LANDXXXX'X XORK. 1.1 Landlord's work ("Landlord's Work") shall be defined as the construction of the Building shell more particularly described in Exhibit C and Exhibit C-1, including ADA facilities, to the extent required by the City. The scope of the shell construction shall include: The Building shell, roof, all exterior windows and doors, fire sprinklers below the roof line and below the second deck line, utilities and services to the Building's exterior, an elevator, the parking lot, exterior common areas, three (3) sets of interior stairs (consisting of stair assemblies and metal handrails to be provided f.o.
LANDXXXX'X XORK. Landlord shall construct the building in substantial accordance with the plans of Landlord's architect and shall be completed substantial in accordance with the architect's design and all requirements necessary to obtain a temporary Certificate of Occupancy, or its equivalent, for the building shell and core. Landlord's shall, at its sole cost and expense, complete the building shell and core, including the following:
a. TYPICAL OFFICE FLOOR
i. Restrooms will be completed and finished by owner, shower facilities N.I.C.
ii. Stairwells to be painted including walls, metal stair top and bottom where exposed, handrails, stair supports, doors and jambs, both sides. Concrete stair treads and landings to be sealed.
b. TYPICAL ELEVATOR CAB AND LOBBY
i. Elevator cab and lobby finishes will be completed by Landlord.
c. AIR CONDITIONING AND HEATING (HVAC):
i. Landlord shall install the vertical distribution of the HVAC and the horizontal distribution to and including the Variable Air Volume (VAV) control boxes to the premises including thermostats and provide for removal of the return air from the plenum. Permanent installation of thermostats will be a part of the tenant improvement construction at 5'-0" AFF, unless noted otherwise. All ductwork from VAV boxes to ceiling diffusers will be part of the tenant improvement construction phase.
ii. Landlord shall provide 78.75 tons total cooling capacity from six (6) Lennox rooftop units.
LANDXXXX'X XORK. 1.1 Landlord's work ("Landlord's Work") shall be defined as the construction of the Building shell more particularly described in Exhibit C, including ADA facilities, to the extent required by the City. The scope of the shell construction shall include: The Building shell, roof, all exterior windows and doors, fire sprinklers at the roof line, utilities and services to the Building's exterior, an elevator, the parking lot, exterior common areas, interior stairs (consisting of stair assemblies and metal handrails to be provided F.O.B.), and landscaping.
1.2 Landlord's work shall be completed through Landlord's general contractor, South Bay Construction, in compliance with all applicable codes and regulations.
1.3 Landlord shall pay for all costs involved in shell construction described in Paragraph 1.1, including, but not limited to, hard costs and architecture, engineering, consultants, shell building permit and impact fees, utility fees, loan fees, construction interest, transaction fees and development fees. Any changes in the Building shell required by Tenant and agreed to by Landlord shall be at Tenant's sole cost and expense.
LANDXXXX'X XORK. (A) Landlord agrees that it will supply at its own expense, its standard store, as more particularly described in Exhibit "C", attached (the Landlord's Work.)
(B) Landlord shall have no obligations to make improvements to the premises. All improvements to the Premises will be performed by the Tenant at Tenant's sole cost and expense. Tenant shall then have the obligation to complete Tenaxx'x xork as expeditiously as possible. Landxxxx xxxt approve any contract entered into by Tenant for work in the premises prior to commencement thereof. All such contracts must contain a waiver of lien by Tenaxx'x xontractor against the Building. Tenaxx xxxepts premises in as is condition.
LANDXXXX'X XORK. Landlord agrees to construct the requested leasehold improvements not to exceed $3,815.00 ($5.00 / RSF on the 763 RSF). The improvements will be constructed in accordance with the terms and procedures set forth in Exhibit D of the Lease Agreement dated September 15, 1997.
LANDXXXX'X XORK. See Exhibit B attached hereto.
LANDXXXX'X XORK. 1.1 Landlord's work ("Landlord's Work") shall be defined as the construction of the Building shell more particularly described in Exhibit C and Building Core improvements as defined below, including soft costs associated with Landlord's Work. Such soft costs shall include, but are not limited to architecture, engineering, consultants, shell building permits and impact fees, utility fees, loan fees, construction interest, transaction fees, and development fees. The scope of the shell construction shall include: The Building shell, roof, all exterior windows and doors, fire sprinklers at the roof line, utilities and services to the Building's exterior, the parking lot, exterior common areas, and landscaping. The scope of the Building Core Improvements shall include: lobbies, restrooms, locker areas with showers, janitorial room, elevator, elevator equipment room, roof screen and stair assemblies.
1.2 Landlord's Work shall be completed through Landlord's general contractor, South Bay Construction, in compliance with all applicable codes and regulations.
1.3 In addition to Tenant Improvement Allowance described in Paragraph 2.1 below, Landlord, at Landlord's sole cost and expense, shall pay for all costs involved in Landlord's Work described in paragraph 1.1.
1.4 Changes requested by Tenant to the Building shell and/or Core Improvements shall be at Tenant's sole cost and expense.
