EXHIBIT 10.37
LEASE
BETWEEN
PHOENIX INDUSTRIAL INVESTMENT PARTNERS, L.P.
AN ARIZONA LIMITED PARTNERSHIP
AS LANDLORD
AND
SPEEDFAM - IPEC, INC.,
AN ILLINOIS CORPORATION
AS TENANT
TABLE OF CONTENTS
PAGE
1. DEFINITIONS.................................................................................... 1
2. LEASED PREMISES................................................................................ 4
3. TERM........................................................................................... 4
4. RENT........................................................................................... 4
5. ADDITIONAL CHARGES............................................................................. 5
6. LATE CHARGES AND INTEREST...................................................................... 5
7. USE OF LAND PREMISES........................................................................... 6
8. TRIPLE NET LEASE............................................................................... 6
9. MAINTENANCE AND REPAIRS........................................................................ 6
10. TENANT'S EQUIPMENT............................................................................. 7
11. ALTERATIONS AND ADDITIONS...................................................................... 7
12. IMPOSITIONS.................................................................................... 10
13. COMPLIANCE WITH REQUIREMENTS................................................................... 10
14. LIENS.......................................................................................... 10
15. PERMITTED CONTESTS............................................................................. 11
16. NO CLAIMS AGAINST LANDLORD..................................................................... 11
17. INDEMNIFICATION BY TENANT...................................................................... 11
18. UTILITIES...................................................................................... 12
19. INSURANCE...................................................................................... 12
20. DAMAGE TO OR DESTRUCTION OF LEASED PREMISES.................................................... 15
21. EMINENT DOMAIN................................................................................. 16
22. PERFORMANCE ON BEHALF OF TENANT................................................................ 18
23. ASSIGNMENTS AND SUBLEASE....................................................................... 18
24. EVENTS OF DEFAULT; TERMINATION................................................................. 24
25. ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS................................................. 29
26. SUBORDINATION AND ATTORNMENT................................................................... 31
27. OPTIONS TO EXTEND.............................................................................. 31
28. APPRAISAL...................................................................................... 32
29. RIGHT OF ENTRY................................................................................. 33
30. NOTICES........................................................................................ 33
31. SURRENDER...................................................................................... 34
32. BROKER......................................................................................... 34
33. WAIVER......................................................................................... 35
34. NO PARTNERSHIP................................................................................. 35
i
TABLE OF CONTENTS
PAGE
35. PARTIAL INVALIDITY ............................................................................ 35
36. RECORDING...................................................................................... 35
37. HAZARDOUS MATERIALS ........................................................................... 35
38. HOLDING OVER................................................................................... 39
39. AUTHORITY...................................................................................... 39
40. PARKING..... .................................................................................. 39
41. QUIET TITLE ................................................................................... 39
42. BENEFIT........................................................................................ 39
43. SIGNAGE........................................................................................ 39
44. TELECOMMUNICATIONS ............................................................................ 39
45. APPROVALS AND CONSENTS......................................................................... 40
46. SECURITY DEPOSIT .............................................................................. 40
47. MISCELLANEOUS.................................................................................. 41
48. COUNTERPART.................................................................................... 41
ii
LEASE
THIS LEASE is made and entered into as of the 21 day of June, 2002,("LEASE
EXECUTION DATE") by and between Phoenix Industrial Investment Partners, L.P., an
Arizona limited partnership (hereinafter called "LANDLORD"), and SpeedFam -
IPEC, Inc., an Illinois corporation (hereinafter called "TENANT").
RECITALS
A. Concurrently herewith, Landlord purchased from Tenant that certain
real property commonly known as 000 Xxxxx 00xx Xxxxxx and 000 Xxxxx
00xx Xxxxxx, Xxxxxxxx, Xxxxxxx, more folly described on the attached
Exhibit A ("PROPERTY").
B. As part of the aforementioned acquisition, Landlord desires to lease
to Tenant, and Tenant desires to lease from Landlord, the Leased
Premises (as defined hereinafter) upon the terms and conditions
hereof.
NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency
of which is hereby acknowledged, the parties hereto agree as follows:
W I T N E S S E T H:
In consideration of the mutual covenants hereinafter set forth, the
parties hereto agree as follows:
1. DEFINITIONS. As used in this Lease the following terms shall have
the following respective meanings:
a. Additional Charges: as defined in Section 5.
b. Affiliate, Subsidiary or Successor: as defined in Section 23.
c. Alteration or Alterations: as defined in Section 11.
d. Appraisal: as defined in Section 28.
e. Base Rent: as defined in Section 4.
f. Business Days: any day which is not a Saturday, Sunday or
federal, state or local holiday.
g. Capital Improvement: as defined in Section 9.
h. Cost(s) and Expenses(s): all costs, expenses and fees of every
kind and nature, including without limitation reasonable
attorneys' fees, court costs, experts' fees, consultants' fees
and all other expenses arising from or connected with
threatened or pending actions, suits, claims, demands or
proceedings.
i. Default: as defined in Section 24.
j. Default Rate: the lesser of (i) four (4) points above the then
prime rate of interest as announced from time to time by Bank
One, Arizona, NA, a national banking association, or its
successor; and (ii) the highest rate permitted by applicable
law.
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k. Fair Market Rental: as defined in Section 28.
1. Hazardous Materials: as defined in Section 37.
m. Impositions: Any of the following which at any time during or
in respect of the Lease Term may be charged, assessed, levied,
confirmed or imposed on or be a lien upon (y) the Leased
Premises or any part thereof or any Rent or other payments
paid to Landlord pursuant to this Lease or subleases of the
Leased Premises, or any part thereof, by anyone claiming by,
through or under Tenant; or (z) any occupancy, use or
possession of or activity conducted on the Leased Premises or
any part thereof: all taxes including, without limitation, (i)
Real Property Taxes; (ii) sales, transaction privilege,
license, excise, rent or similar taxes and whether imposed on,
or measured by, the Rent, Additional Charges or other payments
or consideration in any form for which Tenant is obligated by
reason of the privilege of renting or of Tenant's occupancy
hereunder, and (iii) all new taxes imposed, levied or charged
in lieu of or in addition to existing taxes by virtue of
present or future law or governmental authority in connection
with the ownership, use, occupancy or possession of the Leased
Premises as measured by the Rents, Additional Charges or other
payments herein provided to be paid by Tenant, or otherwise,
assessments (including without limitation, all assessments for
public improvements or benefits, whether or not commenced or
completed prior to the date hereof and whether or not to be
completed within the term hereof, ground rents, contract
payments, water, sewer, utility or similar rents, rates and
charges, excises, levies, license fees, permit fees,
inspection fees and other authorization fees, other charges
and other governmental impositions in each case, whether
general or special, ordinary or extraordinary, foreseen or
unforeseen, of every kind and character (including all
interest and penalties thereon). Notwithstanding anything
hereinabove to the contrary, Impositions shall not include,
and Tenant shall never be obligated to pay, any corporate,
estate, inheritance, succession, capital, levy or transfer tax
of Landlord or any income, profit or revenue tax, franchise
taxes or other similarly imposed taxes of Landlord determined
on the basis of general income or revenues (except to the
extent a part of the sales, privilege, rent and other taxes
described by (ii) of this definition of Impositions) or any
interest or penalties in respect thereof.
n. Improvements: As defined in Section 2.
o. Insurance Requirements: all terms of an insurance policy
covering or applicable to the Leased Premises or any part
thereof, all requirements of the issuer of any such policy,
and all orders, rules, regulations and other requirements of
the National Board of Fire Underwriters (or any other body
exercising similar functions) applicable to or affecting all
or any part of the Leased Premises or any use or condition
thereof.
p. Lease: this Lease, as at the time amended, modified or
supplemented, together with all Exhibits now or hereafter
attached hereto or referenced herein.
q. Lease Term: as defined in Section 3.
r. Lease Year: Except with regard to the first Lease Year, which
first Lease Year shall include the first twelve (12) full
calendar months and any partial month at the commencement of
the Lease Term (if the Lease commences on a date other than
the first of a month), each consecutive twelve (12) month
period during the Lease Term, with the first Lease Year
commencing simultaneously with the commencement of the Lease
Term,
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and with each subsequent Lease Year commencing immediately
upon the expiration of the immediately preceding Lease Year.
s. Leased Premises: as defined in Section 2.
t. Legal Requirements: all laws, statutes, codes, acts,
ordinances, orders, judgments, decrees, injunctions, rules,
regulations, permits, licenses, authorizations, directions and
requirements of all governments, officials and officers,
foreseen or unforeseen, ordinary or extraordinary, which now
or at any time hereafter may be applicable to all or any part
of the Leased Premises or any use or condition thereof.
u. Month or Monthly: each calendar month beginning or ending
during the Lease Term.
v. Option or Options: as defined in Section 27.
w. Option Date: as defined in Section 27.
x. Qualified Appraiser: as defined in Section 28.
y. Real Property Taxes: all taxes, assessments, levies, and other
charges of any kind or nature whatsoever, general and special,
foreseen and unforeseen (including all installments of
principal and interest required to pay any existing or future
general or special assessments for public improvements,
services or benefits, and any increases resulting from
reassessments resulting from a change in ownership, new
construction, or any other cause), now or hereafter imposed by
any governmental or quasi-governmental authority or special
district having the direct or indirect power to tax or levy
assessments, which are levied or assessed against, or with
respect to the value, occupancy or use of all or any portion
of the Leased Premises (as now constructed or as may at any
time hereafter be constructed, altered or otherwise changed)
or Landlord's interest therein, the fixtures, equipment and
other property of Landlord, real or personal, that are an
integral part of and located on the Leased Premises, the gross
receipts, income, or rentals from the Leased Premises, or the
use of parking areas, public utilities, or energy within the
Leased Premises, or Landlord's business of leasing the Leased
Premises. If at any time during the Lease Term the method of
taxation or assessment of the Leased Premises prevailing as of
the Effective Date shall be altered so that in lieu of or in
addition to any Real Property Taxes described above there
shall be levied, assessed or imposed (whether by reason of a
change in the method of taxation or assessment, creation of a
new tax or charge, or any other cause) an alternate or
additional tax or charge (i) on the value, use or occupancy of
the Leased Premises or Landlord's interest therein, or (ii) on
or measured by the gross receipts, income or rentals from the
Leased Premises, on Landlord's business of leasing the Leased
Premises, or computed in any manner with respect to the
operation of the Leased Premises, then any such tax or charge,
however designated, shall be included within the meaning of
the term "REAL PROPERTY TAXES" for purposes of this Lease.
"Real Property Taxes" shall also include any costs and
expenses incurred by Landlord in connection with appealing
and/or contesting any Real Property Taxes.
z. Rent: shall mean, collectively, Base Rent, Additional Charges,
Impositions, late charges and all other payments of money
payable to Landlord under this Lease, whether or not such
payments are specifically denominated as rent hereunder.
aa. Restoration: as defined in Section 20(b).
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bb. SNDA: as defined in Section 26.
cc. Tenant's Equipment: all personal property, furniture,
furnishings, business or trade fixtures and equipment now or
hereafter in or about the Leased Premises or any part thereof,
which are the property of Tenant or any permitted sublessee or
assignee of Tenant, the Alteration or removal of which shall
be in accordance with Section 10. Without limiting the
generality of the foregoing, Tenant's Equipment shall include
that property listed on the attached Exhibit B.
dd. Third Appraiser: as defined in Section 28.
ee. Unavoidable Delays: delays due to strikes, acts of God, labor
disputes, fire, earthquakes, floods, explosion, out of the
ordinary actions of the elements, invasion, war, insurrection,
sabotage, inability to procure or general shortage of labor,
equipment, facilities, materials, or supplies in the open
market, failure of transportation, lockouts, actions of labor
unions, laws or orders of governmental, civil, military or
naval authorities, governmental restrictions, enemy action,
riot, civil commotion, unavoidable casualty, or other causes
(whether similar or dissimilar) beyond the control of the
obligated party hereto, financial inability excepted.
2. LEASED PREMISES. Landlord hereby leases to Tenant, and Tenant hereby
leases from Landlord, the Property together with all improvements,
buildings, fixtures and structures ("IMPROVEMENTS") as now or
hereafter existing, constructed or altered thereon and all
appurtenances thereto (collectively, the "LEASED PREMISES"). Tenant
acknowledges that Tenant is the prior owner of the Leased Premises,
that this Lease is part of a sale-leaseback transaction and Tenant
is intimately familiar with all aspects of the Leased Premises and
that this Lease is on an "as is", "where is" and "with all faults"
basis.
3. TERM. The term of this Lease ("LEASE TERM") shall commence on June
21, 2002, and shall end on the last day of the one hundred eightieth
(180th) full calendar month after commencement of the Lease Term,
which expiration date is June 20, 2017, subject to the Options to
extend hereinafter set forth or earlier termination pursuant to the
terms of this Lease.
