall beCENTER or in
If the DEMISED ss ciate are to it used orLAN sewer
the
will be responsible for lbbetalllnq and maintainingedpaidrestaurant
an dayso otherhe seir requiring
demanda by ose trap,
operated as a restaurant or use rnut of
a>•♦np
finable governmental requirements samee at Ira own expense, in GOnforma nCea„e trap,
. and In a manner approved by LANDLORD, with all
12:2.1D, will comply wile all a
rT1nes, all recommendationt of pplicable governmental lays, rule,, regulations,
�teh rasoeet and the vac or oeeupanc any public or Private a
Y of the DEMISED PREMISES byOTENANT, willanotoUse Oheeus and
•^y Portion of the DEMISED PREMISES for anY Over Insurance rotes
iREmISES in all respects in a dignified mannerlanduinpaccordance with high standards of store
Pose, and Will conduct Its buslnasr in the eDEMISED
REMISES, 1212,2,11. w111 not place or suffer to be tpraetoISE
g but not limited to any window or door
Of the r DEMISEDPREMISES, any
or promotional matter, the CENTER or in the DEMISED
or cardboard, unless same descriptive material, includin
�,t Its ard u leis shall ae 0. but not limitedth its, sign. advertising
approved-by LANDLORD in writingsuch as are Made of paper
sprayed 1 approved by (extYpt NAat TENANT will erect eacha store sign
nd
;prir at sign:
ma,ricing tter, rational mier's LOor), and TENANT material
maintain and every- don as practicable and LANDLORDin 0 the Of pint ' or deat5rlptive malef of in good Bondi do
D t to do ys et irNwrittWia n notice
If TENANT fails to do sotion das
any event within five (S) days after written notice from LAHDLDRDt
'1 electric signs lighted during all periods the
LATER, for reasons
"eVw,rav a er'sueh business hours and for Suchnothor
er business In the
periods as may
12,2.13. will not weft the use of any portion of the DEMISED PREMISES for solicitations.
On$t
ppin tente or itinerant vending, or any activities inconsistent with reesonable
tenter practice;
standards of good
PREMISES, 12.2.14, will not use. or permit to be used, the mails or sidewalks ad ■
or any other space outside of the DEMISED PREMISES for the display or sale or
c` any merchandise or for any other business J cent to the DEMISED
, occupation or undertaking; offering for sale
12.2.15, will comply with all statutes, ordinance, ruts
and regulations Of all eontrolltnq
d
7oldr Me sal a thoritssfreelatnogto the storage and disposal of hazardous waste, and will Indemnify'allure to comply with same y liabilities that may be incurred b
t and y LANDLORD as a result of TENANT',
12.2,16. will alao comply with and observe all RULES AND REGULATIONS established by
r-. time to time,
12.3, LANDLORD
TENANT', Use,of Roof. TENANT Is hereby given a non-exclusive right to use that
>^` of the oeated rlt fn
11 SES vertically, such use e lines formed by projecting the portion en Of the
rt top averts l 1, su that any beingrn solely for TENANT', heating. perimeter wall line, Of and tioninD
t not be made without thatany', penetrations must be made b contrventiactotingr
and air LANDLORD
conditioning
ND-- prior rritten consent andY a provided further
approved by LANDLORD and
of promptly repair any damage or wear (Including ' limitation din that TENANTan shall, at tie
;ling in whole or in part from without cruiser rear
tsed by hole or of such use or caused byy and tear) to the TENANT a equipment, Notwithstanding
Penetrations made foregoing
INsLORD may
erect
byt
d ionai storlea or other structures over all or anyttvlihslandi
part of the DEMISED PREMISES It, connection ewi�h
B
t,
d
_-.1591
•
ion, or
RD
nt
and such
to such construction0at LANDLORD'S sole relocate ECost'andgexppenfe.and may erect temporary scaffolds
12.4. Operation of HVAC. Subject to applicable lava. TENANT agrees, during the hours the DEMISED
PREMISES is open for business, to operate the heating, ventilating and air conditioning equipment serving
the DEMISED PREMISES so that conditions inside the DEMISED PREMISES are maintained in a comfortable
-condition,
' ifiteers, directors, shareholders holding more than 10Z of TENANT', se
-----
subsidiaries Or s
partners) ,hail not, directly or Indlree a /plates,
license or other Interest In any oth e, manage or have any its LEASE)
or business wh o or in competition p with•the oDEMISED res in oPREMISES or peration on 'the pehe rmitted
of this LEASE)
Ormitted use and
•
13. PROMOTION OF THE CENTER. •
•
13,1, PROMOTIONAL SERVICE. LANDLORD may, at any tinme and from time to time, establish • promotional
service (herein called the 'PROMOTIONAL SERVICE") to furnish and maintain advertising and sales
promotions
which, in LANDLORD', judgment, w111 benefit the CENTER. In connection therewith, LANDLORD may, but will
not be required to. appoint a committee composed of representative(s) of LANDLORD and each or some ofthe
tenants in the CENTER to review the advrtising and other promotional activities provided b
PROMOTIONAL SERVICE,
y the
'. 1
.2. 12222.242
MO ROTIr SC.RV-erF—CeNSo AuT.tnNT_.__It.._e PoOmmTIONuL SE _
con buts to the N suo amount as LANDLORD may require by written notice to TENAN1.from
time t• time, which shall not on an annual basis exceed the
in pa a.raph 1.7,4. TENANT shall make ell contributions towardsg•the PROMOTIONALTENANT'sNSERViCENmoset
n hlyrIn
additio o and along with all payments of MINIMUM RENT. All payments received by LANDLORD from TENANT or
any othe anent of the CENTER shall be used by LANDLORD for the PROMOTIONAL SERVICE. LANDLORD reserves
the right • exclude any other tenant of the CENTER from the requirement of contributing to PROMOTIONAL
SERVICE, or . permit any other tenant of the CENTER to contribute to the PROMOTIONAL SERVICE on a basis
which is more, •r less, favorable to such tenant than the contributions to be paid by TENANT, and same
shall not dimin ` or affect or TENANT', responsibility hereunder, regardless of whether same would reduce
the total amount Netted by LANDLORD. LANDLORD 011 not be required to contribute any funds for the
PROMOTIONAL SERVIC\ but may do so in its sole discretion.
13.3. Ex•enditure •/ PROMOTIONAL SERVICE CONTRIBUTIONS. LANDLORD may use all contributions
iENAHT or any other to its o the
SENAITE, which may lnelu a withoute limitation• to pay the costs and expenses ofgepaid by
Paragraph 13.4, TENANT agre s that LANDLORD may in itssole dind if a scretion Associationrchants oid Association
iatio PROMOTIONALithany
all of, and be reimbursed by he Association forpursuant to
provide the Assoctatton with any or
providing) the following:
13.3.1. The service, .f a promotion director and ail staff and outside consultants (including
' professional promotional service •rganizatfons) deemed necessary by LANDLORD to carry out effectively the
promotional and public relations Objectives of the PROMOTIONAL SERVICE (or Merchants Association),
including without limlttion all pa oil, payroll taxes and employee benefits of such director and staff'
en 13.3.2. Such reasonable amou
of space CENTER)TiONAL SERVICE (or Merchants Ass. ation), thethin rentalethereforato bein may bes mlino wityhethearry out the
rentals for
far tenant space In the CENTER,
l actual
limitation13radio Aln,newspaper,costs
television• a . mailed advertising
delivered Advertisements, and the direct and
,Indirect costs of servlCYf, artwork, COPY, 0 the CENTER, including without
:onnectton with any seasonal or holiday decorati • of the CENTER:paper, and
and supplies, and all costs in
13.3.4. Such office equipment, utilities , d telephone as may be deemed necessary by LANDLORD to
perform fully the PROMOTIONAL SERVICE (or Merchants ' sociation),
The promotion director and consultants, whether ti PROMOTIONAL SERVICE is being furnished pursuant
xclusive control
o Paragraph 13.1 or the Merchants Association is fo \pursuant to Paragraph 13.4, shall be under the
discharge them or eih.ruofrthemoandithe LANstaff�of the dime •rsaell have the sole w-chow authority to employ and
13.4. Merchants Association.
13.4.1. Notwithstanding the foregoing, LANDLORD may it ny LANDLORD will on and after • certain date thereafter no lore time In its sole discretionS decide
that a CENTER Merchants Association will be formed to provide any PROMOTIONAL SERVICE and
CENTER. LANDLORD shall cease performing the PROMOTIONAL SERVICEtoh. PROMOTIONAL
specifiedoby LANDLORD,
ovided that nothing herein shall require LANDLORD to breach or•. promote for
ligation it has made with or to any third ail to perform any agreement and
, in LANDLORD'S Judgment, LANDLORD shall be in risk ofeany suchction 'bread h LA 'LORD'S
not
..rase performing the PROMOTIONAL SERVICE until such risk has passed.
