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"U9Ust 9. U 90
HONORABLE CIT~ COUNCIL
Palo Alto. California
AWARD Of O'TIOH TO LEASE -ses HAMILTQM AYJNVJ PARTNE~S -FOR Ala
ItGBTS ro fwO APOI7IONAL LIVELS or PARKING AT THE WEBsrER-coypER
'''-'IIiG GARAGE
Members of the council~
This report recommends Council approval of an Option to Lease Air
Rights for the Private Development and Lease of ~o Additional
Floors of Parking at the Webster-Cowper Parking Garage to S05
Hamilton Avenue Partners (DeveloperJ~ The Lease and Lease Option
(ExhibIt A) are substantially comple~e DRAFT copies. FINAL copies
will be ~resented to council at the meeting of August 13.
""groupd
on July 2 .. 1990 ... Council direct.ed staff to establish Mondayor August
13. 1990 as the date a.~ time for a public bearIng to consider the
award of an Option to Lease to 505 Hamilton Avenue Partners for the
private development and use of two addition~l levels of parking at
the Webster-Cowper Parking Gar3qe. Council also directed staff to
proceed with lease negotiations -with 50S Ham.ilton Avenue Partners
using the terms and conditions established in the steff report
(CMR:3;2:0), council additionally commented that the following
items should be considered during neqotiations:
o A shorter term is more important than money tor amenities at
the civic center Plaza or elsewhere;
o Full build-out of the 7th level of the parking garage should
be allowed if agreeable with neighboring property owners; and
o Ose 01 additional spaces should not be considere~ as credit
for developer's other parking requi~ements.
CMR:466:0
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'ropoI.4 Op\lop \0 L.".
As directed by council, st~ff and 505 Hamilton Avenue Partners have
negotiated the con4itions 5et forth in the Lease Option and Lease
A;r .... ent (Attoclllllent A). SUff and the developer. subject to
council approval, have aqreed to • 15-year lease ter. and a
$lS0,OGO rental payment to be paid in savanee. The Lease Option
Agreement will require the developer to .atisfy the follovinq
conditions prior to entpring into the lease:
1. Archltectural Review Board, Planning Commission and City
Council approval of development plans;
2. Planning commIssion approval that the proposed development is
i~ contormance with city General Plan;
3. Approval of city council tor an amendment of the e1Cisting
Planned community Zoning, and all other land use permitsi
4. Developer shall have been qranted a variance respecting the
heIght and daylight plane of the parkinq garage.
S. Developer shall comply with the requirements of t.he Califor-nia
Environmental ~.lity Act;
6. Developer shall provide evidence that any and all permits for
constructIon have been authorized;
1. Developer shall obtain app~oval of Working Drawings for the
propose~ development;
8. Developer shall provide evidence that there are sufficient
monies to complete the p~oposed davelopment;
9.. Developer sball provide proof of insurance as set forth in tbe
Lease.
10. Developer shall have obtained the approval of the Public Works
Department respecti~ Developer'S aqreement to pay for i) a
part-time project e.ngineer to consult 'With and advise City
during the. design phase of the premises, and ii) a full-time
project engineer/construction inspector for the construction
phase of the premises.
The option may be exercised at any time within the 24 months, upon
completIon of the conditions outlined above. If Developer
exercises its option, the council must award the lease, whiCh is
attached to the option as Exhibit II. Attachment B summariz:es the
terms of the proposed lease.
CMR:466:0 2
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nvlroUIPt.A 1 AI •••••• Pt.
An Initial atUdy recommendinq a Neqative DeclaratiQn has been
completed and is InclUded as Attachment c.
liar, I,eo ... p«atlop
staff reco"""ends that the Council'
1) Authorize the Mayor to sign the attached 24-month Option to
Lease Air Rights at tbe Webster-Cowper Garaqe; and
2) AuthorIze the Hayor to siqn the Lease upon notice from the
Kanaqer, Real Property, that all conditions of the Option to
Lease have been fully .atisfied~
Respectfully submitted.
dI~;"'i. Ji!/JL~
i/ILLUl! FELLMAN
Manager, Real Prop~rty
t/J.-O,-w '-
LY RARRI
ector o~
Attachments: Attachment A
Attachment B
AttachDIent C
Lease Option
Lease
I.e a 5e Summary
Environmental Assessment
Earlier staff ~eports: 0!R:392:0
0!R:468:0
co: Ji. Baer. Pre.ler Properties
w. Russel Davis, Ware' Freidenrich
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ATTliCK4UT A
Project;' ____ _
Project Number:, ____ _
OPTION AGREEMENT
This Aireemenl is made this __ day of Augus~ 199Q.!>y and bet",een the City
of Palo Ah~ • municipal corporation (''City'' andA505 Hamiltpg Aven\lC paopers a
CalifornialJimited panne"hlp, (Optionee").
RECITALS
A City owns tertain real property (the "Property') located in til<: City of
Palo Alto. Santa Clara County, m<><e specificaCy described on Exhibit I a!lached bereto,
whic. Exblbit is made a part hereof, A five (S)'\Jevel parking garage (til<: "Parking
Garage") owned by City is situated on tl1e Property.
B. Optionee desires 10 obtain an exclusive option to lease the airspace above
tile Parking Garage to construct and use two!Jevel. of additional parking area, in
accordance wit!rt the terms and cond~tkms 0{ the Lease atta.ched hereto as E>.hrcit II
(tile "Lease").
C Clty agrees 10 gra ot an eKclusNC option tl{) Optionee during whicn time
Optionee sflaD develop speCUI:C constructIon plans for the additional parking area and
satisf)' «her conditions SC"t forth herelnbdow J'C'lOf 10 tlu: leasing of said afrspacc in
atcordance with the Lease.
NOW rnEREFORE, in consider.fun 0( t~e premise. set fu<th above, tile
parties hereto mutuaDy agree as foDQ\l,'S:
I. Grant of Qption. City hereby granlS to Optionee an exclusive option to
lease that poctlon 0( tile air>pace abm'e tbe Parling Garage in which the additional
parkins will be constructed, llpon the terms and subjecl10 toe CO\Ienants and conditions
set forth below and in til<: uase, The additional parking area 10 be constructed by
Optionee mould til<: option granted heretry be exercised shan hereinaflu be referred 10
as the ""Premises"_
2. Term of Option. The term 0( this option shaD be for • period of twelve
(12) months and shaD commence upon .. ecution of tili, agreement by City and
Optionee.
1. Consideration for Option. As consideration r.or the option granted beret,-
and j{ Optionet' satisf~s am of the conditions set forth flereinbelow 10 the effectiveness
ot the LeaseJ Optionee agrees 10 cons.trucl two f100cs of parking area upon the Parking
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Garage and 10 pay the additional consideration and perfocm the additional duties scI
forth in the Lease.
.. Conditions Precedent. This cption may noc be exercised by Optionee
unJess and until each and aU 0( the Jonov.ing conditions bave been satioficd:
(a) Optionee sban bave submilled 10, and shaD bave received approval
0( its development plans Joe the Premises from City', Architeclural Review Board,
Planning Commission and City Council. Said plans snaD include interior plans,
structural plans. exterior elevations, and parking space configurations .
(b) City's Planning Commission snaD have determined that the
proposed development is in conformance "ith the City 0( Palo Alto General Plan
pursuant 10 Section 19.04.050 0( the Palo Alto Municipal Code.
(0) Optionee snan have received approval from City's City Counc~ Joe
an amendment to the existingJ"Planned Community" loning of me PropertyAand
Optionee shaD hav_c obtained I building permit for the Premises and any other land
use permits or entitlement required for implementation of the devc'$opment plans as
approved by City.
(d) Optionee shan nave beem Itfanted a variance respecting the height
and di)'ITibt plane 0{ the Parkjns Garaie by(1):s ZOOioi' Adminjstrator.
~ Optiooee snan ~av' compiled "ith the requirements at City'S
procedures for implementation of the CaTifOfnia Em.ironmelltat Quality Act of 1970, as
may be amended from time to time .
.l.i!L Optionee s~aD ~av' pr",'ided to City's Real Property Administrator
evidence that any and aD permits from any and an agencies naving pre-COffitruCtlOn
jurls<flCtion over the proposed developmenl 0( Ille Premises, including, but nO( Emited
10, buflcflIlg permits, grading permits and bea1th permits have been authorized and are
available.
A1.&L Optionee shan bave submitted In City's Chief Building Offkial
unification thaI the prans Joe any proposed building construction comply, In Ill. extent
appIicable~ witb energy COMef\'3tion requirements as set forth in California
Administrative Code, Title 24 for non-residential construction... The form and (onten!
of said cenifkates 5"a1l be in confOfmance ... ith tlle requirements 0( Catifornia
AdmL'1istra~ Code, TkJe 24 for noD-residential cons.truction.
II (Il) Optionee shan have obtained approval 0( the WorJUng Dra"ings
Joe the proposecr developmenl of the Premises from City's Gty Engineer .nd Chief
BUIlding Official, WorJUng Drawings shaD include:
F':DOC:S'.&48'~CTY "".
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(I) Comptete arenit<cturaJ and engineering working drawing ..
inchKfmljL elevator retrofitting plans;
(2) Complete construction speeifica60ns;
(3) Compte," construe':",n contract form; and
(4) PrOj>':lOed construction scbedule.
M!l. Optiooee ,baU have satisfied City's Real Property Administrator
that Optionee bas sufficient fmances oc financial commitments to implement the
development plans approved by City in accordance witlt tlte above.
I\JIL Optionee. in accordance witlt Paragraph 7 0( tlte attached Lease.
sbaD have furnished \() City's Real Property Administrator. e>i<Jencc 0( coverage tltat
assures City that sufficient morlies will be a ... 'a11able 10-complete tbe proposed
construction.
I . (k) Op60nee shaH have obtained tile approval 0( tJle City Engineer
respecting Optionee"s agreement 10 pay foc (i) a pan-tirm. project engineer lO consult
with and advise City during Ill. design phase 0( Ille Premise .. and (;,) • fun time
project engineertronstrucooc inSpedtX ~or t11e construcOOo pbase of the Premises.
s_ 'Exercise; of Option. At any time during t.ne optioc term that Optionee
bas satisfied eacll and every condition p<ccedent set Coni! in Paragraph 4 above, 10 !be
satisfaction 0( City, Optionee may exercise this op60n by giving City's Real Property
Administrat<x written notice 0( its eJection 10 do so, accompanied by two properly
executed copies of the attached Lease. Ctty shaD exeC1Jle the Leas.e within one month
0( receipt 0( tlte request'" exercise tn., option in accordance v.ith t1!is paragraph.
6. General Conditions.
(a) Revie"",by Ci!y. Optionee hereby acknowledges t1!at one 0( !be
purposes 0( this option Is 10 afford OpUonee and City Ille opportunity 10 determine
whether or nOC Optionee is abJe to meel the variou'S condltions and obtain the required
approvals as set forth in this Agreeme[1t. Several 0( those conditions involve obtairJng
review and approval from officers. employees or agents 0( City. Each 0( tlt"'" reviews
shall be conduct.ed in an independent manner and nOthing contained herein snan be
deemed 10 limit tlte jurisdiction or autJlority otherwise possessed by .aid offker<,
employees or agents in the conduct 0( sucb remw. Nothing contained in tltis option
shall be deemed '0 imply tl1.t said apprO\'aT. wiD he fortJlcoming, and tlte faUure 10
Issue any such approval or permit by any o(ficer. employee or agent 0( City sh.H nor
be deemed in any manner a breach of this option, nor 'Shall any sucb denial give rise
10 any cla:i~ liability, obriga60~ Of' cause of action v.i.th respect 10 this option oc (he
attached Lease .
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CiJ)' agrees 10 consent 10 any application b)' Opti.:>nee with respect to any
permits or approvals rclated 10 actMtic. or improocmcnts approocd b)' City in
accordance with the option which may be required b)' any Boycrnmcntal or OIber
regulatory agencies ..;de from City.
(b) &Signment Prohibitec!. This option has becn awarded based on
the backgrOund and proposals of Optionee; therefore. this Oprlon cannot be sold,
assigned or Dlherwise lransCen·ed without prior written co_nt of Ct<)'. Failure 10
obtain City", required wrirtea consent ,lIaD render said sale. assignment. or transfer
void.
(e) Extension of Qgtion. Upon written reqaesl of Optionee stating the
reasons tbercfor" the City'", City Manager. or-designee, may, at his or her sole
olSCretion, extend Ibe term of this option as follows:
(1) City Manager or designee may g:-ant an c",cnsion of Ibe
term of this option lor a reasonable period of time, as determined by the City Manager
or designee in the event Option.e is delayed in fuIfiIlinS Ibe conditions precedent 10
the exercise of Ibis option b)' reason of an)' cause not the fault of, or within the control
of, Optio .. e or it> agents or emplnyees; or
(2) City Manager or designee may grant an extension of the
term of the option lor • period not 10 exceed ninety (90) days, in the evcnt Optionee
is delayed in fulfilling the conditions precedent 10 Ibe exercise of Ibis option lor any
other reason. However, the City Manager 0(" cksignee may grant such ~xunsion
bcreunder only upon Ibe foDowing C!'nditions:
(i) Written request for SlICh extension shan bave been
delivered b)' Optionee 10 City"' Real Property Administrator at least fmee. (IS) days
prior Ic> the expiration of the option term;
(ii) Optionee shall subrr';t, together with its request for
extension, evidence of its progress soward fulfining L."1c conditions precedent to the
exercise 0( this option, documentation of its proposed actions and feasibility of
satisfying said conditions within the term ol the extension requested and such other
inCormation and materia! as may be required b)' the City Manager oc designee.
(d) Termination of ~ion.. Failure of Optionee 10 meet 'lbe terms
and conditions of this option fuDy and satisfactorily within the time timits stated shaD
absolutely and conclusively terminate Optionee"s rights hereunder. Upon termination
hereof without exercise of the option b)' Oprlonee, Oprionee .han, within five (5)
business days 0( reoeipc of request from City's Real Property Administratoc. deliver k>
Oty I pi'opcrly executed Quitclaim Deed quitclaiming any and aft interest in and '0 the
Property.
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Signing ol • Lease by Clty and OpOOnee substantially in the form ol Exhibit II,
attached herel<>, shall be dumed a termination ol this Option Agreement
Ce) Qp!ione<:" Rigot !o Enter. City b.r.by "ants 10 Op~ •• its
.sents, .mployees, and assigns, during the term of this option or any extension ther.of.
the risht to ent.r the Property or any portion ther.of at reasonable times for the
purposes ol cond'JClina, at Optionee's own cost and expense, such soil, S.ologic, and
engineering Investigations as may be r.quired by any pub!ic age ncy required '" approve
any subdivision or development of Property by ~e. Optionee hereby agree. to
indemnifY City and bold City, City's agents and employee., free and harmless from any
00 or liability iDclln:ed by reason ol such investigatlan. Should this option be
terminated, Optionee agrees to repair any and all damages caused 10 the Property by
reason of any such investigation or investigations..
City, at the sole discretion of City's City Manager or designee, may r.quire that
Optionee provide evidence of insurance coverage in the amounts s.el forth in
Paragraph II of the Lease prior to any soil, geologic or other t.sts or investigations on
Property by 0p00nee, its agenll, employees or as.ign ....
(I) Notices. Any notice, lender, or delivery to be give" ;n accordance
";!h this option by either party to the other shan be given in accordance with
Paragraph 17 ol the Lease.
(&) Representations. Each party r.presents to the other that iI has
empfo:yed no real estate broker or finder in connection with this Agreement and here'b9
agr ... to bold the other harmle .. and free from any liability in connection ..;th any
commission or finder', fee an.ged to be incurred by it.
0.) Entire Agreement. This instrument contains the entire agreement
between the partie. relating to the option granted by this Agreem.nt Any oral
representations or modifications concerning this instrument 511aO be of no force and
effect except in a SUbsequent modifICation which is made in writing. and' signed by both
parties.
(i) Rteevel)' of Atrorneys' fee.. In tile event of any controversy,
claim, or di~pute between the parties nereto" arising out Q( or relating to this
agreement or the breach thereof. tile pr.vailing party shaD be entitled 10 rec""er from
the losing party reasonable expenses, including attorneys' fees, and other kgal costs.
CD Binding on Successors.. This agreemenl shaD bind and imne ID the
benefic ol the respective hein, personal representative., successors, and assigns of tile
parties hereto ercept as may be express.ly provided elsewhere in this agreement.
s.
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IN WlTNESS WHEREOF. the panies beret<> ha, • .,.ecuted 1l\i$ Option
Agreea>cnt OD tho day aDd year first aoo.. written.
Cl1Y:
Oty of Palo Alto, • Municipal
OxporatlOD
~~---------------Mayor
ATTEST:
APPROVED AS TO FORM:
RECOMMENDED FOR APPROVAl..;
Chief Transporlation Official
Real Property Administrator
6.