4. RENT. Tenant shall pay to Landlord as base monthly rent ("BASE
RENT") for the Leased Premises as follows:
Lease Year 1 $250,000.00 per month
Lease Year 2 $255,000.00 per month
Lease Year 3 $260,100.00 per month
Lease Year 4 $265,302.00 per month
Lease Year 5 $270,608.04 per month
Lease Year 6 $276,020.20 per month
Lease Year 7 $281,540.60 per month
Lease Year 8 $287,171.42 per month
Lease Year 9 $292,914.85 per month
Lease Year 10 $298,773.14 per month
Lease Year 11 $304,748.61 per month
Lease Year 12 $310,843.58 per month
Lease Year 13 $317,060.45 per month
Lease Year 14 $323,401.66 per month
Lease Year 15 $329,869.69 per month
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Base Rent shall be payable in advance of the first day of each Month
during the Lease Term; provided, however, if the Lease Term
commences on a day other than the first day of a Month, Tenant shall
pay to Landlord concurrently with the commencement of the Lease
Term, the Base Rent for such partial Month on a pro-rated basis
calculated using a thirty (30) day month. The Base Rent and all
other sums payable to Landlord hereunder shall be paid by good check
payable in currency of the United States of America as at the time
shall be legal tender for the payment of public and private debts,
at the Landlord's address specified for notices in Section 30, or at
such other place as Landlord may designate in writing from time to
time. Such payments shall be made without any abatement, deduction
or offset whatsoever, and without any prior demand therefor. In the
event that the Lease Term is terminated for any reason on a date
other than the last day of a calendar month, on the first day of the
last calendar month of the Lease Term Tenant shall pay to Landlord
as Base Rent for the period from said first day of said last
calendar month to and including the last day of the Lease Term that
proportion of the monthly Base Rent hereunder which the number of
days between said first day of said last calendar month and the last
day of the term hereof bears to thirty (30). If a check of Tenant's
is dishonored for insufficient funds, Landlord may require Tenant to
make future payments due hereunder via electronic transfer or
cashier's check.
5. ADDITIONAL CHARGES. Tenant also shall pay from time to time during
the Lease Term as additional charges ("ADDITIONAL CHARGES"):
a. all amounts and obligations other than Base Rent which Tenant
herein assumes or agrees to pay, including without limitation
all Impositions; and
b. interest at the Default Rate on such of the foregoing amounts
and obligations other than Base Rent as are payable to
Landlord which are not paid on or before the fifth (5th) day
after written notice by Landlord to Tenant that such amount is
due, with such interest to accrue from each date that such
amount was due until paid.
6. LATE CHARGES AND INTEREST. Tenant acknowledges that late payment by
Tenant to Landlord of Rent under this Lease will cause Landlord to
incur costs not contemplated by this Lease, the exact amount of
which is extremely difficult or impracticable to determine. Such
costs include, but are not limited to, processing and accounting
charges, late charges that may be imposed on Landlord by the terms
of any mortgage or deed of trust secured by the Leased Premises.
Therefore, if any installment of Base Rent or any payment of
Additional Charges, Impositions or other rent due from Tenant is not
received by Landlord in good funds by the applicable due date,
Tenant shall pay to Landlord an additional sum equal to five percent
(5%) of the amount overdue as a late charge. The parties acknowledge
that this late charge represents a fair and reasonable estimate of
the costs that Landlord will incur by reason of late payment by
Tenant. In no event shall this provision for a late charge be deemed
to grant to Tenant a grace period or extension of time within which
to pay any Rent or prevent Landlord from exercising any right or
remedy available to Landlord upon Tenant's failure to pay any Rent
due under this Lease in a timely fashion, including any right to
terminate this Lease as set forth elsewhere herein. If any Base Rent
remains delinquent for a period in excess of five (5) days then, in
addition to such late charge, Tenant shall pay to Landlord interest
on any Base Rent, Rent and/or Additional Charges that is not paid
when due at the Default Rate following the date such amount became
due until paid.
7. USE OF LEASED PREMISES. Tenant may use the Leased Premises for any
lawful purpose permitted by applicable zoning, building and other
Legal Requirements of municipal, state or
Page 5 of 42
federal authorities now in force, or which hereafter may be in force
with respect to the Leased Premises. Tenant will not commit, omit or
permit any act, condition or event which is contrary to any Legal
Requirement or Insurance Requirement. Tenant shall not commit any
waste in or about the Leased Premises, and Tenant shall keep the
Leased Premises in a neat, clean, attractive and orderly condition,
free of any nuisances.
8. TRIPLE NET LEASE. This Lease shall be deemed an absolute triple net
lease and Tenant shall do all acts and make all payments connected
with or arising out of any use or occupation of the Leased Premises,
or any part thereof, whether now or hereafter existing, levied or
imposed, and whether foreseen or unforeseen. Landlord shall not be
obligated to perform any acts or be subject to any liabilities or to
make any payments except as otherwise specifically and expressly
provided in this Lease.
9. MAINTENANCE AND REPAIRS.
a. Tenant at its sole Cost and Expense will keep in good, clean,
first class and operable condition the Leased Premises and
every part thereof, including, but not limited to, all
plumbing, heating, roof, parking lot, ventilation, air
conditioning and electrical systems and equipment in, on or
serving the Leased Premises, windows, doors, floors, interior
walls, the roof, exterior walls, ceiling and basement which
are part of the Leased Premises, and will make or cause to be
made all necessary or appropriate repairs, replacements or
renewals thereof, whether interior or exterior, structural or
non-structural, ordinary or extraordinary, foreseen or
unforeseen, capital or ordinary.
b. In addition to the foregoing, Tenant shall be required to make
such repairs, maintenance and replacements at such reasonable
intervals as the parties may agree, which intervals are
initially designated on Exhibit D. Tenant will maintain a
software package that schedules all preventative maintenance
procedures with the settings consistent with those set forth
on Exhibit D. Such repairs, maintenance and replacements shall
be done in a good, workmanlike and first class manner. If
Landlord so requires, Tenant shall obtain Landlord's consent,
which shall not be unreasonably withheld, as to the selection
of contractors prior to commencement of such work. Subject to
Tenant's right to use internal personnel for repair,
replacement and maintenance obligations, Tenant shall contract
for regular maintenance and upkeep for landscaping, elevators,
janitorial and the HVAC system, and shall provide Landlord
with copies of such concurrently herewith and within five (5)
business days after Landlord's request. If Landlord and/or a
successor in interest to Tenant shall be bound by such
contracts, such contracts shall include a clause that makes
them terminable upon thirty (30) days written notice from
Landlord. Unless Tenant has contracted for repair, replacement
and maintenance obligations with a third-party, at all times
during the Lease Term, Tenant shall maintain internal
maintenance personnel adequate to maintain the Leased Premises
in good, clean, first class and operable condition. If Tenant
does not maintain such internal maintenance personnel, as
Landlord shall reasonably determine, Tenant shall enter into
such maintenance contracts on such terms and conditions as
Landlord shall reasonably require.
c. Tenant shall also cause the Leased Premises to be inspected by
a licensed contractor on an annual basis, or at such other
times as Landlord shall reasonably designate, and Tenant shall
perform, subject to Unavoidable Delays, within forty five (45)
days after the presentation of the contractor's findings, all
repairs, maintenance and replacements designated by said
contractor. If Landlord so requires, Tenant shall obtain
Landlord's consent, which shall not be unreasonably withheld,
as to the selection of said contractor.
Page 6 of 42
Tenant shall also cause the roof, parking lot, plumbing and
electrical systems to be inspected by a licensed roofing
contractor, paving company, plumbing company or electrical
company as applicable, on an annual basis, or at such other
times as Landlord shall designate and Tenant shall perform,
subject to Unavoidable Delays, within forty five (45) days
after the presentation of the contractor's findings, all
repairs, maintenance and replacements designated by said
contractor. Tenant shall provide Landlord with a copy of any
reports or findings pursuant to any inspection required
hereunder within five (5) business days after Tenant's receipt
thereof.
d. If Tenant does not timely perform all of its maintenance,
repair and replacement obligations as required by the terms of
this Lease, Landlord may, but shall have no obligation to,
perform such obligations at Tenant's sole Cost and Expense. In
such event, Tenant shall reimburse Landlord for all Costs and
Expenses associated therewith upon demand, with interest at
the Default Rate from date of payment by Landlord. Such sums
shall be considered Rent for all purposes hereunder.
e. Tenant shall be required to maintain the Leased Premises in a
first class condition through the Lease Term, at its sole Cost
and Expense. Notwithstanding anything contained herein to the
contrary, Tenant shall be solely responsible for all
maintenance, repairs and replacements affecting the Leased
Premises during the Lease Term and in no event shall Tenant be
deemed an agent of Landlord for the purpose of conducting such
maintenance, repairs, and replacements without the express
written acknowledgement of agency by Landlord.
10. TENANT'S EQUIPMENT. All of Tenant's Equipment shall remain the
property of Tenant, provided that:
a. Tenant shall have the right at any time during the Lease Term
while not in Default to remove from the Leased Premises all or
any part of Tenant's Equipment in or on the Leased Premises
without regard to the manner placed on or affixed to the
Leased Premises, provided that Tenant at its expense
immediately will repair or be obligated for all Costs and
Expenses in connection with all damage to the Leased Premises
caused by the removal of Tenant's Equipment therefrom.
b. Any of Tenant's Equipment not removed by Tenant at its expense
within thirty (30) days after the expiration or earlier
termination of this Lease or the Lease Term shall be
considered abandoned by Tenant and may be appropriated, sold,
destroyed, or otherwise disposed of by Landlord without any
further notice to Tenant, and without obligation to account
therefor. Tenant at its expense will immediately repair or be
obligated for all Costs and Expenses in connection with all
damage to the Leased Premises caused by any removal of
Tenant's Equipment therefrom. Landlord shall not be
responsible for any loss of or damage to Tenant's Equipment,
except to the extent caused by Landlord's gross negligence or
willful acts.
11. ALTERATIONS AND ADDITIONS. Tenant shall have the right at any time
during the Lease Term, at Tenant's sole Cost and Expense, while not
in Default to make changes, alterations, additions or improvements
(collectively, "ALTERATIONS", or singularly, an "ALTERATION") in or
to the Leased Premises, subject to the following:
a. Tenant shall not construct any Alterations or otherwise alter
the Leased Premises without Landlord's prior written approval,
which approval shall not be unreasonably withheld or
Page 7 of 42
delayed, except that provided Tenant complies with each and
every other term and condition applicable to Alterations, no
approval by Landlord shall be required provided:
i. The cost of the Alteration in question does not
cost in excess of Fifty Thousand Dollars
($50,000.00);
ii. The total cost of all Alterations for the Lease
Year in which Tenant commences construction of the
Alteration in question does not total more than
One Hundred Thousand Dollars ($100,000.00);
provided, however, that the cost of Alterations
costing less than Fifty Thousand Dollars
($50,000.00) shall not apply to the total
Alteration amount of One Hundred Thousand Dollars
($100,000.00) for the applicable Lease Year unless
and until the total cost of all Alterations for
such Lease Year costing less than Fifty Thousand
Dollars ($50,000.00) each shall total at least One
Hundred Thousand Dollars ($100,000.00), and then,
all of such Alterations shall apply to the total
Alteration amount for said Lease Year and the
Tenant shall be required to obtain Landlord's
consent for any and all subsequent Alterations
during said Lease Year;
iii. Such Alteration does not affect the structural
integrity of the Leased Premises or any
base-building system; and
iv. Such Alteration does not adversely affect the
future leaseability of the Leased Premises to a
subsequent lessee.
