HomeMy WebLinkAbout0222.095•
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City of Palo Alto
City Manager's Report
TO: HONOR.>.BLE CITY COUNClL
FROM: CITY MANAGER
AGE. ... 'DA DATE: MAY 1,1995 CMR:122:95
SUBJECT: GRANT OF LEASE TO THE SANTA CLARA COL1]I,'T¥ GIRL
SCOUT COUNCiL, INC FOR PROPERTY AT l30S
MIDDLEFIELD ROAD
BWjJEST:
This report requests CoolDCil opproval o(the attached lease 1>ctween the City of Palo Alto and
the Santa Clara County Girl Scout Council, fiK;, for property at 1305 Middlefield Road.
RECOMMENDATION:
Staff rewmmends that Council authorize the Mayor 10 exO\,"U!e the attached lease between
the City 0( Pal<> Alto and the Santa Clara County Girl Scout Council, fiK;. for the property
ot 1305 Middlefield Road.
POI ,ICY IMPUCATIONS:
This lease doos _ represent any changes 10 existing City policy.
UOCUTM SUMMARY,
In 1935.1947. 1957, 1967 and 1979, respectively, file City has entered into ten-year leases
with the Santa Clara County Girl Scoot ~"il for on ' .... 79-squarc-foot parcel oCl.oo on
which the Girl ScOUl Council has • building. The land is pa."! of the Lucie Stem Community
Center complex and is shown on the attached map. The last len-year 1ease expired on March
20, 1989, and has been on a moot.,>-to-month basis since that time.
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Attached is • proposed lease I<> permit che cootiJlued use of the land by the Girl Scouts. The
tam of1he pcoposed lease is len years, 00. rent-free basis, in consideration fQr tbe public
ber.e/i( derived from tbe programs and activities. Required uses and services onder 1he lease
indu&: Girl Scoot use; scheduled public use by Ibe Cit)·. free of chlltg., 00 an ..... avat'abt.
basis; rental oftbc building I<> the City to: SUlII.!ue, camp use; and rental I<> other private or
noopro6t groups fQr ruatinJ!S and events. The Girl Scouts are required I<> pay all utilities
supplied 10 the pcemises and .... required 10 mainla~' and repair tile premises.
The attacbcd Lease Summary more fully explains Ibe terms and con<fltioos of tile pcoposed
lease.
FISCAl, IMPACT:
None.
ENVIRONMENTAL ASSEssME1'iT:
The grmt of • new lease for an existing use is a Class I Categorical exemptioo of 1he
c..nfornia Enviroiunental Quality Acf and no environmental assessment is netes53I)'.
ATfACHMENIS:
Site map
Lease Summary
Lease
cc: SanIa Clara County Girl Scoot Cooncil, Inc.
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[,I!ASB SOM!O.ItT
LBSSOR.
City of hlo Alto
Santa Clara County Girl Scout Council. Inc.
PRIIMI SIIS ,
8.41S squ3re feet of land which is a portion of the Lucie Stern
Community Cen~er complex.
UQlnRSn trSIIS AlII]) SBllVJ:CZS,
1~ Girl SCout useS4
2. City may,. wjthout charge .. schedule public use of the Premises
froc time to time .on an as available basis..; A minimum of one
fl} and a maximum <If three (3). evenings or one II ~ weekend day
per month shall be made a.vailable for -the City for t.his
purpo1ge4
3. Tenant may rent the Premises back to City for Cityfs summer
camp program on .or about Jti...'rJ.e 1 to September S every year.
Rent shall be limited -to the cost of 'Ot:ilitiea and basic
m3lntenance of the premises during the rental period.
" _ Tenant may also on occas ion rent the Premises to other private
or non-profit groupe for meetings and events.
TIID:
Ten years beginning the first day of tbe month follo~ng Council
approval of the lease.
The lease is rent free in consideration of the public benefits
provided by programs of tenant.
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1dIIfUAL UPORTS I
Upon request by City's Director ot Community servicea~ Tenant shall
sUbmit a report describing all activities and progra~s planned for
the upcoming year.
1IADn'BNl\NClI. UPAU. " tIT! Lx'un.
Tenant.. at its expense, 6hall provide janitorial, Ir.aintenaace ..
repairs, and all utilities supplied to the pr~~ises.
AL'HRATIONS.
Tenant. i-s prohibited from making irnprovemen·ts or alterations to the
premises wit~Jt prior app~oval of City.
ASSIGKMZNT/SOBLBTTrNG.
Tenant may not assign or sublet texcept as is expressly allowed
-under section III of Lease ... .R.ECPlRED USES} without -consent of City.
DIIS1lRAHCB t
Tenant: shall maintain insurance acceptable to ~he City throughout
the term of the lease.
Tenant is responsible for all taxes and assessments for t.he
property_
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'l1rls Lease is I!Bde this day of , 1994 by and bet"""""
the City of Palo Alto, a l!I.IllJ.cipal corporat~on, 'CITY" and Santa
Clara Cl:JUnty Girl ScO.lt ():u)cil, Inc. • a non profit corpol:at ion,
.~'VI' .•
i'lF!EREAS, in 1936, 1947. 1951. and 1961, respect i vel y, CITY entered
int.o l.a-year leases with TENlNr for TEN1\Nl"s use of certain CITY
owned land, including certain park land; and
1i!lERE'AS, on M3...rch 20, 1979, CITY entered into another la-year lease
with TIi:Nl\Nl' for IJSe of such CITY-owned lan:i by 'IUIl\NT; a.'>d
liHEREAS.. ~fS activities oontinue to provide a beneficial
service to the }'C'Jth and cxmrunity of Palo Alto; and
~, CI'IY ard TENA!~I' now desire to enter into a r>i!W lease
ooncermng the cny -""ned land, for continued use by TENA"'-T and the
pOOlic for another lO-year tezm; and
WIlERE'AS, IJSe of the CITY-owned land by 'l»ll\.'I1' an:i the p.lblic as
provided in this Lease will provide pOOlic benefit;
RL 2.0 S
Novt, theref~e, in consideration of these covenants, terms a'>d
ccniiticos, tile parties hereto rrutually agree as foU",,-s,
I. FREMISES (RL 3.0} NoS
Sbject to the terrr.s ani carlitions set forth in this Lease, CITf
leases to TEN1\Nl' that certain CI'IY -owned real prcperty descril:ed
and .shown in 'Exhibit S", attached to a'ld by t.1'us reference made a
part of this Lease {the 'PREMISES'}. unless specifically provided
elsewhere in this Lease, = accepts the PREMISES 'as-is' on the
date of execution of t.his Lease.
II. ruRPOS& (RL 4.0) S
The pw:po.,e of Hus Lease is to provide for Girl SCout and certain
other ?Jblic activities, as provided herein, to take place on the
PRl!MISES.
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II I. REl;;(JIRID A"lD OPTICNl\L SERVICES AND USES (RL S. 0) S
In furtherance of the purpose stated above, the following required
aM q>ticntl services am uses shall be provided, pennitted or
~ited on the PREMISES:
A. ReQ! d red Sery; res and !}sea. 'Ihmllg!a>t the term of thi s Lease TEl'iI1\..".-r shall provide t11e foHewing services and act i vi ties:
1.
2.
3.
4.
Except "" prC'Vided in this Sect icc. n I, the use of the
PREMISES shall be solely for tbe Girl Scouts of Santa
Clara ~y.
TElWn' shall, lY.>twi thstandL'l9 the provisioos of Paragraph
III W (11 hereof, permit CIT"i, vithoot charge, to
~e p,lblic use of the PRFMISES frem tine to ti1re
azing the term of this Lease, with each such use to be
n:> looger than one (l) day. en an as-available basis.