OPTIONEF:
50S Hamilton Avenue ParlDen
a California limited partnenbip
By JBAFl,. California limited
pennership. a aeceral parlller
By~--------------
James E. Baer
its general penner
By Charles King 8< Associates, •
California limited parlDCrshlp
By--------------
Ch;uies W. King. Jr. Trust •• of
til. Charles W. King. Jr.
Revokable Trust dated
December 11. 1986,
its general parlDCr
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Thts redUne" 4raft. Jencl"lllel1 by Ccmpar~Rrte -~ lratalU 7tedliner, llIows the
4irf"crences betwten • orilinai document ::-F:\DOCS\BAERIJlD\l.EASESTOand
1CWe" dOCUfDCnt F;"DOCS\SAEJt..\P.lYa.EASE2.STDOekticnl I.ppur as
.nruck.w-oua'h Ic.d JUI'TOunded bJ OAddilions .ppc.ar as "red'linelf' text JWToul'lded by
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THE ern Of .PALO AI.. TO,
• municipEt! corporatIon,
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{~l~ PROP,Eit~ }~:;.QEHEN:r~ <~ HAMILTO~ ~~_.PAR~> .
• Calircrnia ter,eA\i6flll <Iimiled' partnen1Up>~
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RECITALS
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3.2
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',quirt" &r ... 1ce.5 __ .JI14._~ ...................... _
Rr!!!ic;y;d UKS •...•..•.•....••... _ ...••.....•.
&c1!lSr...e Use .••..............•..•.. ~ ..••.
fF!rr§ hIt., 11~!) <Teon> ........ " ......•......•..
Maintsnana:
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2
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1. Cnn.wuctirJR by Tcnan.% •••••••••..•••••••••••••••••• _ of»
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7.1 Initiili Construction of PremiKS •...•.••.. . . • . . . . . .• ffi
7.2 ~ru£1fQILJ!lJldr01 MWlioo bv Tc:naru • _ . . . . . . . . • . . • ..
1.3 ill."n.I's .. ..\mJrgn£t Of ConstOlctkm Completion {4}
7.4 N Bulb: Plans ...•. _ ...... _., _ ..... _ ..... _ •..•
Daman. to or OPtnx;tion of tmprovements
-f&4i:c:8..2 N<'lIl--lnnue<l QAmam:: or [)qtroctiop •• -.' .•• ; /:.', :-:-: ,
'3> l2i!!!Iaf;e to IX Pss!DJc:tio!l of the Parking G~ . . • .. ffi <6
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t. Ownt:nbjp gf fmrlTlm; menu .............•.. + •••• + •••• + m
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IU Renuirtd C~rage .........•.............
[jabllirr Not Limil£d •.• + ••••••••••••••
12.1 f.ncunihranc::es. •••.....••....•. _ ..•........•..•
12.2 Trannell of COl1trol •........••............•..••
12.>
[)Cfaub in Ienm of t1Je u:~e by TeDaN • . . . . • . . . . • . • . . • .. ~
ll.1 Rj,nt to Cure ••••••• _ • • • • • • • • • • • • • • • • • • • • • • •• M
IH BankruplfY I[rut'.ifo."CIkjl ••.• ' .•••••••.••••••••••••••
BanbumCY 'by Tenam •.......•..•..•.•••.•...••.••.• t9*
14.J [.qs.o;"s CQ~m to TranMsr •••••••••••••••••••••• {9}
IU Tennin5!tiOfl of Ltag + ••••••••••• _ •••• _ •••••••••
1S. Limiraljgll g{ tbe Lea_~'hold •.•.... _ ..• _ .....•. " .•. '" fH-J
<12>
~6. Ierminati-'lD of ,rint: hrum'"1$ ........•• _ . . • . . . • . • • • •• fH-t
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Notices •.••..•......•... + • • • •• + •••••••••••••••••
lit AttJtchmerllS to Lug
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Projctt _____ _
Profo,ct Nll.mber: _____ _
rnIS LEASE is made th: __ ;fay of _____ 1990, by and between rfIC
CfTI" OF'Al.O ALTO,. mur'-)d.paT corporation CLr:~J. and [PRBSBl
PiU3PQl:flES U ...... lI.G6HEt]:fj <5QS HAMILTON A\o"EJ'l.'UE PARnrERS>.'
c&liforni.i ·{I_a:(i'I3If~«a.:!) ~l!mJtcd' Partllcrsliip> (Tenant").
!tECTTALS
A Leuor owns certain reaT property (!~ "'Propeny~) Jocalcd In PaTo Alto.,
California and more partiC'J!arly dc~nOC-;f on E"llibiJ: ''B" attaclled hereto. A five (5)
~ ~> parkinS laragc (the "Parking Garagc~J OYo't1cd by LeUOf'" .. 'presemly
sltuated upon ~e Prcpcny.
B. Tenant desires 10 construct Non (2) additional ~ <level!'> (tile
"Premises1 to tlJe presently existing Parking Garage and' t.o use l1le parking within t1u~
P!t'm1ses dunn,g the tenn of mrs LUJe...
C In Cldlange for Tenaru·s c.orutructiCIl of 1'fIe Prem~ and ct:rtafn ot:1lec
f:onsifkratioll c!elCribed lIereinbeJow~ Le~or desires 10 Jca~ 10 Tenant and TenaN
desfres to 'bile from Lcnar the pr.emises 00 I1lc: 'k:rms aT1d conditions "hereinafter set
forth.
NOW nIERE.FORE, in consider-llian of a,e~ prt:m~s., the parties fll~.TC"to
mUlualTy aara as fuDows:
L ~. Subjeo to Ille krms and oofldi!ions set forlb in chis Le.as.e,
Lr:~0I" leases to Tenant and Tenant leases from Lessor the PR:I!lises. Upon
completioD or construc1ion of \he Premises by Tenant, Tenant sha!! acc.ept the Pr-tIl'ls6
in theit "as·is~ COl'ldirion. ~ssor w-cby iJ'iO"'tS UI Tenant .an easement (the ~.AcceS5
&sement1 O'ttI't:f, across and tluougb Qle Parking ~ f~ pedestrian .and veruC\l.1ar
InjreS5 10 and egre5.li from 'I1lc Prem~ during the term of Otis Le;ue. Tenant s'fla1I
abide by Lusor'·s tral1lC and d"rr.ectlOM:l flow r __ rulations in IlSmg the A.c.ceu; East:ment.
The AI::ce$5 E.nc:menl man be evi&nced by t,'J.,c ruor1alion of an easement on tbe
form att.aeMd fll~n:lo as &hihtl: "C' and sban entidc Tenant 10 me L'le dI"fvr:wa.:'S,
ramps. stairways and ekvalOTS Vo;Ihin che l'arlcing Garage.
2. ~ The purposes of thiS l.e;;u.e are (i) to provide far '1M:
construction of additional park.ing area above liIe Parlting Ga~ whid. sllall br: IlRI!
by Tenant or its subU:nanti during tlle 'ocrrn ru:reof. but which l1laU be avai1.abk 'llJ tM
ptlbflC during evening and wt:e!cend hoUr!; as provided bereinbo:!:1ow and .l1~. "han
reven 10 Les.sar folTowin& the: term fH:reoC. and (Ii) 10 prm'ide for t1le rnairnen.ance fel
eel •• pallie," lor flle Fading GuaBe and tJ\e Premises by Tenant durin, the '\.em of
this; I..casc <~,.~dAflafw11h,,1hc: terms sa forth below>. Tenant ac .... :owledges tJw
lhX Lease and the parkin, provided hereby.shaD nOi r::on!1jt~e • credit :c(t» toward
parking requrrements imposed by Lessor llpoD fulure d~dopmcntl propose~ b}
Tenanr 'Within '!he City of p.ro <Al1o. or (iI) .pinst aues-sme:ntl VIldei .tn)' \.7n1vC:nal:
Ave'UUe-~ J:)irnic15 .-hie): in-I[)w Of.",,11 in me future: be impostd ap~
ptopcrt;y 0WDtd' or .coIItrolJcd by Ttnant 01 its Renaal partners, Inc:ludillJ, witllout
~itatlan.. ,the pI'OJI'C!')' }Dc~ttd at S29 "Bryant Strut,. Palo> Atto.
3. ~il:es. .a~ In furt1lerance of the purpos« State d abQ\lt:., the
fonov.;ng r.uvices.aIld tl5e.S 511.10 be (lr0\1Ced, pe.rm~ned Of pro1'lloited":
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J.! BcquirMi Xrvic:ts 1114 Wi Tenant iJlati me the Premises only
Cor ,P-rima: purposes. iii ac:corl!&ncc 'lVith tlIe tr:rnu of this Leitie. Tenant Jha8 w.t in
best efforts thro\JIOOu1 the: term here:oI to eruure lhat .n of the plldtilll s.pace .. ",;thin
Ule. Prcmrs~ are UIulUd by Te:nar\t or in subtenants. lnto~gllout the term of this
Lease. Tcnam sIuIn provide: the Parkin. Garagc and UJe I'remi&e5 willi 1ent:ra1
maihtenaoce .IiInd upi:e.ep it! accordance ....w. Paraiupb , below,
3.2 &n!ri£:!ed Use.t The above fisted KIWCS and US~ shaD be file
only senlt:'C::I and Q5CJ pcrniined' upon 01 &om I:M Premises.. Tenant agrus Ilot co use
the Premises. lOr any purpose: other than as ltaled above nor to t.1lgage m or permit
any ~the:r bulincs.s. IIctivity ...;tl!fn DC from the Prcm~
~(aJ~,Dwin, llle 1crm,. Tenant sTan fl.vc t1Ie ac:Tusive use of die
Prcmlsc:J. from <7>: a.m.. U-.rouiln 6" p.m .. Mon~,. through Friday of udt ...-eeL From , ',In. dIrough ~_?,~ •. m. Monday througll Friday and illl" day 00 ""eehJ1~ lhc:
PremIses dlall be. opa 10 Che public for par"kitlg pwpD5~ Ten.mt sl\ilD be enlitfed to
InstaD a sc:curiI} pte DC other dcviu 10 control" Ic.cess t:I the Premise..!; provjde~ t1Iat
saicf IieYi'cr: allows Dtlimpc-dca ICc:eu: to the pubTI.C dUM. tlle periods ",'heft die
Premises arc 10 be availabk to me publk as &.scribcd abov~
~,{bX~'T'~~_~c~d",es_ (hal,,~is,,~,!s ,bclnJ'"dlretea ~,~ ~~!,jI!('!><~.,..:oalti.Qf a...~ .. Josat'" !'-~ .. ~ §'!:'<'tth<
"~~cJ .~t,~.iI: ~_~,eD! ~r_,tbc pa:rtles fhal tl1e,~~ tcNC the parlcin'
~.of. thc::~~b9;,~",.~in ,fhe_-~am •. , ht ~,DCe __ ol"lo&id irrtcnt., rc~, m.aJf pr~_ ~"~,,,WrD:~e1I-tertiFM.;atJons On ~ tint aaj of c:aell Olin!
paonlh 1bJI00000ni tk'~menl Of the lerm.. 10Ibich uttificatiolls shan deK:nbe"lf.e rOJlow"lngo . , •...•. -...... .•... .. ....•.. . ..••.. .... . . ,
ffie Oil",". tlr an t:mplC!ye1eS W1irM' '~Ihin "tht:
~cilcfin& and
"the ~ "maic and 6ccr\S~:fr;r.\I!e,' Dumber--of the
~bicJcs ~ ___ lly ,said emp~ .
'1(m}-~~~-:1bc BIl1-1dbJ,s'.:r anftimerate' cktt:~-a-1O'"bC'us1ng City
fe!1!tit 'prl::iDI,~, __ fhe~Cit} 'or ~,aT0!-lta. Le~t;(I'(.sb4D ~ ,CDtitle4, ~ ~rmina~ ~
permJts ~Iq_ ~"'~ ep:!p1oyees ~ "c:mly'-"~ Pre_m~. >
4. Term. The -:e.m of tM's Lease s"ftan be f:w iI puiod of fiftec:n (15) years,
commencing on completion of tOhStrUClion of tflc PremlJ.('s as dtsenbed in
Paragraph 1.1 below. ~VP'll' C(immeD~r:IleJTt ofthc term, (b,t partiel sban mutuao,
Ccrtil)" il: .,.rlir1, £he-date" ~ ""h~ Chis Le3$C ~rommenced.> .,
In comidcration for Tenant''", -.n.c or the Plc:mise:: t.J IS prO\idcd bcn:in,
Tetllnt shaU (i) c:onstruc1: the I'~cm~ in accordance with Paragrapb 7 below, (ill
pc:rfann rt..: maintenance cbngatinns stT ronb in Paragrilph , belew, a.nd (oi) pa, to
uuar t1lC amo'JtlC of One HUTldred Fifty Tbouiand rx-nlll"li ($lSO,{l()()) as advan.:e rena
for &he Plt:mioes. Said paymen: of advance r-cn! 5har! be made \Jpon completion of
COJ1SI.JllCUoII of the: Premises. Les.sor aSTeCl to use the: ad .... ance r-cTU P1I)mcnt
exclwr..el}' for improYtmcru andior ouintcnaru::-c of propeny wirhi!l the UnNenJ~
Avenue Ane$$ment District..
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r..l 1 <Struct\ital Mainfstiap;;s..
(.)~_ l.eSMll shall be responsible for mainlt:nance and repair of
the J'tnX:tlUc and If..aill JUppon sysltrm of ll'le P.a:klnl Ciarase, i'lid "'eot "O!UI PI eM j
iut Iii «~I"!i_,~'lJMlB "'.-il~ :OC-~-Wilbounirnltafion>. 't.XteriOf piIntina lIld
1"' flil!"~ ,~,~_~~ ~~~ .. 8II~J~P~~ .of_ JYUo.~ eompdncnt(_~_~ ~~J
~p.~-
162 _8f:~."'-~ti <(b) ';,..:' ~~ Te~ ,s'baU ,be respoilllblt}tt
~~&:rre~}~ ~ ru~ture aM' ~_'llwon synClnS_'or ~ PJemiseS~
~,,";~ _~. ;:r.or;,~11.!'i-~_FtJ'A!rs: __ &n4 repIace~~~ or
~_~ ~~.,c(.~_'"' . ,J?1!Ses::
Ca} &ttpl Jr~)tIf-JlI!i' "l'5f~1!I iBI ~_iil!I!H·. iiepaa eel
~t,!i'III! "EIf_'1 j"_~~1j ~f!l~ as des.cribcd in Paragraph 6.1 ~a> abO"ole, dwi1lg
tJI.c: cum of this Lease Tenant sJlal'l paform an Jcnera! mAinlenance and' cica.'llng
..ubi!! ~ ParmI Garage and the Premisc5, incllld'"mg :<rtiufiM: __ ~ons .n~
p;ai!l!,?~-.~_/~M.-¢"~,~lign~_J~~"l1le~c;1tF1!i~.S)'$lem.._::epeir 9f,~ _c!art;are
~:~s~~tbt.~~ ~~ miil"intcIlo8oncc and' repair of the ckvaton whhin the Paikin,
Garage and' !be Premises, subjed lc JUbparagraplt 6.1.(b} beTow. : ,~~Yell.aDy. ~~I\I:
!b!1 ~!Wai8-~ t~ _~:tt.lttllll"lee-.IH" m&ift--',a,,,SrlIj5 :fQL _.tiI_ ~feftiis~
~_, ~I .. ~!i~,,"'~)?:..-.?' .... :~ "~J &J~ ~.bl4l11ft1i re,..,ll<Elevator
~,,~,,!I~,'!'l~::,~ ,rarling ~re.shaD ~ letrofitted" ~.:.lCI:1.?mm~ate
~ ~ ~ ~ _~ ,!,c~,!tin, 111: ~Jr:valOl'l sll:all. be :ru~~ ~ ~ roc:
Jp~_be:Itxf~'~,~t,tinI,5l!rip1e~Dll:d?". TlUlan! eltPrcssly Igr~es to maintain
the Parling GaraF Ind" the Pr-emises in a saf~ cTean, and 5aniW)' condition, and'
substantia! repair 10 the reasonabre satisf'aC1fon of Leuar fMd1<~> in compliance wilh
In appIicable YaWl ~~}I(CDm'pTiancc _wltfl tlJe -tkanInJ: and ma~~ stU~
ie( forth m Exfu'ba V .,rtithcd wt:to>. Tenant fur11l-et agrus to provide apprOlt£d
eontar~ for trMb anc{~ -ar.d 10" bep the Parmg Gara~ and Premises free
and clear of rubbllb and litter, Lessoc s!Jan h.a'l.<e ~ r-l'f\t 10 entu ttpoll Ind inspect
!:he Parkin& Garage and Ptem~ at any time for ckan!i~ss and safe'Y_
NotwithnarnfTng 1:1!e above: provisions, Tenaru sllan be r~ponsibre fae-tfamage or lCpai.l
to tJ\c Par\i'na: Garage 01 any rn its support .syslems resulting from. Tenant·s tl!e of lhe
Parking Garage anc! flO1 occasioned by 1I0nrul' wear and Lt:ar.