Except for any Alterations permitted under this Section 1l(a)
without Landlord's consent, Tenant shall not construct any
Alteration until Landlord has approved in writing the plans
and specifications therefor, and such Alteration shall be
constructed substantially in compliance with such approved
plans and specifications by a licensed contractor first
approved by Landlord (who shall not unreasonably withhold,
condition or delay its approval of any such contractor). All
Alterations constructed by Tenant shall be constructed by a
reputable licensed contractor in a good and workmanlike first
class manner and using new materials of good quality, in
accordance with all applicable laws and regulations.
b. Tenant shall not commence construction of any Alterations
until:
i. All required governmental approvals and permits
have been obtained;
ii. All requirements regarding insurance imposed by
this Lease have been satisfied;
iii. Tenant has given Landlord at least ten (10) day's
prior written notice of its intention to commence
such construction,
iv. For any Alteration requiring Landlord's consent
hereunder, Tenant has obtained contingent
liability and broad form builders' risk insurance
in an amount equal to the cost of the Alteration
if there are any perils relating to the proposed
construction not covered by insurance required to
be carried pursuant to Section 19.
v. For any Alteration requiring Landlord's consent
hereunder, Tenant has deposited into an escrow
account an amount equal to not less than one
hundred fifty
Page 8 of 42
percent (150%) of the amount of the estimated hard
and soft costs of the Alteration, securing
Tenant's payment and performance of its
obligations related to the applicable Alteration.
c. All Alterations shall remain the property of Tenant during the
Lease Term but shall not be altered or removed from the Leased
Premises except in further accordance with this Section 11;
provided, however, that any Alteration which involves Tenant's
Equipment may be altered and removed in accordance with
Section 10. At the expiration or sooner termination of the
Lease Term, all Alterations shall be surrendered to Landlord
as part of the realty and shall then become Landlord's
property, and Landlord shall have no obligation to reimburse
Tenant for all or any portion of the value or cost thereof,
provided, however, Landlord expressly reserves the right to
require Tenant to remove any Alterations prior to the
expiration or sooner termination of the Lease Term by
providing Tenant with written notice thereof within sixty (60)
days prior to the expiration of the Lease Term or within
thirty (30) days after the earlier termination of the Lease
Term, as applicable.
d. For any Alteration reasonably determined by Landlord to
adversely affect the future leaseability of the Leased
Premises, Tenant shall post a letter of credit, in form and
content and with a bank reasonably acceptable to Landlord (or
other security reasonably satisfactory to Landlord) in an
amount equal to one hundred fifty percent (150%) of the
estimated cost (as determined by a licensed contractor's bid
good for reasonable period of time) to remove such Alteration
and restore the Leased Premises to its state immediately prior
to the commencement of construction of said Alteration. In
addition to the foregoing, Tenant shall cause a licensed
contractor reasonably acceptable to Landlord (if Landlord so
desires to maintain acceptance of such contractor) to prepare
a bid for the removal of said Alteration and restoration of
the Leased Premises to its state immediately prior to the
commencement of construction of said Alteration on each fifth
anniversary of the completion of construction of said
Alteration and shall increase the amount of the letter of
credit or other security, as applicable, to the extent
necessary to provide Landlord with one hundred fifty percent
(150%) security for such removal and restoration. Such letter
of credit or security may be drawn upon only upon Tenant's
failure to act in accordance with Landlord's request under
Section 31. The foregoing notwithstanding, Tenant shall not be
required to comply with the requirements of this Section 1l(d)
if it obtains a minimum credit rating of at least BBB-
(minimum investment grade rating).
e. Every six (6) months Tenant shall notify Landlord in writing
of the nature and cost of any and all Alterations performed by
Tenant hereunder, and, to the extent Landlord has not already
been provided with plans, specifications, approvals, permits,
the final cost and such other information as Landlord shall
reasonably determine related to said Alteration, Tenant shall
provide Landlord with such information concurrently therewith.
f. Tenant shall, at its sole Cost and Expense, make any
Alteration of any sort to the Leased Premises when and if
required by applicable current or future law, including, but
not limited to, the Americans With Disabilities Act of 1990
and all applicable fire and safety codes. Tenant-shall not be
required to make such Alterations solely as a result of a
change in the law as to such requirements, but only at such
times as are required by the applicable law or code. Tenant
may take advantage of any phase in or "grandfathering"
provisions in such laws and codes. Any such Alterations shall
be made by Tenant in accordance with and subject to the
provisions of this Section 11.
Page 9 of 42
g. In performing Alterations, Tenant shall not be deemed the
agent of Landlord for any purpose without the express written
acknowledgement of such agency by Landlord.
h. The provisions and conditions of Sections 13 and 14 below
shall apply to any work performed by Tenant under this Section
11.
12. IMPOSITIONS. Subject to Section 15 relating to permitted contests,
Tenant during the Lease Term (i) will pay when due (or such earlier
date as may be required by the installment payment provisions below
in this Section 12) and prior to delinquency all Real Property Taxes
levied or assessed against the Leased Premises; and (ii) will pay
all other Impositions; both subsections (i) and (ii), before any
interest, penalty, fine or cost may be added for non-payment, and
will furnish to Landlord for inspection within thirty (30) days
after such payment, receipts of the appropriate taxing authority or
other proof satisfactory to Landlord evidencing payment of such
other Impositions. Tenant will protect, indemnify and hold Landlord
harmless from and against all liabilities, obligations, claims,
damages, penalties, causes of action and Costs and Expenses imposed
upon or incurred by or asserted against Landlord or the Leased
Premises by reason of Tenant's failure to pay all Impositions as
required herein. If Real Property Taxes or any other Impositions are
payable in installments, Tenant may, at its election, make payment
thereof in installments which are due and payable during the Lease
Term; provided, however, Tenant shall pay Real Property Taxes in
quarterly installments during each tax year; provided further,
however, that Tenant shall not be required to make such quarterly
payments of Real Property Taxes if it obtains a minimum credit
rating of at least BBB- (minimum investment grade rating). To the
extent Tenant is required to make quarterly payments of Real
Property Taxes pursuant to the preceding sentence, Tenant shall make
such payments directly to the relevant governmental authority if
permitted by such authority; provided, however, that if the relevant
taxing authority does not accept quarterly payments, Tenant shall
make such payments into an interest bearing escrow account, with the
escrow agent being directed to make such payments to the relevant
taxing authority when directed by either Tenant or Landlord. Any
Impositions relating to a fiscal period, part of which is within and
part of which is subsequent to the Lease Term, whether or not such
Impositions shall become due and payable or a lien upon the Leased
Premises or any part thereof, or be assessed, levied, confirmed or
imposed during the Lease Term, shall be adjusted and apportioned
between Tenant and Landlord so that Tenant shall pay only that
portion of such Impositions computed by multiplying the total amount
of such Impositions relating to the fiscal period by a fraction, the
numerator of which is the number of days constituting the remainder
of the Lease Term and the denominator of which is the number of days
constituting the entire fiscal period. The amount due from either
party to the other based upon the adjustment and apportionment of
such Impositions shall be paid at or promptly following expiration
or termination of the Lease Term.
13. COMPLIANCE WITH REQUIREMENTS. Subject to Section 15 relating to
permitted contests, Tenant during the Lease Term will:
a. comply with all Legal Requirements and Insurance Requirements;
and
b. procure, maintain and comply with all permits, licenses,
franchises and other authorizations required for the use of
the Leased Premises or any part thereof then being made by
Tenant, and for the proper erection, installation, operation
and maintenance of the Improvements and Tenant's Equipment or
any part thereof.
Page 10 of 42
14. LIENS. If the Leased Premises, or any part thereof shall at any time
become subject to any vendor's, mechanic's, laborer's or
materialmen's lien based upon Tenant's Work, any Alteration or the
furnishing of material, labor or professional services to Tenant or
the Leased Premises and contracted for by or on behalf of Tenant or
its contractors or subcontractors, Tenant shall cause the same, at
Tenant's expense, to be discharged or bonded over (pursuant to
applicable state law) within twenty (20) days after notice thereof,
and Tenant shall defend, indemnify, protect and hold Landlord
harmless from all liability, loss, Costs and Expenses arising from
such lien, Alteration, material, labor and/or professional services.
15. PERMITTED CONTESTS. Tenant at its expense, after prior written
notice to Landlord and while not in Default, may contest in its own
name or in the name of Landlord, or both, by appropriate action
taken in good faith and with due diligence, the amount or validity
or application, in whole or in part, of any Impositions or any Legal
Requirement, provided that:
a. in the case of any Impositions or Legal Requirement, Tenant
shall first make all contested payments, under protest if it
desires, unless Tenant's action in some manner suspends the
collection of such payments or unless Tenant is not required
to make such payments;
b. neither the Leased Premises nor any part thereof or interest
therein could realistically under the then existing
circumstances be deemed to be in danger of being sold,
forfeited or lost by reason of the contest;
c. in the case of any Impositions or Legal Requirement, Tenant
shall have furnished such security, if any, as may be required
by governmental authority and reasonably approved by Landlord;
d. in the case of any Legal Requirement, Landlord could not
realistically and under the then existing circumstances be in
danger of any criminal or civil liability for failure to
comply therewith; and
e. in the case of any Imposition or Legal Requirement which
remains unpaid at any time during such contest, Tenant shall
have furnished to Landlord such security as Landlord shall
reasonably require in an amount not less than one hundred
twenty five percent (125%) of the amount claimed to be owed by
a governmental authority.
16. NO CLAIMS AGAINST LANDLORD. Nothing contained in this Lease shall
constitute any consent (except where consent is expressly required
and given under this Lease) or request by Landlord, express or
implied, for the performance of any labor or services or the
furnishing of any materials or other property in respect of the
Leased Premises or any part thereof, or as giving Tenant any right,
power or authority to contract for or permit the performance of any
labor or services or the furnishing of any materials or other
property in such fashion as would permit the making of any claim
against Landlord, except as any such claim is expressly provided for
by statute despite the provisions of this Section. Any labor,
services or material furnished to the Leased Premises in connection
with the fulfillment of Tenant's obligations hereunder shall be the
sole responsibility of Tenant.
17. INDEMNIFICATION BY TENANT. Tenant will indemnify, defend, protect
and hold Landlord harmless from and against all liabilities,
obligations, claims, damages, penalties, causes of action, and
proceedings, and all Costs and Expenses incurred in connection
therewith, imposed upon or incurred by or asserted against Landlord
or the Leased Premises by reason of the occurrence or existence of
any matter or thing relating to this Lease or the
Page 11 of 42
Leased Premises during the Lease Term, unless resulting from the
negligence or willful acts of Landlord, including but not limited
to:
a. any accident, injury to or death of persons (including
workers) or loss of or damage to property occurring on or
about the Leased Premises or any part thereof;
b. any condition or use of the Leased Premises or any part
thereof;
c. any failure on the part of Tenant to perform or comply with
any of the terms of this Lease;
d. performance of any labor or services or the furnishing of any
materials or other property in respect of the Leased Premises
or any part thereof; and
e. all claims for loss or damage to the Leased Premises
uncompensated by Tenant's insurance.
18. UTILITIES. In addition to the Rent and other payments herein
provided, Tenant during the Lease Term shall pay prior to
delinquency for all water, gas, light, power, telephone, sewage,
refrigeration, air conditioning, heat and ventilating, janitorial,
and all other materials and utilities used in connection with or
supplied to the Leased Premises. To the extent not already
installed, Tenant at its Cost and Expense shall have separate meters
installed for power, gas, water and other utilities for which
separate meters are available, and Tenant solely shall be obligated
for all utility connect, disconnect and security deposit charges
applicable to the Leased Premises. Landlord shall not be liable for,
and Tenant shall not be entitled to any other relief, by reason of
the unavailability or limited availability of the foregoing
utilities and services.
19. INSURANCE.
a. Risks To Be Insured. Tenant at its Cost and Expense during the
Lease Term will maintain the following insurance for the
Leased Premises with reputable insurers authorized to do
business in Arizona and rated at least A-IV by A.M. Best
Company:
i. primary coverage insurance with respect to the
Improvements against loss or damage by fire and
other risks from time to time in so-called "all
risk" form with a sprinkler leakage endorsement
insuring the personal property, inventory, trade
fixtures, and Alterations within the Leased
Premises and the Leased Premises for the full
replacement value thereof, as determined from time
to time by the insurer, and in any event in an
amount sufficient to prevent Landlord from becoming
a co-insurer of any such loss or damage;
ii. commercial general liability insurance, together
with host liquor liability insurance, and together
with excess liability insurance coverage, insuring
against, liability for personal injury, bodily
injury, death and damage to property occurring in
or about, or resulting from an occurrence in or
about, the Leased Premises with combined single
limit coverage on a per occurrence basis of not
less than a minimum amount of Five Million Dollars
($5,000,000.00) and an aggregate limit of not less
than a minimum amount of Five Million Dollars
($5,000,000.00), which insurance shall contain (1)
a "contractual liability" endorsement insuring
Tenant's performance of Tenant's obligation to
indemnify Landlord for losses
Page 12 of 42
related to personal injury, bodily injury, death
and damage to property, as contained in Section 17;
and (2) a cross liability endorsement;
iii. appropriate worker's compensation or other
insurance against liability arising from claims of
workmen in respect of and during the period of any
work on or about the Leased Premises; and
iv. pollution legal liability insurance, together with
new conditions coverage, insuring against,
liability for environmental contamination,
releases, disposal or pollution to property
occurring in, on, under or about, or resulting from
an occurrence in or about, the Leased Premises with
combined single limit coverage on a per occurrence
basis of not less than a minimum amount of Five
Million Dollars ($5,000,000.00), as such amount may
be increased at the reasonable request of Landlord,
with a deductible not to exceed One Hundred
Thousand Dollars ($100,000.00). Notwithstanding
anything contained herein to the contrary, such
coverage shall be with either AIG or Zurich or such
other similarly rated insurance companies.
v. Such other insurance that from time to time is
reasonably required by any lender of Landlord.
b. Policy Provisions.
i. All insurance maintained by Tenant pursuant to
Section 19(a)(i) (Property Insurance), shall:
1. name Landlord, Tenant, and such other
parties as Landlord shall reasonably
designate as insureds, as their respective
interests may appear, and, if reasonably
commercially available, shall include an
effective waiver by the issuer of all rights
of subrogation against any insured or such
insured's interest in the Leased Premises or
any income derived therefrom as provided in
Section I9(d);
2. provide that all insurance proceeds, if any,
from losses shall be adjusted with Landlord
and Tenant.
ii. All insurance maintained by Tenant pursuant to
Section 19(a)(ii) (Liability Insurance), shall name
Landlord and such other parties as Landlord shall
reasonably, designate as additional insureds and,
if reasonably commercially available, shall include
an effective waiver by the issuer of all rights of
subrogation against any additional insured or such
additional insured's interest in the Leased
Premises or any income derived therefrom as
provided in Section 19(d).
iii. All insurance maintained by Tenant pursuant to
Section 19(a), shall:
1. not have a "deductible" in excess of One
Hundred Thousand Dollars ($100,000.00), or
such greater amount as is approved by
Landlord;
2. if reasonably commercially available, pay
any losses notwithstanding any act or
failure to act or negligence of Landlord or
Tenant or any other
Page 13 of 42
person or entity relating to any act,
omission or other event causing such losses;
3. provide that no cancellation, lapse,
reduction in amount or material change in
coverage thereof shall be effective until at
least thirty (30) days (or ten (10) days in
the case of non payment of premium) after
receipt by Landlord and Tenant of written
notice thereof;
4. be primary insurance which provides that the
insurer shall be liable for the full amount
of the loss up to and including the total
amount of liability set forth in the
declarations without the right of
contribution from any other insurance
coverage of Landlord;
5. be in a form reasonably satisfactory to
Landlord; and
6. contain a "severability" clause.
c. Delivery of Evidence of Insurance.
i. After written request by Landlord and/or not less
than thirty (30) days prior to the expiration date
of any policy to be obtained by Tenant pursuant to
this Section 19, Tenant will deliver to Landlord a
certificate of insurance as to the issuance and
effectiveness of such policy and the amount of
coverage afforded thereby. Landlord may, at any
time, and from time to time, inspect and/or copy
any and all insurance policies required to be
procured by Tenant pursuant to this Section 19.