13.4.2. if LANDLORD'S PROMOTIONAL SERVICE shall cease pursuant'-.t, Paragraph 13.4.1, then
iDLORD may thereupon form • Merchants Association for the CENTER, and•T• ANT agrees to maintain
?bership in such Association. TENANT', membership In the Association shalt 1•clude the obligation o/
'ANT to pay dues eou►l to and on the same, terms as TENANT is required to pay Ours ant to Paragraph 13,2,
except that the applicable percentage shall be set by the Merchants Association. S h dues shall be
to LANDLORD and LANDLORD shall Promptly pay such dues to the Association unless LANDLORD notifies TENANT
t- t such dues shall be payable directly to the Association, paid
13.4,3. LANDLORD shall become and remain a member of the CENTER', Merchants Ass. lotion so long
a= One •mist, but will not be required to pay dues to the Association.
13.4.4. TENANT agrees that the Bylaws of the Association shall provide that each mem.er shall be
a. tied to one vote, Ho , TENANT agrees that the Articles and Bylaw, of the Association w I
LORD with the right to elect a majority of the Board of Directors of the Merchants As,ocieti.
:I le is no Board of Directors, to exercise a majority of the votes on matters to be voted on by vthe
'en. >f the-Assocletlon. or if
lir '_ 13.4.5. Ti,, provisions of this paragraph and any applicable RULES AND REGULATIONS establish,. by
A ,. from time to time a1 permitted by this LEASE shall prevail over any confllcting.per p_v_I,Ions rhI
EL _11591
16, 0
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•
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• 19.2,1, saalt, to the completed 19.2,1lon rr eomi+erciel penerel liability
coverage). employee's non-owned and hired vehcle atnsurarice.urance oT ere, l a nett an.
insurance, liquor liability insurance, and Owners end Contractors
' I following parties (the "Interested Parties") as additional Insureds, LANDLORD and its a al •managers,
+^Y ground lessor Protective liability insurance, name the
or mortgagee of the CENTER, and any other
I designated in writing by notice from LANDLORD to TENANTIgents and managers.
parties in interest from time to time
19,2.2. shall (or a eertlfieate !hereof shall) b• delivered to the interested p r
before delivery Of possession of the PREMISES to TENANT and thereafter within thirty
Prior to
the expiration of each such polity, andn + ties upon or
j additional policies shall be procred and maintained by TENANTas ink liuth pinilfkety hmannerpind to like(30).nda renewal or
19.2.7, shall containprovision a extent;
(30) days notice in writinga that the lncurer willgive
thirty of any dayscniti in he amounts Of advance nceaof any
anythe interested or too at (east
y cancellation, termination or lapse, or the effective
dst19.2.4, shall be written as e other material ehanq•f
of coverage which the Interested Parties primary ny winch does not Contribute to and is not in access
may carry, and
19,2.S, shall contain a provision that the Interested Parties, although
insureds or named as loss payees. shall nevertheless be entitled to recover under added as additional
said Policies for any
loss occasioned to them, or their servants, agents any employees by reason of the negligence of TENANT.
19.3. TENANi's. Insuranee. Blanket Policies. Any Insurance
maintained by means o a po icy or po ivies o blanket ineurenee,Ptowerin for in Paragraph i or l may be
or insureds, provided, howwer.
OrI be incur an additionaldhoinsured thatt or(Ia LANDLORD and any Other i 0 additional items loeashall
bill the as a nd afforded suredOOr and spayees, as set /orth above,, ased r their ties tInterest may appear,
shall
(Is) ovby of h any such other Interested Parties will not be reduced aor
diminishedns anythe use of such blanket polity of Insurantet (lit) any such
Covering the risks referred to in Paragraph 19.1.1) shall SPeeify therein
furnish LANDLORD with a written statement from the insurers under such policy or policies
the total insurance allocated to the TENANT'S improve,,. fits andspecif (or TENANT shall
Paragraph 19.1,2, and (fv) the requirements set forth in this Paragraph 19 re Otherwise satisfied.g) the
of
property more specifically detailed in
19.4. TENANT'S insurance Ins ection of Policies b LANDLORD. TENANT agrees to
ermitreasonable times to inspect t • policies O fnsurane• o
which policies or copies thereof are not delivered to LANDLORD, with respect to Ohl DEMiSEDrORE PREat all
MISES for
DLORD
19.5. LANDLORD's_Insuraoc•,
19.5.1, Public Liabiitt .....and.. Pro art
liability 19sur1ne• v t a atn Dania •, LANDLORD shall maintain commeretat
not lest than41,000.000. g • combiMO m t, inn u ing any umbrella or clews Commercial icy,general
which shall include insurance for
occurring upon; in or about the CENTER. persona, fn ur Polley, of
Y. death or property damage
•
f9,5.2. Real and Persenai Pro art of LANDLORD. •
CENTER (eecluding19.5.2. any tenant improvements and or LANDLORD Shall maintain insurance coverin
CENTER pursuant to Paragraph 19,1, Property required to be insured by any tenant of the
CENTER
tlon a ainst 2. or any similar lease
9 Perils included within the standard vFlorida in
of fire and Ceateneed coverage
Jnsurance policy, together with insuranee against sprinkler damage (if sprinkler systems art installed).
'endalism and malicious mischief. end such other risks as LANDLORD may from time to time detereine,
19.5.3. Rent Insurance, LANDLORD may
the CENTER a9g5i3st oss o carry rent toss insurance with respect to al: tenants in
T PAYMENTS in an aggregate amount equal to not more than twenty-four (24)
the sum of the average monthly amount estimated fro,, time to time by LANDLORD to be payable
tenants as TENANT PAYMENTS pursuant to the leases of such ten►nts in the CENTER.
I by such
19.5.4. Other Insurance, LANDLORD may carry such Other insurance as it deems reasonably
ne y or desfrab • to r
-- , claims which may arise out f the opera n of the CENTER,inst loss with respeet to the CENTER or to protect it against
19.S,S. Any such insurance may be maintained. by means of a polity or policies of blanketinsurance, covering additional items Or location% or insureds.19.5,6. TENANT•shell have no rights in any Polity or policies maintained by LANDLORD and shall
not. by reason of payment by TENANT, es part of the COMMON NPENSE CONTRIBUTION of its pro ra.a share of
the LANDLORD's premium for such insurance be entitled to be Ea homed insured thereunder,
19.6. TENANT'S Liabilit for Acts Affecting_LANDLORD'S Insurariee, TENANT shall not stock, use
. Sell
or permit or su er to • sloe e , use Or-s0
PREMISES which may bie prohibited byvany artier L d'. anything in or about the DEMISED
regulations of the Fire Insurance Ratnp Organitttion having
't insurance
will
increase shy insurance rates and anypolicies or rules and np ES,jurisdiction or any similar whichy. or which
Par! and/or any other buildings or improvements inDCENTER:PR TENANT will building ofagentsrMit it fLORD•S
insurenc• companies to inspect the DEMISED PREMISES, and will comply with any reasonable r of ecommendations
made by such insurance companies to reduce the risk of loss, I/ as a result of TENANTS feilureltricomely
with the foregoing, the insurance rates applicable to any policies of insurance carried by LANDLORD shill
` be increased, TEHAHi pay agrees D y LANDLORD within ten (10) days after LANDLORD'S written demand therefor,
as en additional TENANT PAYMENT hereunder, the entire portion of the premiums for said insurance.,which
- shall be attributable to such higher rates. if"any ,by the insurance carrier, or if any claim for loss orwdame
a result o/ any of the aforementie s thce earner, as
IrENA„r ,ewe to ndeohl fy and hold LANDLORDonh rmlesas of AfromNT rall donnas, and ea
�tQRB•�msy-svK anyone D by, through er under
__- g penset which
19.2. Mutual ,Waivers and Waiver of-Subr ation. Landlord and Tenant agree that with respect to any
loss or denote which is covered by insurance carried or required
• one carrying or required hereunder to be Carrying such insurance and Incurring
to be carried by them, respectively, the
!the other from any claims with respect to such loss or damage which are or would hove been recoverable
_Ante r such insurance! and they further mutually agree their desInsurance
the loss or damage ref
of subrogation against the other on account thereof and their policies
n nee companies contain have no' ng such right of subrogation, shall a clause
' DESTRUCTION. If the DEMISED PREMISES or any portion of the CENTER shall be damaged or destroyed by
tare or other casualty insured under LANDLORD', Insurance polleies, then upon LANDLORD'S receipt of the
13
.
