Shell Improvements. Landlord has furnished the Shell Improvements existing as of the date of this Agreement at its cost. In the event any additional cost related to the Shell Improvements are necessary as a result of the Tenant’s Interior Improvements, said costs shall be paid one hundred percent (100%) by Tenant.
Shell Improvements. The term “Shell Improvements” shall mean the following which have been constructed by Landlord: (i) the shell of a two story industrial building containing approximately 109,786± square feet (not including (a) any atriums, covered entrances or egresses and covered Building loading areas which would bring the total Building size to 111,465 ± square feet, and (b) any potential bridge between this Building 6 and adjacent Building 5 (the “Building Connector”)), consisting of foundation, first and second story floor slab, building exterior precast concrete panels, building exterior window wall system (including standard ten foot high exterior doors and standard exterior door hardware), load bearing walls, roof system for standard loading, roof membrane, roof screen; (ii) sitework improvements consisting of offsite sanitary sewer piping from street main to property line, offsite domestic water and fire service from street mains to property line, full “shell” fire-sprinkler systems; functional interior stairs per plan (concrete-filled metal stair tread pans in unfinished gypsum-board enclosures with no hand rails or finishes); 2-elevator core with one elevator installed and functional (State inspected and signed off); (iii) primary electrical power to pad-mounted transformers adjacent to Building, electrical power to panels within electrical room of Building sufficient to support elevator, emergency interior lighting, utility power and lighting in electrical and elevator equipment rooms; exterior parking lot standards & lighting; interior roof insulation; Building security system; telephone utility conduits from telephone utility vault at the street to electrical room in the Building; gas line stubbed from street to proposed gas meter pad location outside Building proximate to transformer; domestic water stubbed into interior of building; sanitary sewer gut line installed under slab from end stair well to end stair well connected to the exterior service of the Building; storm offsite and onsite storm sewer (for exterior water drainage system), paving and parking areas, striping, sidewalks, parking curbs, gutters, irrigation system and landscaping. The plans for the Shell Improvements are known hereafter as the “Shell Plans”. Notwithstanding anything to the contrary herein, (i) all Shell Improvements provided by Landlord are Landlord’s standard items, and (ii) Landlord shall not be responsible or liable to construct any other improvements, of any type whatsoever, ...
Shell Improvements. The term "Shell Improvements" shall mean the combination of the Cold Shell Improvements, Warm Shell Improvements and Site Work which are to be constructed by Tenant and paid for by the Parties as set forth in Section 3.F.
Shell Improvements. Landlord (a) shall construct the “Shell Improvements” described on Exhibit E and (b) shall complete construction of the parking areas, sidewalks, drive aisles, landscaping and other common area improvements (collectively, the “Site Improvements”). Shell Improvements and Site Improvements are collectively referred to herein as the “Landlord’s Work.” Landlord shall commence and diligently prosecute to completion the Landlord’s Work such that the below Milestones are timely achieved. Except as specifically set forth in Section 2.4 below, Landlord shall not be liable for a failure to deliver possession of the Premises by the applicable Milestone Dates set forth below and (a) the validity of this Lease shall not be affected or impaired thereby, (b) Landlord shall not be in default hereunder or be liable for damages therefor, and (c) Tenant shall accept possession of the Premises when Landlord tenders possession thereof to Tenant. Landlord shall provide Tenant with regular updates as to the progress of completion of the Landlord’s Work and the below Milestones, as well as reasonably satisfactory evidence of completion of each Milestone (as set forth below). As long as Tenant leases the entire Premises, Landlord shall not construct any other improvements on the Land other than the Landlord’s Work, without the prior written consent of Tenant, such consent not to be unreasonably withheld, conditioned or delayed.
Shell Improvements. Landlord agrees to furnish the Shell Improvements at its cost, including the paving and parking areas, striping, curbs, and gutters as shown on EXHIBIT "A" of the Lease, the main plumbing line into the building and landscaping and irrigation system for the building. Any changes to the Shell Improvements relating to Tenant's request which are approved by Landlord shall be made by Landlord and paid for one hundred percent (100%) by Tenant. Stubbing of the actual plumbing fixtures will be an Interior Improvement Cost, and not considered a part of the Shell Improvements.