Notwithstanding the foregoing, with regard to the
insurance required of Tenant pursuant to Section
19(a)(iv) above, Tenant shall provide Landlord with
a copy of the entire policy within five (5)
business days after the issuance thereof.
ii. Tenant shall pay all premiums due for insurance
required to be carried by Tenant hereunder
(excepting worker's compensation insurance as
specified in Section 19(a)(iii)), one year in
advance.
d. Waiver of Subrogation Rights.
i. To the extent permitted by Landlord's insurer, if
any, Landlord hereby releases and waives any and
all rights of subrogation against Tenant, and
against the officers, employees, agents and
representatives of Tenant, which, in the absence of
this Section 19(d)(i), would arise in favor of any
insurance company insuring Landlord against loss by
fire or casualty and loss of any other type
resulting from damage to or destruction of the
Improvements or any portion thereof, or in damage
to or destruction of the property of Landlord or
the property of others under Landlord's control on
the Leased Premises, and to the extent permitted by
Landlord's insurer, if any, Landlord hereby
releases and waives its right of recovery against
Tenant for loss or damage resulting from damage to
or destruction of the Improvements or any part
thereof, or in damage to or destruction of the
property of Landlord on the Leased Premises caused
by fire, or other hazards insured against by
extended coverage or casualty insurance as provided
in this Lease, to the extent mat Landlord is
compensated for such loss or damage by actual
receipt of proceeds from insurance policies
covering such loss or damage or portions thereof,
it being expressly understood and agreed that
Page 14 of 42
this release and waiver shall not constitute a
release and waiver by Landlord of any right of
recovery against Tenant for loss or damage,
whether arising in connection with the same claim
or separate claims, in excess of insurance
proceeds actually received by Landlord.
ii. To the extent permitted by Tenant's insurer, if
any, Tenant hereby releases and waives any and all
rights of subrogation against Landlord, and against
the officers, employees, agents and representatives
of Landlord, which, in the absence of this Section
19(d), would arise in favor of any insurance
company insuring Tenant against loss by fire or
casualty and loss of any other type resulting from
damage to or destruction of the Improvements or any
portion thereof, or in damage to or destruction of
the Leased Premises of Tenant or the property of
others under Tenant's control on the Leased
Premises, and, to the extent permitted by Tenant's
insurer, if any, Tenant hereby releases and waives
its right of recovery against Landlord for loss or
damage resulting from damage to or destruction of
the Improvements or any part thereof, or in damage
to or destruction of the Leased Premises of Tenant
on the Leased Premises caused by fire, or other
hazards insured against by extended coverage or
casualty insurance as provided in this Lease, to
the extent that Tenant is compensated for such loss
or damage by actual receipt of proceeds from
insurance policies covering such loss or damage or
portions thereof, it being expressly understood and
agreed that this release and waiver shall not
constitute a release and waiver by Tenant of any
right of recovery against Landlord for loss or
damage, whether arising in connection with the same
claim or separate claims, in excess of insurance
proceeds actually received by Tenant.
iii. The foregoing releases and waivers of subrogation
rights and releases and waivers of the rights of
the Landlord and of the Tenant respectively are
expressly conditioned upon the Landlord and the
Tenant each being able to obtain in present and
future policies required under this Lease of fire,
extended coverage, casualty and similar insurance,
clauses or endorsements at a commercially
reasonable cost which permit the insured to release
and waive the insurance company's right of
subrogation against third parties responsible for
loss, and in the event either the Landlord or the
Tenant at any time is unable to obtain policies
containing such subrogation waiver clauses or
endorsements at a commercially reasonable cost,
then and in that event such party may give to the
other party written notice thereof and from and
after the giving of such notice the releases and
waivers herein set forth and each and all of them
shall be considered withdrawn and shall in no wise
be effective as to loss or damage arising from
risks covered by such policies.
iv. Notwithstanding anything contained in Sections
19(d)(i)-(iii), the insurance required to be
carried by Tenant hereunder shall be primary in
nature and any insurance carried by Landlord, if
any, shall be secondary in nature. Further,
Landlord shal1 have no obligation whatsoever to
carry insurance insuring the Leased Premises,
Improvements, Alterations or personal property
located within the Leased Premises.
Page 15 of 42
20. DAMAGE TO OR DESTRUCTION OF LEASED PREMISES.
a. Tenant To Give Notice. In case of any material damage to or
destruction of the Leased Premises or any part thereof, Tenant
will promptly (and in no event later than the tenth (10th) day
after such occurrence) give written notice thereof to Landlord
generally describing the nature, extent and cause of such
damage or destruction.
b. Restoration. In case of any damage to or destruction of the
Improvements or any part thereof at any time during the Lease
Term, subject to the terms of Section 20(e), Tenant shall, at
its Cost and Expense, promptly commence and complete, subject
to Unavoidable Delays, the restoration, replacement or
rebuilding of the Improvements as nearly as possible to its
value, condition and character immediately prior to such
damage or destruction (such restoration, replacement and
rebuilding, together with any temporary repairs and property
protection pending completion of the work, being herein called
"RESTORATION ").
c. Application Of Insurance Proceeds. All insurance proceeds
received by Landlord or Tenant on account of any damage to or
destruction of the Improvements or any part thereof (less the
Costs and Expenses incurred by the Landlord and Tenant in the
collection thereof, including, without limitation, adjusters
fees and expenses) shall be paid only for the Restoration,
subject to Sections 20(d) and (e) below.
d. Abatement. During any period when Tenant's use of the Leased
Premises is prevented in whole or part by reason of total or
partial damage to or destruction of the Improvements, or by
reason of such restoration, the Rent shall be temporarily
abated in proportion to the degree that Tenant's use of the
Leased Premises is so prevented, but only to the extent of any
business interruption or loss of income insurance proceeds
actually received by Landlord from Tenant's insurance
described in Section 19.
e. Limited Termination. Except as set forth below, in case of any
damage or destruction occurring, during the Lease Term,
whether or not insurance proceeds are available for the
purpose of Restoration, this Lease shall remain in full force
and effect without any abatement, suspension, deferment,
diminution or reduction. If twenty percent (20%) or more of
the then replacement value of the Improvements is damaged by
fire or other casualty occurring during the final two (2)
Lease Years of the then running initial or extended Lease Term
and Landlord receives insurance proceeds sufficient to cover
any Rent loss due to such termination, Tenant may terminate
this Lease by written notice to Landlord within thirty (30)
days after the date of the fire or other casualty, effective
as of the date set forth in such termination notice, which
shall in no event be earlier than the thirtieth (30th) day
after the date of said termination notice, with Tenant to be
responsible for the payment of all Rent and Additional Charges
becoming due hereunder until the date of such termination;
provided, that Tenant shall pay or assign its right to receive
insurance proceeds from such damage or destruction over to
Landlord, with Tenant to also pay Landlord contemporaneously
with such termination the insurance deductible amount, if any,
applicable to such damage or destruction.
21. EMINENT DOMAIN.
a. Whole or Substantial Taking. If all or substantially all of
the Leased Premises shall be lawfully taken by condemnation or
other eminent domain proceedings pursuant to any law, general
or special, this Lease shall terminate on the date of such
taking. All Rent
Page 16 of 42
and Additional Charges required to be paid by Tenant under
this Lease shall be paid up to the date of such termination
and upon such termination this Lease shall be of no further
force and effect, except that any obligation or liability of
either party, actual or contingent, under this Lease which has
accrued on or prior to such termination date shall survive and
any prepayment of Rent and Additional Charges shall be
prorated between the parties. For purposes of this Section
"substantially all of the Leased Premises" shall be deemed to
mean such portion of the Leased Premises as, when so taken,
would leave remaining a balance of the Leased Premises which,
due either to the area so taken or the location of the part so
taken, in relation to the part not so taken, would not under
economic conditions, applicable zoning laws, building
regulations then existing or prevailing, reasonably
accommodate Tenant's business as conducted at the date of such
taking and after performance of all covenants, agreements,
terms and provisions herein and by law provided to be
performed and paid by Tenant. Tenant, in cooperation with
Landlord, shall have the right to participate in any
condemnation proceedings and be represented by legal counsel
for the purpose of protecting its interests hereunder.
b. Partial Taking. If only a portion of the Leased Premises shall
be so taken and Section 21(a) does not apply, this Lease shall
be unaffected by such taking, except that Rent payable by
Tenant pursuant to the provisions of this Lease shall be
equitably reduced by Landlord to a just and appropriate amount
according to the nature and extent of the taking.
c. Award. No award for any partial or total taking shall be
apportioned, it being agreed and understood that Landlord
shall be entitled to the entire award for any partial or
entire taking. Tenant assigns to Landlord its interest in any
award which may be made in such taking or condemnation,
together with any and all rights of Tenant arising in or to
the same or any part thereof. Nothing contained herein shall
be deemed to give Landlord any interest in or require Tenant
to assign to Landlord any separate award made to Tenant for
the taking of Tenant's Equipment, for the interruption of
Tenant's business or its moving costs or for the loss of
goodwill. Nothing herein contained shall prohibit Tenant from
making a separate claim, to the extent permitted by law, for
the value of Tenant's Equipment, moving expenses or relocation
benefits.
d. Temporary Taking. If the temporary use or occupancy of all or
any part of the Leased Premises shall be lawfully taken for
not more than one hundred eighty (180) days by condemnation or
in any other manner for any public or quasi-public use or
purpose during the Lease Term, Tenant shall be entitled to
receive that portion of the award for such taking which
represents compensation for the taking of Tenant's Equipment,
moving expenses or relocation benefits, and that portion which
represents reimbursement for the cost of Restoration pursuant
to Section 21(e). This Lease shall be and remain unaffected by
such taking and Tenant shall be responsible for all
obligations hereunder not affected by such taking and shall
continue to pay in full when due the Rent, Additional Charges
and all other sums, required to be paid by Tenant pursuant to
the provisions of this Lease. If the period of temporary use
or occupancy shall extend beyond the end of the Lease Term,
that part of the award which represents compensation for the
use or occupancy of the Leased Premises (or a part thereof)
shall be divided between Landlord and Tenant so that Tenant
shall receive so much thereof as represents the period to and
including the end of the Lease Term, and Landlord shall
receive so much as represents the period subsequent to the end
of the Lease Term.
Page 17 of 42
e. Restoration. In the event of any taking of the Leased Premises
which does not result in a termination of this Lease, or in
the event of a taking for a temporary use or occupancy of all
or any part of the Leased Premises, Tenant at its expense
shall proceed with reasonable diligence with the Restoration
of the remaining parts of the Leased Premises to substantially
the condition existing immediately prior to the date of taking
to the extent that the same may be feasible to constitute a
complete and tenantable Leased Premises. Landlord shall
reimburse Tenant for the reasonable costs of the Restoration
of the Leased Premises in an amount not to exceed the amount
of the condemnation award specifically allocated to the
restoration of the Leased Premises; provided, however, that
Landlord shall use commercially reasonable efforts to seek
recovery of the reasonable costs of such Restoration as part
of the condemnation award and a specific allocation of such
costs in the award. If the condemnation award does not
specifically allocate any portion thereof for the restoration
of the Leased Premises, the Landlord shall reimburse Tenant
for the reasonable costs of the Restoration of the Leased
Premises in an amount not to exceed the amount of the
condemnation award in excess of the portion of the award
allocable to the real property taken, as Landlord shall
reasonably determine.