Any suCh p<H>lic use of the PRao!ISES shall be cor.t.rolled
by and thicu3h CITY's Recreatioo Pi visioo.. (TENANI" shall
not: unreascriably withh:>ld its COClBeI1t to the p.blic's
~st for use of the PREMISES as directed by C!'lY). A
tr.ininuu of one (l). and a tn2.Xirrun of tbree (3J. evenings
or one (ll weekend day per m)nt!l shall be made available
to CITY for this~. City's Recreaticn Division
shall schedule such ?Dlie use during those tirres through
TENl\!IT's headquarter offices located at 1310 SOUth Bascc:xn
Avenue, San Jose.
l'btwithstancling the provisions of Par~ III W (1)
and III W (2) hereOf, ~ shall rer.t the =SES
back to Cl'lY for CI'lY' s stmrer canp program through the
Recreatioo. Division frm. on or alx:>jt June 1 to Septenber
5 ~"'ry year during the term of this Lease. 1be amJUIlt
of rent Charged by 'mU>.Nr to CI'lY for such use shall <X'~y
be for the purpose of covering the oests of utilities ana
basic \M~enar.::e of the PREMISES during CITY's rental
period. The 'l<.:tual rental amJUIlt shall be negotiated
bet...een the part iea each )"'..=.
l'btwithst.andin::! the provisioos of Paragraphs III W fl) ,
III W (2) arxf III {IV (~} hereof, ~Tl' ""'y also, 00.
occasion, rent the ~SES to otl'.er private or IX><l
profit ~ or indivicUals for meatings and events, 90
loog as the plbUc use of the PREMISES req.rired under
Paragraph III (A) (2j hereof is not: limited as a result.
B. W1or.aJ $emcee a.-'1d USes. $d)ject to the prior written
~ of the City yanager. ~'l' rray also use the ~SES
to provide ad:litional services and uses which are ancillary to
and carpatible with the req.rired services a."ld uses stated
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above and not in conflict with the required uses.
~l of optional uaes shall be within the sole discretion
or the City Manager.
C4 Restricted nse s . The ab::Jvoe listed servioes ani uses r "OOth
~red a..n optional, shall be the only services and uses
permitted 1.!pCfl or fran the PREMISES. = agrees not to use
t:.'Ie P.<EMISES for arty other p.u:pose nor to engage in, or
pennit, arrj other b.lainess activity within oc fran the
PRE"IISES •
rv. ANW'U. REPORTS (NS)
qxn ~t by CITY's Dire...-t= of Comrunity Services, TENl\NI'shall
subnit a report descril>ing all activities and pLogldlt .. planned for
the cpoaning year. No>t1rithstanding the foregoing, all sud1
activ{ties and plog:tBms shall be &Jbject to the exclusive ccotrol
and supervisioo. of TINl\NI', and shall be o:::nstrued as the exclusive
activities and PJ;09rarn5 of =~.
v. TERM {RI,,6.0} S
n>e term of this Lease shall be ten (10) years, corrrnencing the
first day of the lOOnth folloring City Cl::lunc~l awcoval hereof.
VI. 'IEIlMINl\.TICN OF PRICR ~ fRL 6.1) S
'!'his Lease supersedes any and all prior leases or agreements
entered into by CITY for use of the ~flSES. III such prior
leases or agrearents are null a.-.:i void.
VII. ~CN BY CITY A"ID REMJ\I1\L OF IMrnOVEMENr'S (RI. 6.3) NS
~ as otherwise ~..rided herein, this Lease mav be telminated
by elther party by gr.-ing one {l} year -.ritten ootiee to the other
party. In the event of such early termination, or at t.""
expiratioo. of this Lease, am on the efrective date thereof, TE2W\T
shall have the right to .. ,m:",e the l:>lllcling currently located upcn
the ~ (the ·I"P.roverrents·) within sixty (60) days
thereafter. If = falls to rerrove the Inproverrents within the
period of sixty (60) days after ~t~cn or earlier tennination,
the Irrprovements shall thereafter the sole prcpert'{ of CITY.
Notwithetandir.g the foregoing, in the event that the (hie Building
Official determines tllat the InprCJVe<TP..nts are structurally ur.safe
a."ld unfit for cx=Jpal1Cy, this Lease shall irrmediately terminate arrl
CITY shall have no further obligatioo to ~ urrler this Lease.
VIII. <XmIDERATICN/RENr (RL 7.2) NS
In view of the public benefit to be derived by ~'s programs
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and the p.lblic use of the PREMISES as required hereurrler, this
Lease shall not require TENANT to pay any rent to CITY. However,
TEN1Im' sh311 be ooligated to pay art,' other arrounts as hereinafter
set fort.>,.
IX. MlUNI'ENANCE AND ?EPAIR (RL 14. 1) NS
'In-..Tl\NT, at its sole expense, shall perform all maintenance and
repairs, includL"9 all paintirq of the Ittprovements = the
PREMISES, and all maintenance of landscaped areas necessary to keeo
the PREMISES a"ld all Inproverrents iI' first-class order, reoair an?:!
OCi1dition t.1n"oughout the term of this Lease.-In addition; TEW\m'
s.'>all mair.tain, at its sole expense, all equiprent, furnishi.'1gs a.'1d
trade fixtures lJlC<l the ~lISES required for the maintenance and
cperatio.""l of the PREMISES foe the p.rrpose of this Lease. 'IllIA."ll'
waives the right: to malt" repairs at the e><pense of CITY and also
waives the beriefit of the provisicos of sections 1941 and 1942 of
the Civil Oode of califo.7,ia, as arren:led, relatin;J thereto. 'l'ENI\Nr
tmther agrees tr .. t if a."ld ",he.ll any repairs, alteraticns, additions
or hetterrrents shall be made by it as required by this paragraph,
it shall prouptly pay for all laOOr dcr>e 0<" materials furnished and
shall keep the PREMISES free a"ld clea2' of art,' lien or erL-unb<-ance
of any kiirl whatsoever. Should = fail to rnalte art,' repairs or
perform art,' maintenance 1oIO<"k foe which it is Hable, CIIT s]-all
have the q>tion to mak" the repairs and TENANT, lrithln ten flO)
days of receipt of a bill t.'1erefoe fran the Real PrOperty Manager,
shall reitrb.lrse erN for the cost of such repairs. includirig a
fifteen percent: (ist} acin:in.istrative overhead fee. The malti..-,g of
such reoairs or perfom.ance of mai.'ltenance by CIIT shall in no
event t:e ccnstrued as a "'" i ver vf the duty of 'lRlIINI' to make
repairs or perf= maintenance as provided in this parasrat*>.
x. FUR'IHE:R a::NS'ffiOCTICN ANDleR. ALTERl\TICN BY == (RL 15.1) NS
'IllIA."ll' sl-.all not undertake art,' further tuildirq, COGSt ruct ion,
reconstruction or develcprent on the fREMISES, except as herein
provided, without sul:mitting to CrT'{ a !?lan and receiving CIIT's
awro-,,,l tbereof .. A.'"'Y. alterations, '-'¥-it1C<lS or inprovenents which
after such authorlzatl.on may he made 111 0.-to the ~!ISES ",".all be
the prq:>erty of TENANT.
XI. D.?\MI\GE 'TO eR. ~CN OF IMPRO.IEMENI'S (RL 15.3) S
In the eve."lt of da:l'age to 0<" destruction of -r=N1'-constructed
buildings, facilities, oe otne< Irrprovenents located lrithln the
PREMISES or i..'1. the event 'l'EN1\l"n'-constructed buil~s .. facilities ..
or other Irrprovarents located .. -ithln tr.e ~!ISES are declared
unsafe or unfit for use or ccccpmcy by a p.lblic entity lrith the
autr.crity to m3ke and enforce such declaration" ~ sridll ..
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within thirty (30) days, o::mrence and diligentl}' pursue to
carpletion . the repair. replacement, or reconstruction of
Inp..""OVeI!>".nl:s necessary to permit full use and o:x:upancy of the
PREMISES fO<" the p.u:poses req..>ired by this Lease. Repair.
replacerent, Ol" reccnstruction of IrrpI'Oll"e<l"el'lts wi thin the PR9'.ISES
s}-.all be aCCla!plished in a l!Wlller and acconling to plans awroved
by the Chief Bcildin;J Official and the Peal Prq>erty Ma.TJager.