(h) I lhe e'icvators 5eNmg.he Park.ing Garage requ1re major
;epilln. 01 replacements d'uriflg the: last five (5] JUn. of tht: term rn tlIis lust: and the
uscfw lif: or the repaired or r-epr:KC"d nero ill "~lIkipated 10 extend ~ond 1m: term
bc:rwt;. the: ron of sucb rt:l'all'$ or reptacemu.Ij mal! ~ borne as fonCN:1: Tenan!
shall' P3J die portion of suclI cost wbidl iI; eqcallo the ratio of t!lc: number of years
dlee remainmlln t1lc IoCrm of t:hc: Lr:a~ cfrvld'ed by L~ Am)cipated' llSefuJ life al such
eq;uipmern, 1I1lCl' Lessee-,han pay llIe r-cmaining amoo,,;ot. provided that Ten.a.ru has
inrormed Lenar of the ueo:d for said e~lIdTture and Lessor has caMented thc:relO in
writine-Le.uor snail riot \lnreasonab'!y ~thhaJd its consent to repairs of Of"
repTacements to the deVlllo!!, ud Les.sm shaD pay atry amounn required hereundtt
w1!hin thirty (30) days of receipi of wriLteD request from Tt'r.anr l1lerefor 'J,..-?!d requeu
shan include all inl.o'Cke detalTtflll Ole ccst of sard repain or reptaC'emc:I'J!s..
(e) Tenant ,han, £rom time 10 time... designs\!: !II ",,;-tin, to
l..cssor a represerllative let} <of> Tenant ..... 'fIo sfu!n be m.pcnslbic: for the da)'-w-day
operation and level' 01 maTnlel1-anee and c:learutneu "';lhio lhe Preml~.s...
(d) .if Tenaru fails to malf1taio or .cnale repair or repbcement$
as required htreiB, l.euoc-may notLfy Tenant :in WTiting of said' failure. Should Tenant
faiJ to ~ec:I tile tituatToll ... ithin I rusonable time thereafter. as estabflshcd by
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Lusor·, City Mlna,itJ' or d'esi&nee. ~llOl"'. MaMi:er, Real PJOpe!1y may mah, or
cause: 10 be maae. the ~cessary rorrcC1ions and r.."lc con thereof, incTudin.r: bv: not
smiled' 10 the: CO!I of labor, malerial!,. .aT1d equipment and' 11Mi <\en> pcrc.em
~<(ll?%p. chllJ"&C for admininraliollo ilnd' O\'ei~ad,. shaD be paid by Te.naru
""';r.hin 'Ie.II {IO) c!ays 01 receipt of •. statement ~ sail;f ~ fram Ltuar". MaNlp. Real
Propuly. L6sar may, 11 its .option,. choose ot1lu Ie mecf~s av.eilz.ble herein. or
available by taw.
Sfe3 ~ ___ ~~ eW';1f'llftl!l!l: ·'!t('81N'e:f tI!:I=,';~fBl'f et!lle teiM -ec,1his L!a:lC; Tend .slId SwoIt!der
ten.'_ 1i'I,~_,pn -" HI !itt:_ PMIti!l£ GIIP9l! iB.~M ~pe'1; c ~1'\!ilieM as sf tlIc
!iS~"I'IBa~!fI_I,,~_.,! __ ~_'!'ti-r'l1lIiSMlIla _ ea!, .1'11 __ J Ruf;: UliJt. ... IflMJEeit:'.flI 8ft, sel
arJ~, ~UJ!"~ ·:::'J811i~.~ ~.,mUleeft'lll&:l_ rtf 911 ~,. , ... aij :=6.:3---. _' Qmr1jUao.ol
PIOOt!' GlPBC,I_1td PRmi,..· __ ,~ ~ .~ncin, tom~_ rI, tbeJ:'~tses>.
Tenam and US5CC shan conduct • wall~ffirou.eh iIlspectiorl 01 the Parkinl Garagt: 10
agree uPOI! and' cfuc\.lmen:: the condition thcreot: <Plio: to the. CODI~rneitr: or Ole
Win,~ T~~ ana,; ~"s1'IaD ~ • RcOOa walk-O;rPuJ't impttaoD of U,e
~,~~,,,'l!'f ~,,,~«f~ 1o, .. :cru,,'\lPOD and ~ocumcfI! the condllioo {hcrM;
an~ resi~ :!1i!JijCptJr ~-.I!~ t~ tf\e, p~ ~'c ~~~'-~):". ~~ '~~~on
I!f,~ _PR:~~?:': Fonowirlg -:C,each> uid mspectioR. Tl:nant IhaTl prl:pare a writtcfI
report d'escribinJ the enndition of t11e Par'king GaralC t '9&iu f!;:&ft} <Of" ~ rarlcing
Garaae,:iI{lcJ,,,tM .Pre_~-~ .lpprlCaJlk:. 1lI1lkh. repO.!U~ $han be Illbminc:d l.c Lessor.
Unless Lessor-objc:ru 1.0 the coment of t11C ~ "fJeportJ>. -ithin lUl (lO) days of
ruclpt Iftc.reot. i!* ~,rbt1~ lhan be ccncJusfve as 10 the cnrKl.itioa of:«1)~ W:
hrlinJ Garage as ol the commc:nt:c:nent < of ronnruc:110f\ at11;!, (ii).the Par~ Garage
aocJ,,~,p"~ 1tS.()("qte co~ncemen!>o 0( tile tvm.. Ii Les.scr Objects 10 the
~ ~> tlIe pa:rtics shat! wail totetber in load filitl! 10 agn:e upon £he
conkru 0( the ~ :'t~.P9£ts. AI the-cpitatiali or.oonu .krmi_IloiOOn or the term
of,thIs, ~ :r~m IbalIl~rreoaer to Lessor {i} the Parmi Garage 10 its ron&tKn:1
~ or ~~ 'of ,~~~0"I'l of, Que l'r<:nmcs,. and, (il) ~ Premise. ~ tlIeit
.to1ldi1fOll .as or tb_t: oommcncemcDI of !be lerm of Cl1~ Ltasc. reasonabTc: ...-ear and"
'ICIt, flood,,~'1cs.,'ind"aiiy act of~ exce'ple~ >. . ,
~ <I.e?: DeRQ5;t fur MaiT1lepant:c... Upon completion of construction
of the Pnma.er.. TenaN !1Jal! de:postt intO aD intcrUl bearing account reasonab1y
acuptabTe 10 Lcss.or lht: SlIm of Thirty Thousar.d" Dona" (130,000) (Ille "De~(").
The Deposit shan be maintaincc! througJ1011l the '!c~m c( tlIls Lease as a secunl]!
d"ellOSit to ensure the performaM!! of Tenant''', mainlenanc:e and repau cbriptlCns.
Vnhin two (2) "''eeks .fler 1M expiriilioe or SOOflCI It:rminafion of 1h[S Lease, LeSSIJf"
shaD rcle.ue the Dcpru;it,. including aCCTlled inlCn:J;t dlereon, l.c Ter.anl ku any sums
rJe,=,ded" to cute d"efawis by Tenam in its milintetHIMe and' ~~1r obJigal1ons f1ereunc!er.
7. Constructlpn bY Te-n<l_n!-
7.1 I!l.i!LaJ Congructioc or Premigs... Commencing on O!' about
Janu.a:y ]0.1991. or as otflCNlse approved' by u.ssor, Tenant Iohan in ae effiCient and"
'WOrbnanilkc manner. r::ause 10 be d"e.sign~d, corutruc1C"~ and' mstaT1e-d" 'Wlthin the
Premises, at no cost 10 Le5scxr < and" in, ,llCC.on:Jance "';111 approYllls ootaine(f from
Us:srx-'d~inf: Ole brfioo"perfod pri"011O commena'ment of aJTutruction of l1Ie
Premises>. the sirtb and" .se\Ientb ~ <bets> 0( the Parking: Ganile wbd
~ !=le,,~Is> shaD constitute l:he Premises. TM Prcmls.es ,fuD be COrulIUCled by
liceru.ed contractors in accordance wllh pram pn::pared by Tenant And JlpptO\lcd bJI
Lessor priar 10 commeneemtnt of consLruction.. uuor acknowledges t11a'! corutructjon
Df the Premi5es by Tenaru w result in dlc tt:mpof4l)' cnavar1abiJity of £he elevalOrs
and ~::P'M,18", 'fl_!el ,:ill IJ e Parll'il'l, ~ 1I1d HE'«' .,eel SiaL Tens"" iB
~1ialile 18! 15 ..... hi H) 8!.fo,-1M ie56eS-Bf 1i~iitt) f~'ma (P8111 aid
111'18' aii8~iJi1y. YIlI-aMl]. "MllaRl ,heR be elAlilI,td Wi lIle Ii: el r ieSlMa .. :.APi 8)'! 88
~ aMI! eM'lOiB idC:5 af de,PaNri"" CM'BJ! If • eSI&f:fbeliea atilt
'.IHIIIsei ~"1 "'58"~ LA caal} <tlu: fHth le .... el or the Piill"kinl Gal1li~ as wd! as
~ addI~[laI parkinJ spit.ceJ ill the hr\Jng <Janie from time: 'kl time as nuesslLl)l
Cor reinfora:mtnt or the Parkins Gara,e. Leuer llereby waNes arTJ riGht to coJte'Cf--..nj-
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rc.cs. rdatc4 to ~'"~va~biIit)' c:ir m: ete"'alon. 01 said par1cinJ I~ durin, 111«:
~Il ~>. Constru.."'1iotl of the Premises shall be -deemed eomplclC"d for
PIJ.I1'DUI or thl! Lt:ue w!len tel1ificd m writitll 8.5 COJ>lple!~ by Tenanl". an:hitect or
Icnera1 contractor IIlpt.Msina gid c:onsuuc:tiOIl l +81 au. ali a1I hAl "ill loB If 1I;Q: a ..,..J ,BE .1!5l ~ ,,-¥n' ~ _~ •• npresetl'l8t::ve Ilas, ~curred in wtirlDJ ,with
~ certif.icalion..
7.2 Cprutruc1jo~lLl!'Idtnr AhCrltfo'A by Irnant.
(I) No nrUcturt.s, tmpTC"ICrnents., oc !aClTniC'S shan be
constructed,. e:cC1ed, al1en:d,. or made within the Premises wilbo.n prior arrim:n consent
of USSOf" City cou~ if reqllired by CiIJ' or P;aJo Aha proccdlJtes or ordinances., or
ol1\etWist by Le.uor9
• City Manager. Any eonditions relating 10 tfle manner, mctflod,
design,. and COnstroctioD 0( said structures,. impr~'cmrnll. ur faC11ilies eSlabrl!M:a by
Le1SQr shall 'be Ulmfitions of ~i1 clause as tnoui-"-OrlsiIlai!y stale!:!! hercl.D..
lb) An impTOVl:ments eonstruacd by Tenaru .,jlhin the Premises
i1IaD be col'..stnI~ed rn an efficient anc! workmanlike manna by lice~d contractors
and ill strid com.prtance with c!elaiTed plans and lpecifications approved by LeuOC'1
CI'I)' Council i required by City of PaTa AIto proced"ut~ or ordina~ or c<1JcJ .... iu~ by
Lello:;-, City Manage.r, or desi,gnee, and' applicable: Cil} 0( Paro AJtO t:OOe5 and
on!;nanaL
eel <:t:cll_Itnr_ ihall, depoSIt ~ l.e~~' ~ 'to ,Depnm,' ikslgD
1IPQrJ:-oa fl:!t ~es" flJndJ. DCtelS.ill)' 10 pay fm rb.c ~ c( I parl:tirne pr*d
~_,to' __ ,o~, Jajd "lfcsip",WOlk , 1Dc ,~ted rost of said ~ wllidJ ~1I
~"de~,,~J.gsot~ F,:"d"l een Thousa.nd, ~I!an,(115 .. ~
td)-::' T~a:m'siWf pry far the ~ ~. fuIT-t1nic-pToJed
i.r.IJUlur~~ In.q:Ieclol JO be 1Ili'ed by,~ Ice th:: dura60n of tlIe
~~ p~,:Qr,,~,P'~ -
(c)~, UPOfl compTctioll. of construction of any StI1.Jcture,. Tenant
.shan cause: its a:rchiu~ ct or cnntraC101'" to S\lbmit to Lc:no.r~J MAnager. R~al Propu1}'. I
Cc.nirlcate of Impec:tion, vcriJ)"fn1 t11at Ilw: construction was compT~~d in L'Onfcrrmancc
with Tide 24 of the CaTTfomi&. Administrative Cod"c far ftOll-res'i&ntiaT Cllrulructwn.
7.l TeDinrs AssU'T'ance of Corul71l0irm Completion. Prior Ie
commencement 0( construction c{ apprC7'-"Cd fia1it.ies,. at any phi!;~ tt.enw{, ",lhiD the
Prc:miseI by Tenant, Tenant .shaD furnil;b to Les . .'~or-s Manage.r, Real Propc.rty. <a
*pc~-,~~n ~ and> evidence lhat as5ures Lc.s.Jnr dlat .rutrJcient monies
.. -in be: avaiTabre 1.0 completc the propoKd construction. nu~~ amaurn of su<;;l\ aUUI"anc-c
.1hiill be at least the tolal estimated coru;truction Cost tha1 v.tS ~ubmin~d to 11'ld
appro-ved by Les.sor in acconJance with Ibls Lease. Evrd...nce of sudL l.$5uranc-e Ulan
ta!l:c one of tlIe forms sel out bcT~. as se1cctd by T~l1anr and subjed to Lc:ssor~J
reasonabTe approoo3l, a':ld shiiD i£Ua:Tlr.tee Tennr". fun Jlnd faithful perfcrm.ance of an
a:he tc:nru, c:ovenant1, am! cullortfons of this Lease:
Ca) Comp~et~an BOfId;
(b] Puformance, labcxr and material bOl'lds, ruppTIC'd by Tenam~J
COl1tractOf or contractors,. pfavided said bomb ale issued joinl1! to Tenanr ano LU.IoCr;
(:::) Inevocabie leller of credit fram I tin3n.,.'"ial irulitutlon;
(d) A1tcrna~e meant reasonabT, acC'C"ptabTe to Us.sOf sw:iI as
depo!Jc of sufficient fum!! into agreed' upon accountl; or Jno.e:itmc:T\1S; or
(eJ Any combina;I)o11 of the abo've.
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All bonds and ~t!trs of crtd'11 mun be issued by • company q:l,,;alified to cfo
busincu; ill. the Slate of California a"d Jlc~priibk 10 uuor's Manager, Rcill Property.
AD bonds and lentrs of ettalt LluD be in a Corm attcp1.abTe to ussot. :Managet;, Real
Property. an4 .s!'IaD iruure fahhfuJ and fun obsuvaonce Il1'ld pt:rformanc.e: by renaru. 0(
an the terms, ccnc.filiOM,. covtrunll, and liH:tments re181in, Ie the coru;uuction of
improvemects m IlttOrdance with pla;'lS apprO'\lcd by I...tuot-as Ioel ronh ill this Lease..
7~" At Bujlt Plans. Upon completilJl1 or Inl major Tc:naru c:onnru~d
impravermnu, Tenant lhan provide Lcs.sCC·1 Manaret, R.eal Prcpcl"t)'. 'With • eomprtt~
let of rcproooobTe "as bWb pram" n:ncctinl ~I.l i!l' connruaicn within or upon I:he
P/t~1!.e..;.
A. P!mag.: to or D!;muctipn of ImprO'o'cmen!J..-
1.1 fFekJt :ClnwrcO t?am,gt; or> DeJt~ flft the 8 CAll
~&Cepras D!hetwise~prI?"i1!t4 In PIlIlIifil:ph 1.3 bclo ... if> the Premises <are
&roaled>. or Ee -1\t~_~nti8I pal"liea 1J'C!'Itef ~) dtJ.trC)~d by any cau~ <far .. rue'll
'ftJt2:DI • ~ _lQu~ lruun:nc.e .. :Jder Parv.p4pb 11 belO!P>. {!15Cl4: f!i;;Sm '!1ol~
"~M_~ ~ far th,I"",ii_,t,l" If~d itt "8fE1~l!o 1 all I!r e, II of I' Qe Pfemis~.
!!e iIJ/!I l • ., ~'Ial,,~ .~e, :eeuuf:l:e Rfair~d ,MtJt!1!: ft~t" ~ kp &eM 61.
~ ,,!,JtAl:,'~I~Te:n.e::",B'aj f£lhg,...,\e 9Ji5le s~tt, ~ • ., m 'I:I!:II~ .'riMc.
~eK =_'e( ~ff'lJT~e?i_~t~_te~ (:19j: "-)ler Qe MCItl'fea8l! ef"eli M -:t! lJ.I!1iI!Y
']:e ~ ~l!I:iM4fIs. ,GH"t..r t, ~ au'a'l_ liD .. ~ ... Ill' f8t'es;eVrlj: UII!t8.!e_ ~, all JlftI'Iidel
l ~}"LI~,~ __ ,~!;lI, }i£~!1;,1J.f e~,~I"~,,IJ/!;~ Ill_I ~lLmiH_.