22. PERFORMANCE ON BEHALF OF TENANT. If Tenant shall fail to make any
payment or perform any act required hereunder to be made or
performed by Tenant, and provided Landlord has given Tenant ten (10)
days written notice of its intent to do so and Tenant has failed
during said period to make such payment or perform the act required
to be performed by Tenant, subject to Unavoidable Delays, then
Landlord may, but shall be under no obligation to, make such payment
or perform such act with the same effect as if made or performed by
Tenant. Notwithstanding, the immediately preceding sentence,
Landlord may proceed immediately in the event of an emergency
without any notice to Tenant other than bona fide attempts to
contact by telephone as soon as reasonably possible under the
circumstances either of Tenants' two (2) representatives (whom
Tenant may change from time to time by providing written notice
thereof) whose names and telephone numbers Tenant has furnished in
writing to Landlord prior to such emergency. Entry by Landlord upon
the Leased Premises for such purpose shall not waive or release
Tenant from any obligation or an Event of Default hereunder. Tenant
shall reimburse Landlord for all reasonable sums so paid by Landlord
and all reasonable Costs and Expenses incurred by Landlord in
connection with Landlord's payment or performance under this Section
with interest at the Default Rate from the date of such payment by
Landlord, and no such payment or performance by Landlord pursuant
hereto, shall be deemed to suspend or delay the payment of any
amount of money or charge at the time the same becomes due or
payable, nor limit any right of Landlord or relieve Tenant from any
Default hereunder.
23. ASSIGNMENTS AND SUBLEASES.
a. Tenant shall not do any of the following (collectively
referred to herein as a "TRANSFER"). whether voluntarily,
involuntarily or by operation of law, without the prior
written consent of Landlord, which consent shall not be
unreasonably withheld or delayed:
i. sublet all or any part of the Leased Premises or
allow it to be sublet, occupied or used by any
person or entity other than Tenant; or
ii. assign its interest in this Lease
In no event shall Tenant mortgage or encumber the Lease (or
otherwise use the Lease as a security device) in any manner.
Tenant shall reimburse Landlord for all reasonable costs
Page 18 of 42
and attorneys' and consultants' fees incurred by Landlord in
connection with the evaluation, processing and/or
documentation of any requested Transfer whether or not
Landlord's consent is granted. Any Transfer so approved by
Landlord shall not be effective until Tenant has delivered to
Landlord an executed counterpart of the document evidencing
the Transfer which: (x) is in a form reasonably approved by
Landlord; (y) contains the same terms and conditions as stated
in Tenant's notice given to Landlord pursuant to Section 23
(b); and (z) in the case of an assignment of the Lease,
contains the agreement of the proposed transferee to assume
all obligations of Tenant under this Lease arising after the
effective date of such Transfer and to remain jointly and
severally liable therefor with Tenant. Any Transfer without
Landlord's consent, where such consent is required, shall, at
Landlord's election in its sole and absolute discretion,
constitute a Default by Tenant and shall be voidable at
Landlord's option. Landlord's consent to any one Transfer
shall not constitute a waiver of the provisions of this
Section 23(a) as to any subsequent Transfer or a consent to
any subsequent Transfer. No Transfer, even with the consent of
Landlord, shall relieve Tenant of its personal and primary
obligation to pay the Rent and Additional Charges and to
perform all of the other obligations to be performed by Tenant
hereunder. The acceptance of Rent by Landlord from any person
shall not be deemed to be a waiver by Landlord of any
provision of this Lease nor to be a consent to any Transfer.
Subject to the following, any Transfer shall be upon then fair
market value. Tenant shall provide Landlord with a certified
appraisal performed by a Qualified Appraiser (as defined
hereinafter) justifying the proposed rent and terms of the
proposed Transfer ("TRANSFER APPRAISAL"). Tenant hereby agrees
that it shall not be unreasonable for the Landlord to withhold
its consent to a proposed Transfer if it is not on such terms
and conditions at least as beneficial to the Landlord as set
forth in the Transfer Appraisal; provided, however, that if
Tenant is unable to consummate a sublease or assignment after
two hundred seventy (270) days of marketing the property or
negotiating the sublease at fair market value as determined by
the Transfer Appraisal, Tenant enter into a Transfer upon such
terms as reasonably become available from potential subtenants
and/or assignees.
b. At least thirty (30) days before a proposed Transfer is to
become effective, Tenant shall give Landlord written notice of
the proposed terms of such Transfer and request Landlord's
approval, which notice shall include the following:
i. the name and legal composition of the proposed
transferee;
ii. a current financial statement of the transferee,
financial statements of the transferee covering the
preceding three (3) years if the same exist, and
(if available) an audited financial statement of
the transferee for a period ending not more than
one year prior to the proposed effective date of
the Transfer, all of which statements are prepared
in accordance with generally accepted accounting
principles;
iii. the nature of the proposed transferee's business to
be carried out in the Leased Premises;
iv. all consideration to be given on account of the
Transfer;
v. the proposed use of the proposed transferee;
Page 19 of 42
vi. the nature of any proposed tenant improvements or
Alterations;
vii. a copy of the Transfer Appraisal; and
viii. a current financial statement of Tenant (except
that such financial statement shall not be required
if Tenant is current in all filings required by the
Securities and Exchange Commission).
c. If Landlord consents to a Transfer proposed by Tenant, Tenant
may enter into such Transfer, and if Tenant does so, the
following shall apply:
i. Tenant shall not be released of its liability for
the performance of all of its obligations under
this Lease.
ii. If Tenant assigns its interest in this Lease, then
Tenant shall pay to Landlord two-thirds (2/3) of
all Transfer Consideration (as defined
hereinafter) received by Tenant over and above the
assignee's agreement to assume the obligations of
Tenant under this Lease.
iii. If Tenant sublets any part of the Leased Premises,
then with respect to the space so subleased,
Tenant shall pay to Landlord two-thirds (2/3) of
the positive difference, if any, between all
Transfer Consideration paid by the subtenant to
Tenant, less Base Rent, allocable to the space
sublet. Landlord shall reasonably determine the
Base Rent fairly allocable to the portion so
subleased. Such amount shall be paid to Landlord
on the same basis and at the same time, whether
periodic or in lump sum, that such Transfer
Consideration is paid to Tenant by its subtenant.
iv. Tenant's obligations under this .Section 23(c)
shall survive any Transfer, and Tenant's failure
to perform its obligations hereunder shall be an
Event of Tenant's Default. Landlord shall have the
right at reasonable intervals to inspect Tenant's
books and records relating to the payments due
hereunder. Upon request therefor, Tenant shall
deliver to Landlord copies of all bills, invoices
or other documents upon which its calculations are
based. Landlord may condition its approval of any
Transfer upon obtaining a certification from both
Tenant and the proposed transferee of all Transfer
Consideration and other amounts that are to be
paid to Tenant in connection with such Transfer.
v. As used in this Section 23(c), the term "TRANSFER
CONSIDERATION" shall mean the positive difference,
if any of: (i) any consideration of any kind
received, or to be received, by Tenant as a
result of the Transfer, if such, sums are related
to Tenant's interest in this Lease or in the
Leased Premises; minus (ii) all Costs and Expenses
reasonably related to the Transfer, including,
without limitation, brokerage fees and
commissions, legal fees, and Costs and Expenses of
Alterations and tenant improvements related to the
Transfer. The Costs and Expenses set forth in
Section 23(c)(v)(ii) shall not exceed two (2)
months base rent under the applicable sublease or
assignment.
vi. Tenant shall conditionally assign and transfer to
Landlord its interests in the sublease and all
rentals and income arising therefrom. Unless and
until Tenant Defaults in performing any of its
obligations under this Lease, Tenant may
Page 20 of 42
receive, collect, and enjoy the rents accruing
under the sublease. The condition to the
assignment shall be that if Tenant Defaults in any
performing any of its obligations under this
Lease, Landlord may, at its option (which may be
exercised in Landlord's sole and absolute
discretion) by notice to Tenant and the sublessee,
do either of the following:
1. in pursuit of Landlord's remedies
hereunder, terminate the sublease in
conjunction with a termination of this
Lease; or
2. elect to receive and collect, directly
from the sublessee, all rent and any
other sums owing and to be owed under
the sublease, as further set forth in
Section 23(c)(vii) below.
If the Landlord elects to receive and collect rent
and other sums owing under the sublease, such
shall not limit the Tenant's right to receive any
Transfer Consideration it is entitled to pursuant
to Section 23(c)(ii) or (iii), as applicable;
provided, however, the Landlord may receive and
collect such Transfer Consideration on behalf of
Tenant and apply such to remedy any Default of
Tenant and/or apply such to the Security Deposit.
vii. Landlord will not, as a result of the sublease, or
as a result of the collection of rents or any
other sums from the sublessee under Section
23(c)(vi) above, be liable to the sublessee for
any failure of Tenant, as sublessor, to perform
any obligation of Tenant, as sublessor, under the
sublease. Amongst such other provisions as the
Landlord shall reasonably require, the sublease
document and/or the consent to sublease document
shall contain the following provisions:
1. Tenant shall irrevocably authorize and
direct the sublessee, on receipt of any
written notices from Landlord stating
that a Default exists in the
performance of any of Tenant's
obligations under this Lease, to pay to
Landlord the rents and any other sums
due and to become due under the
sublease.
2. Tenant shall agree that the sublessee
has the right to rely on any such
statement from Landlord, and that the
sublessee will pay those rents and
other sums to Landlord without any
obligation or right to inquire as to
whether a default exists and despite
any notice or claim from Tenant to the
contrary.
3. Tenant will not have any right or claim
against the sublessee for those rents
or other sums paid by the sublessee to
Landlord. Landlord will credit Tenant
with any rent actually received by
Landlord under this assignment, but the
acceptance of any payment on account of
rent from the sublessee as the result
of a default by Tenant will not:
a. be an attornment by Landlord
to the sublessee or by the
sublessee to Landlord;
b. be a waiver by Landlord of any
provision of the Lease; or
Page 21 of 42
c. release the Tenant from any
liability under the terms,
agreements or conditions of
the Lease;
No payment of rent by the sublessee
directly to Landlord, regardless of the
circumstance or reasons for that
payment, will be deemed an attornment
to Landlord by the sublessee in the
absence of a specific written agreement
signed by Landlord to that effect.
4. In the event the Lease is terminated
prior to the expiration of the term of
the sublease, Landlord shall have the
right, at Landlord's option (which may
be exercised in Landlord's sole and
absolute discretion), pursuant to
notice to the sublessee, to succeed to
Tenant's interest as sublessor in the
sublease and cause the sublessee to
attorn to Landlord on the terms and
conditions of the sublease. Within ten
(10) days of Landlord's request, the
sublessee shall execute and deliver to
Landlord an attornment agreement in
such form and with such content as
Landlord may reasonably require. If
Landlord exercises its option, Landlord
will so assume the obligations of
Tenant, as sublessor, under the
sublease from the time of the exercise
of the option, but Landlord will not
be:
a. liable for any rent paid by
the sublessee to Tenant more
than one month in advance, or
for any security deposit paid
by the sublessee to Tenant
(unless actually received by
Landlord);
b. liable for any act or omission
of the Tenant under the Lease
or for any default of Tenant,
as sublessor, under the
sublease which occurred prior
to Landlord's assumption;
c. subject to any defenses or
offsets that the sublessee may
have against Tenant, as
sublessor, which arose prior
to Landlord's assumption; or
d. bound by any changes or
modifications made to the
sublease without the prior
written consent of Landlord.
If Landlord does not elect to assume
Tenant's interest as sublessor in the
sublease, the sublease shall terminate
concurrently with the termination of
this Lease.
5. The sublease shall not be subject to
amendment or modification without the
prior written consent of Landlord,
which consent shall not be unreasonably
withheld.
6. The sublessee shall not be permitted to
terminate the sublease without first
providing written notice to the
Landlord and providing Landlord with a
reasonable period of time (of not less
than thirty (30) days) to cure Tenant's
default, as sublessor, under the
Sublease. Such notice shall specify the
nature of the default giving rise to
the sublessee's right to terminate the
Lease. Under no circumstances shall the
Landlord be required to cure such
default and may do so in its sole and
absolute discretion.