Except as otherwise provided herein, tem.inatioo of this Lease
shall not red.lce Ol" nullify TEN!\NT' s obligation under this paragnlp,.
Notwithstanding the above. sb)uld the Irrproverrents 00 the PREMISES
be m:>re than seventy-five percent (7St) destroyed Ol" damaged by an
insured loss during the last five (S] years of the term of this
Lease. Trn!\NT shall have the option of rebuilding 0<" ~iring such
damage 0"£ terminating this Lease. TEW.NT shan 'not1fy the Real
Prqlerty Manager in -..riting of its decision wit"in ten (lO) days of
the occu:rreIlCe of such daiiIage or destruction. L'l the event that
Trn!\NT elects to terminate this Lease and not rebuild or recair
. such damage, = shall demolish a.'7'/ remaining structures or
pcrtiC<lS of structures not desired by cr'lY arrl clear. ~ a:rrt and all
dePris and shall pay to CITY a pro-rata portion of the prOCeeds of
insurance r~ired in acoordance with paragraph XIII (INSORA!'lCEj
hereof. 'rhe pro-rata portion shall De base<l on the following
forrrula:
Where:
L =
p =
R=
T =
L = P(R/T}
CIT"i'S portion of insurance p<oceeds.
Total UJSUrallC€ po:oceeds paid exclusive of
demolition and deO<-is renoval exoe:1Ses.
Remairrl.ng term of the Lease. -
The total Lease term, including any extensions
made in accordance with this Lease.
XII. UrILITIES (RL l7.0} NS
'I»lMT s}-aU be responsible fO<" all utilities and s}-all pay, !:efore
delinq.Jency. all charges for ~. electricity, pc>"<Ier, water.
telepho::rie and similar charges which lI\9.ya=rue 'nth respect to the
. P!ll;MISES during the term of this Le.a.se.
water service is currently r.at separately rretered a'1d it ....:>Uld be
uneconcrnical to do so, "!'herefore, CITi and TEW\NT agree that for
the ~ of this paraqraph the tOOntltly water ccn.sunption factor
shall be set at 700 Cubic reet per m:>ntf. and that the am:>.JnI: due
Crn' for said water OO<lSU'1'ption shall be paid annually at the
begi.-.ning of each Lease year. Said arnrunt shall be determined by
applying the average .... ter ccr,sunoption factor to the then current
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rat;es charged for ""'ter cons..nptico.
XIII. ~ (RL 1B.l) S
TEW\NT $,'la11 maintain insurance acceptable to CIT't in full focce
a."ld effect ~ the term of this Lease. The policy or
policies of insurance maintair.ed by ~~ shall provide the
following limits and coverages: .
(E)
BJIJO" Mllffi'U.1 LIMITS OF LIABILIlY
statutory
~I\'E Bodily Injury
MTKM:erIE
LIABlLI'IY, Prq:erty Darrage
incl ud:ing owned,
r.ired, and non-owned
atltcm::biles
$1,000,000 ea.
$1,000,000 ea.
$l,ooo,«lO ea.
iC} OM-1ERCIAL Bodily Injury $1,000,000 ea. po>rson
~ $1,000,000 ea. occurrence
LIABILI'lY, $1, 000, 000 agg~egate
including Prcporty DemIage $1,000,000 ea. occu..'1ellCe
pcoducts and PerSooal Injury $1,000,000 ea. occurr<'~
oarpleted q>eratioos,
b<'oad f""" oontractual,
and personal injury.
(D) FIRE & = Not less than ninety percent (9{l\) of the
aJ\/ERAGE replacement cost of all insurable
Irrp<"ovene.'1ts wi thin or LpXl the P!<EMISES.
SuCh policies l!l.lSt inclUde water damage am deb:is cleal· .. 'P provi SialS. hXli ticoal
fire and exteti:3ed coverage llllSt be
OOtained in accordance with this ~
upon OC?".Pletion of =truction or
installation of any "",)or inS".Jrable
inprovement •
Insw:ance shall be in full focce and effect o::mrenci!'iJ CCl the day of
TEW\NT's execution of this Lease. Each insurance pohcy required by
this Lease shall contain the follOlo"ing clauses:
A. 'This insural1ce shall not be canceled, limited in ~ of
ooverage or ~ until after thirty (30) days written
notice has bee."1 given to the: CIlY OF PAlO ALTO/F.eal Estate
Division, PO Box 102SO, Palo Alto, CA 94303.'
B. 'All rights of S\X>rogation are hereby waived against the
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CIT'{ OF PA!.I) ALTO am the naroers of the Palo Mta City
Council and elective "" a!=PJintive officers or errployees,
'oIbe. .... actirB within the scope of ti'.eir er-plO)'!te!lt or
SfP)intnent. • .
C. ''Ibe CI'lY OF PALO ALW is narned as a loss payee <Xl tIlE!
property insurance policy described above.'
D. '11>e crT'{ OF PALO AL'IQ is added as an adiitiOl"'.al insured as
respects cperations of the named insured at or fran the
PREMISES leased fran the CI'lY OF PMD AL'IQ.'
E: • It is agree<! that any insura.'lCe traintained by the CIT'l OF
PALO AL'IQ will awly in excess of, and not contri.J:lute to
insuraz= pr="ided by this policy.'
XIV. INS!JRI\OCE (RL 18. 2 J
'Inll\NT agrees to cleposi t with the P.eal Prcperty Manager, en 01:" before
the effective date of this Lease, certificates of insurance necessary
to satisfy c>'""T'{ ti'.at the insurance provisions of this Lease have been
=rplied with, and to keep such insurance L'l effect and the
certificates therefore <Xl deposit with CIT'i during the entire tenT!. of
this Lease. Sho.lld"IEN7lNl' not p<uvide evidence of such required
CO'I'erage at least three (3) daYS prior to the e>q:>iratioo of any
existirB insurance coverage, CITY tray prrcha..e sudl L'1SlTIal1Ce, on
behalf Of and at t.he expense of TENi!\NT, to provide six months of
ClO'.'erage •
CIT'{ shall retain the right at anv tirre to review the co .... erage, form,
and amount of the L"lSUl'a<"'lCe requlred her~. If, in the q:>inicn of
the Risk Manager, tl.e ir.surance provisions in this Lease do not
provide adecpate protection feu CI'IY and for metti:>ers of the public
usiIV the PREMISeS. the Real Prc:perty Manager may req.rl.re TENi!\NT t.o
~ .... insurance sufficient. in coverage, form, and amc>..Il1t to p<uvide
adeq.late protection as detertr.ined by t..l)e Risk M3nager. CIT'i' s
req.rlremmts shall be reascnable and shall be designed to assure
protection fron a."ld ~jnst the kind and extent of risk ",hich exists
at tilE! titre a change 111 insurance is required.
The Real Prq:>erty !'.mager s!w.l nOCify "Im1\NT in vri tin:J' of changes
in the insurance req..lirements. If 'In=I' does nOC deposl t cc,:>ies of
a~able insurance policies ..nth CIT'{ incoqJorati.'l9 such changes
within sixty {6DI days of receipt of such notice, or in the event
'l»l1\!~ fails to Il"dintain in effect. 6.ryy ~red ir.surance oollerage,
'IENlINT shall be in default under this !.ease withoJt further notice to
'IENlINT. Notwithstanding paragraph VU hereof, such failure shall
constitute a material breach -ana shall be gramds for inroediate
termination of t..>tis Lea$e at the cptico of CTIY.
11>e pr=ing of such required policy or JlOlicies of ins..JraOCe shall
nOC be oonstrued to limit ~'T's liabihtyhereunder nor to fulfill
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the indemU.fication provision and re<pirementB of this Lease.