1
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mEN-011591 1
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I
I ,
' , date LANDLORD', title is ;finally divested pursuant to such proceedings. If so much of the CENTER shall be
' taken so as to render the continued business operation of the DEMISED PREMISES lepoaaible, then either
party will have the right to terminate this LEASE by written notice to the other, such termination to be
effective as of the date LANDLORD'S title to such part of the CENTER is finally divested pursuant to such
1 proceedings,
i
-- 21.s. if this LEASE is terminated at
ENAHT to the date that provided In this Paragraph, all TENANT PAYMENTS shall be paid by
possession is to be taken by public authority and LANDLORD shall make en
suitable refund of any TENANT PAYMENTS paid by TENANT in advance and not yet O.
21.6. Ail damages or mom
or a part oT Award. DEMISED PREMISES orpan anon awarded or paid for any such taking, whether for the whole '
Part of the land, buildings and Improvements constituting the
CENTER, shall belong to and be the y Or of LANDLORD without any participation by TENANT, whether such
damage, or Compensation shall be awarded
- LANDLORD in the CENTER, or in the leasehold estate createdihereby,nution fi d vaTENANT hereby lue Of the eexpressly Interest
andrelinquishes all claims to such award or Compensation or any part thereof and of the right to participate
I in any such condemnation or eminent domain proceedings against the owners of any interest In the CENTER,
provided, however, that nothing herein contained shall be construed to preclude TENANT from prosecuting
any claim directly against the condemning or taking authority, but not against LANDLORD, for the value of
or damages to and/or for the cost of removal of TENANT', movable trade fixtures and other personal
I property which under the terms of this LEASE would remain TENANT'. property upon the expiration of the
TERM, as may be recoverable by TENANT In TENANT a own right. provided further, that no such claim shall
diminish or otherwise ad ly affect LANDLORD', award, Each party agrees to execute and deliver to the
other all Instruments that may be required to effectuate the provisions of this paragraph,
22. MECHANICS' LIENS.
22.1. if any mechanic's lien is recorded against the DEMISED PREMISES or against TENANT', leasehold
interest In the DEMISED PREMISES by reason of work, labor. services or materials supplied or claimed to
have been supplied to TENANT, TENANT shall, within thirty (30) days After notice of the filing thereof,
cause such lien to be discharged of record by payment. deposit, bond, order of a court of competent
Jurisdiction, or otherwise. TENANT shall have the right to contest the validity of any lien or claim
provided TENANT shall first have posted a bond to insure that upon final determination of the validity of
such lien or claim, TENANT will pay any judgment rendered against it with all proper costs and charges,
end will have such lien released without cost to LANDLORD.
22.2. The interest of LANDLORD or any ground lessor in the DEMISED PREMISES or In the CENTER shall
not be subject to any mechanic's or other liens for improvements made or contracted for by TENANT. No set
or omission of TENANT shall give any person or entity the right to file a mechanic's or other lien against
such interest without LANDLORD'S prior written consent. LANDLORD shall not be responsible for any work
performed or to be performed on, or for any materials furnished or to be furnished at. the DEMISED
PREMISES, for TENANT or any other person or entity, and no mechanic's or other lien for such work or
materials shall attach to the ionary or other interest of LANDLORD or any ground lessor in the
DEMISED PREMISES. At the request of LANDLORD, TENANT agrees to execute a short form lease for the sole
purpose of putting third persons on notice of the provisions of this pare rs h
Statutes, Section ?MID. and If such short form lease is executed, then at D pursuant
time at the
re Florida
LANDLORD, TENANT further agrees to execute an instrument terminati e request of
terminating such short form lease.
22.3. TENANT shall notify any contractor making Any improvements upon the DEMISED PREMISES of the
'" -.,isions of this paragraph before such contractor Commences to make such improvements.
. DEFAULT.
23.1.. Events of Default. The following shall constitute a default on the part of TENANT,
23.1.1. The failure of TENANT to deliver to LANDLORD any report of GROSS SALES or to pay and
Ieliver to LANDLORD any TENANT PAYMENT for which • due date is specifically
end within three (3) days after written demand by LANDLORD, and if LANDLORD is required to make more than
two such written demands within lily consecutive twelve twelve 12 provided for after same la due
shall also constitute a default on the part of TENANT. •
) month period, et the election of LANDLORD same
29.1.2. The failure of TENANT to pay and deliver to LANDLORD any other TENANT PAYMENT or monies
wed to LANDLORD for which a due date is not specifically provided for within three (3) days after written
aemand by LANDLORD.
23.1.3: The failure of TENANT to comply with any other provision of this Lease as soon at Is
easonably practical. but In no went later than seven (7) days after written demand by LANDLORD, except
hat if any such failure is not capable of being cured within such seven (7) day period, and if within
,ch seven (7) day period TENANT give LANDLORD written notice of such fact specifying (S) why the (Allure
Cannot be cured within the seven (7) day pariod, (Si) the steps TENANT will take to Cure the failure, and
(1i1) the time when the failure can be cured, TENANT Shall be,given ■ reasonable time to curs such failure
long as TENANT has timely Commenced and thereafter diligently proceeds to completely cure such failure
soon as possible. In addition, if LANDLORD is required to make more than two such written demands for
y similar failure, at the election of LANDLORD, same shall also constitute a default on the part of
,,NANT without the ability of TENANT to cure same.
23.1.4. If any voluntary or involuntary petition or similar pleading under any section or
ctions of any bankruptcy aet shall be filed by or against TENANT or any guarantor, or any voluntary Or
voluntary proceeding in any court shall be instituted to declare TENANT or any guarantor insolvent or
able to pay TENANT', or any guarantor's debts, and in the case of en Involuntary petition or proceeding
if same is not dismissed within thirty (30) days from the date it Is filed, or If TENANT or any guarantor
makes an assignment for the benefit of its creditor,, or if a receiver is appointed for any property of
• '1ANT or any guarantor, or if TENANT', leasehold interest is levied upon under execution or Is attached
,process of law.
23.1.5. i► TENANT vacates or abandons the DEMISED PREMISES. •
23.2. LANDLORD's Remedies Upon Default.
•
23.2.1. In the event TENANT defaults under the terms and conditions of this LEASE, as set forth
i re, LANDLORD, at its option, shall have the immediate right to enter and may remove all persons and
iY, -Th from the DEMISED PREMISES and such property may be removed and stored in a warehouse or elsewhere
i•;i ':ost of, and for the account of TENANT, all without service of notice or resort to legal
process
s .bout being deemed guilty of trespass, or becoming lieble for any loss or damage which may be
o - ed thereby, Should LANDLORD elect to re-enter as herein p■Iession of the DEMISED PREMISES pursuant to legal provided. Or shouldri LANDLORD take
9 proceedings, LANDLORD may either terminate this LEASE
1S
:EH-051992
•
i
1 •
'• or may, from time to tin* without terminating this LEASE, Take such alterations, Improvements and repairs
to the DEMISED PREMISES as may be necessary in order to relet the DEMISED PREMISES, and may relt the
DEMISED PREMISES or any part thereof for such terse or terms (which-may be for a term extending beyond the
TERM) and at such rental or rentals end upon such Other terms end Conditions as LANDLORD in Its sole
discretion may deem advisable, and upon each such reletting ail monies received by LANDLORD from such
•letting shall be applied, first, to the payment of any indebtedness other then TENANT PAYMENTS due
'•,tereunder from TENANT to LANDLORDi second, to the payment of any costs and expenses of such resetting,
Including brokerage fees and attorneys fees and costs Of such alterations, improvements and repairs,
,hlyd, to the payment of any TENANT PAYMENTS due and unpaid hereunder, and the residue, if any, shall be
held by LANDLORD and applied towards the payment of future TENANT PAYMENTS due hereunder ai the same may
I become due and payable In ne- LANDLORD from any relettinge other.
than to ha
t thanmoniesANT app applied towhave �rdsgthe t tindebtedness an mnisofeTENANT to
LANDLORD as aforesaid, and to the extent such monies exceed any indebtedness of TENANT, some shell be the
sole property of LANDLORD. If such rentals and other monist received from such reletting during any month
is less than the TENANT PAYMENTS to be paid during that month by TENANT hereunder. TENANT shall pay any
such deficiency to LANDLORD. Such deficiency shall be ealeulated and paid monthly. No such entry or
taking Of possesston of the DEMISED PREMISES by LANDLORD shall be Construed as an •leOtiQn On its part to
terminate this LEASE unless a written notiee of such intention is given to TENANT by LANDLORD.