1:2 J-wrN'_PafdaJ P_~elie:rL 10M "Pleft'Li5es·a.\e ,MtiaJt;j _15:&)",'" an) ta .. u
~'Jfule .. dilf, fife_ iI '''LIIIi~' Ms II alallla:ld' ~lle"d"." te!:lI&j! !LlulalrJ t~d'afIW_lit
~B' Q. GtWB)I," '~!i,el "~_l~,:r~w'If: EH"-Fefla1r!~ , itlJ_~ Ilir aL], f9Q3 d:tyI ~
~d~!liertJ. T~nant .han repair t1Ie damllie Of de.structioll willi reasonable
di1.i&em:e. lD rudI evtof,. dliS Lease shaD remaTl:l in fun force .nd' dfea.
~ ~8.2>, NOl'l-!ru.u~d ~ <Oamllge or> Ptmuction. I" tile
Premises are fpe:tfieR) .leafl"3d-h).~ ead~ liet iflRT&ldl!! 11, Ii e Ht!idu:uee id!'aa
eJfIOi 1ft' GeoI :e'-""e.~alr) 'eft~rlel'!\:eht tllft die PleMtses eel!: 'Ifill &e: Id:e! feJ: tile
'1iIl'f :thaT,. .... ! I" Bt. P'~plI .3~ ~.IllbstaDti3Jy ~"cd' ~ d~tr:oyrd (as defined
~einbeTo:wJ ~ 'OY.~",,! ~ w"hd:.Tenaat D not req~ to main~_~
pnck.r .r.tasrapllJl ~~. Tenant ma'y~ Il1 iti oplion., IC.rmTnate this t.ease <bJ
~~'-1Wrltte.a,,~cc,"-of lQmu,arion [Q Leoo.r W11'hi.i:l fhin;y (30) cfaJI. foDowiI1l1he
~Ie. cI ~,? f--, ~ZllleJi 111MMo'eeI te.\.lwS er fet'-ef me '!:Mff6j 11, • ...-111
!'I a.e Pt:!t!I!BU,'ii.ws ,lIifIet) fOO) iI!lj~ fFeHl: ,lei late sf Ie'tnietiee ad ;}J;l!fUr.
la~le~N nli~ ~~_ illtft, et repaif' -"ifh reMdNLHt "lic!t\ee:. .
' .. 911 tciABiiwlisi..." 1=tHftl-&W ~! aeel"'4!Iishd ~) g1 dig ~uar .riMe's tie",,! e(
t6rft'tinalta. lia',ls6uI0WY: Bl:flel) EOOj "j"5l19f',Is~et ~iU" Bill! hw.M'eI (lQO) '-')'5
lit. O:e e8eilfueUil! ef.liellJ damage or destnJction. fIl'H5 J:.e,a5e iJo.6I M::mlnale 88
~! lettl Id. !Illite efteflbiultie4 is g; 111 Ie l.esser. If ( 8i1!!Elb pUdie Sltei Ie, .. _81 I1~:tftI ,rails 1:e,.el'e16! it.s splioa If! Ioe:rMil-aoIC; 1h-ii I eRa Hlall f!Rl8ia ilL
Iodl'sNe &I'I1_elfeet] ~FQ( ptlf,poieJ of this paragraph,. Ole Pr~misc:s wo. be l1t:emt'd
:SUbno:nt1alty IJanu...red or dl:Stloye.(f' it" Q1e Cost cf TepaIr a equal to Of' greater than
IWenty-five pereem:, (25$.) or cbc. total r.epl'ace:ment c:ost of the: iPrcml5es. ' .. the
Pr~D'ltses are damaied by • cause .£!lInst lrfbidl Tcnanl is nuC required lc inSure bill
~ damage _. 'POt substantTaT Cas defined' above) or • Tenant d'0C:I DOC l.e:rminate, lh.is
~ at ~dJ:leJt::~ Tenant sllaD repair gjd' damage wb JUSOfl:'?lc
~ligenct.>
t&9 < &.3 > ~ 10 or Dqf!\lC1fol'l of ~ Par\il1l! G 2I~. if' the
Parkin" Gar-a.ae iLl ~ <dama~d'> OC' be:rtWloD)1 lfe.strOJed by aTry QUse
. EiMUftl~e lli!:iIa, Ble wltfflzee iII!. 5MI'uianf tIlfl:r::1Je1! es elltle ~lil!il'l
~l'lllaBe'!IIU1] ~.rar ~ Tenant is: requiIcd to mintam inruTanu under Parael"llpll 11
beTow.. and ~ the: proceeds [ram uid In:.n1r3nce aIloable 10 Ille 'a.r1in& Garage
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pllT'Wanf tg P~pb a..s b,c-lo'a:' are Sufik."ltDI 10 tepaJ"r the: Farkinl (;aJ1lgt, Tenant
~ mde Kid F~ ~ .... crable ,In ~ For tepioJr or !be. Panic, Garale>, Ul!or
shaD repair the damiF Dl d'enructiol1 ';111 reasonable diIi~ru::e and this U:lSC .. han
.remaill.irI~n: ror~ .and effect. J( the nrlcin, (janie is ~ :'dAm:aJe!1> or
bMW)l destroyed ~ any t.a1ZSe tJ!j~ 1Mul(3l~~ &re iMld'~Me .'lth ad ~ed~~
~_,Otq(I~ielt)",e_l'I~on~,~'~'l_ ~and ~ ~ proceed.l aIlOtableu~
~_ ta,,~J11.pll. 'I.S"beTow an. ,DCf~~~ for said repatrs>. Leuor snail be:
entitled to t.cnninate this L..ea:se by dt:rM:rinl written nDti~ of termination to Tenant
withirl IhiJ1y (30) cJI)'I M t ~f~_o-;.cl>. eM cfate of the dam.2~ Unlc:u Lts.s.or
k.1mm.ues thiI: uuc. punuam to the £oreaoin, s.en1er.c~ Lenar .nan repair lhe
damaae 110 !.:he Parkin, Oange witb reuonabk diIilenc:e. ForwithstamfillJ tlle
Ibn:JOinJ. if Ul5OI' lICJlninatcs this !.use .and ffl:l'aiJI, Ike PII:f1I!!Ii: C;nlllt'l ~>
fDIlO'llr'inJ mdI l.ermm..tion, ~_cpatn-the _7atkInii Guaae.'>.. tllis Lc~ shan be
reinnaled" Ind iliaD continue in tiJD force ar.d effect for (be n:mind'er or [he t::rm
~reof ~isu elt,~ ~~!O ,Patagrlpb I.J below •. Jr Lessor te~tes [his ,~
p~,~ ~,lorqo;nJ, J'"~I[1t' w], DOl ,be .requin:d to 1~clJd' ~ repair, the
PrI:I1'I~> ,In_ ~:: ~ _~~ .-r:ettaot,~ !espons~rt for the ~,JSt tL n:.PM'.? 1;0 t1'.e
f!rt,m, G~ '\(), ~,j~lr~,!I_,~ ~&l}te ~&: from, wuq.n.ee m~JJ,tafuea by
~,~~,~J,o:_~'.~T;.~ ~_hrlrills 9:ara,e y.u-suant to P~IlII.s
~~,,~~tiI):O'~'c!~~d _f;C.palr COS1s'
~ .. ,'3{';:emtmdtfof [ tN' TmtJ..' ,l~"tbe ~,Ilt, the ~mrscs ~ ~
~ ~',!r~ ~~,~,~ 1tD~ ,fhIl LeaJe 5 MI ~t~ as I ~ll
~~3~.r~ ~ :;t~tcd)~:ut ~1u}s::quel:!dJ rei!lStBt~ P1lrSUlUlt, lD ~Jrap1t 1.3 a~
ftJ#!. ,:t~rtllj,r_~.J.~ '!b.~ ~'-~n~e(l .lor, the len,rfil of Cime tha~ ~ Pr~m~ ,pt' ant ~gct ~_~~!'£'f:,!~~bJe_,for ~"by}he Te~ as~, ~
.~,,~~:VJ!jWjlliCli'Prsk;ie!h::' Ilftbe:cYellt'ol ~rnaae 1Q000':~fI or
~ 1'J!1!iiies-~,~ r~"'i' ~e, ~Gr:~"lCe ~ WJl be applied towara
tePe1r :~_If,,~,~,tior:i ~:o.r"~,, tbeJoIioWinJ ~tioc ", (i) ?!' _~.Ihe _ ~~ arid:
ra)sn,~d:,~,!,~~ G~~ prD\-ided,,~ this ~ 5"JlOl tennhla1ed purruaot
~~ tl:W ~~Jr3p1l_ "'_f~, ~ _~"is" l.e!fuioaIC4" FurtUant to _1hA ,ParaJl"apb B,. any
~!a~rc"iIlsararice-~-~ be c!'15lribut~ ,~, lJle-~ lu ~ fo~S ra60s:,' m ,'l/7. tq Tc~l,,~ (i) 5(J'~H'~>-
I. ~.iJ;L2!_ (mmovtmcnts.. All improvc:mcllll r:JJnsu"uCTed, erected or
installed 'lipan the Pr-emis.cs Jill a] be and remain the propc:ftJ' of Tenant durin. the
term 0( this Luse.. Upoo 1CJ"mjnatioo or CIIrr~r OIpitatioD of this 1...ease., mel!
impmvcmen'ls IhaD become Ole propeny of uuor. must be free and clear of an liens.,
claims. or liability for laboJ: or mate.:-iaJ and' shan n:ma:D upon lI1e Pn::rni:;es.
Tltie to aD equipment and trade flXtllTes p1ar:ed by Te nam upon ttlt: Premises
l1lall n::J'I'U!.rn wirh Tenant, alld repTacc:mell~ sU'bl.titl,lUoru and' modifiCations tlll:reaf
may be mad'e by Tenant througl'lout the: term of OIis Lt:ase. Tenant may :rcmO\lI!: sur:1I
cqllipmcnl and fix1ure:s 1;Ipon 'Ic-l'1JU1Ii!1icm o( Ih!S !A:ase.,. pro--.ided tMl Tenant s'haD
repair to lhe salisfactlot'l of the Le.ssor any damage to the Prcmis<ts and rmplO\leTJJel'1u
caused by rucll :remcn."!-l, and provided that usuaT and runomary Iigllling. pfumbing and
heJ:Iting fixtures sllaD n:maiIl lipan tne Premises upon tenninariOD of .this Le~
)11 LltlTn.fes.. Lessor shan be n::s.ponsibTe for and snOliD paJ.. prfur to
cl'cunquen(), ID d!.argc.s lOr uu1ilies Ii1lppried 10 tht: Parking Gar.lge amI file Pn:m~s.
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11.1 &sYiJt.d' C9YtilH:e. TeTiall! ShOlill mail\taill rruurance acceptable: to
Lenor in fun wrce anel' eff~-d: lhroughoul lhe 'It.:rtn of l1Ie Lease. The porq or poflclel
of tru.urar.cc maintained by TenOllnl ,ltal'l prO\ide the fonowing limitS .and r:O"o-'Cn~ts'
M!b'lMUM ! !MITS OfL1<B---RJ:D:
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(I} WOIU<EJlS' COMPE>.'SATlO"
(Z) COMPREHENSIVE
AUTOMOBn.E LlAB1LITY.
1r.t:JudinC Owned, Hlrtd,. and
NCD~d Automobiks
(l) COMPREHENSIVE GENERAL
LIABILITY
indudinl ProoL)Cf$ IIII!
Compkled Operations. Braad
Form Contr.KtU3!,. l%ld' Pcnor.al
Injwy
(4) fIRE ~ EXTTh'DED
COVERAGE
<i:tbmbln.ed Smell
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S500,000 cadi person
S500,000 cadi ocrorrenc-e
1500,0CI0 ca(1I. OCGWTl!fll;f!
f'f8"~ '9,~~
P~I!i!lfll1 'IIi )
UlIGr9G9 =:,:'4 "Is''''
'S99;GGG 88'M awltE eese
t1 00/&)0(1 MHI' e'eetlfiCili'l!
1§99cQ90 ea. ---" -,
~a"*,,'!lS~ ~~.QOO,OOO
Not lUI tJ1an 90~ or the replacement
c.nst of .n insurabrc improvemcms
wllhill ct upon :<,~'P!lrl;ftl, ~&e
e"nct::. die Premise.s.. Sudl I'OJicics must
include 'WIler dama,e Il1IcI' debris
dUll up prOYisions.. .MditianaJ fire an"
extencJed c:Ovt:rail:c mU:S.1 be obtained' irl
oICC'crd'arw:c w:ic1l this da~ tlpOO
complefian of eor\StruCtion ~
instaTladon of any malor insu..."3ble
imprO\lcmen'.
<:1be'-cdtt!~ '~ ti8bility policy 4escri'bc:cl' ~'ibaIl' .pp1r"mTu£-,.,:l)' ,to tl!e
;rem~.s ~n,~, tI,Ic: ~~ ~~ but D~. 1(Jlfitlonal prope:r1y,OWIlC_" by TenHJrt.>:
If\Surance lha! be in full force and effect commC'ACl."'Jl OD the fine dily of the
term of 11Iis LeIUoe. Eacn insun.nce pofJCy required 'by thls' Lusc n.a1! oontain t..'le
foJTOINln, c:Iauses:
L '7lIis insuranc:e .shan nIX be caru::cTled, limf'lec! In sCope of coverage
or ftc~d WltJl aflc:r tbfr1y (3D) dap; writtc:a notice has been
£ivea 10 tbe.:
City 0( Palo AI1o/Re<i1 ;E.<ate Dr.ision
'.0. Box lO.251j
1'aTa AJ1a, CA 94303~
l.. • AIJ rigflts of subrogation are bet-cby waived against (he Oty of
'aTo Alto ;and the members ol1he Cny Council and dective or
appointive of5cen or employceJ., .'flea .:tins. within t.."e scope: of meir employment Ol Ippointment.·
3. 'Tnt City of PaTo Aho. ac!ded as In addl!ionaI insured' as
res.peets operations of the naTrlte! insured a! or from tlIe premrs.es
Teased from die CII)' of PaTo AJ1o.."
4... "Jr 5 agrced that any irn;urlnc~ main!ained by the Cil)l of Pa10
Mo will IPpr,. iD exceu c( and not comribll1c .... hb insurance:
provided' by !his poraq."
11.2 !r(F..artbqu.'f(!; Gwtmgs;. DLlri"n,"c.onstructiOll 0( (he Pre.oUses,
Jenam ihalI Dlaintlbf'ID'~qua1ce mranct: po1K:y insurin, the PremBia ill form
t~!\3bJy ,!~P~~Jo, lasor-Fo~ o:mslrUC:ticm or 1M 'r-c~ TelWlf wI!
~~,~,~u, ~,~ iNtJr~ PC'Ik)l_~ tbe Plemises Iln4 Ihe: Patkill, Garii£e
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"derm JwOrlilbr,.. aeet:plabTe: to Leuor, prDYidtd,!Jlat (he premiums tor aalt1 policy
!lIe., m 'r-Cl\lnf".& ~_ '?Jmmr:~ fusonablt... TeDaru Io1-.aD !l0tiI'J Lessor in
.mlm, !:lOI ~. thAD ~ (30) days prior to d"iseODtiouancc or COVCJ'1l&c: if Ttnant
c~ to.,,~~ ~uUc)nsur~.IlOl!. ~ic ~ae to the ~ ~f.!:~
bei.nl~,~"~
:l)3,~ Evic1rna of Cavcngc" Pangcs.. T enanl aJrC ts to deposit ";-111
Lusar's M8Ilager. Real P1ope.tt)l, on or before the effective-date of this f....e.as.e,
certific;ale:s of Yaurance ~ to satisfy ussO( l1!oIt t:bc insw-an~ provisions oC this
Leue ~c ben compllcd with., arH:! to keep such insuranGC in cfrCt1 and the
ce.rtificale.s llIerc:far oa ~p.::sit with LenOt' durin, the c nliTe 1r.:rm ol this Lease.
SlJould Tenant not pfOYide eVidence of sueR required covera~ at lean thret (3) days
prior '0 the apiration or any nistin.&: fu:surancc w.rcntae,. [.e.u.or, ronO'Ai"ll "Tiucl\
notice to Tenant, ma'y purchase socl!. insuraI1ce,. 011 be11a!'! of;. and at lhc c.q>ensc af
Tenaru to provi&e rix-months coverage.
Lessor sfutll relain the: right at any time to review the covc~e., form. amY
amount of the: innlnl:nce required hcreb:Y_ 1(. in tllc rea.'KlnabTc OpiniOIl of Lessor"s
Manaier, Lew: Control. the: insu.anc:c provisions ill this Le.uc da Jlot provide adequate
prOlei:tfOtl far uuor and for members of the puNic: using tbe Premises, Lessor".