Notwi thstarding the policy or policies of ins=ance, 'I'rnlI!'l'I' shall be
cbligated for the fun and tocal ilJ1'O.Cd: of aIrf damage, injury, or
loss caUGed by or o::onected with this Lease or with use or ~
of the PREMISES.
rY. l'SSI~'lN3. SUBrZITrw, AND ENOMlER.nU ffiCF.IBITID (RL 19.1) S
Siooe CiTY has relied on the specific backgrculd and capabilities of
'IEN1\Nl' in awarding this Lease, except as may be expressly al1~
under 5e-..""tion III hereof, a:rry =rt~, pledc!e, hypOtl"ecatlOO,
encwt>rance, transfer, "'""lease, or "rungrn-ent (collectively referred
to as ~i of 'IEN1\Nl"s interest in the !'REMISES, or aIrf part = portion thereof, is prohibited. ktt attenvted ~ shall
be null and void and shall <>:)..,fer no nght. tltle or interest in or
to this Lease.
If ~ hereurrler is a ooq:>e=tion or an unincorporated association
or partnership, the ~ of any stock or interest in the
CC»':];X)ration .. associaticn, or pax:tnershlp which r in the ag;regate over
any ooosecutive t...,·year period, exceeas t ..... -I1ty-five l';"'rcent (25%)
sbaJ. i be deemed an assigmeIlI: within the meaning of this pa..'""9"r~.
rYI. DEFAULT IN TERMS OF nlE lEI\SE BY TENl\Nr (RL 2:0.Q) S
Sho.lld TE2WiT default in the performance of any =venant, conditiOCl,
or ~,-=r.t: o:r.t:ained in this Lease and such default is not
corrected within thirty {:~O} days of receipt. of a notice of default
fran CIlY. CITY may:
A.
B.
c.
D.
E.
Notwitbstanding paragraj:i} VII hereof, l:erminate this Lease and
all rights of Tm1>.Nr axrl tb::>se -.b:> claim uOOer =, st51'l1\in;/
fran Ws Lease, shall end at the time of such tenninationj
At CITY'S sole option, cu.,.., a:rry such default by perfounance of
a:rry act, including pa~.nt of rr-c:rey, and the cost thereof, plus
reasonable aQninistrative cost, shall becare i;mediately dJe and
payable by TINl\NI' to CITY;
Seek an action or suit in eq.rity to enjoin any acts or things
>Ih1ch !ray be unlarlul or in violation of the rights of CITY;
Seek a man:lmrus oc other suit, act;or. of p~ at law or in
~ty to enforce its rights against TENA.'l1' ariI any of its
officers, agents, and enpl¥"s and its assigns, and to conpel
it to pel'form and carry out 1ts duties and ooligations Illrler the
law and its CO''C."1ants and agreerren':s with CITY as provided
herein; or
Pursue a:rry other remedy available by law or specifically
provided in otter paragraphs of this Lease.
:l.SR£-~ .1/L2t1IRl8/l-l.C-95 8
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~r, in the event: of a default ..nich cannot reasonably te cured
wit-lrln thirty (30] days, ~ shall have a reasonable ~riod of
tilre (as determined bY the City IoBnager) to cure the defaw.t. Each
an:! all of t."" remedJ es g1 ven to CI'IY hereunder, or by any law f¥N or
hereafter enacted, are Crnulative an:! the exercise of one rigbtor
remedy shall n::-(: inpair the ri~ to CI'IY to exercise any or all
other rerredies. In ('ase any B\Ut, action or proceedi,''SI to et".force
any right or exercise any remedy shall te Nought or ta;rer\ an:! then
diSClClr.l:inued or abarrl:::oed, theri, an:! in every such case, CI'IY an:!
'IEN.l\N1' shall be restored to its an:! their former pcsitian an:! rights
an:! rerredies as if In such suit. action or prOceedings had fieen
Nought 0<" takE>.n.
In adiition to a violation or breach of any other provisioo of this
Lease, TrnNrr shall be coosidere<3 to be L" default ~r this Lease
shculd 'I'ENl\l','T:
A. voluntarily file 0<" have invol\Ell::arily filed against it any
petition under any bankrq:>tcy 0<" ir.solvency act or law;
B. be adjudicated a banl<n.1pt; 0<"
c. atterrpt to make a general assigmer>t for the tenefit of its
creditors.
XVl"I. rorICES (Rr. 23.0) S
All n:ltices, statement s, dem;mds, requests, consents, awrovals,
autrorizations. offers. agreements" a;:poi.nt.me:!"'.ts or des~gnations
hereunder given by either pa...>ty to the other shall te in writing an:!
shall te sufficiently given an:! served \px1 the other party if (1}
per=lly served, {2} sent: by Ulited States certified mail. pcstage,
prepaid, (3) sent by eJ<p<"ess delive~rvice, or (4) in the case of
a facsimile, if sent to the tele nuri::oer( .. ) set forth below
dJring normal rosiness hc="s of receiving party an:! follC>lll'lOd
wi thiii '8 lnIrs by de Ii very of hard cq:y of the material sent by
facsimile, in accordatx:e with (1), (2) or (3) above. Personal
service shall include. wi thou!: limitat ion, service by de Ii very
service an:! service by facsimile traIlS!!'ission. Delivery of notices
prcperl}" addressed se.all be deerred """Plete """'" the raice is
pbysically delivered to the Real Pr<:perty Manager.
All notices p.rrsuant to this [ease shall te addressed as set forth
tel,?" or as either party may suI:>seq.lently designate by written
n::-(:1ce.
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'I1) : c.I:IX
Real Propelty Manager
City of Palo Alto ro Box 10250
250 Hamilton A,'el'Ue
Palo Alto, CA 94303
~: (415) 329-.4&6
with a ~ to:
City Clerk, City of Palo Alto
P.O. Box 10250
250 Hamilton Avv::me
Palo Alto, CA 94303
FAX: (415) 329-2«06
ard
City AttooJey, City of Palo Alto
P.O. Bo." 10250
250 Hamilton Avenue
Palo Alto CA 94303
FAX: (415) 329-2646
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'l\): nwtIT
Santa Clara COunty Girl
ScuJt Cl:>Jncil, Inc •
1310 Scuth BasCOOl Ave.
San Jose, Cl\. 9SnS-4502
XVIII • '>.lTACHMENl' 'ro UAS8 (RL 24.0 I S
nus Lease includes tle follo..>ing exhibits, -.him are attached hereto
ard by this reference ~ted into this Lease:
E><hibit A -Ge.»eral Oooditions
Exhll>it B -Elescription of leased Pranises
'ibe inclusion of clauses in EXhibit A [GENERAL OHlITICl'iS> is IX>t in
any ~ intended to lessen the inportance of these clauses, bJt is
lrerely da1e to enha.TJCe tile organization of varioos clauses ard this
Lease.
:t.SI<£-t.£1,SES. ~~-10-95 10
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IN WTINESS WHEREXlF. the parties have execJ.:ed this Lease the day and year first above ~Titten.
ern. TIINl\NT:
CITY Cf!' PALO AIJro
,.'
BY:
MajllX/City Manager
sr.m:A CLAM Cl:UnY GIRL sa:ur <XXNCUg _INC.
BY: -~ :#&Y1!r
Its: k~Mr:Ar--
A1"l'ZS1' :
BY'~ _____ _
City Clerk
By':-=-.,.--~--,--=---,,---Senior Asst. City Atton:>e"y
&/"~----~-------------City Ai.rlitot'
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Its:
(Oorpo==ra~t~e~sea~Tl)r-------------
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CER'lD'lCATli: OF A~
(Civil Code § 1189)
~~ OF CALIFORNIA } ~~~ --~~~~-------
cn.NI'Y OF SANTA CLAM )
01 MARCa 24 .. 1995 6 before Ire., DIN 'I. LEONG ____ , a
notary public in and for said Oounty, personally appeared
NAw.:1 FOK , ferSO<lally known to Ire
(or proved to Ire on the basis of satisfactory evidence) to be the
person(s) whose narre(e) is/on·€ subscribed to the ',Ii.thin instrument,
and acknc:rwledged to Ire thet "be/she/they exe..."ted the sane in
his/her/their authorized capacity!ies), and tllat by hisfher/their
signature(s) on the bstrumel"lt the person!s}. or the endty upon
behalf of .nrlch the person!s) acted, executed the instrurrent.