Page 22 of 42
d. The sale of all or substantially all of Tenant's assets (other
than bulk sales in the ordinary course of business), any
dissolution of Tenant, or, the transfer, assignment and/or
hypothecation of any stock in Tenant, in the aggregate in
excess of twenty-five percent (25%) during the Lease Term;
excepting therefrom transfers in the aggregate in excess of
twenty-five percent (25%) during the Lease Term, but not more
than fifty percent (50%) during the Lease Term, where no
change in the controlling interests of Tenant occurs as a
result thereof, shall be deemed an assignment within the
meaning and provisions of this Section 23.
e. Notwithstanding anything contained herein to the contrary,
Tenant may, without Landlord's consent or participation,
transfer this Lease or sublease all or a portion of the Leased
Premises to:
i. any corporation or other legal entity which
directly or indirectly controls or is controlled
by or is under common control with Tenant
("AFFILIATE");
ii. any corporation or other legal entity not less
than fifty percent (50%) of whose outstanding
stock or beneficial interest shall, at the time,
be owned directly or indirectly by Tenant
("SUBSIDIARY"); or
iii. a corporation or other legal entity in which or
with which Tenant is merged or consolidated, in
accordance with applicable statutory provisions
for merger or consolidation, if any, provided that
by operation of law or by effective provisions
contained in the instruments of merger or
consolidation, the liabilities of the entities
participating in such merger or consolidation are
assumed by the corporation or other legal entity
surviving such merger or created by such
consolidation ("SUCCESSOR").
For purposes of this Section 23(e), "CONTROL" shall mean the
possession, directly or indirectly, of the power to direct or
cause the direction of the management and policies of such
corporation or other legal entity, whether through the
ownership of voting securities or by contract or otherwise. If
Tenant assigns its interest in this. Lease or subleases all or
a portion the Leased Premises to an Affiliate, Subsidiary or
Successor, Tenant shall, within ten (10) days after the
effective date of such Transfer, provide Landlord with an
assignment and assumption agreement or sublease, as
applicable, in substance and form reasonably acceptable to
Landlord.
f. Notwithstanding anything contained in this Section 23 to the
contrary, in the event that Tenant requests Landlord's consent
to a Transfer, Landlord shall have the following rights:
i. The right to terminate this Lease; or
ii. In the case of a sublease of less than fifty
percent (50%) of the Leased Premises, terminate
this Lease as to that part of the Leased Premises
requested to be sublet; or
iii. In the case of a sublease of greater than fifty
percent (50%) of the Leased Premises, terminate
this Lease in full or as to that part of the
Leased Premises requested to be so sublet, as
Landlord shall determine in its sole and absolute
discretion, either;
Page 23 of 42
1. On the condition that the proposed
transferee immediately enter into a
direct lease of the Leased Premises
with Landlord (or, in the case of a
partial sublease, a lease for the
portion requested to be so sublet) on
the same terms and conditions contained
in the requested sublease or such other
terms and conditions as Landlord may
reasonably designate; or
2. So that Landlord is thereafter free to
lease the Leased Premises (or, in the
case of a partial sublease, the portion
requested to be so sublet) to whomever
(including, without limitation, the
proposed transferee) it pleases on
whatever terms are acceptable to
Landlord in its sole and absolute
discretion.
iv. In the event Landlord elects to so terminate this
Lease as set forth above, then:
1. If such termination is conditioned upon
the execution of a lease between
Landlord and the proposed transferee,
Tenant's obligations under this Lease
shall not be terminated until such
transferee executes a new lease with
Landlord, enters into possession and
commences the payment of rent; and
2. If Landlord elects simply to terminate
this Lease (or, in the case of a
partial sublease, terminate this Lease
as to the portion requested to be so
sublet), the Lease shall so terminate
in its entirety (or as to the space
requested to be so sublet) fifteen (15)
days after Landlord has notified Tenant
in writing of such election.
3. Upon such termination, Tenant shall be
released from any further obligation
under this Lease if it is terminated in
its entirety (or shall be released
from any further obligation under the
Lease with respect to the space
requested to be so sublet in the case
of requested partial sublease), except
that the foregoing release shall not
apply to, and Tenant shall not be
released from:
a. Any obligations under
this Lease accruing prior
to such termination;
b. Any obligations under
Section 31 below relating
to the surrender of the
Leased Premises or such
space requested to be so
sublet, as applicable;
and
c. Any obligations which, by
their terms, are to
survive the expiration or
sooner termination of
this Lease.
4. In the case of a partial termination of
the Lease, Landlord shall equitably
adjust, as Landlord shall reasonably
determine, the Base Rent and allocate
costs and expenses related to common
area maintenance and Impositions to the
Tenant based upon the value of the
Leased Premises not so terminated.
Page 24 of 42
5. Upon Landlord's request, Tenant shall
execute a separate termination
agreement evidencing any termination of
this Lease and/or amendment to this
Lease evidencing the matters set forth
herein.
24. EVENTS OF DEFAULT; TERMINATION.
a. Events of Default. Any one or more of the following specified
events shall be a "DEFAULT":
i. if Tenant shall fail to pay any Base Rent when the
same becomes due and payable, and if such failure
continues for more than five (5) days after
written notice of non-payment of Rent has been
given by Landlord to Tenant. If so stated in the
notice of default, the notice of default shall
also constitute a demand for possession under the
forcible entry and detainer statutes; or
ii. if Tenant shall fail to pay, when the same becomes
due and payable, any Additional Charges or other
Rent and such failure shall continue for more than
five (5) days after written notice of such
non-payment has been given by Landlord to Tenant;
or
iii. if Tenant shall fail to perform or comply with any
other obligation of Tenant under this Lease, and
such failure shall continue for more than thirty
(30) days after notice thereof has been given by
Landlord to Tenant, and Tenant shall not, subject
to Unavoidable Delays, within such thirty (30) day
period commence with due diligence the curing of
such default, or, having so commenced, shall
thereafter fail or neglect, for reasons other than
Unavoidable Delays, to diligently pursue or
complete the curing of such default, such extended
period not to exceed one hundred eighty (180) days
after notice thereof from Landlord; or
iv. if Tenant shall make a general assignment for the
benefit of creditors, or shall admit in writing
its inability to pay its debts as they become due
or shall file a petition in bankruptcy, or shall
be adjudicated a bankrupt or insolvent, or shall
file a petition seeking any reorganization,
arrangement, composition, readjustment,
liquidation, dissolution or similar relief under
any present or future statute, law or regulation
due to its bankrupt or insolvent financial status;
v. if, as a result of any proceeding against Tenant,
a decree or order of a court or agency or
supervisory authority having jurisdiction in the
premises for the appointment of a conservator or
receiver or liquidator in any insolvency,
readjustment of debt, marshalling of assets and
liabilities or similar proceedings of or relating
to the Tenant or of or relating to all or
substantially all of its property, or for the
winding-up or liquidation of its affairs or for
the supervision of the business or affairs of
Tenant, shall have been entered, and such decree
or order shall have remained in force undischarged
or unstayed for a period of more than sixty (60)
days;
vi. Tenant shall have sublet the Leased Premises or
assigned its interest in this Lease in violation
of the provisions contained in Section 23;
vii. Tenant shall have abandoned the Leased Premises or
left the Leased Premises substantially vacant;
Page 25 of 42
viii. Tenant shall have failed to deliver documents
required of it pursuant to Sections 25(a) or (b)
within the time periods specified therein;
ix. Tenant shall have defaulted beyond applicable cure
periods under any loan, security agreement,
security instrument, promissory note, or other
obligation whatsoever under which Tenant is
required to perform in any manner whatsoever; or
x. Chronic delinquency by Tenant in the payment of
any Rent. For purposes of this Lease, "CHRONIC
DELINQUENCY" shall mean failure by Tenant to pay
within five (5) days of the due date any Rent for
any two (2) months (consecutive or
non-consecutive) during any Lease Year. This
section shall in no way limit, nor be construed as
a waiver of the rights and remedies of Landlord
provided hereunder or by law in the event of even
one (1) instance of delinquency in the payment of
Rent by Tenant. In the event of chronic
delinquency, at Landlord's option, Landlord shall
have the right, in addition to all other rights
under this Lease and at law, to require that
Tenant pay all Rent on a quarterly basis, in
advance, and make all Rent payments via electronic
transfer of funds.
b. Remedies.
i. In the event of any default and breach by Tenant
of any of its obligations under this Lease and
notwithstanding the vacation or abandonment of the
Leased Premises by Tenant, this Lease shall
continue in effect so long as Landlord does not
expressly terminate Tenant's right to possession
in any of the manners specified in this paragraph
and Landlord may, at Landlord's option and without
limiting Landlord in the exercise of any other
rights or remedies which it may have by reason of
such default and breach, exercise all of its
rights and remedies hereunder, including, without
limitation:
1. The right to declare the Lease Term
ended and to reenter the Leased
Premises and take possession thereof
and remove all persons therefrom, and
Tenant shall have no further claim in
or to the Leased Premises or under this
Lease; or
2. The right without declaring this Lease
ended to reenter the Leased Premises,
take possession thereof, remove all
persons therefrom and occupy or lease
the whole or any part thereof for and
on account of Tenant and upon such
terms and conditions and for such rent
as Landlord may deem proper and to
collect such rent or any other rent
that may hereafter become payable and
apply the same as provided in Section
24(b)(ii); or
3. The right, even though Landlord may
have relet the Leased Premises or
brought an action to collect Rent and
other charges without terminating this
Lease, to thereafter elect to terminate
this Lease and all of the rights of
Tenant in or to the Leased Premises; or
4. The right, without terminating this
Lease, to bring an action or actions to
collect Rent and other charges
hereunder which are from time to time
past due and unpaid or to enforce any
other provisions of this Lease
Page 26 of 42
imposing obligations on Tenant, it
being understood that the bringing of
any such action or actions shall not
terminate this Lease unless written
notice of termination is given.
ii. Should Landlord relet the Leased Premises under
the provisions of Section 24(b)(i)(2), Landlord
may execute any lease either in its own name or in
the name of Tenant, but Tenant hereunder shall
have no right or authority whatever to collect any
rent from the new tenant. The proceeds of any such
reletting shall first be applied to the payment of
the costs and expenses of reletting the Leased
Premises, including without limitation, reasonable
brokerage commissions and alterations and repairs
which Landlord, in its sole and absolute
discretion, deems necessary and advisable and to
the payment of reasonable attorneys' fees and
costs incurred by Landlord in connection with
Tenant's default, the retaking of the Leased
Premises and such reletting and, second, to the
payment of any indebtedness, other than Rent, due
hereunder, including, without limitation, storage
charges owing from Tenant to Landlord. When such
costs and expenses of reletting have been paid,
and if there is no such indebtedness or such
indebtedness has been paid, Tenant shall be
entitled to a credit for the net amount of rental
received from such reletting each month during the
unexpired balance of the Lease Term, and Tenant
shall pay Landlord monthly on the first day of
each month as specified herein such sums as may
be required to make up the rentals provided for in
this Lease. Nothing contained herein shall be
construed as obligating Landlord to relet the
whole or any part of the Leased Premises.
iii. Should Landlord elect to terminate this Lease
under the provisions of Section 24(b)(i)(1) or (3)
above, Landlord shall be entitled to recover
immediately from Tenant (in addition to any other
amounts recoverable by Landlord as provided by
law), the following amounts:
1. The worth at the time of award of the
unpaid rent which had been earned at
the time of termination;
2. The worth at the time of award of the
amount by which the unpaid rent which
would have been earned after
termination until the time of award
exceeds the amount of such rental loss
that Tenant proves could have been
reasonably avoided;
3. The worth at the time of award of the
amount by which the unpaid rent for the
balance of the Term after the time of
award exceeds the amount of such rental
loss that Tenant proves could be
reasonably avoided; and
4. Any other amount necessary to
compensate Landlord for all the
detriment proximately caused by
Tenant's failure to perform its
obligations under the Lease or which in
the ordinary course of things would be
likely to result therefrom.
For purposes of computing "the worth at the time
of the award" of the amount specified in Section
24(b)(iii)(3) above, such amount shall be
discounted at the discount rate of the Federal
Reserve Bank of San Francisco at the time of
award. For purposes of computing "the worth at the
time of the award" under
Page 27 of 42
Section 24(b)(iii)(l) or (2) above, an interest
rate of ten percent (10%) per annum shall be
utilized.
iv. If Landlord shall elect to reenter the Leased
Premises as provided above, Landlord shall not be
liable for damages by reason of any reentry.