Manaaer. Real P1operty~ may require Tenant to oblaiu insurance .J\Itrlcit:ru TIl ctl'\'erage,
fann, and amount to prcM<k ackquate protection. Les.sor-". requirements shaD be
reasonable. and JhaD be designed" 10 assure prtlltttlOIl from and against the kind and
ext~ru of risit .... fuch exists at the WIle a dlwge in insurarx:e is .required..
Le.s,sar ... Manager, Real PJC~ slial! notify TCl'1ant in writing of changeJ; in the
insurance req\J!rem~t$; and fl Tenant does DOl dcpo.;it copies of a~plahre DuuraIKe
policks "'01 [zuor inrotporating such chanres Within sixty (60) Ifa)'! of receipt 0( suc:lt
IIOUc:e,. or in the. event Tenant f:ails to maintain in effect any r<:quired insurance
C01Ier&.IIe. lIlis Leas.: .Ilall be 'in &fauh ..,lhout further lIotice 10 Tenant Suelt fal1ure
shall eonstitute .. material bread! and may be grounds for tc:rmlnJ:tion of this; LeiIJ.C at
Ole option or Lessor punuant 10 Paragrap"b 13 below.
~ ~~~>: LiHbllirv Not Lfmilec1 The procurif'.£ of S1JClI n::quired poIiey
or polkies of insurance Jhan na1 be construed' to JinUI Tenanl's JiabiIil]! 1lcr-eund'er nor
to fum:! the IruJemnificatioll provision and n::qufrements of tl:is Lease. NcTWitfu:ancJing
sald porq or poflCicJ: of insurance, Tenanl shan be Obligated far 11lc fun ana total
amount of any damage.. injWJ, eN Joss cause.:! by negTigenc:e or negk~ c:onneC1e:d w'ith
rhi5 \.use or _'itb use or OU'1.Ipancy of t1le Prcm:l5tl.
12. Anign in!!' SublC:J!ing and Encv""~ring
12~ Encumbrances. Any c:rw:wnbrancc:, bansfer, rubtea.>c:, or
auignmeru (cone~!y referred to as ·E~mbrance"') of Tc:nam'J iiller~ in tlJc
Premhe" or aI1]' part or portian thereof; shan mit be apprD\led In witln, b)' LeUQI:·.
City Manager cr uuignee. Any Encumbr31l.1:e w1:ricll has II a1 ~en apprOV(:d by Leucxr
ill writinJ s.t.an be void. Cc....'"1Jpancy of TM Pr.cmises by a prOipc:ct.J'oI'C lraTl.lferee,
.subtenant, or l.S.5i,&nc:c bcIarc: appra...aJ of the transfer, Sl.lbTea~ or assignment by
~ shalf constitute: a breacfl of this U:M.t:.. Nmwi:tru.tanc.fing tlJe roreioing. Tenant
shan bc: e.ntitle:d 10 sublel its intelal hc:reufld"er 10 Digital Eql.lipmem Corporalion, ..
M.a!saclnneltS corporatian, without l..l'SSor·1 consent, <in accordance willi the: form of
$liblc:a.e 811acJ1ed l\e'cto as ~ pUY.1ded I1I.at Te.n..aru remains !iabTe rot Ihc
p=rformance of its Obl'lgatiOM bert under.
12.2 I!!.T:lsfen gC COl1trOl If the: Tenant hc:rt:undcr is :I corporafjO!l, an
IInincc.rpan!ed anocia!ion QC pa!1nc:rshffl, ale Encumbrn nee or tta n1fer of a1'l} stock or
interest ill said corporal.ion, OIs.mcI~liC'ln, ~ partners.l1ill .... llie ... ia t1>e lI~rcg:ale 0Vtt an~
c:o~cutive tw"o-j'car periOd C')Iceeds fifty pc:n:cnt {50%-) shan be: deemed an assignment
withfa the lhUninJ or this I...ea~.
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12.) Cons.;;rn 10 EncurMnpcN-Should Lcs$Q.r coru.c:nt Lc an}'
E~bra~ ru<:11 consent .1l1!l Dot coruliluu: a war.u of In". 0{ tN: t.cnm, c(»;cn'nts,
01 conditions or tbis. Lea.JC incTucfinJ Les.sor~. right to consene to arT)' subsequent
~mbran'e.. Sd KnnS, tQI.IC:narlt1. at c.ondilions shall appl.r 10 cad amI t'lC1)'
Encumbrance hereunder and' .han be severally bindina 1Ip;:n1 ea.,' and" C¥el'}I
~ncumbrance.. assf,wnee.. transferee,. sub.cllall!.,. or other wcceuor in mtcresl of Te.nal'lt.
A1ty document 'U:l cncwnbcr, transfer, sublc:'I. or ."ign (ftc Pn:miseJ OI an, pan thereof
s1\aU incorporate dircct1:r Ql by reference .all t.he provisio ... of Ihis LeHe.
Leuor _grC6 thaI it will not arbitran1y .. i111f1old carut:m 1O .lily eneumbran;;:e.
b\rt Lessor znay 1Ioithhold consent at ru tole d""ts.crelion ~ any of the: !oDowinJ: (:(lr!ditiOTa
ellist:
(a) T£Ilant or any or its suo:e~f1 or auigns is in defauTt of
IrI)' term. cavenant,. or-CDl1ditioD of this LeiW; ... lIcll\er notice of dda-uh !las or lias flot
bee:n given by usror;
(b) The pra.s;pcMc E.nc...mbrancer does Dot in 1Vriting irlolCale
that suet. Encumbrance is subject I.e an the terms, CO'\Icnantl, and COIlditioni of this
Lease;
(c} AlI11Ie lCrms, c:oven8lnts,. and conditions cf the proposed
Encl.Imbrance includI11I1hc C'Clruld"e:ration the.rerot of any tnd" evcry k:-l'ld, :have not been
rt'lluTed in ,.,.;ting to Lessor,
(d) Any construClion required" of Ten.lnt lUI a condHiotl of thfs
uase lias not been ccmpklc4 to t11e satisfaction of USSOf;
(el The processin& ke r.equITed by Us.ux and' .et £arth m the
Ulen current Palo Anti Mun'icipa1 Fee ScYlcd"uk has Dat been paid to Lessor;
(f) If an assignment or slJblcas.e .. proposed, &rld Tenant 1Ii!$
Doc. provided Lessor "';Ih rufflrie~ ir1fonnation 1.0 pennil l.e~ to cornpkkly evatuate
the badground, rlci!k, financial position, proposed' cperailil. plan chal1~ and'
rer.cr:nces of tht: prospec:tive assignee oc-,ublcnan!. or
(g) If the prQ~,j Ulifgnee does not ha-..-e the n:.quired sb1's,
experience or financial standing to prO\oidc. .1 least tbe same bel cI service &5 Tenanl
... hldl detcTn'lination s1!atl. be 'Within lhe re:ucnabk cfisaeuon of Le:ssor~s Cil]l Manager.
The above fist is not incTr,zst-.e but i& mtendeod to tiVe Tenant lOrn<: !dea. af the
rircum.S'tiln(1!5 .".lIere U!sor may wilhhcTd its consent to any E~rantZ. Le~or
TC~es the right 10 wllhhold ru ~nsc r'll ttl any Encumbran.:e that ~'ill, in LeU01'J
JUsonabk opinion, advencTJ affect !he pforision of seMee requited by this Lease or
.dVerscI:J affect LeslQr", mlere'lt in and 10 the land and stnlCtures cQI.'(:red by >his
It:tu.e... Hypothecation. 01' mongagil"lg, or l1Ie kasc:l"..old intert'st ae.ald by Otis Lease: is
oprcssTJ prOhibited .and' any at1empLed llyp<ltheJ:atiou (II' mar1pgin8 s:han tit: lluU aJld
\loid
u Deraul! in Terms of tl!e ~;ue by Icnan't
U.l ~1!L&:_!!led'"~so Sl1o~ld Tcnam default ill the pr:rfotm3nce of
sny cow.l\a:tt. c('mdlticn, or agret. ment contained in ll'Iil Lu.lt: an~ ~ defau1t 'is Dot
corrected ..-ilhm thirt)' POl days. of recel(l( of. ~'tit1eJl notice cf de-raub from U5!CX',
ussor may.-
Ca) Tcm.irralc 1bis l....use and .n Iig'hu of Tcnam aTl~ those ,,'1l0
claim Il1IdL!r Tenant, stcmming from l1lis uas.e, snan end' at the time of Iud,
termInation;
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(bJ At Les.sar9
, sole optio:l,. cure .1:111 JUCh default by
pcrlMmar.ee of tn1 act., i..-,d\ld'm. paymelU or money., and t.~ C05t dlueoC. pTw
reascnabtc: administrative cost, 11Ian bt:COtM: immectalt:l, d..e and p.a.yabJ.e by Tenan' to
U1SOr;
(e) Seek an actiOrl or IWI m equil)! to enjoin an, acts or thirlp
which may be uDl.wrul Of it! ';Olilioll of tlle r1S"htJ of Le.s!cr;
(d) Sed. mand"amus; Of" oLber suit. actior! 0( proceedln, at taw
or irI equity ttl enforee its. ri&hts against Tenant and its arxJ any of:l!:s ct:'k:c:r:s, agents.
and empToyeCi aDd itt l.$Sicns. and' to compcJ it to perform and carry alIt IU dUlles IT1d
ohr!p:tioru under the law and its COI>cnants and IJTcemtnrs 'With U1SO]" as pro ... id~d
'herein;. CU'
Cel Pursue any allier remedy avallabIt: by Law or 5pecifl.cal'l)'
provicJt:d f:Jl cOl.er clauses of tbis U:;u.e.
13.2 Right lQ Cure. However, in 1M: event of a ddau'h ,/hi<:h cannot
KaSOllab!y be cured within thirty (30) 4ay1, TCllaru maD have a reun:::abTe period' of
time (as determined by LessQJ'"' Cir:r Manager) to c:ure the default. £ads and an of
the ,remedies ,gNea 10 Lessor llereunder or by any Ja ..... 11C7W or hcreafru tnaC1Cd, are
cumulative and Ihe cxe:cise of or\C-ri£ht or-.remedy Ill.!! not impair the right of lbsDr
to cICuclse Iny or an other remedies.. In cue any suit, action or proc~~ding to enforcc
~.Y right 0(" aerciK any r~med"y 5l!an be brought C1" tak~!l and llIen disconlinued or
abandoned. m~ Il1ld in eve1JI sucb C<I~ Lessor at1d Tenant .slWl be restor~d to its
and' their fonner P"'ltion .am" fig1lts ar.d' remccles as if I'lo.:rudl 1".;Irt, .ctiDII or
procud""mgs. bad beea bcolJght Dr tahn.
Il.J Banl;rumC\l"ll~CIvel\al. m addjeion 1.0 a violation or breacla of any
olber proVision or dlis t...ease. Tenant shaD be coosidu-ed to be in default tlnoa!hi.!;
Lease sYlould Tenant
(aJ vcllJntan"!J 61e or have invoTuIltan'1y me-Ii agafnst iI any
petItIoc unckr anJ banKruptcy Of mi01vc:m;y .act or Jaw. provided l11at in the ca.;.c of atl
involuntary ,petition. TenaN shan tlet be HI defallh faerelJnd'a '4 Tenant has nKII
petition renlC/Y'Cd within nmery (90) days after the fili."l, thereof;
(b) be adjudicated a bankrupt; or
(c) .attempt to maie a general assfgnmeru fat the be~rIt of
aedit.:ln.
Nothing in this cTause sllaTI tffect1Lssor'J ngh.!: 10 md'emnifl<:atior. fer liabiTLty
arisins; price 10 termination of t1:is LealC fot penonaI injUI)' or pmpc.!1)< damage
punuam 10 ot1ler pravisiol1S of this Lease..
14. Bjln)ruptcy by Tenant. Neitna Tenant's !nteres.! in this Lease., nor any
1e:ner mteresl of Tenaru in OIls l.Lnc, not any estate of Tenan.! created bt Uris Le~
shan pass 10 any trustee. re(erver. Imignee flll" tU benefit of o-editori" Tenant as a
d'ebtor-in-pmsessiou or atlJ other person or entity (haeinaf1er cDTlectlvely referred to
u '7n1stce:1 by operation of law Il1lder tne 1a\\l'S of any stale havmj jurisd"lCtfon of t1Ie
pcrso'fl or property or Tenant: undU il1l]' hiJIlhuplCY plOceeding cn1eSJ; Lessor s'han
spec:ificarTy conseru to rue" transfu (here inafler referred to as 'Transfer') or
a.s.rignmc:m ill writini-1..essar·s con~nt 1.0 any Juch Trarura and Lc:Ssar~1 rigbt 10
!.ermin.ate this w!.e under any bankruptcy proceedings shan be lo ... ~meJ by t:hc
follOWing paragrilpllJ of l1lfs Ltase..
14.1 Lessor'-, Consent I!]~. UUClr s1IaD (OnKn1 10 the Transfa
on1y. the faTlowfrl, terms and condilioltli lIave beeR satisfied:
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CI) TNstee bas,. ill 101l1ln,, ekCled 10 anume 1m! has Ipeed to
abide by III or tJl.e terms IT1d conditions, lpecit'kany includ:in, It.e ~ reslrictioc of th~
Le-asc ...;thin s.Ixt)o (60) days from t1lc date: 0{ t1'.c Q1~ for rer~f;
(b! Tmaru or Trustee bas cured, or provide" Idequate
warante: that Iny moneW)' ~bul'l: under [}ais Lc:ase ..,--n be cured within dtirt:y (30)
days of IUdl Transfer,
(c) Tena."1t Or Trustee lias compcntatc.i! LeS50r or has prorided
Less.o.r ldequau: assurance thal..-uhlc sen. (10) (fays of ~ Tramfe:r. Leuor will be
compensated !iJf any pc:cun£a..') tou inc'.Irred by LcS30f lrisinJ from Ole 4efal.lll: or
Te:nan{ or Trustcc:~
(d) Te:unt or Trustee has prlJ\fded Le:>sot ... ill! Idequate:
assurance of !fIe tu.lure performance 0( eat'll II1d C\lCJ}' obrlgatioo of Tenant or Trustee
und'eJ' this Le~
eel The TrarmeJ sn;J.D 1I0t bread!. any provision ill Iny otJlcr
kuc.. mortgage.. finaflcina asreement or other-agreemeN b)' whick Lessor is bound
rclatin, 10 me leased PremiSes; and'
(t) Tenant or Trwtee bas. prcM"ded ussor witb J\lff'lClent
information regardinl Trustee.. or any mown proposed subsequent aSlignee.. to l:nabie
L.cuor 10 detennine lll;J.t the Trwtee, Ilf l:ny blOWD propo!ed subiequertt Is.sfgr.ee,. has
the slo1ls, expericnu Ind financial llaMID, to ruccesstuny 'provide the: UK:li IIld su-.'ices
n:qufnd: by this Lease. ..-bkll c!etermin;J.tjo[!: s'flaB be: wllh':Q the r~ason.abk discrelion of
l.es:s.or', at)! Manaler.
Fer the purposes of thiS I<.Ibparagnpb 14-1., ~ and Tenant aclc:nowkd"ge
that,. In the: context of Ibe banhupt.c}' proceed .... ng of Te~ant,. "Id"equate asruranc.e~ shan.
as a minimum.. D'Jot:a!t;
(1) Trustee or Tenant has Ind' .ih.an col'1tinue to lIave:
rufflcieru: uneocumbe:re:d' a.w:ts anu the p3JItlent of aIJ securd obligations and
aiJmInislralivc; experucs. 10 assure Lessor that Tetllnt 0: Trunee ...;n have suff'lcient
fuJlds. 10 ruffin die obligations or renaN or-Tru:;-;ee undeJ thi5 Lease; aniS:
(2) The B;J.nhuptc}" Coun slla] have entered' an order
segre,ptina: sufficient cast! payable 10 LcS50l andi~ Trwlce s."'lalr Uve granted a valid'
and pe:rfeC1ed firI:: fica and security in{e~R and/or mrutgage it! 'prarer!)' 0( T nant or
Tru:S1ee,. Icceptahle in va1ue and kind' to Lessor secu.~g Tenant's or Tru.uee'"s
tlblipUcm to tun mooetary d"erauIts undeJ' this Lease ... ,-thic the ~ Iimlu set ronh
above., or-Trustee shal! have obtamed' guuante.e:; satisf~ory in form and subitance to
Lessor from one or mere permns or eflljlies .... bo satis~ Lessor~s stanoards of credir
worthiness; and'
(3) Lessor !'las obtained an consents Of "'2.r..'CrI from any
l1IinJ Parg.' required' IlTIder Iny rca~ mClrq:age.. financing iI.rri1l'lgement or other
agreerne rtf by wbicll us:s.ru: is boLll'1d to pc:rmi1 ~ to corucnt 10 SLlch Transfer.