WlWESS my hand and official seal.
-,"'-. ..
CBkIUlClU'B OF ~
(Civil COde § 1189)
STA."1! OF __________ ,
a::u.'l'Y OF )
Q), ~ _________ , befor~ ~~ • a
notary ~lic in and fO<" said County. pers=ally appeared
• personally lalown to me
(or ~ to me on the basis of satisfactory evidence) to be the
persal{s) w!Jose name(s) is/are subscribed to the within instrument.
and ackrJo::-.rledJed to me that he! she/trey executed the Barre in
his./herjthelr aut.ho.-ized capacity(iesl. and that by his/'ner/their
signature (s) on the instnrnent the perSOil (s}. 0<: the entity t.pY,
behalf of which the persal {s} acted. ar.ecuted the instrument.
WTINESS llff han::i and of f idal seal.
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Exhihj t A
G!!NI!RI\L CXR>ITICtIS
1. rEFINlTICNS (RL 27.1) S
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ern shall mean the City O:u>cil of the City of Palo Alto, a
nunicipal cc>rporation. .
'l1le City Manager is hereby authorized to take arry actions un:ler this
Lease on behalt of CI'IY except for temdnation of this Lease.
Clauses in this Lease refer to specific officers or envloyees of
CI'IY. Shccl.d these positicns be eliminated or the title cha.nges. it
is lKlderstood azrl aqreed that such references s.'>all be aonsidered to
be to the new titre for re.-. .. :,.,d positions or to the repla=en!;
official designated with the responsibilities of any eliminated
position. Any refere.-x:e to a CI'IY officer or errployee includes a
reference to the officer's or enployee's designated representative.
2. P~Pi~TE ~ & LIABILIT'i {RL 27.2) S
If TIN1\Nr is a partnership. each general partl'ler:
A. represents azrl warrants that the partnership is a duly q.>alified
part.'lership authoriz-od to do ~iness in Santa Clara County; azrl
B. shall be jo.lntly azrl severally liable for performance of the
terms azrl provisions of this Lease.
If 'IENM.'l' is a coq:oration, each individual signim this Lease on
behalf of TEN/l.NI' repreS<'..nts a"ld warrants that;
A.
B.
he is dJly authorized to do so ir. acoxdance with an adq>ted
resolution of ~'s Board of Di~"t=s 01: in accordance wit.. ...
the bylaws of the aorporation; and
'I'EIW.'I' is a duly qualified corporation authorized to q>erate in
the state of caIn-ornia.
As used in this Lease. the term 'TEN/I.""r' shall include =. its
agents~ s'OOlessees l ccccessionaires" or liC'F"'"..nsee8, or ar.:I person:
act ing urxier contract wi th 'I1!NANT; h:lwever, the def ini ticn -of TENANT
used herein. shall not be construed to authorize or permit arr;f
sublease or liDeIlS<es not authorized or permitted elsewhere in this
Lease.
3. TIME (RL 2'1.3) S
Time is of the essence of this Lease.
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4. SIQIS (RL 27.4) S
~ agrees not to o:nstruct, maintain, or allow any sign to be
placed t.p::n the WDfiSES except as may be approvro by CI'IY. u:an>roved sigos. banners, etc., may be reiroved bY CITY.
S. PmI!ITS 1.ND I.I~ fRL 27.S} S
TI!W\Nr shall be req..dred to d:>tain any and all parmits and/or
licenses which may be required in <n>nectictl with the cperatioo. of,
and any approved mli\NI' construction upon. the PREMISES as set forth
in tl>J.s Lease.
6. MEOll\NICS LI= (RL 21.6) S
'IENANl' slaH at all times indennify and save CITY harT1'~e88 fran all
clairrs for labor or materials supplied in e<:>one--"t ion ,od th
OXlStruoticn.. repair I alteratial, O!': J..nStallation bf' structures,
iv.pttr~s, eqriprent, or facilities within the PREMISES, and fran
the cost of def~ against suCh clai,"", including attorney fees.
Tml\Nl' shall pro'Tide CI'IY with at least ten (lOJ days written =tiee
pri= to o:mne.'lOe!'rleIlt of ~"7f wrk which could give rise to a
n-echanics lien or step notice.-CI'IY reserves the ri~ to enter upx>
PREMISES for the p_ll"poses of posting Notices of Non-Responsibility.
In the event a lien is im:xJE;ed upon the
CCflStruct.icn, repair t al terat ion" or
either:
A. Recoro a valid Release of Lien; 0<:
PREMISES as a result of such
installaticn, ~ shall
B. Oepoa i t sufficient:. cash wi th CI'IY to CCfver the amount of the
claim <Xl the lien in ~sticn and authorize payment to the
",.,:tent of said deposit to a..-rt' ~ judgreI>t holder that
llE'j' arise as a matter of p.lblic record tran litigation .dth
reg-ad to lienholder claim; or
C. Procure and record a bco:I in accordance with Section 3143 of the
Civil Cbde, which releases the PRJ;MISES fran the clailn of the
lien fran any action brought to foreclose the lien.
N:ltwi thstanding paragraph VII of this Lease, sl'vuld =l>."I' fai 1 to
ac><X>Tplish cne of the three (3) q>t:ional act ions within fifteen (15}
days after the filing of such a Hen, the Lease shall be in default
ard may be subject to imrediate tennination.
7. UA."E ~ZATICN = RULES OF o:l'ISTROCTICN (Rt. 27.7) S
Words of the ma.sculioe gender shall be deemed a..--rl construed to
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include oorrelative """rds of the ferniI>.ine and neuter oendet"s. U1less
Ule ccnt.ext ot.herrlse irrlicates, .. 'Orda inp:>rtin;J the -5i.~ar l"I\l!'OOer
shall include the plural nnber and vice versa, and ..ords inl>orting
persoos shall include CO<pOrations and associations, including p..blic
bodies, as _11 as natural pe=.s.
"lbe terms ·here1Jy'" r llllhereof-, -heretoJil'. ·herein-. -here1.B1der ll arrl a.."1Y
similar terns, as used in this Lease, refer to this Lease.
All the terms and P"O'l'~si<XlS hereof s.'1all be ccostrued to effectuate
. the PJrPOS<'S set forth herein, and to sustai."1 the validity hereof.
'lbe titles and headings of the sections of this [P..are have been
:inserted for calV""..nience of reference ~ are not to be COIlSidered
a part hereof and shall not 1."1 any "Wa"':f :li tv or restrict any of the
tenns of provisions hereof or· be =idered" or given 3.."¥ effect ill
coostrui.n;J thi" agreement or any provisiCKl hereof in ascertaining
intent, if arr:f ~tioo of intent. shall arise.
8 . 1!MEN:I-lENI'S (RL 21.8) S
nus Lease sets forth all of the agreerrents and understandings of the
parties and a.-r:r lrOdificatiCKlS Il1.lSt be written and prcperly executed
by bOCh parties.
~. ~.JL mE (RL 21.9} S
'l'~'lT agrees that no iTlprovem"..nts shall be erected, placed. upcn,
cperated, nor maintained ... -ithin the PREl'llSES. nor any bJsiness
cixdlcted or carried on therein or therefran.-in violatioo of the
terns of this Lease, or of any regulation, order of law, statute, or
ordi."Jal'lCe of a governnental agarq having jurisdict ion over T.EN1\Nl" S
Use of the PREMISES.