Notwithstandlnq any such resetting without termination. LANDLORD may at any time thereafter elect to
terminate this LEASE for such previous default by written notice to TENANT. Should LANDLORD at any time
terminate this LEASE for any default. in addition to any other remedies it may have, It may recover from
TENANT all damages incurred by reason of such breach, including the Cost of recovering and reletting the
DEMISED PREMISES as referred to above, reasonable attorneya fees and including the worth at the time of
such termination of the *meets, if any, of the amount of all TENANT PAYMENTS reserved in this LEASE for
the remainder of the TERM, over the then reasonable rental value of the DEMISED PREMISES for the remainder
1 of the TERM, ell of which amount shall be immediately due and Payable from TENANT to LANDLORD. or LANDLORD
may retain TENANT', SECURITY DEPOSIT as liquidated damages, in any event. this paragraph shell not be
, deemed to require LANDLORD to re-enter the DEMISED PREMISES upon default by TENANT, but LANDLORD may, at
its option, do nothing with respect to the DEMISED PREMISES and hold TENANT responsible for.all TENANT
PAYMENTS due LANDLORD es and when same accrue. from time to time thereafter, or LANDLORD may accelerate
any or ill of the MiNiMUM RENT Installments remaining due throughout the TERM. whereupon same shall
I become Ow and payable immediately. H
afOrem•ntioned and may avail itself of any otherenOiediesRDywailabl• to at its Option
LANDLORD is sus any Of the remedies
provided by law.
23.2.2. It is hereby expressly understood and agreed.by and between the
TENANT herein shall net be entitled to any abatement er reduction of any TENANT PAYMENT due LANDLORD In
any eviction action or r parties hereto, that
eviction action P oeeeding instituted by LANDLORD for non-payment of any TENANT PAYMENT or. in any
proceeding by reason o1 any breach of TENANT of any covenant contained in this LEASE on
its part to be porforoce,
23.3. Waiver of .Trial kV &Ir , The parties hereby waive trial by Jury in any action, proceeding or
counterclaim roug t y e ther party against the other on any Matter whatsoever arising out Of or in any
Tway connected With this LEASE. the relationship of landlord and tenant ;'rested hereby, TENANT', use or
;occupancy of the DEMISED PREMISES, and/or any elates for injury Or damage,
23.4. Waiver_of Additional. Notlee. . Except as set forth above, no notice shall be required for
LANDLORD to, terminate this L or to recover po 'ton of the DEMISED PREMISES 'upon the default of
soaTEHANT, and TENANT'hereby waives any and all other notices which may-be requiried.by law.
23.5. LANDLORD', Self-He) . In the event TENANT fails to perform an
E in a m►nner reasonably satisfactory to LANDLORD, or 16 the event TENANT fails to
-^.c.*, 'under the terms of this LEASE TENANT Is requiredY of its obligations under this
the obllndeiot, upon giving TENANT at least sthree to a for anything
poi for, LANDLORD shall have the rtiOn• but not
lin the event of any emergency ne prior notice sh►il bedreqays prior written notice of its etn, nn•to do so
Ind for the account of TENANT and to take ell do to to Perform audit obligations on behalf o►
fENANT's obligations. in such ...ant, sues action ns perform such o oniteetons,with to
-On
paying for anLANDLORD', costs end expenses Incurred in.connection Pay for
y obligation of TENANT shall be paid:by TENANT'as an addlttensl TENANT PAYMENT forthwith
upon written demand by LANDLORD, with interest from the date LANDLORD incurs such expense at the highest
lawful rate. The payment by LANDLORD of.any obligtion of TENANT 0411 not constitute a release or waiver
TENANT therefrom.
notifies..TENAN e its allure to comply with my of the provisions of thin LEASE (other than th
I any TENANT PAYMENT) and TENANT fails to timely cure such failure and is in default or-
notifies..TENAN
the TERM LANDLORD send, TENANT a notice based uponant
nether TENANT is• in default), then thereafter at LANDLORD', discretion failure
�I: may thereafter
+erg• upon TENANT by Written notice to TENANT, Any (regardless of
Ifty Dollars default charge shall . may Impose a default
($S0.00) or five percent (52) of the then existing Cron equal to the g ,atef of (i)
for the first notice of an additional hllurel (t1) One Hund INIMUM RENT for anydefault or
d
(1/3) •of the then existing monthly MINIMUM RENT for the s lof Dollars (=150.00). or ve hundred Dollarsone full tonics additionalN failure. end (}ich I
bsequent notice of an additional ap^th's n ; for MINIMUMd RENT for the third end each
TENANT to comply with any of the i^ ton to the /orepoing•da/cult charges.end 1f any failureeds On is reasonablyproves - of this LEASE is of a continuing nature and is•not cured es
Practical of ' ANDLORD's notice. thereafter LANDLORD may impote an additional
Penalty charge upon TENANT, on -ally basis until such (allure is cured, equal to the MINIMUM RENT then
payable by TENANT prorate. . a daily basis. TENANT shall be required to pay any des ult charge within
i (10) days after cetpt of LANDLORD'e notice imposing seme, es en additional TENANT PAYMENT. The
let of LANDL.:! o impose a default charge pursuant to this paragraph shall be in addition to any
iedy av .le to LANDLORD pursuant to this LEASE or as is
de h char e byY other
0 LANDLORD shall 'not affect LANDLORD's right;tit avail iself o•any,other remedy
23. 7. Return of Im rovement Costs or TENANT Allowance,
session Is terminate prior to t • expiration o t Si TERM due to the de/cult of TENANT, or for
this LEASE or TENANT'S right ofr
•-; reason other than the default of LANDLORD, then in addition to any other remedy that LANDLORD may have
r
against TENANT in connection with such termination, within ten 10
termination, TENANT shall reimburse LANDLORD for a pro rota share of the
I. roving the DEMISED PREMISES for TENANT or for any allowance pai( ) day after the date of such costs Incurred by LANDLORD In
t
I. .ovements, which pro rate share will be based on the number ofd mont sbyANDL betweenRDtotheENdate Iofr Such
such
t +inatton and the expiration of the INITIAL TERM, as compared to the total number of months In the
INITIAL TERM.
El, S ecial Provisions R ardi Bankru to . In the event of an assignment by operation of law
n _.^• faders an ruPteY •, or an
y:I .Into this LEASE as hereinabove provided, ethe nassigneoatr l the lrequ♦tvency oofoLANDLORDr if DasR►•oendition to
16
EN-011591
165 110•N35
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any sucnedtn i
g occupantI, founded on such delay. TENANT'S obligations under this paragraph shall survive
. the expiration or sooner termination of the TERM.
27. HOLDING OVER. Should TENANT remain In possession of the DEMISED PREMISES after the expiration of the
TERM or ear ter termination of this LEASE, with or without the consent Of LANDLORD, express or implied,
such holding over shall, In the absence Of a written agreement to the contrary, be deemed to have created
and be construed to be a tenancy from Month-month terminable on,fifteen (15) days urltten notice by either
party to the other, at double the MiNiMUM RENT Installments (prorated on a monthly basis) in effect during
the LEASE YEAR immediately preceding the expiration of the TERM, and otherwise subject to all of the other
terms, covenants and Conditions of this LEASE Insofar as the saes may be applicable to a Month-Month
tenancy, without prejudice to any remedy which LANDLORD may have against TENANT for holding over
unlawfully, provided, ho that if TENANT holds over with the MINIMUM RENT Installments will not be doubled as he►einaboVe prior written consent of LANDLORD, the,provided.