Tenant hereby waives all claims and demands
against Landlord for damages or loss arising out
of or in connection with any reentering and
taking possession of the Leased Premises and
waives all claims for damages or loss arising out
of or in connection with any destruction of or
damage to the Leased Premises, or for any loss of
property belonging to Tenant or to any other
person, firm or corporation which may be in or
upon the Leased Premises at the time of such
reentry.
v. Landlord shall not be deemed to have terminated
this Lease, Tenant's right to possession of the
Leased Premises or the liability of Tenant to pay
Rent thereafter to accrue or its liability for
damages under any of the provisions hereof by any
reentry hereunder or by any action in unlawful
detainer or otherwise to obtain possession of the
Leased Premises, unless Landlord shall notify
Tenant in writing that Landlord has so elected to
terminate this Lease. Tenant agrees that the
service by Landlord of any notice pursuant to the
unlawful detainer statutes or comparable statutes
of the state or locality in which the Leased
Premises are located and the surrender of
possession pursuant to such notice shall not
(unless Landlord elects to the contrary at the
time of or at any time subsequent to the service
of such notice and such election shall be
evidenced by a written notice to Tenant) be deemed
to be a termination of this Lease or of Tenant's
obligations hereunder. No reentry or reletting
under this paragraph shall be deemed to constitute
a surrender or termination of this Lease, or of
any of the rights, options, elections, powers
and remedies reserved by Landlord hereunder, or a
release of Tenant from any of its obligations
hereunder, unless Landlord shall specifically
notify Tenant, in writing, to that effect. No such
reletting shall preclude Landlord from thereafter
at any time terminating this Lease as herein
provided.
vi. All fixtures, furnishings, goods, equipment,
chattels or other personal property of Tenant
remaining on the Leased Premises at the time that
Landlord takes possession thereof may at
Landlord's election be stored at Tenant's expense
or sold or otherwise disposed of by Landlord in
any manner permitted by applicable law.
vii. In the event of the exercise by Landlord of any
one or more of its rights and remedies hereunder,
Tenant hereby expressly waives any and all rights
of redemption, if any, granted by or under any
present or future laws.
c. Cumulative Remedies. Each right, option, power, election and
remedy of Landlord provided for in this Lease or now or
hereafter existing at law or in equity or by statute or
otherwise shall be, cumulative and concurrent and shall be in
addition to every other right, power or remedy provided for in
this Lease or now or hereafter existing at law or in equity or
by statute or otherwise, and the exercise or beginning of the
exercise by Landlord of any one or more of the rights, powers
or remedies provided for in this Lease or now or hereafter
existing at law or in equity or by statute or otherwise shall
not prejudice, preclude or impair the simultaneous or later
exercise by Landlord of any or all such other rights, options,
powers, elections or remedies Landlord may have upon a
Page 28 of 42
breach and default under this Lease and shall not be deemed to
be a waiver of Landlord's rights or remedies thereupon or to
be a release of Tenant from Tenant's obligations thereon
unless such waiver or release is expressed in writing and
signed by Landlord.
d. Recovery of Costs and Expenses. If any action, whether at law
or equity, is instituted by either party for default by the
other under this Lease, the prevailing party shall be awarded
all Costs and Expenses incident thereto.
e. Limitation of Landlord Liability. Any claim, demand or right
of any kind by Tenant which is based upon or arises in
connection with this Lease shall be barred unless Tenant
commences an action thereon within twelve (12) months after
the date that Tenant discovers or, in the exercise of
reasonable diligence, should have discovered, the act,
omission, event or default upon which the claim, demand or
right in question arises, has occurred. In consideration of
the benefits accruing hereunder, Tenant and all successors and
assigns covenant and agree that, in the event of any actual or
alleged breach or default hereunder by Landlord:
i. the sole and exclusive remedy and source of
recovery for any judgment or award shall be
against Landlord's interest in the Leased
Premises;
ii. no limited partner, member, shareholder or other
owner of Landlord (excepting general partners)
(collectively, "LANDLORD OWNER") shall be sued or
named as a party in any suit or action (except as
may be necessary to secure jurisdiction of the
partnership);
iii. no service of process shall be made against any
Landlord Owner (except as may be necessary to
secure jurisdiction of Landlord);
iv. no Landlord Owner shall be required to answer or
otherwise plead to any service of process;
v. no judgment will be taken against any Landlord
Owner;
vi. any judgment taken against any Landlord Owner may
be vacated and set aside at any time without
hearing;
vii. no writ of execution will ever be levied against
the assets of any Landlord Owner;
viii. in no event shall Landlord be liable to Tenant for
punitive, special, indirect or consequential
damages; and
ix. these covenants and agreements are enforceable
both by Landlord and also by any Landlord Owner.
Tenant agrees that each of the foregoing covenants and
agreements shall be applicable to any covenant or agreement
either expressly contained in this Lease or imposed by statute
or at common law.
Page 29 of 42
25. ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS.
a. Estoppel Certificate by Tenant. Tenant, any sublessee or
assignee or all of any portion of Tenant's interest under
this Lease, will execute, acknowledge and deliver to Landlord,
within fifteen (15) days of Landlord's written request, a
certificate certifying:
i. this Lease is unmodified and in full force and
effect (or, if there have been modifications, that
the Lease is in full force and effect, as
modified, and stating the modifications);
ii. the dates, if any, to which Rent, Additional
Charges and other sums payable hereunder have been
paid;
iii. no notice has been received by Tenant of any
Default which has not been cured, except as
otherwise specified in such certificate, or, if
there is an uncured Default, specifying the nature
of such;
iv. Landlord is not in default hereunder and no event
which, with the passing of time, giving of notice,
or both, would constitute a default by Landlord
hereunder; and
v. certifying such other information about the status
of the Lease and the Leased Premises as may be
required by Landlord.
A failure to deliver an estoppel certificate within fifteen
(15) days after delivery of a request therefor shall be a
conclusive admission that, as of the date of the request for
such statement: (w) this Lease is unmodified except as may be
represented by Landlord in said request and is in full force
and effect, (x) there are no uncured defaults in Landlord's
performance, (y) no rent has been paid more than thirty (30)
days in advance; and (z) the information regarding the status
of the Lease, as represented by Landlord in said request, is
true and correct. Any such certificate may be relied upon by
any permitted prospective transferee, deed of trust
beneficiary or mortgagee of Landlord's interest under this
Lease.
b. Tenant's Financial Statements. At any time during the Lease
Term, Tenant shall, upon ten (10) days' prior written notice
from Landlord, provide Tenant's most recent financial
statement and financial statements covering the twenty-four
(24) month period prior to the date of such most recent
financial statement to any lender of Landlord, any potential
lender of Landlord or potential buyer of the Leased Premises.
Such statements shall be prepared in accordance with generally
accepted accounting principles and shall be certified by
Tenant's chief financial officer as true and correct in all
material respects or, if such is the normal practice of
Tenant, shall be audited by an independent certified public
accountant. Notwithstanding the foregoing, Tenant shall not be
obligated to provide Landlord with financial information as
set forth in this Section 25(b) for so long as Tenant is
required to, and does, file such information with the
Securities and Exchange Commission.
c. Estoppel Certificate by Landlord. Landlord will execute,
acknowledge and deliver to Tenant, within fifteen (15) days of
Tenant's written request, a certificate certifying:
i. that this Lease is unmodified and in full force
and effect (or, if there have been modifications,
that this Lease is in full force and effect as
modified, and stating the modifications);
Page 30 of 42
ii. the dates, if any, to which Rent, Additional
Charges and other sums payable hereunder have been
paid; and
iii. whether or not, to the knowledge of Landlord,
there then exists any Default under this Lease
(and if so, specifying the same).
A failure to deliver an estoppel certificate within fifteen
(15) days after delivery of a request therefor shall be a
conclusive admission that, as of the date of the request for
such statement: (w) this Lease is unmodified except as may be
represented by Landlord in said request and is in full force
and effect, (x) there are no uncured defaults in Tenant's
performance, (y) no rent has been paid more than thirty (30)
days in advance; and (z) the information regarding the status
of the Lease, as represented by Tenant in said request, is
true and correct. Any such certificate may be relied upon by
any permitted prospective assignee, sublessee or other
transferee of all or part of Tenant's interest under this
Lease.
26. SUBORDINATION AND ATTORNMENT. This Lease, at Landlord's option,
shall be subordinate to any mortgage or deed of trust which may be
placed against the Leased Premises and to any and all advances made
or to be made pursuant to any such mortgage or deed of trust, and to
all renewals, replacements and extensions of any such mortgage or
deed of trust; provided that each such subordination shall be on the
condition that the mortgagee or deed of trust beneficiary and
trustee shall execute and deliver to Tenant an agreement ("SNDA") to
the effect that, so long as a Default caused by Tenant is not
occurring hereunder, such mortgagee, beneficiary or trustee will
recognize this Lease and not disturb or otherwise interfere with
Tenant's leasehold and other rights under this Lease. The form and
substance of such document shall be in form and content as may
reasonably be required by Landlord's lender or potential lender, as
the case may be. Tenant shall execute and deliver the SNDA within
fifteen (15) days after written request by Landlord.
27. OPTIONS TO EXTEND. Subject to the provisions of Section 24(a)(ix)
above and provided that no Default shall have occurred and be
continuing at the time this Option is exercised, Landlord hereby
grants to Tenant three (3) successive options (collectively, the
"OPTIONS", and each an "OPTION") to extend the Lease Term of this
Lease for three (3) successive periods of five (5) consecutive Lease
Years each. Tenant may exercise each Option only by giving Landlord
written notice thereof not less than twelve (12) months, no more
than eighteen (18) months prior to the expiration of the then
running initial or extended Lease Term, as the case may be. The
covenants, terms and conditions between Landlord and Tenant during
each such extended term shall be the same as contained in this Lease
for the initial Lease Term, except that Tenant shall have no further
right to extend the Lease Term, and the Base Rent payable during
each such extended term for which Tenant exercises this Option shall
be adjusted for the first Lease Year of the applicable Option to
equal the greater of:
a. one hundred and two percent (102%) of the Base Rent due for
the preceding Lease Year; and
b. Fair Market Rental of the Leased Premises as of the beginning
of the extended term ("OPTION DATE") as hereinafter set forth:
'
i. Between the three hundred sixty-fifth (365th) and
one hundred eightieth (180th) day prior to the
Option Date, Landlord and Tenant shall attempt to
agree by a written and signed addendum to this
Lease on the Fair Market Rental to be payable
during such extended term. If Landlord and Tenant
are unable to agree
Page 31 of 42
on such Fair Market Rental or fail to execute the
addendum by the one hundred eightieth (180th) day
preceding the Option Date, then, within thirty
(30) days thereafter Landlord and Tenant shall
each select a Qualified Appraiser and use the
appraisal mechanism set forth in Section 28 to
determine the Fair Market Rental.
ii. If for any reason the Fair Market Rental has not
been determined as of the Option Date, Tenant
shall continue to pay Base Rent to Landlord in an
amount of Landlord's lowest proposal during the
negotiations set forth in Section 27(b)(i) above,
and, when the Fair Market Rental for the extended
term is determined, Tenant within thirty (30) days
following Landlord's notice thereof, shall pay to
Landlord the amount of any increase for each month
during which Tenant paid a lower monthly
installment of Base Rent, or, if Tenant has over
paid Base Rent, Tenant shall receive a credit for
such amounts against Base Rent next coming due.
c. Further, the Base Rent for each Lease Year during an Option
after the first Lease Year during said Option shall be
increased by two percent (2%) over the preceding Lease Year.
d. The exercise of all preceding Option(s) is a condition
precedent to the exercise of any subsequent Option(s).
e. Any references in this Lease to the Lease Term shall mean the
initial Lease Term as extended pursuant to this Section.
28. APPRAISAL. Any appraisal of the Fair Market Rental of the Leased
Premises required or permitted hereunder shall be made by either
Landlord or Tenant selecting and notifying the other party hereto of
the name and address of an appraiser who is duly licensed in the
state where the Leased Premises are located, who is a member of the
American Institute of Real Estate Appraisers ("M.A.I") and who is
knowledgeable concerning the sale and rental values of properties
similar to and located in the same State and County as the Leased
Premises (a "QUALIFIED APPRAISER"). Within fifteen (15) days after
being notified of the name and address of a Qualified Appraiser,
such other party hereto shall select and notify Landlord or Tenant
(as the case may be) of the name and address of a second Qualified
Appraiser. Within ten (10) days after the expiration of the
aforesaid fifteen (15) day period, the two Qualified Appraisers
shall select and notify Landlord and Tenant of the name and address
of a third Qualified Appraiser ("THIRD APPRAISER"). The first two
Qualified Appraisers selected by Landlord and Tenant each shall make
an independent and separate appraisal ("APPRAISAL") of the Fair
Market Rental of the Leased Premises, and shall furnish copies of
each such Appraisal to each other, to the Third Appraiser, and to
Landlord and Tenant within thirty (30) days after the expiration of
the aforesaid fifteen (15) day period. Within fifteen (15) days
after the expiration of the aforesaid thirty (30) day period, the
Third Appraiser will notify Landlord and Tenant of which Appraisal
the Third Appraiser has selected as the closer to the Fair Market
Rental of the Leased Premises. For the purposes hereof, the term
"FAIR MARKET RENTAL" means the rental during the applicable term
that a willing tenant would pay a willing landlord, neither of whom
is compelled to rent. In no event shall the Fair Market Rental
during the extended term under Section 27 be less than one hundred
two percent (102%) of the Base Rent payable by Tenant for the Lease
Year immediately prior to the Option Date for such extended term. If
either Landlord or Tenant fails to appoint its Qualified Appraiser
and send notice thereof to the other party as required herein, the
one appointed Qualified
Page 32 of 42
Appraiser promptly shall appoint a second Qualified Appraiser and
the Third Appraiser shall be selected as set forth hereinabove. If
Landlord and Tenant each shall appoint a Qualified Appraiser, but
such two Qualified Appraisers are unable to agree within the
required time upon the selection of a Third Appraiser, the Third
Appraiser shall be selected by the mutual agreement of the Landlord
and Tenant, if the Landlord and Tenant are unable to so agree within
ten (10) days, the Third Appraiser shall be selected by the then
presiding civil judge of the Superior Court of Arizona in and for
Maricopa County. The determination of the Fair Market Rental in
accordance with the foregoing procedures shall be final and binding
upon Landlord and Tenant and enforceable by any court of competent
jurisdiction. All appraisal fees and expenses of the Qualified
Appraiser selected by Landlord shall be paid by Landlord, of the
Qualified Appraiser selected by Tenant shall be paid by Tenant, and
of the Third Appraiser shall be paid equally by Landlord and Tenant.