10. N:ND!SOUMINl\l'ICN (Pl.. 27.10) S
~NI' and its errployees shall not discriminate against any perSCKl
because of race, col~r religiCll~ ancest¥;Y, age, sex~ nationa~ origin
"" disability. 'lnlh'l'I' shall not c1iscri!l1inate against arty errplcyee or
applicant for enplc:J)"'"e!"Jt: because of race, color, reUgiCXl, ancestry,
sex, age, rati"",,! origin or disability. TfN1\N'I' OOV'enallts to neet
all req.rirements of the Palo AI to M.>nicil2"l Code pertaining to
n::adiscrimination in cnplCJY!ilE'OC. If = ~s fourrl in violatiCKl of
t.>;e nco:liserimination provisiCKl of the state of califODlia Fair
EHplOjilient Practices k>t or "iOOlar provisions of federal law or
executive order in the CJrluct of its activities under this Lease by
the state of caUfODlia Fair EnplcTJment Practices =mission or the
equivalent federal agency or officer, it shall thereby he fC'-rn 1-'1
default under this Lease, and such default shall ccrstitute a
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ll'at:erial breach of this Lease. CI'N shall then have the power to
cancel oc susper:d this Lease in whole or in part.
11. lNSPECTICN {RL 27. 11) S
CITI's e!lf'loyees a.-d agents s.'Ja1l have tl,., riqh!: at all reasonable
tinea to ~ the PREMISES to determine if the provisioos of this
LeaSe are bemg ccr.plied with.
12. !J:XD!iI\RMLBSS {RL 21.12) S
~ hereby waives all claims, liability am recourse against CTIY
including the right of CXX\tribJtioo for loss or damage of or to
persons or prcperty arisi..">g frem, ~ out of or in any way
Connected directly or in:lirectly with or re~ate1 to the q>erat1oo or
ll'aintenance of t.'le PROMISES or ~"I"S perfo!l!la'lCe or ocn
performance of the terms of trois Lease. = hereby agrees to
protect, i..~fy, h::>ld hal:mless am defend CITY, its officers,
age."lts, and enploy'ees fran and against any am all claims, liability,
demar.ds, damages, cost, expenses or attorneys' fees ari s ing out of
the operatic.. = ll"ainteIlOh"lCe of the ~SES or =, s perfonnance
or ncn perfonnance of the terr.s of this Lease. In the event CTIY is
named as oo-deferrlmt, TENANT shall not ify Cl'N of such fact and
shall represent CIT¥ in such legal actioo Unless CI'N urrl21takeS to
represent itself as oo-defenda."\t in such legal attioo, in which event
TEN1\Nl' shall pay to CI'N its litigatioo costs. expenses and
att~· fees. 'lE'WiT shall have IX> ooligatioo to protect,
iIlClemnity, oold hal:mless or defe.-d CTIY, its officers, agents. and
eIlployees fran and against a."lY and all clain ... liability. derraOOs.
damag'esJO O':)ats ... expenses or attorney's fees arising 0Jt .of CI'IY'S use
of the ~~ as provided ill ~ IIIW(2) and III(13).
excepting those claims. liability, demands, damages, costs, e><penses
or attorney·s fees which fray arise fran TENlINT'S acts or anissi= as
the C«'Iler of the building 00 the PREMISES.
13 • 'I1IXES h'ID J.SS&SSMENrS (RL 2'1. 13) S
This Lease may create a possessory interest 'oIhich is subject to the
payment of taxes levied on such ~ interest. It is urrlerstood and
agreed that all taxes and assessments (in:luding rut not limited to
the possessory interest tax] which becane due and payable upcrl the
PREMISES or upcrl fixtures, e<piprent, or other p'rq>erty insta~led or
o::oJStructed thereon, shall be the full responsibility of =m and
TENlI.'IT shall pay too taxes and assessments prior to deliIqJency.
1-1. • SLu:ESSO!<S!N INIEREST (RL 27.14 J S
Ulless o-:.herwise pro-vided in this Lease, the t errns -' cov--enants I and
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oooditiccs contained herein shall awly to a..'ld bind the heirs,
successors" executors, acininistrators" and assigr..s of all the pa.r1;:ies
hereto, all of 1ffiom shall be jointly and severally liable hereur.:ler.
15. ~ .. lHIffi EXCU>E PER."'OOWINCE (FORCE w..mJRE)
(RL 27.15) S
If either party hereto shall be delayed or p!Cevent.ea fran the
perfO<:lla.'1Ce of any act req.rlred heI"e1.llrler 1::0/ reason of acts of God,
. restrictive goveznnental laws or regulationa, or other cause without
fault and beyocrl the control of the party ooligated {financial
inability €Xc¥ed) , perfonnance of such act Shall be excused fo<: the
periOd of the delay arrl the periOd for the perfa<mance of any such
a...'"t shall be exterrled for a period equivalent to the period of such
delay.
16. PARTIAL INVALIDITY (RL 27.16) S
If any term, covena."lt, oondition, or provision of this Lease is
determined to be invalid, void, or unenforceable, by a coort of
~tent jurisdiction, the remainder of the p::-ovisions hereof shall
remain in full force and effect and shall m no way be affected,
inpaired, or invalidated thereby.
17. WAIVER a!' RIGHI'S (RL 27. 17) S
~ failure of CITY or Tail\NT to insist "POll strict performa.-.::e of
any of the terms, covenants, or conditialS of this Lease shall not be
dee<!ed a ... 'aiver of any right or rewedy that CITY or TENl'INI' tray t-.. ve,
and <*"411 not be deerred a waiver of' the right to req.rlre strict
perfonnan:::e of all the terms, covenants, and c:i:>rrli tions of the Lease
thereafter, nor a waiver of any rewedy fo<: the SiJbseqle."lt b<:each or
default of any tenn, cOllenant, or conChtion of the Lease.
18. = a!' susrAJN1N3 AN 1'.C!"rCN FDR BREACH OR DEFAULT
(Rr. 27.18) S
In the event either Cl'1Y or TENlI.'lI" CCUIllf>I>OeS legal action against the
other claiming a breach or default of this Lease, the prevailing
party in such litigation shall be entitled to recover fran the other
the cost of sustair>.i1">3 S\lCh action, including reasonable attrn:neys'
fees, as may be fixed by the court.
19. RESER'JlU'ICZlS ro CITY (RL 27.19) S
The ~SES are accepted 'as is' and "..nere is' by TEl>il'Nl' subject to
any and all existing easements. and er>c.uTbra:r.ces. CITY reserves the
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right t.o install, lay, CIOrlStruct, maintain, repair, an:i q>erate such
sanitary sewers .. ell'ains .. storm \'-ater sewers, pipelines, ~les .. and
~ioos; water, oil, an:i gas pipelines; telephone an:i tel~
power lines; an:i the awlicatioos and awrrtena.nces neceBsat)' or
O:nvenient for corlr'leCticn therewith, i.!l. coVer. 1..p:n, thr0.igh, across
and al~ the PFEKrSES "" arry part thereof, am to ';!lter the FREMISES
for a,"¥ am all such pUrpOSes. Cl'IT also reserves the right to grant
franchises, easeoonts, rights of W3.y, and permits, in, over, lpCa,
thrcugh, across, and al~ ~ and all port,oos of the PFEKrSES. rb
right reserved by CITY in this clause shall be so exercised as to
interfere unreasOnably with =, s q>eration hereurrler.
CU"i agrees that rights ~ted to third parties by reason of this
clause shall ca>!:ain prov:lsioos that: the surface of the land shall be
restored as nearly as practicable to the original OOClditioo upon the
ooopletion of any constructioo.
20. IJJU)ING OVER (RL 27.20) S
In the event TENi\NT shall continue in ~sessioo of the FREMISES
after the te.rm of the Lease, such possessioo ..r.all not be caosidered
a r"'-newal of this Lease but a tenancy fran m:lOth Co iOO<\tll and sball
be governed by the cco:litions and covenants ccr>t:ained in this Lease.