Shell Improvements. Landlord, at its sole cost and expense, shall complete the shell improvements to the Building (“Shell Improvements”) substantially in accordance with the (i) preliminary site plan attached hereto as Exhibit A or A-1 as set forth in Section 2, (ii) the preliminary shell Building specifications attached hereto as Exhibit E, (iii) the preliminary exterior elevations of the Building attached hereto as Exhibit E-1, and (iv) the preliminary rendering of the Building attached hereto as Exhibit E-2 (collectively, the “Preliminary Shell Plans”), subject to modifications required by the City of St. Xxxx. The final construction drawings (the “Final Shell Plans”) for the Shell Improvements are subject to Tenant’s review and approval and Landlord (and Landlord’s architect) shall review Final Shell Plans with Tenant. Tenant shall either approve or conditionally approve the Final Shell Plans by written notice to Landlord given within five (5) business days after Tenant reviews the Final Shell Plans with Landlord. If Tenant fails to notify Landlord within said five (5) business day period, then the Final Shell Plans will be deemed approved by Tenant. Tenant’s review and approval of the Final Shell Plans shall not be unreasonably withheld, conditioned or delayed. Any delay in completion of construction of the Shell Improvements contributed to by Tenant’s failure to timely review and approve the plans shall extend the delivery date by a period equal to the Tenant’s delay. Changes or modifications to the approved Final Shell Plans shall be submitted by Tenant to Landlord for Landlord’s prior written approval which shall not be unreasonably withheld or delayed. Landlord shall notify Tenant of any anticipated delay in completion of the Shell Improvements attributable to a requested change order prior to approving or denying the same and Tenant shall have the absolute and unilateral right to withdraw an approved change order request within two (2) business days after receipt of Landlord’s notification of the extent of anticipated delay attributable to the proposed change order. Each approved change order no longer subject to Tenant’s right of withdrawal shall constitute an amendment to this Lease. Tenant shall reimburse Landlord, within thirty (30) days after written request, for the cost of any change orders that increase the total cost of the Shell Improvements as set forth in the approved Final Shell Plans.
Shell Improvements. Except for base building improvements that include only the Sprinkler System with turned-up heads, Tenant shall, at its expense, make the following improvements to the Premises:
Shell Improvements. The term "Shell Improvements" shall mean the following which are to be constructed by Landlord: (i) the shell of a two story industrial building containing approximately 48,384 PLUS OR MINUS square feet, consisting of foundation, first and second story floor slab and second story floor deck, load bearing walls, roof system, roof membrane, standard width interior stairways, exterior doors and exterior door hardware; and (ii) all paving and parking areas, striping, sidewalks, parking curbs, gutters, irrigation system, landscaping, storm sewer and main utility service conduits, (excluding electrical panel which is part of Interior Improvements) from the street to the building perimeter, transformer pad, the main plumbing line into the building, water and sewer connection fees including cost to hook up to the City of Redwood City sewer system (excluding: sewer fees related to the lunch room (if any); roof screens; utility pads and the exterior walls and all other construction elements of any such utility pads; and electrical panels).
Shell Improvements. Shell improvements" shall mean a three-story office building of steel frame construction, including two finished elevators, fire sprinkler systems (distributed with heads required for building shell final inspection by the City of Carlsbad), emergency stairway exits, central plant for HVAC system and an HVAC water loop for each floor, finished restrooms on each floor, finished Common Area for fire existing on the ground floor and finished lobby of the ground floor from the front of the Building entrance to the Building core, all such improvements to be reasonably comparable to "Class A" standards of a suburban office building, and substantially in conformance with the office Building-Outline Specifications dated May 28, 1997, attached hereto as Schedule 1. Shell Improvements shall include the Site Amenities and those components of the Premises which are identified in the Preliminary Plans and Specifications as elements of the basic Building shell, or more specifically as "Shell Improvements," land, land preparation, landscaping and all necessary utilities stubbed to the Building, or as otherwise mutually identified by Landlord and Tenant, in writing.
Shell Improvements. (a) Lay-in acoustical ceiling grid with acoustical ceiling tile inventories stored on the floor of the premises.
(b) Central air conditioning and heating ducts in a placement determined by Landlord to be standard.