•
28. ASSIGNMENT AND SUBLETTING. TENANT shall not voluntarily, involuntarily or by operation of law
atslgn, transfer. mortgage or otherwise encumber this LEASE or any Interest of TENANT herein, in whole or
in part, nor sublet the whole or any part of the DEMISED PREMISES or permit the DEMISED PREMISES or any
part thereof to be used or occupied by others, without /irst obtaining in each and every instance the
prior written consent of LANDLORD, which consent shall not be unreasonably withheld. Any request for
LANDLORD's consent shall be In writing, shall contain such information concerning the proposed assignee or
sublessee as LANDLORD may require, end shalt include s men-re/undabl• processing f.e In the amount Of
5500.00. in addition, TENANT shall pay any attorneys' fees incurred by LANDLORD in connection with any
assignment or sublease, including the preparation or review of any documents in connection therewith,
regardless of whether the assignment or sublease is approved. LANDLORD may'eonditlon its consent to any
assignment or sublease upon -the assignee or sublessee supplying personal guaranties satisfactory to
LANDLORD as to the TENANT'S obligations hereunder, It is acknowledged LANDLORD will not be required to
Consent•to any assignment or sublease of the DEMISED PREMISES unless the proposed assignee or sub)
provides evidence satisfactory to LANDLORD, in LANDLORD's sole but reasonable discretion, that such
assignee or subl has sufficient business experience and financial capability so that it will be able
to satisfy the obligations Of the TENANT hereunder and to successfully operate a business within the
DEMISED PREMISES for the permitted use, and that such proposed assignee or sublessee satisfies any then
emitting criteria for new tenants of the CENTER. If LANDLORD Improperly fails or refuses to approve any
• proposed assignment or sublease, TENANT'S sole remedy in Connection therewith shall be to bring an action
against LANDLORD for specific performance seeking to require LANDLORD to consent to such assignment or
sublease, and in no event shall TENANT be entitled to any monetary damages against LANDLORD due to
LANDLORD'S failure or refusal to content to any proposed assignment or sublease. Any consent by LANDLORD
shall be held to apply only to the speelfie t tion thereby authorized and shall not constitute e
waiver of the necessity for such consent to any subsequent assignmaent or subletting. If this LEASE or any
interest therein be assigned or .if the DEMISED PREMISES or any part thereof be sublet or occupied by
anyone other than TENANT without LANDLORD's
prior
may nevertheless Collect rent from the assignee, subless.a ornoccupanting andbeen edplyb the nnetthe•dnuntreto�CoLANDLRD
llected
to the TENANT PAYMENTS herein reserved, but no such assignment, subletting, occupancy or Collection shall
be deemed a vaiver of the covenant herein against assignmeht and subletting or the acceptance of the
assignee, subtenant or occupant as TENANT hereunder. Or Constitute a release' of TENANT from the further
Performance by TENANT of the terms and provisions of this LEASE. if this LEASE or any interest of TENANT
therein be assigned or if the whole or any part of the DEMISED PREMISES be sublet, after having obtained
LANDLORD'S prior written consent thereto. TENANT and any GUARANTORS shall nevertheless remain fully liable
for the full performance of all.obligations under this LEASE to be performed by TENANT, and TENANT and any
ms
,.grantors shall not be,released the►efrom.'in Amy'manner For purposes of this paragraph, if TENANT or
y guarantor Is a ebrporatien, unincorporated association or partnership,-any transfer. assignment or
sothecation of any stock or interest in such corporation, association or partnership so as to result in
change in the control thereof by the person, persons or entities owning a majority interest therein as
of the data of this LEASE shalt'be deemed an assignment, provided, ho , that this. sentence shall not
apply to TENANT or any guarantor the outstanding voting stock of which'is held by more than one hundred
(100) persons.
29. SUBORDINATION AND ATTORNMENT.
29.1. This LEASE is subject and subordinate to any and all mortgages which may now or hereafter
encumber the CENTER, and any ground lease of the CENTER, and to all renewals, modifications and extensions
' thereof. TENANT shall, upon request of'LANDLORD. execute any subordination documents which LANDLORD may
' deem necessary and/or any modification of this LEASE that might ism required by any mortgagee or ground '
lessor, or any lending institution or other entity that may become a mortgagee of the CENTER or any
portion thereof, but no such document shall be required, to effectuate said subordination: TENANT also
agrees that if It shall fail at any thee to execute, acknowledge or deliver any such instrument or
document requested by LANDLORD. LANDLORD may, in addition to any other remedies available to It, execute,
acknowledge end deliver such instrument as the attorney-in-fact of TENANT and in TENANT's names, and TENANT
hereby makes, Constitutes and irrevocably appoints LANDLORD he'its attorney-fact for that purpose.
29,2, ATTORNMENT, Notwithstanding any other provision of this LEASE,, 011 rights of LANDLORD,
Including property rights and the rights in this LEASE, are freely saleable, transferable and conveyable.
TENANT agrees that in the event of a sale, transfer or assignment of LANDLORD's interest in the CENTER or
any part thereof, including the DEMISED PREMISES; Or in the event any proceedings ere brought for the
foreclosure of or for the exercise of any power of sale under any mortgage made by LANDLORD encumbering
the CENTER or any part thereof, including the DEMISED PREMISES, or in the event the ground lees• of the
CENTER Is terminated, to attorn to and to recognise sudi transferee, purchaser or mortgagee, or ground
lessor as landlord under this LEASE.
30. OUIET ENJOYMENT. TENANT, upon paying the rents herein reserved and performing and observing all of
the other terms, covenants and condition■ of this LEASE on TENANT's part to be performed and observed,
Shall peaceably and quietly have. hold and enjoy the DEMISED PREMISES during the TERM, subject,
- nevertheless, to the terms of this LEASE and to any ground lease of the CENTER, and any mortgages,
agreements and encumbrances to which this LEASE is or may be subordinated.
•
31. FORCE MAJEURE. LANDLORD shall be excused for the period or periods of delay in the opening of the
CENTER or In the performance of any of LANDLORD's obligations hereunder 'when delayed, hindered or
prevented from so doing by any Cause or causes beyond LANDLORD'S control, which shall include, without
limitation, ell delays caused by TENANT, labor disputes, riots, civil commotion or insurrection, war or
,ar-like operation, Invasion, rebellion, military or usurped power, sabotage, governmental iCtlons,
regulations or controls, inability to obtain any materials, services or financing, fire Or other
c fifties or acts of God. If as a result of any of such events LANDLORD shall be unable to exercise any
or option within any time limit provided therefor in this LEASE, such tine limit shall be deemed
ed for a period equal to the duration of such event. •
18
•
-GEN-011 591
16511A-'43
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•
(b) All design and construction work shall comply with all applicable statutes,
ordinances, rules, regulations, codes. and requirements of LANDLORD'S fire insurance
carriers, any company or uasi governmental
,mortal body supplying utilities or services, and any
governmental or authorityhaving
CENTER. jurisdiction over the
52.3.2. PERMITS AND APPROVALS:
(a) Prior to commencement of construction by TENANT, TENANT shall obtain, at TENANT'S
expense, all necessary permits end approvals for TENANT'S WORK (including TENANT'S
slgnage) and post same upon the DEMISED PREMISES es required thereby.
(b) TENANT shall be required to obtain a certificate of occupancy (CO) prior to opening
the DEMISED PREMISES for business,
(c) No construction within the DEMISED PREMISES may commence without LANDLORD'S written
approval.
52.3.3. APPROVALS OF TENANT'S PLANS AND SPECIFICATIONS,
(a) TENANT liver shall within
hin 30 days from the date of this LEASE, at TENANT'S expense, prepare
LANDLORD for
wo sets of complete plans and
specifications, which shall be In such pdetailpreval�ast LANDLORD may reasonably require and
shell include all improvements to be made or installed by TENANT, Including, as
applicable, ' structural, HVAC. plumbing, electrical. fire protection, storefront,
signs, interior fin)sh,, and Colors. lighting, fixtures, equipment, decorations,
prepared furnishings, full display cases, and materials. The plans and specifications shell be
registeredina architect .and,
ce if with
applicable LEaSElicensed ind certified
registered profess and
l
engineer.
9 professional
(b) in the event LANDLORD shall notify TENANT that TENANT'S plans end specifications are
not approved, TENANT shall have 10 days from the date of LANDLORD'S disapproval to
revise the plans And specifications and resubmit them to LANDLORD for LANDLORD'S
approval, TENANT shall be required to incorporate any reasonable changes requested by
LANDLORD in the revised plans.
(c) LANDLORD'S written approval shall be obtained by TENANT prior to the undertaking of
any construction work which deviates from or modifies in any way TENANT'S approved
plans and' specifications or any other work not explicitly shown on the plans and
specifications.