14.2 .h.r:mTna6op of Leag.. This Lease man, at Lessor·s oplTon,
lCmlinale if any of tbc: following conditfons exiR:
{a) If Tenam or Trunee fails to assume t:lIis Lease in
accordance 'With die Ietiuirernents of subpi!llr.igrapk 14.I{a) ;J.bove;
(bJ If I Tansfa meeling cadi and t'o<C.I)I conditioc set fortll in
sll'bpa!"3JTil.pb H.I above lias lIot bees compk;ed' wilhin one bundred t ...... cnry (120) davs
or TeftiH01~S becominl • DeblOT Uf1~ Chaptl:1 1 of tJ1e Barlkruptq Cod'c, 01 "';Ihfn •
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OM' fl undred twenty {120) days d the d'.uc: oJ filing of /I petitioll for reorgaonization Of"
adjL1J.tmcnt of debts Ulldet Ou.plCI ] I or U of L"lc: BIlI1TaupU'} Code.; or
(e} it thUi LuJt is assumed by /I TTUitc:e appointed (or Tenant
or bf Ye.J\lIInt as DtbtOI·Ib--'DSKUioll \mdtt tile provisions m. subparappb 14..1 abO\!e
111d Tcnana ill d1creaftu iquid"a!cd Of 1ik$ • SllWqueDl p::icion for rcoraanizalr~ Of
• ~Ustmtnt ar debts. lJ,tl.de.t Oap'\el it QC 1] of the B...r-.wpt.Cl' Co"!!.
l.essor*, eTectf'::ln to 1ennina~c l11is Lt.ue maD be d'c~d to Tenant in writin,
no later [!Ian llIirty (.30) da)1I aItu Ule occurrence of arty cf fr.e above C'VClllJ;, Leuor
sh31! thCUUPOD be ImmecfiateJy (lltitled LO pcwe.ufOll of lhc: Pr~mises witfloU! fu.rtbet
oblipticn to Tenant or TnlS1Ce, and' this Lease shan be: eancdle(f, but Lc~5ar"J ngh! III
be compensated for damages ill s-d JiquilialioD proceccfil1g ,,\aD JUl"Vio.:e..
15. Ltrni"tjqn Ql the. [.t:iS5Doid. This Uase and tile riJhts .and privl1eges
granted Tenant in Ilnc! to C1le Premis.c.s an: subject 10 an covenants.. conditkms,
R:stric'lfons. and OI~ptions ol rcC:ClTd ac apparent, mcllldinc tflCJe -.vl'lidJ. arc set ow iII
!he 'preliminary title rcport isrucd by Caflfol'1llJ: LanO Ti1!e CompatTy, aated
.,,-__ ~ at Order No. ___ • NOlhlnJ c.cmt1line;;) in this Le.u.e or in any
tocumt.nl relao,ed hereto shall. be <O'I\SU'Ued to imply tl\~ ool'M:)'"L"'rCc 10 Tenant or ngbts
in Ltre Pr-cm"ises ....tIkl exceed tho:sc DWlle.d tIy ussQ{".
]6. T!!rmination of Prior Agreemtots.. This u.a5e ftlpc~des any atld' an
pricr Teases or aJfcemc:nl5 ~lueCi kilO by Lus(]f fer-D~e of dle Prerrilies. A1I such
prior leases Of" asreements ate rluB and \loid.
I 1. ~ All IImfce.s 'pursuant ID tills Luse iJlan be: addres.sc4 a:s .sel forth
beTo .... or as ei'lJ'J.a party may subsequentlJ desfpacc by wrincl1 D01U BIld ~.an be sent
l1trou.gh lIle Uniued States man, firs: class, postase prcfaid, aenifieol ""th return receipt
requested
TO LESSO~
and
Cn:y Clerk
CRY of Paio Alto
',0. _102>0
2:5!l HanultOD Avenue
Palo AJ'to, CA 94303
City of Paro Aha
ReaJ Estate DMsfoc
'.0. _10250
2:5G Hamilton Avenue
Palo Aho, CA 94303
~I;fo)o Pfemier Properties. Manai'!ment
ts32 ~e!l SHeef} <c20 FIareJK:e A.venue>
PaTa .MOo CA 94301
AnA: J.~ E. B.-aer
1& .An!kl'l!n~nts IW_~ This Lusc mcTuCl'el t:ht: fonowmg. OJ/hie'll are
cxprcssTy attach~ berelo and by !his Rkrencc incurporaleLl inlo thts Lease:
Exhibil A • General Conditions
'E..:mibit: !I -Dc:s.crTplion of Pmpert)'
Exhibit C -&$emUlI
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..c:~~ D ;. Oc&lllll, and .Main~nanu Sran.1ards
P.:IhJbiI._~ ~ Subreasc:>
!be tndusiOll 01 dluses in Exhibit A (Genual CanClitions) is not fD any way intended
10 resu. tN: import&oce of dIcse cJaus.c:s, hut s mereTJ dene 10 ennancc t!lc
olprUz.ation or various crauscs and Ihts Lease.
[N "1'l'NESS 9r'HEREOf, the pani~ lIavt; O"eC'Uted this Leoue: !he da)' and'
year first above. writtelL
LESSOIC
The Ci1y of PW Aha,
iCSOS HainInoJi' A.~uc, hrutcn >~ i municipa(eOipafatioD -"
partneMip>
Br~ _____________ ___
M."",
~p~ip.' ~"'Jeheral partner>
A1T£ST,
APPROVED AS TO FORM::
14
TENA"'IT: .
'~JBAfI. -I, ~rfotn"j. fimiled>
{Ja"ie'.~, ~lie.; p !( •• "I) .
Br' _______ _
~.me.r E Baer,
,'-' -",I<~ j>3!blU>
<Bl", a.ami,1Cmi ", AsSoC_ .
faliforn1a limited pal'th~ • rcne~ partner>
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GENERAL cormulON;i
L ~.'. Ql;OnltfOrP. "",~ shaD m.eu the at)' CDundt of the (1)' r:L !a.IO ~a,
• mwudpat""P"!".&o.:
i'bc,Cltj'~MJe:!I bmby lothariu:d to Me &ny actJont under fhiJ,~-at:l
~1f 1?l,~~~,tJc~r.~~atiOll or ~~ 4ase:. '
qa~p 'Ibli ~-~d"~"speci5c"o!ficen"oc unp10yeCs ~r LessOr~ ShOtild'
~ ~ ~,; .. ~.I~ gt lhe"tiat:. ~ if .. und"u,tood I.DIi agreed' !hat' ~D
f~~ ~ bC);ql'lSi~,N to be ,to ~ ~.ti~Jor: reTW1'ied pcWtKlt\l or ID the
ftP1a~!!",~_~,ted" ~th !he tu~~es, Clf ~ erlDlInatro pOsition..
z.,~,::,:,::,·,.ttrfC;QbiP!Ct>trinr"i!te !\LJtfiofi1j'1n4 lJabiIitT," ,If r~llan1 is ."~nlp
e~B~~ -
~';(. = !eP~ts and" 'Il/iUiantJ Olaf ;:aili partnmllip is 3 11uTy quarnie(J
~~rp .~~ 'Zl,",~..<b,~}n Santa ~_ Ccun~ and'
~~~?~~ WlI be Jofl!rl;r anI! ~rat!J S_!b~ Jar ~rfonnanc-e or ,tnc_ ~
. ~ ~_c.!~fD!"~,~
If, Tc:riaiB 1I;"."~libIi" eaell indMl$_uallT&nln, [}Us Uase OD ~lta1f of
:renatJI'!tp~'~aM_'_~,~ i¥t:' ". , -
A"~:--',':·' . .Jle lB" &ry-Iutborued to',ao"l0 ltl'Bc.coniance MOl aD al!opte4
ReICTL1Iio,Co[ Tmam,-. BOaTd or Du-ecton; aim .~ with !he: Syln1i r:I ~
~~""" ...•..................
8.:~''''' TCll2llnf ,"is: • duly quaMiM crup::u.nJOD aillbc~ 10 do bmfnew; in
~nl&~'~ry.
1}<:~' ~.,~ r~, " or the ~ or thls I.c.ue:
~7:i~'~,,',Te:.tiatlf agtu.s no! to--~~'mainWa,-~"~OW any'Sign fa be
pIa~ l:IpOD ~_ P'r~.~ eEUP( It$ may b; approved bJ I..tss,ar or l..euor~.
AtdUt~, ~~ J~Qazd, _UElapprO\led ~ ba,lU1~ flags,. e'£. may ~ removtd" by
Lessor.
1::":--lririni1l'l);d' tJecP!tl.. TUllni; sban 'be: requ1rt~ 10 'obtaTn any and aD
~,riDiti ),W~ ~,""hkl. ',Irut] be, 1eq,I.iired ill' wonectiOl\ 'lritb au: operation !II:, ana
~Y _ap~ __ !c~ ~~M:tructiOtl..tlporl. lhc: ~miSe!o as set f.ortb in !~ Lease.
l. ,:':;''''l' Mr,minIc( (Em. Tenant .1Ia'O at an nmel, il!'emnifJ and IaYC leuor
~~_ fi:~' ~ ~ ~ ,or Ii~bility ,£or labor or materuIs $~plicd m ~onectkJn
!>'ilh co~ -r,epa.~\. ~r.liori,. !If tnsw\ation of sttuctlJ.r~ imprcwemenl5,
~pmc:nt. or ,f'aoti!I6es'wnhin lhc: PremiseS. and from 1he cost or cerend""lT>& against
IUch_ claims. indu_dinJ: ~ftaf'DC!Y5' feeL Tenant sl1an provi~ tenor "';th at kasl ten
eN) ~ ,~ DO~ prior 10 ~t'nctment _ of, arTJ werk "'blc:ll" could Jfve riK. ~ •
~u::.t:h~ ... litJI-~ ~p oo6ce. Lenor 1~ the right 10 enter upoa Pccrnlsa ror
@le purpast:' af postma: Ngfices of NOo-~ponribi!ity. In ~ event • fiea il imposed
lIpoD die .PlemtJc:s ,u ,a J'CSUIt of suell eonstruction,. repair. a1leration., or insfllTlation.
Tenanl 1!JaU either: "
Tenant"1 Initials
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a.. ',-,"." ~pom lU~nI cub Witll ~cc kI CO¥tt Qae amount of ItI¢
(;farm or ne .. in q~UOD and IU1horize p.!IJllUnl 10 rbe UitBl of gid deposit to an,
o!Ubseq~DI jud(menllK»iu that tna111'i:u:. as _ maner of 'puMc record from :56gati'on
";tb regm 1tD_ ~bclder ~~m; or
C;",-_::, P'7oc:w-!'''and' recor~ • bond tr; accor~ wltb ~D ~4l c:( __ the
0v!1" ~e',~, fI"eq the Pn:m!ses fro,m the (illm ~,'fhe ticJI_~ ~m any.cfioll
br~~,,~_~_~ __ ~a.
f;bo,U1d J"tnaar: ~ to' aCcom'pfl$1:i: ,ODe of lht l1Iree optional Ict+ortS 'Io'ftlliD fifteen
(1~ ,&y$ ~ ,~, ~I'~ ~ • Sen., ~ ,~e ,sJw,! ,!>e. in, der.~, an~ ,may, ~
.,gb~ ~ ~,~:~fit'ln.
~ C'~.;'e:l"""-" Orfjri,!'1;i*m' and R ulq of Ctlg5tru#ipn. ,: W:ord(oC ~ m~
le~'I~tI ,~ __ ~.lftlf ~trued Ullnc:1p~t::~oin;lative 1lIOt'!S, of the kminine and'
'DC'U~~ ~~~,,~,(O!lla% ot~ lrJcfic:.i.~'wor4! importit., tlIe ~DJU1ar
tllriube;z' 'b:!lI_1ri5:11lCk ~ plunlT number 'ana ~ '\IUia,"Ud WOlds ~ponful peTlOnl
11I,all, ~,~ti9~ ~_d a~s~qoos.., -fnclll,d!n1 PU~IC. ¥~ ~ "weI!" as natural
pcnons.
Jhe ~ ~by.~' ,~tl:ot· "'bem~ ~ ~i!l." ~Inl&:r-!InC! any' .mru11.l
~"ai'.~~ ~:,~is ~urtt to t1l:fs t.ease.
¥'I;b:e::~-~ ~jonJ be:teofw,D be 'co~ l(J e.ffet:tuace:-the'parpclCS
~ ~_ ~ ~,D~ ~,~~ ~ va5~ :beJ:~
The tlUeiMa _bU4irIp:'bf ffte aections,'Of llIis Lease U1e'bCea 1nserted b"
~nve~:'ol,,~ 1J!lTY.-are Dot"tobc c:Onskk~d 1,pan.bCreofand slu] not In
a"ny way"mOOUy'Dt n:strfct Ilfly of the terms of pra.lsions lterCof or be c:oruicfered or
eNea any 'effed ,m -CoDstru:irig this Lease -<! lnJ' ~O!l ~eof m &sceru~nl in1Cm.
!l any qlle_~' Ilf im,i;!i!,11I~ arise.
8. ',7 -':Arne"Q'rr.:tnr.--This LeaSe 'xU forth all. aT !be IIIgr-eemeots -and
!iln~mud-mp"CIl_the partJeI'._!1Q any lIloo[fications mun be ",'Tittea and" properly
~cirtd, bJ~ ~ .
~; __ '~ TValn1,-,1 l¥ ~ T~nt agrees tlIaf ao im~-r;tc~: I~ tIC: ::~
plil~ ~.,~~~~'maiot:aioed",Withfn the. PKmts.cs. pol any busineu'ron4ucled
or cal'1"ie6, On ~,"or-_ therefrom. m Violation or l1Ie knm of this Lease:. or of lIlY
n:gWaffi:m.' order DC: 1I~~ "naMe, law • .x crem..anc:e of a perTllIlC"otaJ agency ha;.1n,
jurisdiction ~ .:rcnanr~, ~, of me Prem~
10. > : HoOOa&im1iition. Tenam' aili:! its' ~mpto)-'ees" man riet cf'lS(;fimin.ate
.~ anj'~ because ornc:e.. religion, -eofor, an.cestry,_2IIgt:. ~ ~rionaJ orilla. or
p¥~ ~p. :,TCT\II.DI ~n nc:rt ,d"JXrimln3 Le" aaainst .llly Ulployee or itppUcant fOr
emplC1)'mebt fl;cQuse or race.. '::c1or. 'ieJiglon,. ancCstry. .a. art,. oalicma1 origin OJ: pb,y»cai ~;i" "T~ -~nants to meet an ~r~meDtJ c( the ?a1o A1tc
l'-!unkipal,qooc ~na: to DOndi~imtnatiOll iII--employmenL • Tcna.m is. fouud if)
";o1.atiaTJ Df tbe. DODd"'lICfi"nUnafion pr~klns of (he: State of OlJtfarnia FaIr
Employment ~ Ad oc sfuular pl"U\isfons of ~eraJ law or exea..GYe order:ln the
CODd\JCt bf fts Itf:vir>a unOO !:his Lea~ by the. Stale or Carlfornia Fair Employment
"f3~, Cc:!m~ Or, l:bc equivaknf federal arcnq or officer, iI s1taG thereby .be:
rounlJ m m~'eriaJ bJ:.cac:a of ,Ihis Lease. unor sllaU thea 'have the powoe:r to ~N~ or
.suspend: thlI. ~ to ~1c or in ;,art purrJBnt co me. temu {If this tJ:BSe...
lL ~," ~"-LessOf"'J employee.s and' 1ge nl5 wD ha"-e the rigb' .1 aD
rttSOf\llble tImes,kI inspea the. Prrcmbes to dele.rmIDc: f'lhe proo.-biClIlS of this wse
ire being complied wi1h.
LeUCC'J tnitiW ' Tenant's miliaTs
EXHIBIT "A~
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12. -Hold H.!rnlca-Tenant hereby ~-I'J claims and ~une apInu
Usscr hK::tudin. Cbr:)fI!I.1 of ~I?tt:ibutioa ,fIJI' !oK or damaee ci penons or proper1)'
arisin. from. ~ ~ (I( o:r: In 11'1)' WI:)' c:onocc:u:d ,wltb 'or related to, this Lease
oa:pt cJa= _~ _~ _~ ,fle!tigencc or ~. its o~ a~n, ~d ,CUI~_-~
Te-lianJ ~ aj:rttA ~,~Dtnil1. bold ~te.ss .nd deftnc:! Lessor .. iti c.ffia::~
'i!~tI, aad:_ ~-~~ .any aDd all ~im:s. ~ ~ncJ:s,. ~ ~t.
expe~ or,liabillly toI~ lIfisml 0..tI 0( (be_ DpcnUOft or ~tnloa.occ or ~ ~t~
c:z~pt,~_~~_~,C:-LlI of. !he ,DCJ1Iaence"of Leuor. Its oma:rs.:-I~~ at
e:~pJoye~~~,~ ~ ~,dcremc at ~ny)awsuil arlsln, ~12!-: In, the ~_~
~_ ... M~_,~-'~t,.1'en&hr, -'lJa!l DOtl!y LesSOl of, suc1l fa~ ~~ ~
tepr~JJ:'~_"t, iIl-~ _Itjal .aha ~ ,Ussar mlderta1:es lO ~p~"itself as
~cfen~, ih;;'l~t1epl,,~OlI,,_in, r.'hId:I 'event TetI~ lhatl pay lD ~~ Jts
R'asotia'bfe. ~PCi:l.D-:~~_ apcnses All" ItTc;>mqs" fed. Ie Ihc: f;\Ieel jOOgmenl is
ellt~ .P.Jn!z~ {~m:.-.Ud _Ten,am _"f?e<:a~' ,0{ ~ alDcurren.; ,ZlC&fIJt~ -of Lesser an~
Tcnam._1he1r-~:.,enta, ,()J' empr~ -~n.:: • .ppOitloruncll1 of liabilily to pay fUClt
~ .1I_lt~, 1!c_ ~ .by " ~Ilri of com~tent jurisdict!o!L Neitber party shan
request,ll Pro: , .. ~p~
g.<e~-;:·TpH·ipQ -"#!menl!.' J"bil __ ~~ may cr~ii.t~. POSSC:SS_tij-_inI~e_st
wb,~ 11_~~,"~ __ ~ pa)'1l:iem"o{,taxes ,~e~tpD,~ mterut. ,It a:~ ~(!