21. o:N)ITICN OF FREMISES· UP(N n:RMIN1>.TIa, (RL 21. 2l) S
~ telTili,',.,tion of this Lease, except as otherwise provided herein,
~ shall redeliver possessioo of the FRao!ISES to ~ in
subst. antially the san-e cci>dition tr.at existed imnediat~ly prior to
~'s ~, reasoc,able -.ear and tear, flood, eaxtb:fJaJ<e, war,
and any act Of war excepted.-
22. DISPOSITICN OF Al3l\NIX!:lED ~ froPERT'{ (RL 27. 22) S
If ~ abatrlxlS lie PREMISES or is dispossessed thereof by process
of la ... or otheno-:ise, title to any personal prq:>erty belcnging to
"Il:N!\Nr arrl lp.ft en tJ-.e FRao!ISES forty-five (45) days afcer such
abard:>nment or di!lfseSSiOO shall be deerred to have bee.'l transferred
to CI'IY. euy 51" 1 have the right to reroove and to disoose of such ~y with:Jut' liability therefor to TENANT or to· any persoo
clalllling under ~, and shall have no need to account therefor.
23. CQI'!UA!M OF =='5 = l1PCN TERMINl'.TIctl !RL 27.23) S
~ termir.ation of this Lease for any reason, includi.D;J rut not
l>mited to termination because of default by TENANT, = s.""11, at
CI'lY'S req.rest execute, ar..Jmowledge and deliver to CI'IY within five
(5) days after receipt: of ..-ritten dema!rl thereof, a good and
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sufficie.'>t deed ..mereby all rights. title. and interest of TIN'INr in
the PREMISES. is qui tclaitred to CI'IY. ShcW.d 'I»l.'\l>.'T fan DOC refuse
to de li WI' the required deed to crr;. CIT'{ <ray prepare and record a
notice reciting the failure of TENANr to exe..."'->te, acknowledge and
deliver such deed and the notice shall be conclusive evidence of the
texminatioo of this Lease, and of all right of ~'l' or those
claiming IZder 'ro'l1\Nl' in ond to the PREMISES.
24. Cl'n"s RIGm' TO RE-ENffiR {PL 27.24) S
'Tl1N\NT agree" to yie ld and peaceably de liver possessioo of the
PREMISES to CI'IY <Xl the date or tenninatioo of this Lease • .matsoever
the reasoo for such tenninatioo.
~ 'ifiving written notice of termir.atioo to'ID'l1\Nl', CI'IY shall bave
the nght to re-enter and take possessioo of t,»e PREMISES on the date
such terminatioo becanes effective without further notice of any ki1rl a.-n without 'institution of regular legal proceedings. TenninatHln of
tl".e !.ease an:1 re-e."ltry of the ~SES by CI'IY shall in no way alter
0<: diminish artj' ooligatioo of ~ under the !.ease tenns and shall
constitute an acceptance or surrender.
Tl1N\NT _ives any and aU rights of redertption under "'''lY existing or
future law or statute in the ever,!: of eviction fran or dispossession
of L"'" PREMISES for "'''lY reascn or in the event Cl'IY re·enters and
lawfully re-takes possession of the PREMISES.
25. o:NFLIC'l' OF INIEREST {RL 21.2S} S
'I'ENANT 'Warrants and co<renants that = ",!fielal or e!tployee of CIT'{
n:x' artj' b.lsiness ent i ty in which any of tieial or enplqye,e of Cl'IY is
interested: (1) has beer. e!lJlloyed or retained to solIcit or aid in
the procuring Df this Lease; Dr (2) will be ertployed in the
perfD~ Df this Lease wiUnlt the divulgence Df such fact to
CI'IT. In the eve.'ll: that CI'IY deterrl'ines that the e!lJlIO}'!Ient Df any
such official, errployee or bJsiness entity is not catp3tible with
such official's or employee's duties as an Dfficial or employee of
CI'IY. ~ ~ request of CI'IY s!,..11 irnrediately tennina,te such
e!lJll~. VlOlation of this ~sioo ooostitoces a seriC>..lS breach
of this Lease and, notw.ithstal'ldi~ paragraph VII Df this Lease. CI'IY
l!la'f tennir.ate this Lease as a reSUlt Df sUch violation.
26 . EMINENI' r:a-li\.IN (RL 21. 26) S
In the event the .mole or a.'1Y part Df the P!lE'USES are C<Jrrlermed u.l
a p:i>lic entity in the la .. 'fUl exercise of its p:>wer of eminent
doriiain, Uris Lease shall cease as to' the part cDrrlemned. !he date of
such termination shall be the effective date of possession of the
whole or part of the P!lE'USES by the ccndemning p,lblic entity.
18
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If ally a part is conder.ned and the condemnation of that part does
not Sl.i:>stant.tally i~r the capacity of the remainjer to be "sed for
the p.rrposes req.rlred by this Lease, = s.'lall cootiIL~ to be
W!Ild by the terms. <X>'\'e!l8.!lts an:i ocxrlitioos of this Lease. lboIever,
the t:beh current minittull anrnal rent shall be reduced in ~rt~=
to the relationship that tJ-.e """P"..nsa.tioo paid by the ~
public entity for the portion carlemned bears to the value of the
entire PR»IISES as of the date of possessicn of the part conde!med.
If the <Xl<>demnation of a part of the i1'9!ISES substantially i!!pair<;
the capacity of the remairrler to be used for the ~s required by
this Lease. nw\NT may:
A.
B.
Terminate this Lease an:i tbe~ be abBot ved of ooligaHons
under this Lease which have not accrued as of the date of
possession ~. the oonde"ning p.blic entity; or
Con!:inue to C>CC\lP.Y the remaining !'REMISES an:i thereby continue
to be boJnd by the terms. CO'V"'-nants and oonditiCXlS of this
Lease. If"reN1lNT elects to continue in possession of the
remainder of the PREMISES. tlla then curre.;e annual mini!lU!l
rental shall be redJced in prq:ortion to the relationship that
the c:arpensation paid by the oondermir.g p.>blic ::S~ for the
part condemed bears to the value of the entire 1 PREXLSES
as of the date of possession by the carlerrr.ing p.>blic enti ty.
= shall ~de CIIT with written notice advisinq CI1Y of
fiN".NT·s choice within tJ-.irty (30) dars of possessiC<"l of the part
o:xldesmed by the ooode!ming p.>blic ent, ty .
CITY shall be entitled to and shall receive all C<XI"pE!IlSatiOl1 related
to the condernnation of all or part of the PREMISES I:jy the exercise of
eminent OOrain excepc that ~ slJall be entitled to that portion
of the ~tion which represents the value of the TEN.7\Nl'-
constructed ilIp<'(T~ for the remainjer of the Lease telln. '!he
amount to whicl\ = shall be entitled shall not exceed the actual
cost of ~s ronstructed by '1l!N'\NI' reduced in p~rtion to
the relatiOOship of the remainL'1g Lease term to t.. ... origl1lal Lease
term. using ,. straight line awroach.
27. rosT-J\O;;QISITICN ~ {RL 27.2Bj S
"InWll' r.ereby acknowledges that its occupancy of tr.e PREMISES is
subsequent to ao<;p.llsition of the PREMISES by CITY. -n:wwr further
underStards and agrees that as a post-acquisition tenant. TEN".'lr is
not eligible and furthernore waives a11 claims for relocation
assistance and ~~fits under federal, state or local law.
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~. FlAZARLXXlS ~ (RL 21.29) S
A~ ICfjnjtjoo. As \.!Sed he:r.ein, the tenn alHazardous Materials"
rreans any substa."lCe or reterial which has been det.ermined by any
state, rederal or local governnenl:al authority to be capable of
posing riakof injury to health, safety, am prq:erty, inclu:ling
petroleum and petrofeun proci..cts and all of thoSe l!aterials ana
S'.IDetances designated as hazardous or toxic t-y. the U. S.