(d) LANDLORD'S approval of TENANT'S plans and specifications or any changes or additions
thereto shall not constitute the assumption of any liability, responsibility or
obligation on the part of LANDLORD, and shall not relieve TENANT of its obligation to
comply with applicable governmental requirements or any other Provision of this LEASE.
En 52.3.4. ARCHITECTURAL, MECHANICAL AND ELECTRICAL WORK:
(a) Design loads, The structural systems have been designed to carry the following
allowable live loads, end loading imposed by any TENANT'S WORK on a temporary or
permanent basis shall not emceed the following allowable live loads,
(I) On-grade slabs: 100 pounds per square foot.
(11) Roof: TENANT shall not make any installation or penetrations whatsoever on the
roof above the DEMISED PREMISES or any other portion of the roof of the CENTER.
(111) Ceiling, Five pounds per square foot,
(b) Standard Project Details, as issued from time to time by LANDLORD or its Architect end
as they pertain to TENANT'S WORK, shell govern with respect to TENANT'S WORK. Such
details shall be incorporated into the working drawings and specifications for the
DEMISED PREMISES.
(c) Oniy new. first class materials shalt be used 1n the performance of TENANT'S WORK.
(d) Architectural Mork and Finishes to be Provided by TENANT,
(i) TENANT shall finish floor elevations et all entrances to the DEMISED PREMISES at
the same elevation as adjacent areas.
(11) TENANT shall paint or install wallpaper, slat-wall, or other suitable wall
covering on all walls, partitions and doors, subject to the following standards:
(1) All interior Partitions shall be metal stud construction, :hell not emceed
Ceiling height, and shall have S/8 inch gypsum board on each side with taped
and bead joints. Any combustible materiels applied to partitions shall be
Covered with a fire retardant coating,
•
(2) Commercial grade finish hardware, labeled where required, shall be used
throughout. All doors shall have one and one half pair of butts, wall or
floor stops, kick plates and/or lock sets and push pull plates, and other
hardware as required by applicable code.
(ill) In the performance of TENANT'S WORK it is understood that,
(1) Any alterations, additions or reinforcements to LANDLORD'S structure to
accommodate TENANT'S WORK shall not be performed without in each Instance
the written approval of LANDLORD. TENANT shall leave LANDLORD'S structure
as strong or stronger than the original design and with the. finish
unimpaired,
•
22
-011591
1
•
•
(e) NVAIr
(1) Provide all additional NVAC or modifications to LANDLORD'S heating, ventilating
and air conditioning at TENANT'S expense.
(it) TENANT shall, If odors, excessive heat, moisture, smoke or other air
•contaminants, including but not .Bitted to those produced by food service
facilities, beauty talons, etc. emenit• from the DEMISED PREMISES, and where
directed by the LANDLORD, -provide separate exhaust systems which shall comply
with NFPA standards, applicable codes and LANDLORD'S Design Criteria.
(f) PLUMBING: Provide all plumbing work Other than that included to LANDLORD'S WORK.
(g) FIRE PROTECTION,
(I) Any damage caused by TENANT to LANDLORD'S sprinkler systems will be repaired by
LANDLORD at TENANT'S expense,
(if) LANDLORD'S sprinkler main ,will become active on a schedule established by
•
LANDLORD. Should TENANT require that the LANDLORD'S sprinkler mains be modified
or changed, such work rill be Performed by LANDLORD'S Contractor at TENANT'S
expense.
•
(11i) LANDLORD'S fire insurance carrier shall from time to time during the term of
this LEASE have the right to inspeet the fire protection system and its
component parts installed by TENANT. The system shall at all times comply
with requirements of the carrier, and shall meet the conditions of Its
aby any pproval, and any alterations. Improvements, repairs or maintenance required
such Carrier shall by TENANT'S sot• responsibility and shall be
performed promptly at TENANT'S expense upon notice from LANDLORD.
(h) ELECTRICAL, TENANT shall make direct arrangements with the applicable utility company
„ a r any temporary or permenent electrical requirements other than provided by LANDLORD
part of LANDLORD'S WORK.
(1) Provide all telephone system paneis, outlets. conduits (if required), and
telephone service lines for the DEMISED PREMISES. All wire shall conform to
applicable code requirements.
(ii) Provide ail other electrical systems in the DEMISED PREMISES that may be required
by TENANT such ass security system, sound system, Intercom system at
e.
(lie) Provide all electrical work and lighting other than that included in
LANDLORD'S WORK.
52.3.5. PROTECTION: At all times during the Construction Of TENANT'S WORK, it shall be
TENANT'S responsibility to cause each of TENANT'S Contractors and subcontractors to
•
a>• rsintain continuous protection of the DEMISED PREMISES in such a manner as to
any damage to LANDLORD'S'or TENANT'S WORK. or to adjacent property and improvements by
reason of theTENANT'S prevent
p•�fermance of WORK. 'TENANT'S contractor and subcontractors
shall properly secure, the DEMISED PREMISES, including the furnishing of temporary
- guard rails and barricades.
52.3.6. COORDINATION OF TENANT'S WORKS TENANT shall coordinate its work with all work being
•
Performed or to be performed by LANDLORD. Its architects, engineers or contractors,
and other tenants of the CENTER to such extent that TENANT'S WORK shall not Interfere
with or delay the completion of any such work in the CENTER, or interfere with the
conducting of business by "other tenants. TENANT'S contractors, or subcontractors
shall not at any time damage, Injure, interfere with or delay the completion of the
building or any other construction within the CENTER, ,and they and.each of them shall
comply with all procedures and regulations prescribed by LANDLORD, for the integration
of TENANT'S WORK with the work to be performed in connection with the CENTER. TENANT-
shall be responsible for all Costs Incurred in coordinating its plans with LANDLORD'S
Architect and Engineers.
52.3.1. GENERAL PROVISIONS,
(a) If, as a result of the design and layout of the DEMISED. PREMISES by TENANT, any
changes, additions and/or increases in capacity have to be Made in the standard
LANDLORD'S WORK set forth herein. such as but not limited to. sprinkler work,
additional roof openings. change, or increases in capacity in the plumbing,
electrical or mechanical services, lines, conduits or • ui
preparation, special reinforcements. deprisslon of floor silet special b or Other structural
Changes required to accommodate TENANT'S WORK, such changes, additions and/or
increases in capacity if approved by LANDLORD, shall be performed by LANDLORD'S
Contractor at TENANT'S expense, LANDLORD shall advise TENANT as to the cost of such
additional work. In the ,Vent TENANT falls to approve the cost for such additional
work within five (S) days after matte, from LANDLORD stating such cost, or fails to
pay such cost prior to LANDLORD'S c'
shall have no obligation to commencement of such prOceedntl work,m teeL LANDLORD
'S
WORK, which shall be limited to the items sem the t forth herein.end to complete LANDLORD'S
give LANDLORD proof reasonably satisfactory to LANDLORD of TENANT'S f
to complete and fully pay for TENANT'S WORK, which may. in ,al abl
TENANT furnish to LANDLORD a bond in an amount sell a requirement that
surety company licensed and authorized to ry to LANDLORD, written by e
guaranteeing the payment andosuch bonds in the State of5 Florida,
liens, or LANDLORD may r perfoENAHT to de TENANT'S WORK, free of mount equal or other
of the estimate_ posit with LANDLORD an amount to 115Z
right required to complete TENANT'S WORK. LANDLORD shall have the
g o ibit TENANT from Commencing TENANT'S WORK, or to stop TENANT from
(c) Costs incurred by LANDLORD. If any, as a result of TENANT'S failure or delay in
23
•
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at the direction of until TENANT is notified to the contrary
by LANDLORD in writing.
IN WITNESS WHEREOF, LANDLORD has executed this LEASE this day of
WITNESSES:
As to LANDLORD) •
By:
TAMWEST REALTY. INC.