.~ _Ih~ ~:lt~ __ '~t! __ ~~~'::': CIn!C111c!l_nJ bm riot fu:n~ to $aid poI5CS',ory
~~,.-_!l:J .~~ ~~ ~':! *..n,d' payal>j~f upoq, tIle ,~~~,!,! U?OlJ, ~
t;~m.·_<!':t~~~~d,~ CQnnru~ ~~:sh:aU.l:M:. ~ f~D
rapor:s~-~.T~n&Ilt,,!I1~ T~~ I~ pay ,sa~ ~es a~ ~metltJ prior ID
dolln~ll<)i;
]4._--:;t,~ $o&;m9ri; 1ft l'llerut. UnJ~--Ci~ ~ iD-ihii uase.:-1fu:
terms, ·~,tI~ ~ eo.n4itipns cODtained bei'-ci%I shalT .pply tD ill1d birl~ tlJe b~ir!,.
IhIC:UUOrS,. ~ admInis~ors.. azul ~ui~ of aJ! P~ lu~~t.~ an of .,"hom man ~JofDllJ"-,i~,,~.~b1<=)e..~,~&r. h_ <, -,
lS~",? CirftinWBncq Whicl! F-#m Perf9iY'iaTIg:: (Ferre-Mas:'ml 1£ ~:ilhu
patty ~_,:~ be ,4cla)'e(! or prMnt~, from 111e perfOtnla.~ ,of.-ar;y lei TC'qufred
~a,by:,r~"fJ(,~~,ar,God,_testri~ governmental:raws -or regulations. or
c:lther,c:a~,~ "'!ili,:,~~"be}'6~ the'contral ,of the p.any obrlgllted (fir.ancia]
fna¥[f)',~u;,dl. '~,!%_'?f,~l1 ~,!!la;n ~ __ o:~ _~ the-~,~ of delay
IIi·t"'~ pO:&d,ftw.~·perf1;lrn\a~-,of any:JUdt a~ sba]"be __ ~&d ror,~;>aiod
equMI'''''~ ~ of.,?,,' d&y,
16.'~':: Pam" In\:JWity:' ]f IiJy term,. 'aJVeriant,: (:ondHion, or provUion of this
Lease 'it' dC\ermme4,1O be JnvalJd,._void, or lIIlenforceabTc,. by I court -of oompc:~nl
/.!nsdk~~'~,~¥ef-oI l1le ~isi"o!"" bereof ~iln R!maln in fu:1I Ior~ a,cd ~rr~ct
and sbIlDJD..1I,~'!l9,~:~~a. __ ~Pil~~ ot,~.vaTIdat~ tb~by"
t?'7)':'":,:-W.MfoC ROOm. ,The failar¢' ,or LeSs-Oc or TenaDt to 1ns1st ,'Ilpoa stiid
~i"mariC:e"fJl,~ ~._Cbc: ce!1!lS, roveMnIS; -Dr (:01lditii:ms of mil Lease shan Dot be
~med"a: ~:ar ~ riS,¥,Dr remedy thltt 4nDr or Tenant may llaYc. and .shaD not
)c.' &:eme4 ~",~-C?l_ ftIc right 10 ~j~ '.5tr\ct perforClana:' of' aD lenDlI~ covenants,
.ina CWlditiom pC, tfIe l.eau: theruftu. Dor a waiver or anr ,ft.:rr~dj' for the .lJb-"~'fJem
brticll 'Dr, d~ q(, q 1am,. to\'enant, or condition of the Leas.e..
18:""',~'Co@!-gf kAming ~.:ri' Act}oo for Sreac:lI'o'r t'khulL It1 tbc., ~t c~er
Le.s&ar -or _Ten.aru corntneDc:es, legal' acfillD against the olher daimin& I brtacll or
dcfa1Jll oC this ~ ~ pre-.ailiDJ parIy In suell litigatioo shan be el'nll1e4"to teOO\'er
from fh:e_o~cr,,~,~ Clfswl~nIng fU<:lIlctIon, inclcding lU$(ll1ab!e artotneys' ~es..
u 'may be f!xtd ,by Ibc ,Court.
EXHIBIT "A~
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t9~-.~~" p:mdjliorl of Pr-emi!;rJ Uoop Ttrmip8HnD. Upoa termination of a.is
uue, a;~Pt"::' '~~ ape" 10 lI.:.rci"n.. Tenant sh.t U redeliver .PO''SessTon of 111:
PrerrW;eI,_fo~,t.a.c.:~"'~~ d1t same corufnioD that WsteloJ immediately Inc
Tctianfl, t:om~, pC.ccnrtrui:tJ~ ~ ~1c M .... and ,fur, tlqod,.
~'~,~:!"t ~ ~_o:ccple~
~7!:, -DgpgIitfqP 'r( AbaMonrd lmon(! Property. , If TI:n!l:lI ~tlOns the
,re~"'!t,~_dhl, ... !1 ~eaf~ ~ ofllw or.o~ •. ~ffe ~ ~ persoital
propcrtJ ~~ ~_~~aD!, And" kff ~ ,tlle }'re~ _fL!1y-Jtv,!= (45) ~)'J ~r:
!~~~~_ ~ .,..tIJICStWi~ ~n ~, d'eerueli ~ bYe ~ transferred to _ '" •
~ '!WI ~ :~:~~ to -~move, 'w! to ~ ~ Jllcll p:Oper1J>,'M~\)( Eabilil)'
~?!Jo'rF~,,~)?"Jt7J' ~II __ ~ ~~ r~~_~, ~~ ha~,,~~ DUd'.W
i~nL~,
~J.~_rO\rrtd'bjfgf Tenailn Wleri!Sl UpOn Tt;ftriinaw.~· Upom terminatiOD" or
Ihis lWe "I?l'.f:nr,'~, fudcaltli: but bot ~ 1O'k:~tIoG ~LI5e al'detall!!
by Two\, T~~ Il'Ian" ~ Lc:siar"s ~ ·ex~ acirnowIedJC AIl.d: dcliYt.l to
~ '!'ritM;,~.(5)_~ -.Iter reaTpl of wnHeB demand' tbaeo( IIC!XI and
1U,fficicm; ~ ,~..:.a]Lriprt;. title" 8nc:1 in~el:m of T~naot In the ~s, is
qtiitcTa,~~d"!O~J.ri!.~:.z.~_~I~tJ'e.fiaM,J~l1_Dl')·~~ Ie, ~r~_1he" rcCJWEd ,deed !CJ
~_~ !-~)'!.1 ~"~):e~ iii 1l,otic! RcltfnJ ~ ~"f!Ire,.qf :r~nl1l:t IQ
~~::~~p,,~a ~~,,~ <k~!i .~_ ~d nQ(I~,' .. ban be, C<lnc7u:sM:
~~_o.! . .f:he>l~(~~il:,',Il:f~J.e~,tnd~aD, ~,~r~~pr ~ tla~,
~J::C!I~iIJ,~,,~,~,~~:
:22:',:;;,,; {m?(1 SigN to SC-FDtp. Tenant:lgree,t 10 )'kld inc!' peateabIy &!ive:J
POS~Gii "of, the, ,Premks 10 Lessor 00 the ~tc of tCrzrUna,tiOCl of Ibis uase, -
9Illa~: ~c j~,a ,for ~ lamination.· ."
~,~.baII ~-~ ri~t 10 re-enlcr and' ta1.e poss:essioD ar Illt: Prea:iIscs CD
tfie~~t.c'_1uCJI ,~tio1i ~omc:s df~ -..nhoal furl11e: .aotH:t: or an! klnd and
!"'1lfiouI ~~D"olllnnm.a.ry Of ngtJlu lega! proceedit'lp. TermfnatfOtl or !!Ie Lease
and' ri:-c'ntry"_~ ~ P'tem1Ses by l.usor ~ta:!I in '00 ""11 after or diminisfl 11'1]' obJiptioa
c~ ~anI ,~"t¥ ~ lerm:fana' .. hal! ,Dot :?Jnsrllote an Iccelltance Dt' ~er.
r~ahf ~:~1l9' -aod aO -!fSbt 0( redei!lptJoo. under any aistinr or futUre Jaw
or stal)1te in -,hc ~,~ evicr-Klf'I from ,or-aupo&Ses$foc ,r1I' O\e Pr~mUt:s for ,Al'IJ, JUSDn
or ~, ~ C\1nl'!~ ,!''!=:9len Ilt1dJ.",'fuI'Iy tc-lIl:a pos:s.es3i-on ~ the Premises.
2.3_--e' CcnDid of Inlqes<. TenuJ, warranu and covtnlU'lts that JlO official or
employee of l..a$OJ 'Ilar &rlJ business ~nllq-ill ~ an! officia1 01: employee or lMsor
II inlei'eJted hal; beta empYuye4 0[ reu!M.d' 10 1O&.iI or lid iD the prOC'WinJ 0[ thlJ
1...easc or ..,-n be ~_mpJoyed' ill file ~, of this Lease ....rtIJ0\.1. the divulgence of
Jodi fact to l..es:soc. ~ the c.vetU !hat Less.or &tirmines thaL the cmptO'.lmen! of all)
~ ~~ e.m,ployec or bu.qness enu1y is ~ ~;npatibre !'1tb IQ clflCiar. or
employee"" .. -d~ lIS u offidal Of cmplcyu Of Lessor, T.:-nant,. VPOD, n:quesl of LessOr.
sflall ~m~tc:Ty ~ate luck cmpToymeC1. VkihtlOfl of rhis provisiOn CClnsUtUr-es a
~U$ ~'ot dJiI.I.ease,and tLisar ft14J le[mmate this l.eaJ.e pursuant 10 the
t.e-rms_ ~ ~,' • rcitJD of fU(:'h wi!aooll.
~ <~' Emmem: J:>rurjaTn. In tlle ~ tf.e wbole or :lny part of CIe Pn::miseJ
~ tOn~nil1-e~ bJ' • ~brlC cntilJ_ it! the: 'bv.rfuI a:m:ise of its p"""'"U ~ c:mil1c~
~rnam.: 'iliff ~ dWI ~ as to the pan coodel!'.neci The, dllte or .suclI
tLmUnati01l tbal be Cbe cffecfive dale of pos.se.ssiotl or the note: or pan or!ht:
P1enru.t:s by fbe' ~ruJlg p<JbflC er.!i!y.
L
11' onl)'-• Pru:! • condemned u4 8!e con6c:mnation or that part cJ-oes. 110'1
f1Jbstan6aDy iIllpaJr Ihe capacity or tt.e rtmaindcr to be used for Ibe pur;.oses ~quIre~
EXHIBIT .. h'"
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.'.' .~'" -,. "',-. <,
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by dlis: t.eue, Te~. ~ ,coDtinlle" tc;! lJe 'bounCi by t1Ie r.cmu, COIo'mAnti L~ amdition
~ Ibil: tuse,' Jf)1U! ,COOOeft,'U1ltfOtl 0(-part ~ (be Prtm{s.e.; nib$~D1i .. ny impa.irs the
~pacity or,,~_rcrI~ IO,,,~ ~ClJ~ If:oc ~ rc.q'Jind! by this ~~ T~
D\.ly:
"":"'p~~I£'~ ~"and rtlt~by be-.blolYe4.D!obliptbnl"Ai.:l"~
~ ~'~~,,~"~,ed_~of_~ ~IC,oCponessfoc:~ tbe:~~
F~~Jj.: e;I_~1);:-~
tt,~ -::;~~_~ .. ~ ~-tlJt;:-:remauun, Premisel and the!~-~linoe
!z!,'()c~,Dj"~",,~ __ ~,1J!!"~_,~~~,,,ofou.. ~
Ti --iJf11fiIl]t{f:iY}4e Lbi'ol" wnHei ~ .~ LeISot-fll Tena-Dl"s c1l6icC: ~'''''' .r;> Qdf~~rif!1i .... "!nJoC po..'!!'on.o(~ l'"" coOO<ttu"" by""
~o«mmo' pu~_ ~,~lJ·
Teif3.~-~lli¥. b,t:~~~to]i~'!J ~D.~;t .. iD c:olflpt:ns.lticiftehfed to thc
~.natioJl,~ap:~_!~:cf,~J~~l7l~,bj ~ act~ of~ d~
~_"':,'"H~Sul$ti¢L~~~~',~&I!'~l:Ir-maftl!a!sha1t~~
~}lt_~,fQ,fr:em~~",~"~,"P1,,N'cxj)~e,or~~_anCI,no
!?!'f~',,~,~~:~!Sc., ~~n~eeupa~n.:~ !'c-t~"~fiC:'tolr1b~eitl 'OW:
~erecm;-,IIp_i! ~rm,na f:.Ila1l. ~_,~~O!!~,~'Premises'o<ht:r f!Ja.n':~ JD't!'iIdcd ~1rJ
~-A&r~~,~:_~_~_J!~:,ra~of,~Sa5pCnd:_fhe-,-~_UPO~~
~~_P,~ ~~Er, D~.~ IIUlldi.ngs ,!>, ~.~ of Lessnr.
!".o,~~,ar"~~~~,,bcE'-~or ~,t~coD ~.p~,~ wi» m tlV-""" .m.fm'e 1M, ~/DJ'".~~ bQ~ proVidc4., ~~ ~JlnIhiil,
b;ln_ta1:D.e4 u((bj:s ~ph,~.prcdtde TClW'lt from brlnlfns,,"teepina ()l",WJ on
~r~~theHP0".'¥~~-~:~yna:_~~e.,ma_~~ iQ~~m and_ -"
~,~-~'~,~,,:~,,:~[O~,Ift c.r':}lna"O~ .. ttll= ~~'or ,appr0Ve4
~'pno,n.rr~:~,_~,lr~"~JD~,~~~ sud ~'~ OM! teepJng or 510~'of
~amiriabTc' ~)~JlJ~)u~, sucll. fo2!Js~ 1iT;aD_ be RIli:ed ~ ~"
~rita1nciiJ-~a ~ ~,St~,'~~,~ ifis~ m ~}rWlnU-preseribeCIll)' the
~ ,'(If ~.;,e~Q(or;, btber" pubTIC body lIavina: aurllorllJl in Ole -matter. a~ kI 8"rij
~~n;_1! !b!:~~I4;,,~~~
~ " '!'":Aft"O'ftn',ntf""Aft CoTIdifflirit.. Aft pttMsTc~ -&;d'.~ Lusc arc 'elprts:11y
ljiaeJe ~.~_ '
~~~,:!", f!lrtks of IDrmg.," ,~~~a: irI fhS ~,e.-apremd or implied., iI
ii:J!cnlk_d '10.. ~ .haD be, ~"tc.' mnfa upon or 10 live 10 Iny penon or part)"
~lha"rhlUl,~_,and .TCll'ant an,!' r7gbc:s. remcd"lCS-or cTainu 'UTlder, or by reason d. Ibis
~ or 'an; ~ condicic,n ~ _stl~la,Uo.a lteIeot All ('O'ooUlnts, IUp •. iIaaoos..
~ ~ i~ m ,00."Leisc:~"bc foe the sole ,eC! e.wt:1usM bcDc:fit.'or
~ .... ~.:r~nt.--' " ","-,--, .
:za.. -:;~ 8riYr4litjpp Qf heMS: NeTt.he! t..e:uot DOl' Tenant w!l I"tCOrd" fhis Lease;
~ .. ~: 11)9!t~_ ~~ncJum ~ ~ may be KCOrr.kd as: Lessor:'. Of Tenan(,
f'<i'>eJt.