Envircnoontal Protectioo~, the california Water ~lity
OXlCrol Board, the U. S. Oepartrre.:lt of Labor, the cali fomia
~ of ~trial Relatioos, the california Depa..-tment of
Health Services, the california Health a'ld Welfare 1¥;}enc'r in
connectioo with the Safe water and Toxic Enforcerrent Act of
. 1.986, the U. S. Oepartment of Transportation, tbe U. s. Depa.>t~
of llgricu1ture. the u.s. O:lnsrn'er Prod'.J<.."t Safety Ocmnission, the
U. S. Depart.rne.'1t of Health and Hlr.ar. Services, the U. S. Food and
Drug 1Idni."Iistratioo or any other gcr.rernnel1tal agency DCN or
hereafter authorized ~..o regulate materials and S'.Jbsta.-.ces in t.'>e
envirorr.1eIlL Wi t.lx:OC limiting the genera 1i ty of the foregoing.
the term 'Haza..>'Ib.ls Materials' shall include all of tf:.ose
materials and· substances defined as 'toxic materials' in
Sectioos 656BO t.h:rcAlqh 6&;<>5 of Title 22 of the california COde
of RegulatiCt:lS, Divl'sico 4, Olapter 20, as the Barre may be
amended fran time to time.
B ~ TfimNi'1 Ii iJae Of WOOSES. Olri.rq the term of tl-..i s lease # TINAN!'
shall abide and be 00u:rl by all of the follo..-i.ng req.:irements,
i.
ii.
'l'EN'Im' shall carply with all laws DCN or hereafter iIl
effect relating to the use of Ha.zardo.Js Matedals al, under
or abcut the PREMISES, and TEW\.""l' shall rx:>t contaminate the
PREMrSSS, or its subsurfaces. with any liazarOO.ts Matar-ials.
'l'EN'Im' ..r.all rest riet its use of Hazardous Materials at the
PRFMISES to t..'>:>se kinds of materials that are ==mally used
in CO<lllECt 1.00 with 'l'EN'Im" s cperations. Disposal of a'Tr
Haza.rdo.ls M3.terials at the Premises are strictly
prohibited. Scorage of such permissible Hazardous
Materials is allowed only in aooordai>ce 'ri th a 11 applicable
laws 0C1W or hereafter in effect. All safety and mcnitoring
features of any storage facilities shall be "f{>roveQ by
CI'IY's Fire dUef L'1 accordance with all 1a,.." .•
'l'EN'Im' s!lall be solely and fully respcrlSible for the
report ing of all Hazardous l".aterials re leas€s to the
awn;priate pul:>lic agencies, when such releases are caused
by or result frun ~vr's activities en the =SES.
TEW\.>IT shall inmediately infOJ:1ll CITI of any release of
Hazardous Materials, ..nether or not the release is in
q,Jantities that 'o'OUld othendse be reportable to a public
agency.
20
. --,,--::~ , "----."
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iv. ~ shall be solelyarrl fully respc.<'.sible and liable for
such releases at the Premises, or into C:;:lY's ~ or
storm drainage system .. ..ne.., such releases are caused by or
result fran 'I'EN1INI" S activit ies on the PRE'!ISES. TEN1\NI'
shall take all necessary p<:eeautiOClS to pre .... ent. any of its
Haza.."'<X>.ls Materials fran entering into any stOl"!ll or sewage
d. .... in system or fLUll being released on the Premises.
'IENl\NT s."l,all renove releases of its Ha~ M3terials L'1
accordance with all laws. rn addition to all ~r_~~~"
and remed:i es of CI1Y heretnder, if the re lease of <1aza:rUUlS
Materials caused by TEN1\."(l' is rot rerroved by 'IENl\NT witMn
ninety {~} days after disco"ery by TINANr, CITY cr any
ether third party, CITY may pay to have the same rerroved
and TINk'i'l' shall reirrtlurse CIT"i for such costs within fi.ve
(5) days of ern-'s dem>rrl for payment.
v. TEN1INT shall protect, defend, indennify and hold harmless
CI1Y from and against all loss, da.'Tlage, or liability
(including all foreseeable and unforeseeable ~ial
damages) and e><penBes (incl'f.lin9, without limitatIon, the
cost of any cleanup and remediatl.cn of HazaI1i:>us Materials)
which CI1Y may sustain as a result of the presence or
cleanup of Haziu::<b.ls Vaterials on the PREMISES, when such
Haza.rcbJs J'.aterials are caused by or result from 'IENl\NT'S
activities on the PREMISES, including any loss, damage or
liability CI1Y may incur under the CroDrehensive
Envi:ronmental Response, Ccupensa.ticn and Liabil[ty ~ t42
U.S.C., §i 9601·75, as amended); the Resource O:nservation
and Rea:>very ~ (42 U.S.C., is 6901-82, as arreOOed); the
Hazardous !'laste Oxltrol Act (Heal th & Saf. COde, §§ 25100·
25250.24, as azrended}; the Safe Drinking water and Taxies
Enfo<Xe!l"ent. Act (Health & Saf. COde, §§ 25249.5·25249.13,
as .. -..ended) ; the U'lderground storage of Hazardous
SUbstances Act (Health & SaL (Uje, §§ 252&0-99.6, as
amended); the Hazardous SUbstance l\c<xlurJ: Act (Health &
SaL COde, §§ 25300-95, as amended); the Toxic SUbstances
Centrol Act (15 U.S.C., §§ 26-01-71, as arrended); the
carpenter-l?resley-Tanner Hazarcbus Substance lIcoount 1Ict
(Health & Sat. Code, is 25300-25395, as arrended); or anv
other loc:al# state,. or federal ordinance, statute.. or
con,a.. la ......
vi. TEN>NT's ooligation under this Clause shall suzvive the
expiration or earlier termination of this Lease.
29. 1llL CXJ\IElW.;'TS ARE exNllTiCNS (l'L 27.30) S
All prO\lisicns of the !eMC are expressly made conditiC<lS.
21
30. pJl.RI'!F.S OF nm:REST (RL 27.31) S
Nothln;r in this Lease, expressed or iIIl>lied, is intended to, or shall
be OO!:lI>tx>led to, <Xnfer ~ or to give to any person or party other
than c:I'N and 'lnWIT the -oovena:'lts, con::lition or stipulat ioos hereof.
All ocr..enants, stif'-llatiau;, premises and agreerents in this Lease
s1lall be for the sole a..u exclusive benefit of CI'lY and ftNl\I\'T,
. 31. ~<N OF Ll::l\SS {RL 27. n} s
Neither CI'IY tPr n;w.m' shall record this Lease; however, a sOOrt
font ~ of Lease may be ~ at CI'lY's >:eqUest.
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PREP A.'<.EO E'l: J.D. XI EHJ. 8"'(
CHECKEQ' BY: .. T .. REMLEY}!";
APi'ROVEO BY: J. REMLEY';"
O"1:E: NOVEMBER 25~ 199! .
~L OESCRIPTION
PARCEL 1
Beqir.rli1l9 at a point on the SOutherly line of Hopkins Avenue ... 60
feet. wide. Said point b!:irl9 easterly 170.0'0 feet from the
intersection oZ the Nest-erly line. of Harriett Street, 6() teet ""ide,
with said Southerly line of Hopkins Avenue;
'i'HDlCE Easterly EO. OX! feet:
TIID1CE SOutherly 'J.ob :feet;
'!'HENCE East~rly le.OO feet;
'I'EENCE SO>..ltherly 5<).00 feet;
THENCE Westerly 25.00 feet;
'THENCE Scutherly 55.tlC f~et;
~'liDiCE Westerly 45.00 feet;
'I'F.£lICE Nort.he~ly 1.48.00 f~et .. to the Point ()f Beg if4"1i ng •
EXcepti.ng that portion d€dicat.ee 2;5 perk lands -2S shown on s.tte.ched
dra~ing, EXHIBIT -A-~~ made a part hereof.
JDK:jdk
~106
~-.D OF p~SCFl,IfTION
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HOPKINS AVENUE (60' \JIDD
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