IN WITNESS WHEREOF, TENANT has executed this LEASE this day of
90
WITNESSES:
Village of Tequesta
'"is to Tenant)
By:
'LEA5E2.SHP
25
N-01 1591
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EXHIBIT "B"
LANDLORD'S WORK
TENANT ACKNOWLEDGES that the DEMISED PREMISES are completed and that TENANT has
`ully inspected and accepts the DEMISED PREMISES in its present "as is" condition,
nd accordingly LANDLORD will not be required to perform any work within the
. __.EMISED PREMISES prior to the COMMENCEMENT DATE, except as follows:
l EXHIIiT "C"
RULES AND.REGULATIONS
•,ENANT agrees that)
(a) all deliveries or shipments of any kind to and from the DEMISED PREMISES, including loading and
nloa0ing of goods, shall be wade only by way of the rear of the DEMISED PREMISES (unless the DEMISED
REMISES does not have a rear entrance) or at any other location designated by LANDLORD. and only at such
y lmet designated for such purpose by LANDLORD; trailers and/or trucks servicing the DEMISED PREMISES shell
' I remain parked in the SHOPPING CENTER only during those periods necessary to service TENANT'S Operations,
' ' but in no avant shall such trailer; or trucks remain parked In the SHOPPING CENTER overnight or beyond the
closing hour of the SHOPPING CENTER:.
(b) all garbage and reuse shall be placed in the container (all boxes shall be flattened prior to
placement In container) at the locations within the CENTER designated by LANDLORD, for collection (at time
specified by LANDLORD) by contractors, as may from time to time be designated by LANDLORD;
(c) TENANT shall store soiled or dirty linen in approved fire rating organization metal containers
with self-closing fusible link covers;
(0) no radio, television, phonograph or other slmtlar devices, or aerial attached thereto (Inside or
outside the DEMISED PREMISES) shall be Installed without first obtaining in each instance the LANDLORD'S
written consent; and If such consent be given, unless otherwise approved, no such device shall be used in
a manner so as to be heard or seen outside Of the DEMISED PREMISES:
(e) TENANT shall keep the mm.diately adjoining the DEMISED PREMISES in the front and at the
rear of the DEMISED PREMISES clean and free from dirt and rubbish, and TENANT shall not place, suffer or
permit any obitruetiens or property in such areas Or In any area outside of the DEMISED PREMISES;
(f) TENANT shall not use the COMMON AREAS of the CENTER. or any pertlon of the CENTER outside of the
DEMISED PREMISES, for business or promotional purposes unless permitted by LANDLORD in writing;
- designated for that purpose by LANDLORD; said employee parking area shall be in the rear s - eas of
the CENTER. If TENANT or TENANT's employees shall fail to park their cars .1 esignated parking
areas, then TENANT hereby Authorizes LANDLORD to remove from the- any of TENANT's cars or ears
belong to TENANT'S eeployees and/or to attach violation rs or notices to Such cars, and/or to have
such cars removed at the owner's expense HT hereby waives end releases LANDLORD and hereby
indemnifies and agrees to hold. • armless from all claims, -liabilities, costs and expenses which
may result or arise roe. • LANDLORD the right to designate certain perking spaces 1n the
parkin r the exclusive use of designated tenants. and, in that event, such spaces shall be. for
(h) the plumbing f.elliti.s within or serving the DEMISED PREMISES shall not be used for any
Purposes other than for which they were constructed, and no 100,10 substances Of any kind shall be thrown
therein;
•
(i) TENANT shall not burn trash or garbage in Or about the DEMISED PREMISES, Or the CENTERS
(j) TENANT shall not use, permit or suffer the use Of any portion of the DEMISED PREMISES as living,
...aping or lodging quarters; .
(k) no load will be placed on any floor of the DEMISED PREMISES which exceeds the floor load per
square foot area which such floor area was designated to carry;
(1) ell mechanical equipment and machinery will be kept free of noise end vibrations which nay be
' _ transmitted to any part of the wells or building in which the DEMISED PREMISES are located or beyond the
confines of the CENTER;
(m) no odors or vapors will be permitted or caused to emanate from the DEMISED PREMISES which would
adversely or unreasonably affect other tenants of the CENTER;
(n) no live animals will be kept on or within the DEMISED PREMISES:
(o) the LANDLORD, at Its option and from time to time, may, at the expense of the TENANT, employ a
pest extermin►tion contractor to service the DEMISED. PREMISES at Such intervals es LANDLORD may require,
and TENANT shall permit said Contractor to enter the DEMISED PREMISES to perform' pest• extermination •
services;
(p) TENANT shall not lay linoleum or other stellar floor Covering so that such floor covering shall
come in direct contact with, the floor of the DEMISED PREMISES and 1f linoleum or other similar floor
covering is so used, an lnteriin.r of builder's deadening felt' shall first De affixed to the Floor by
paste or other materiel soluble 1n water. so that such floor covering may be easily removed. The use of
- cement or other similar material Is prohibited.
(q) no automobiles, trucks or other vehicles may be stored on the CENTER, or may be parked on the
CENTER which are not capable of being run 'under their own power.
(r) it will not display, paint or piede, or cause to be displayed, painted or placed, any handbills,
bumper stickers or other advertising or promotional material■ or devices on any vehicles parked in the
parking - I the CENTER, Whether belong to TENANT or to TENANT's agent or'te any Other person;
(s) TENANT shall not place, suffer or permit displays or decorations on the sldewalkt in front of or
at the rear of the DEMISED PREMISES or on or upon any of the parking or other COMMON AREAS of the CENTER;
(t) TENANT shall not affix or place any signs, notices, advertisements or materials of any kind in
its storefront window without the prior written consent of LANDLORD, except those allowed under Paragraph
12.2.11 of the LEASE.
(:.) TENANT Thal r.m.ar. vywr, fu, busl,.oss-Mondry ah,vvyh-Sitvrl.y Jw.i.y .h. Norm vf.lir.00
, (v) the term 'Nazardous Substances", as used 1n this LEASE, shall Include without limitation,
r , ,,,enables, explosives, radioactive materials, asbestos, polychlorinated biphenyl• (PCD.), chemicals known
' to cause cancer or reproductive toxicity, pollutants, contaminants, hazardous wastes, toxic substances or
- 1
GEN-011S91
' related materials, petroleue an, petroleum products, and substances_ d ..ared to be hazardous or tonic.
. . .under any law or regulatto, now or hereafter enacted or promulgated by any governmental authority.
(1) TENANT'. Restrtetton,t TENANT shall not cause or permit to occurs
(a) any vloletlon of any federal state, or local law, ordinance, or regulation now or
hereafter enacted, related to environmental conditions On, under, or about the DEMISED PREMISES or
arising from TENANT's use or occupancy of the DEMISED PREMISES including, but not limited to, soil
and ground water conditions' or
(b) the use, generation, release, manufacture, refining. production, processing, storage
_ or disposal of any Hazardous Substance without LANDLORD', prior written consent, which consent may be
withdrawn, conditioned, or modified by LANDLORD in its sole and ,absolute discretion in order to
Insure compliance with all applicable LANS (hereinafter defined), as such LAWS may be enacted or
amended from time to time.
(2) Environmental Cleanups
(a) TENANT shall, at TENANT', own expense, comply with all laws regulating the use.
generation, storage, transportation, or disposal of Hazardous Substances ("LAW"). .
(b) TENANT shall, at TENANT'S own expanse, wake all submissions to, provide all
information required by and comply with all requirements of all governmental authorities (the
"AUTHORITIES') under the LAWS.
(c) should any AUTHORITY or any third•party demand that a cleanup plan be prepared and a
cleanup be undertaken because of any deposit, spill, discharge, or other release of Hazardous
Substances that occurs during the TERM of this LEASE, at or from,the DEMISED PREMISES or which arises
at any time from TENANT', use or occupancy of the DEMISED PREMISES. then TENANT shall, at TENANT',
o.n expense, prepare and Submit the required plans and all related bonds and other Financial
assurances and TENANT shall carry out all sueh Cleanup plans.
(d) TENANT shell promptly provide all Information regarding the use. generation, storage,
transportation. or disposal of Hazardous Substances that' It required by LANDLORD.
(3) If TENANT fails to fulfill any duty imposed under this Paragraph within thirty (30) days
- following LANDLORD', written request, LANDLORD may proceed with such efforts and in such case. TENANT
(shall cooperate with LANDLORD In order to prepare all documents LANDLORD deems neceeeee or s
Y DDroprnd to
determine the applicability of the LAWS to the DEMISED PREMISES and TENANT', use thereof and ►o►
__ compllanCe therewith and TENANT shall execute all documents promptly upon LANDLORD', request and any
ewpenses Incurred by LANDLORD-shall be payable by TENANT as an additional TENANT PAYMENT. No such action
by LANDLORD and no attempt made by LANDLORD to mitigate damages under any LAW shall constitute a waiver of
any of TENANT'. obligations under this Paragraph.
(A) TENANT', obligations and liabilities under this Paragraph (V) shall survive the expiration
of this LEASE.