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T¥ ~~ ~ ~ ~,Pr_crnI:se:l ~n ~ cltlneti and m&il1:~ ~
• .,.,....,.,.""'! .... J!"!!-"
t::"-',"""'ljetv!m. ',0.]1 DOC!' IlWI be,_j>f,oM III ''''''''"J'--''';f
~_I.tr,eel:,~ ~"~._.aII, ~1i'wa.l": .rOUtld rhc.PlJ\in, __ ~ae 'nl1.~}'S 10
~~ ,~~U!~_ ~ ~~lIue,~C __ ~ swept (Incc~. ,~k.",~ lball
fr><l.od', '!>c _r!""!!,,,,!!!,oIJJ'C~.Jl .... ,~~ !W1!"" othci"ckbril ,..,~ proper
f!~··tu.s~
Z:~;:-~;_'C9iuodTiJ_)M Maiptsnap s.q...ic¢L" S':1I"ilwens-j'±u! eTe ..... ·tOrs'sl1.aD be:
&and),ix (4)~, j>Cl ~l (1" ..... ;; n_ay, Frida, o.id S""""~"Sem=,shaIl ~c ~m~"9( ~ 1r&s1I ~~~ alld Proper cfJspasaJ 01 ,materW t1l:.rein. -
f"'1'tle:pml "?<I. ~pp!nt'!?" aU, ~ll.s., anJ bnD:mp aoo re~J any vandalism
irlcl~ ~ ~. ~~~ ~a"n~, ~pair ~ daJnaies, taused ~bJ.>
EXHIBIT "D"
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fremises:
pvrpQ§i:
IID/!:
JIIaitotenance:
Constructj on:
utOUles:
Engineering
Senders:
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WAtllroll I
lEAS[ SlIIIIAAY
50S IWHlTOII AVENUE. PAAllID.S
(it, of Palo ~lt.
505 Hamilton A~~nye, Partners
Air ri9~ts fo. two levels of pari.ing 10\ CoW?er-liebster 9.r'ge_
To construct and the excl.slve oso of parking (0. Jeve1s e ,
1 it the Copwer-Webst.r 90rage_
15 years
One time Sl!ttOOO adva.nce payment upon completfol"l of
CIHlstructicn. Rent tQ be .. s.ed exclQsillel, for imprcvemept
Indjo," I.allltenanc.e Df propert, wit"-i. the OrliYersitJ Aven'Je
Assessment Oistrict.
Tenant Ylll be rQsponsible for all janltori&l, s~eeping, and
elevitor Ilafmhnance for the entire Cowper-liebster 9arage
durlog the e.tire tena of the l.ase.
City will be responsible for first five floors of structural
supports and ~xterior patatlng.
All construction will be at developers cost.
t!tl shll pa, fo, ,11 utHlt, charge. (or all levels of
COW?er-'oIebster gange.
Tenant tc furBish i~sur,nte coverage is requlred by lessQr.
Tenant shall pay for the services of • fol1-time project
englneer/construcllon j'$pect.~ t. be 'ired by titJ for the
duration of the construction of the project.
Tenant shall be responsible for any t •••• that ~'J be cre.ted
~y ttnant possessory i~terest i. subject premises~
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o An ACIf£lIT C
Environmental Documents -city of Palo Alto
ENVIRONMENTAL ASSESSMENT
Project Description/Title:
tvo levels of par~
CovperfWebster Garage (Let J); addition o~
Location/Address: __________________ ~5~2~O~webster Stree~t~---------
__________________________ Palo Alto, CA 94301 ______ __
Sponsoring Agency/Applicant: Fremier Property
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Address a.nd Telephor.e of Applicant: Jim. Baer 420 Florence Street
________________ .l(.!4.±125.l'----<J~225.:-~'.!.7 ... B.!.7 ___________________ P"_'!_a=_1 ~o_A~1to, CA 90 0 '-___ ___
Applicat!on for: Zone Change, Architectural Revie,,""-_____________ _
Zoning at Project Location: PC 3499 Fee Receipt No.: 90-295
NOTICE OF DETERMINATION
Based upon review of the project files r the ~erslqned member o! the Plan
ning Department has concluded:
I~r Negative Declaration: The project has no significant environ~ental im
pact. No Environmental rmpact Report is require~. The reasons for a
Negative Oeclari!lticn i!lre: in the att.!..<::hed initii!l_l st~ __ ~_ record of
project action is aVi!lilable for r..!.view at the Palo Alto_ Plar ... .ninq m'p'e
~~t1nent, located on the 5th floor of City Hall, 250 mHamiltcn ~e:!"'Juer
Pa~c Al to, CA.
'_t The project may have a Significant environmental i:mpact. An Envirc:J.
mental Impact Report will be prepared.
Planning Departlllent Official :~.~~ ~\==-_~h ----;, ... _______ _
Planning Director: ~,U1<' GL.k!-£o Da~: ~(b/-~_
The project has been approved.
The project has been denied.
Revised 8-1-79
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Date:
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ENVIRONMENTAL DOCUMENTS -PALO ALTO EIA-1a
1.
II.
Project Title/Address:~er{Webster Gar~ge Addition
Project DescrIption: .The project is a major Pl~'nned COmJrlunl.ty lor.e
chailqe, option to lease, including variances to height,_ di!;yliqh~
planes and setbacks in order to construct t~o aqditicnal levels ~~
parking on an existing five level parking garage.
III. Environmental setting: The project is located in the interior of a~
downto<.rn urba", block bordered on the north, south ~_n.d ,:;'est -'liiltI! ----
c~~ercial land ~5es, and on the east by mu~tiple-family land uses.
IV. Environmental Impact Checklist (Explanation of all ·yes· ans~ers are
in Section Vj
1-~. Will the proposal result in:
•• Unstable earth conditions ~r changes
in -geologic substructures?
b. Disruptions". displacements". c-olllpaction
or overcovering of t.he soil?
<:. Change in topography or gro<ll"td surtace
relie.f .features?
d. The destruction, cvvering or modifica-
tion of any unique geologic or pbysical
features?
e. My increase in wind or water erosion
of soils, either on or oft the site"!
f. Exposure of people or property to
geologic hazards such as earthquakes".
landslides, mudslides, gro;,;,nd failure".
or similar hazards?
q~ Changes in siltaticn. deposition, or
erosion vhich may modify the channel
of a river or the bed of a bay or inlet?
~E~ MAYBE NO
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lAdapted from Appendix II California Gu!delines ~or Implementation of
CEQA, December 141 1976.
2Vpdated Hay, 1982; Jone, 19B3
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2. Air. will the proposal result in:
a~ substantial air e~isslon5 or deteriora
tion of ambient air quality?
b. The creation of objectionable odors?
c. Alteration of air ~ovement. moisture
temperature~ or any change in climate,
either locally or regional?
3. Water. Will the prcposal result in:
a. Changes in absorption rates, arainage
patterns, or the rate and amount of
surface water runoff?
b. Alterati~ns to the course or flow of
flood vate.rs?
c. Discharge into surface ~aters. or in any
alteration of surface water quality,
including but not limited to temperature,
dissolved oxygen or turbidity?
d. Alteration of the direction of rate of
flow of ground waters?
e. Exposure of people or property to water
related bazards such as flooding or
tIdal lIlaves?
f. Change 1n the quantity of ground waters,
either through direct a~iticns or with
~rawals, or through interceptIons of an
aquifer by cuts or excavations?
4. Plant Life. Will the proposal result in:
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a. Change in the dive~sity of species, or
number of any species of plants (includ
ing trees, shrubs, grass, crops, zicro
flora and aquatic plants)?
b. Red·uction of the numbers of any 'Unique,
rare or endangered speCies of plants?
c. Introduction of new species of Flants
into an area, or in a barrier to the
no~al replenishment of existing species?
d. RedUction in acreage of any agricultural
crop?
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Animal Life. Will the proposal result in:
a~ Change in the diversity of species, or
of any species of ani~als (birds, land
animals includinq reptiles, fish and
shellfish, benthic organisms, insects or
microfauna) ?
b~ Redu~t!on of the numbers of any unique,
rare or endangered species ot animals?
c. Introducticn of new species of animals
into an area, or result in a barrier to
the migration or zovement of ani~.als?
d. Deterioration in existing fish or wild
life habitat?
6. Noise. Will the proposal result in:
a. Increases in existing noise lEvels?
b. Exposure of people to severe noise
levels?
7~ Light and Glare. will the proposal produce X
new light glare?
B. Land Use. Will the proposal result in a
substantial alteration of the present or
planned land use of an area?
9. EnergyLWatural Resource~. Will the proposal
resul t in:
a4 Use of substant"ial amounts of fuel or
enerqy?
b. Substantial increase in demand upon
existing sources of energy, or require
the development of new sources or
energy?
C4 Increase in the rate of use of any
natural resources?
d4 Substantial depletion of any nonrenew
able natural resource?
10. Risk of Upset. Does the proposal involve a
risk of an explosion or the release of
hazard¢us substances (including, but not
lImited to. 0116 pesticides, chemicals or
radiationj in the event of an accident or
upset?
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11. Populati~n/Housi~.
B. ~ill the proposal alter the location,
distribution~ density, or 9rc~th rate
of the human population of an area?
b. Will t.he proposal effect existing
housing, or create a de~and for addi
tional housin9'?
12. Transportaticn/Circulatio~. Will the proposal
result in:
a. Generation of substantial additional
vehicular movement?
b. Effects on existinq parking facilities,
or demand for new parking?
c. AlteratIons to present patterns of
circulation or ~ovement of people andl
or qoods?
d. Increase in traffic bazards to motor
vehicle$, bicyclists or peaestrians?
13. ~blic services. Will the proposal have an
effect u~, or result in a need for new or
altered governmental services in any of the
following areas:
a. fire-protection?
b~ Police protection?
c~ Schools:
~. Parks or other recreation~l t~cilities?
e. Maintenance of ~~blic facilities l
including roads'?
f. {}t.her g,overnmental services"?
le. Utilities. Will tbe proposal result in a need
for new systems I or substantial ~lterations to the
following utilities:
a. Power or natural gas?
b. Communications systems'?
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c~ Water?
d. Sewer or septic tank?
e. storm water drainage?
f. Solid vaste and disposal?
15. Human Health. will the proposal result in:
~. Creatior. of any health hazard or
potential health hazard (excluding
mental health)?
b. ~sure of people to potential bealth
hazards?
16. Aesthetics. Will the proposal result in the
obstruction of any scenic vista or vie~
open to the public M or viIi the proposal
result in the creation of an aesthetically
offensive site open to public view?
17. Recreation. will the proposal result in an
Impact upon the quality or quantity of exist
Ing recreational opport~nities?
18. CUltural Res¢urces.
a.. will the proposal result in the altera
tion of/or the destruction of a
prehistoric or historic archaeological
site'?
b. will the proposal result in adverse
physical or aesthetic effects to a
prehistoric or historic buildinq~
structure;# or object?
c. Does the proposal h~ve the potential
to causes a physical change ~hich ~ould
affect unique cultural values?
d. Will the proposal restrict existing
religious or sacred uses vithin the
potential l~pact area?
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19c Mandatory Findings of Si9nific~nce.
a. Does the project have the potential to
degrade the ~ality of the environment,
subs.tantial.ly reduce the habitat of a
fish or wildlife species, cause a fish
or wildlife population to drop below
self-sustaining levels, threaten to
eli~inate a plant or animal community.
reduce the n·umber of restrict the range
of a rare or endangered plant or animal or
eliDinate izportant examples of the major
periods of California history or pr~history?
b. Does the project have the potential to
achieve short-term, to tbe disadvantage
of lonq-tern, environmental geals. (A
sh¢rt-te~ impact on the envir~nroent is
One which occurs in a relatively brief,
Qefini~ive period of ti~e while long-term
impacts will endure well into the future,)
c. Does the project have impacts which are
individually li~ited~ but cumulatively
considerable? (A project ~a¥ impact on
two or more separate resources where tne
impact on each resource is relatively
&lD.all ... but whe.re t.he effect of t.l'Je tota.l
of thosa impacts on the environment is
significant~)
d. Ooes the project have envircnment~l
effects Which vill cause substantial
adverse effects on numan ~ein9s. either
directly Qr indirectly?
v. Explanation of ~yes· answers in environmental cnecklist.
Se.e attacbed.
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1. Earth (f). The existinq parking structure vas designed to the 1982
seissic building code. At that time, the foundation and structure ~ere
designed for an additional two levels. The structural engineerir.g for the
additi~nal two levels is now being designed per the current 1988 seis~ic
code, which also requires that the entire structure be brought up to the
currer.t code. Therefore, there is mi~imal risk to people or property from
the proposed addition.
6. Noise la}. The existing noise level vill be temporarily increased
during construction~ construction hours will be in compliance with the
City noise ordinance. When complete, there will be vehicular noise;
holtl'ever, the noise will be 'Within the current noise 1e-.,e15. Therefore,
ther~ is no significant noise impact generated by the project.
7. Light and Glare. The roof lighting is from 6 poles with light fixtures
~hich have airectional lenses 1 such that all the light is confined to the
roo~ area. Site lighting is by poles, with fixtures around the walkways~
The increase o£ the building height by 19 '-0. ~ill raise the source of the
root ligh't; however, the l.ight ,..ill be contained ~ithin tbe roof area: and
not spill into the surrounding site or abutting property. Therefore, there
is no significant impact from light or glare.
During a prelimianry revei£W' of the project before the. Architectural Revie· ....
Board (ARB) on August 2, 1990 1 the applicant presented a shadoW' analysis
documenting the project's shao·ow-impact on adjacent multiple-family zoned
properties. The project will result in increased shadows being cast on the
adjacent properties during all seasonS4 A ~ore detailed sbadow analysis
will be performed and included in this environmental d¢cument prior to the
project's first public hearing by the P~anning Co~~ission.
Whi~e the proposed project will increase sbado~s a~d result in diminisbed
hours of direct sunlight on the adjacent multiple-family zcned properties
along webster Street and Hamilton Aven.ue. these shadow effects are not
expected to result in a significant adverse impact on the environment as
defined by CEQA. Ho~ever, the diminished hours of direct sunlight
experienced by the the residents of tbese properties is undesirable. The
final con~iquration of the upper deck of the parking structure, taKi~g into
consideration the balance bet'it,'een the aocumented severe need for additional
parking in the downtown area (Downto~~ Study EIR, 1986} and the sbadow
impacts ~ill be discussed in public hearings before the Planning
Commission~ Architectural Review Board, and the city council.
12. Vehicular Movement 1!l~ There will be an increase in the v~hicular
JJovement around and into the site d,ue to the trips of 176 additional cars.
The spaces will be permit stalls l thus the number of trips generated is
assumec:l to be a f!lctor of 2.25 per day, with 75\ of the trips split betlole02n
toe a.a. and p.m. peak periods. It a traffic incident on a surrounding
street does occur, there is ample queuing on-site and direction optior.s to
adjust the flow into the street network. Therefore, there is no
signi~icant impact from the ainor increase in vehicular movement~
12. Parking __ ~mand (b). The addition of 176 parking stails ~ithin the
ci:.olorntown area at an existing and recognized location will reduce the dell",a;ld
for eXisting space in the parking garage free and permit areas. as well as
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the surrounding on-st~eet parkinq. This includes a redu~tion of the de~a~d
in the adj~cent neighborhOOd on-street parking. Therefore, the project has
sIqnificant positive impact on parking in the area.
D'olrlnq constructio.n 6 approximately 25 parking permit holders .,tho curre:rJtly
park on Level Five will have to be relocated to three-hour parking stalls
on Level One~ Level Cne is qenerally not full, and the approxi~ately 25
permit parkers can be aocommodat~Q ~ltb no significant displacement of
three-hour parkers.
~~~~~~ ~~~r~H~ITTI~~r As with tbe increase in traffic iii e car trips,. the potential Eor increase·d
traffic hazards is neqligible due to the low volume and distributi~n of the
trips~ the known patters of vehicular movement~ and the location ~nd
conflquration of vehicular pedestrian interface4 Therefore~ there is no
siqnl~icant i~pact on traffic hazards because o~ this project.
rhere will be temporary short-term closures of the Webster Street access t~
the 9araqe in order t accommodate construction operations. To the greatest
extent possible~ the access will be kept open during the peak of the garage
(ll:30 a ••• to 1:30 p.m.]. As there is another major qarage access on
Cowper street~ and because the closures will be occasIonal and of short
duration, drivers may experience occasional short periods o~ increased
delay and congestion entering and leaving the qarage4 However~ there is
not expected to be any resultant increase to traffic hazards.
164 Aesthetics (i). The increased elevation of the ~ilding from
approximately 31 feet to 50 feet vill ob5cure the sigbt lines of the
foothills and other views from the upper floors of scme buildings in the
immediate viCinity. The propose~ addition will be visible from nearby
streets~ sInce it vill be approximately twenty to thirty feet taller than
the buIldings which surround it~ However. the visual impact of the ga~age
as vlewe~ frcm street level will be limited because the qarage is located
at the interIor of the block and is surrounded on all sides by existing
buildi!l9's.
This design vas developed over two years of extensive staff and co~~unity
involvement prior to its adoption in Oecember~ 1983. In ~ddition to
regular public meet!nqs~ a group of neighbors and surrounding business
peeple partiCipated in the deSign, configuration, and material selection
for the project~ Throughout this process, due co.nsideratic'n \oIas given to
the be.ight of the final facility. The concept of the initial and ~uture
levels was unanimously approved at each hearing.
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