•
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2 .
L,,-011591
AIi
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.EXaIBIT J) •
SIGN STANDARDS
Signage: (Subject to approval of local ordinances and
restrictions) .
1. General. The purpose of these restrictions is to
present an-RM.-di-Fry yet informative and identifying complement of
Tenant signs, to eliminate excessive and confusing displays, to
preserve and enhance the appearance of the Shopping Center, and
the quality image of its tenants, and to encourage signs which,
by their good design, will promote the appearance, attractiveness
and appeal of the Shopping Center.
•
Each tenant shall be required to have a single sign.i Signs
shall be of a tasteful, dignified character. All final sign
design shall be approved by Landlord. '
' I •
2. Location. On fascia, centered on Tenant's frontage
midway between bottom of fascia and eave line, placed flat
against the fascia.
3. Type. of Sign. Sign must be individually illuminated
channel letters.
4. Size. Size and location of letters to conform to
governing municipality sign code and prior Site Plan and
Appearance Review approvals.
•
5. Letter Style. The letter style is optional at Tenant's
Es
discretion: Again, sign drawings must be approved by Landlord.
6. Material and Color. All letters are to be constructed
of prepainted .040 bronze aluminum returns. They must have 1"
jewelite trim. Plastic face color must be approved by Landlord
before installation.
7. Lighting. All letters are to be illuminated with .15
mil neon tubing. Different size letters may call fo.r single
tube, others may call for double tube; both are acceptable.
B. Mounting. All letters are to be mounted and installed
with concealed wiring and transformers.
9. Prohibition. The following features are specifically
prohibited:
• Flashing, moving, automated pr audible signs
• Mdre than two (2) colors (
• More than two (2) lines of letters
k Any exposed, cpnduit, transformers or other equipment
• Painted letters
Signmakers' labels or other identification
• Exposed neon tubing or other lighting facilities
Steel nuts and bolts (only stainless steel)
10. Approval. All signage criteria must be approved by the
Landlord in writing prior to installation.
SHORT FORM LEASE •
Notice is hereby given_n that Ta we , as "LANDLORD",
(the �� ate the - , as , 19e entere Into a Lease the
(the DEMISED PREMISES")—mown as Space No, for certain
Shopping Center (the "CENTER") P Premises
oT� County Line Plaza
described in Exhibit "A" attached hereto (then"PROPERTY") wit in the pro ert
P y
The LEASE contains the following paragraph: • ,
The Interest of LANDLORD or any ground lessor In the
DEMISED PREMISES or in the CENTER shalt not be subject to
any mechanic's or other liens for improvements made or
contracted for by TENANT. No act or omission of TENANT
shall give any person or entity the right to file a
mechanis or other lien against such interest without
LANDLORD'S prior written consent. LANDLORD shall not be
responsible for any work performed or to be
erformed on,
or for any materials furnished or to be furnished at, the
DEMISED PREMISES, for TENANT or any other person or
entity,, and no mechanic's or Other. lien for such work or
materials shall attach to the reversionary or other
interest of LANDLORD or any ground lessor in the DEMISED
•
PREMISES.
.
The sole purpose of this Short Form Lease is to place all persons on
_ hotice of the aforementioned
Statutes, Section 1 ByParagraph of the LEASE pursuant to Florida
LANDLORD and TENANT agree tha no persoexecutinn shall be deemed theo haver record notice
, of any of the other terms orothe Lease,
; Lease shall not affect .the title otos the sPROPERTY Lother than ttos place tthird
persons on notice of the foregoing paragraph of the LEASE. An
entity acquiring any interest in the PROPERTY, including but, not. limited to 'a
��,,,,,ty person. or
gage interest, shall not be deemed to have. been gtveni any notice of the
SE by virtue of the execution and recording of .this Short Form Lease, and
such person .or entity •acqutr'in an but not limited to an most gage 9 y interest in the PROPERTY, including
y g g_ interest, may acquire such interest as if this
;Short Form Lease had not been recorded,
! ,
LANDLORD shall have the right at any time to execute an instrument and
record same in the 'public records of the county, in which the PROPERTY is
oca ted terminating the• effectiveness of•this Short Form Lease and such notice
f termination shall terminate any effect' of this Short Form Lease. Any such
..otice of termination executed.by LANDLORD shai;l not require the execution of
TENANT,
IN WITNESS WHEREOF, the parties have ,executed this Short Form Lease,
LANDLORD: Tamwest Realty Inc.
`tnesses:
T"__ ess Si gnature
Type or Print Witness Name By
•
r,___,'tness Signature .
ype or Print ame. o erson Signing •
1 re or- rant ltness Name
it e o erl—
rson Signing
r -
Type or rfnt rest'o erson Signing
l
STATE OF FLORIDA
COUNTY OF —__) ss:
The foregoing instrument was acknowledged before me this
day of
, 19 , by
, as
of
He/she is personally known to me or has produced
identification'and did/did not take an oath. as
NOTARY P BLIC, State of Florida
My Commission Expires:
TENANT:
, Witnesses:
Witness Signature
Type or Print Witness Name By
fitness Signature
Type or Print Name of Person Signing
Type or Print Witness Name
Title of Person Signing
Type or Print Address of Person Signing)
STATE OF FLORIDA
COUNTY OF ) ss:
The foregoing instrument Was acknowledged before me this
. day of
, 19 , by
of , as
He/she is personally known to me or has produced
identification and did/did not take an oath. as
NOTARY PUBLIC, State of Florida
y Commission Expires:
,JRMS/LEASE.SF
5/20/92
161120-P'
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• ; EXHIBIT
LANDLORD'S WORK
The following work istone texclusihe vely
lbydthe
Landlord at
the Landlord's expense
ocberd
specifications.
58. General Scope of Landlord's Work - The Landlord will
construct a "shell structure" consisting of leasable
areas. In ed areasion,willpbeking providedsaspedestrian walk described below. and
landscaped
(a) Storefront Wall - The Landlord will provide a'`e a b2ronze
aluminum and glass opening of app lx
in
height and a clear
storefront. Eachtenantf width e entire
space shall haveone (1).width
pedestrian door.
(b) Walls - Exterior block masonry wall within sales area
rea
,will be furred to receive 1/2" drywall, up
height, rear and exterior walls to be exposed block
masonry. Tenant demising partitions to be 5/8" fire
code gypsum wallboard from floor to sales area ceiling
height. All gypsum wallboard will be taped, and ready
for finishing by Tenant.
(c) Floor - All floors to be 4" thick. Concrete floors to
be smooth trowel finished.
(d) Ceilings - Ceilings (10'0" high) will be 2'0" x 4'0"
noncombustible lay-in acoustical panels (medium
fissured) in suspended factory finished "T" grid
suspension system.
(e) Doors and Frames - Each retail area will have one (1)
hollow metal door with hollow metal frame, 3'4" x 6'8"
x 1-3/4" located at the rear of the store. Each door
shall include 1-1/2 pair of butts, one lockset and
deadbolt lock, one threshold and weatherstripping.
(f) Plumbing- Water, Sanitary - The Landlord will furnish
and install complete plumbing system for toilet room
with the exception of water meter connection which
shall be the responsibility of Tenant. Fixture to be as
follows: (1) water closet; (1) Lay. 17" x 19".
(g) Heating, Cooling and Ventilating —Provided by Landlord
irk the form of a rooftop unit. Unit size to be based
on approximately one ton pet 400 square feet of sales
area. , f
(h) Fire Protection - Sprinklers - The Landlord will
install a completely automatic sprinkler system (wet)
for the demised premises, as required by governing
codes.
(1) Electrical - Power and Lighting -
A. Electrical service will be supplied on the basis
of 100 amps for lighting and power requirements.
Power to be individually metered by utility
company. The Landlord will provide duplex
convenience outlets or junction boxes as required
by Tenant's fixturing layout, in partitions, where
designated by Tenant, based on one (1) outlet per
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250 square feet of floor area in the• leased ' • ' •
premises. The electric service panel shall be
located at the rear of each lease space. •
B. Lighting will be provided by, the Landlord and will
consist of the project's standard 4-lamp, 2'0" x
4'0" recessed flourescent fixtures. on the basis of
one (1) per 100 square feet of floor area. ' Power
will be provided to junction boxes at the front
sign location, each tenant space will also have an
exterior light at the rear door; exhaust fan and
switch in toilet and required exit lights. .
Emergency (battery operated) lighting will be
• provided.
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