Notwithstanding the foregoing, if the Fair Market Rental as
determined by the Third Appraiser pursuant to the foregoing
procedures is greater than the lowest proposal of Landlord during
the negotiation period, the Tenant shall pay one hundred percent
(100%) of the fees and expenses of both Qualified Appraisers and the
Third Appraiser. However, if the Fair Market Rental as determined by
the Third Appraiser pursuant to the foregoing procedures is lower
than the highest proposal of Tenant during the negotiation period,
the Landlord shall pay one hundred percent (100%) of the fees and
expenses of both Qualified Appraisers and the Third Appraiser. If
the Fair Market Rental as determined by the Third Appraiser pursuant
to the foregoing procedures is between Landlord's lowest proposal
during the negotiation period and Tenant's highest proposal during
the negotiation period, each of the parties shall bear the fees and
expenses of their respectively appointed Qualified Appraiser and
shall split the fees and expenses of the Third Appraiser.
29. RIGHT OF ENTRY. Provided that Landlord has given Tenant at least
twenty-four (24) hours prior notice (except in the event of an
emergency in which case no advance notice is required), and subject
to reasonable security precautions of Tenant, Landlord may, at all
reasonable times and during usual business hours, enter upon the
Leased Premises for the purpose of inspecting, repairing or
preserving the same, or to show the Leased Premises to prospective
purchasers, and in addition may, at any time within the last
eighteen (18) months of the then running Lease Term show the Leased
Premises to prospective tenants. Any entry into the Leased Premises
obtained by Landlord in accordance with this Section 29 shall not be
deemed to be a forcible or unlawful entry into, or a detainer of,
the Leased Premises, or an eviction, actual or constructive, of
Tenant from the Leased Premises. Tenant hereby waives any claims for
damages for any injury or inconvenience to or interference with
Tenant's business, any loss of occupancy or quiet enjoyment of the
Leased Premises, and any other loss occasioned thereby.
30. NOTICES. All notices and other communications to be given hereunder
by Landlord or Tenant shall be in writing and shall be deemed to
have been given upon (i) personal delivery when personally
delivered; (ii) upon the earlier of receipt or the third Business
Day following the date of deposit in the mail (at the addresses
specified below, whether or not received by the person to whose
attention notice is directed at such address) after having been
mailed by first class registered or certified mail, return receipt
requested, postage prepaid; (iii) the next business day when sent
via nationally, recognized overnight courier; or (iv) upon receipt
of confirmation of successful transmission when sent by facsimile
transmittal (with a copy sent via First Class mail) as follows:
Page 33 of 42
Landlord: Tenant:
Phoenix Industrial Investment
Partners, L.P. SpeedFam-IPEC, Inc.
00000 Xxxx Xxx Xxxxx 000 Xxxxx 00xx Xx.
Xxxxxxxx, Xxxxxxxxxx 00000 Xxxxxxxx, XX 00000
Attn: Xxxxxxx Xxxx Attn: J. Xxxxxxx Xxxxxx
Facsimile: 000-000-0000 Facsimile: (000) 000-0000
With a copy to: With a copy to:
Xxxxx X. Xxxxxxxx, Esquire Xxxxxx X. Xxxxx, Esq.
Silicon Valley Law Group Xxxxx & Xxxxxx, L.L.P.
000 Xxxxx Xxxxx Xxxxxx, Xxxxx 000 Xxx Xxxxxxx Xxxxxx
Xxx Xxxx, Xxxxxxxxxx 00000 Xxxxxxx, Xxxxxxx 00000-0000
Facsimile: (000) 000-0000 Facsimile: (000)000-0000
The parties hereto may change the address for delivery by providing
ten (10) days written notice to the other parties in the manner set
forth herein. The copies of notices sent to Xxxxx X. Xxxxxxxx and
Xxxxxx X. Xxxxx are informational and are not required in order for
the notices given to Landlord and Tenant to be effective.
31. SURRENDER. Upon the expiration of the Lease Term, or upon the
earlier termination of this Lease, Tenant shall vacate and surrender
the Leased Premises to Landlord in first class condition and repair
and in full compliance with the maintenance, repair and replacement
provisions of this Lease. In any event, Tenant shall cause the
following to be done prior to the expiration or the sooner
termination of this Lease:
a. all interior walls shall be painted or cleaned so that they
appear freshly painted;
b. all non-carpeted floor coverings shall be cleaned and waxed to
the extent they are in first class condition;
c. to the extent non-carpeted floor coverings are not in first
class condition, said floor coverings shall be repaired or
replaced, as necessary;
d. all carpets not in first class condition shall be cleaned and
shampooed to the extent necessary to place them in first class
condition as reasonably determined by Landlord;
e. to the extent cleaning and shampooing does not place the
carpets in first class condition as reasonably determined by
Landlord, such carpets shall be replaced, to the extent
necessary, with neutral carpets of equal or better quality;
f. all broken, marred, stained or nonconforming acoustical
ceiling tiles shall be replaced; and
g. all windows shall be washed.
If Landlord so requests, Tenant shall, prior to the expiration or
sooner termination of this Lease, remove any Alterations which
Tenant is required to remove pursuant to Section 11 and repair
all damage caused by such removal.
Page 34 of 42
If the Leased Premises are not so surrendered upon the expiration or
sooner termination of this Lease, Tenant shall be liable to Landlord
for all costs incurred by Landlord in conforming the Leased Premises
to the required condition, plus interest on all such costs at the
Default Rate. Tenant shall indemnify Landlord against loss or
liability to the extent resulting from delay by Tenant in so
surrendering the Leased Premises, including, without limitation, any
claims made by any succeeding tenant to the extent related to such
delay.
32. NO BROKER. Landlord and Tenant each represents to the other that
there are no broker's commissions in connection with this Lease and
each party shall indemnify, defend, protect and hold the other
harmless from and against any and all Costs and Expenses related to
a claim of commission owing by and through the applicable party.
33. WAIVER. Any waiver by Landlord of any Default, breach or failure by
Tenant shall not constitute a waiver of any other Default, breach or
failure by Tenant hereunder. The subsequent acceptance of Base Rent,
Rent or Additional Charges hereunder by Landlord shall not be deemed
to be a waiver of any preceding Default or breach by Tenant of this
Lease, other than a failure of Tenant to pay the particular Base
Rent, Rent or Additional Charges so accepted. No covenant, term or
condition of this Lease shall be deemed to have been waived by
Landlord unless such waiver be in writing by Landlord.
34. NO PARTNERSHIP. The relationship of the parties hereto as solely
that of landlord and tenant, and under no circumstances shall the
parties hereto be considered as partners, joint venturers or lender
and borrower. Tenant represents, warrants and acknowledges that the
transaction by which the Landlord acquired title to the Leased
Premises and the subsequent lease of the Leased Premises hereunder
are separate and distinct transactions and the Tenant has no rights
of first refusal or options to purchase the Leased Premises.
35. PARTIAL INVALIDITY. The invalidity or unenforceability of any
covenant, term or condition of this Lease shall not affect any other
covenant, term or condition of this Lease.
36. RECORDING. Neither Landlord nor Tenant shall record this Lease
without the prior written consent of the other, which consent may be
withheld in the other party's sole and absolute discretion. Either
party, however, may record a memorandum hereof and, in the event of
a request to execute such memorandum by one party, the other party
shall execute and deliver to the requesting party within ten (10)
days after the request therefor, such memorandum to be in a form
reasonably acceptable to both parties. If either party requests a
memorandum of this Lease be executed and recorded, concurrently with
the execution and delivery of said memorandum, Tenant shall execute
and deliver to Landlord a Quitclaim Deed in such form and content as
Landlord shall require. Such Quitclaim Deed shall be held by
Landlord unrecorded unless and until this Lease has expired or been
terminated. Tenant hereby irrevocably authorizes and directs
Landlord to record said Quitclaim Deed upon the expiration or
earlier termination of this Lease; provided, however, Landlord shall
provide Tenant with notice of Landlord's intent to record the
Quitclaim Deed at least five (5) business days prior to such
recording.
37. HAZARDOUS MATERIALS. Landlord and Tenant agree as follows with
respect to the existence or use of Hazardous Materials in, on or
about the Leased Premises:
a. Except as otherwise permitted pursuant to Section 37(c) below,
any handling, transportation, storage, treatment, disposal or
use of Hazardous Materials by Tenant and Tenant's agents,
employees, contractors, or invitees (collectively "AGENTS")
after the
Page 35 of 42
Effective Date in or about the Leased Premises is strictly
prohibited. Tenant shall indemnify, defend upon demand with
counsel reasonably acceptable to Landlord and hold harmless
Landlord from and against any liabilities, losses, claims,
damages, lost profits, consequential damages, interest,
penalties, fines, monetary sanctions, attorneys' fees,
experts' fees, court costs, remediation costs, investigation
costs, and other expenses which result from or arise in any
manner whatsoever out of the use, storage, treatment,
transportation, release, or disposal of any Hazardous
Materials on or about the Leased Premises caused or permitted
by Tenant or Tenant's Agents.
b. If the presence of Hazardous Materials in, on or about the
Leased Premises caused or permitted by Tenant or Tenant's
Agents results in contamination or deterioration of water or
soil resulting in a level of contamination greater than the
levels established as acceptable by any governmental agency
having jurisdiction over such contamination, then Tenant shall
promptly take any and all action necessary to investigate and
remediate such contamination if required by Law or as a
condition to the issuance or continuing effectiveness of any
governmental approval which relates to the use of me Leased
Premises or any part thereof.
c. Landlord acknowledges that Tenant uses numerous chemicals
classified as Hazardous Materials in the operation of its
business and that Tenant shall be permitted to do so provided
that Tenant does so in a manner consistent with the
requirements of this Section 37(c) and provided that Tenant
discloses the use of such materials to Landlord as required by
Section 37(k). In addition, Tenant may use reasonable
quantities of household chemicals such as adhesives,
lubricants and cleaning fluids in order to conduct its
business at the Leased Premises. Tenant agrees that during its
use and occupancy of the Leased Premises it will: (1) not (A)
permit Hazardous Materials to be present on or about the
Leased Premises except in a manner and quantity necessary for
the ordinary performance of Tenant's business or (B) release,
discharge or dispose of any Hazardous Materials on, in, at,
under, or emanating from, the Leased Premises; (2) comply with
all Hazardous Materials Laws relating to the Leased Premises
and the use of Hazardous Materials on or about the Leased
Premises and not engage in or permit others to engage in any
activity at the Leased Premises in violation of any Hazardous
Materials Laws; and (3) immediately notify Landlord of (A) any
inquiry, test, investigation or enforcement proceeding by any
governmental agency or authority against Tenant, Landlord or
the Leased Premises relating to any Hazardous Materials or
under any Hazardous Materials Laws; (B) any contamination of
the Leased Premises by Hazardous Materials which constitutes a
violation of any Hazardous Materials Laws; or (C) the
occurrence of any event or existence of any condition that
would cause a breach of any of the covenants set forth in this
Section 37.
d. Upon reasonable notice to Tenant, Landlord may inspect the
Leased Premises and surrounding areas for the purpose of
determining whether there exists on or about the Leased
Premises any Hazardous Material or other condition or activity
that is in violation of the requirements of this Lease or of
any Hazardous Materials Laws. Such inspections may include,
but are not limited to, entering the Leased Premises or
adjacent property with drill rigs or other machinery for the
purpose of obtaining laboratory samples. Landlord shall not be
limited in the number of such inspections during the Lease
Term. In the event (i) such inspections reveal the presence of
any such Hazardous Material or other condition or activity in
violation of the requirements of this Lease or of any
Hazardous Materials Laws, or (ii) Tenant or its Agents
contribute or knowingly consent to the presence of any
Hazardous Materials in, on, under, through or about the Leased
Page 36 of 42
Premises or exacerbate the condition of or the conditions
caused by any Hazardous Materials in, on, under, through or
about the Leased Premises, Tenant shall reimburse Landlord for
the cost of such inspections within ten (10) days of receipt
of a written statement therefor. Tenant will supply to
Landlord such historical and operational information regarding
the Leased Premises and surrounding areas as may be reasonably
requested to facilitate any such inspection and will make
available for meetings appropriate personnel having knowledge
of such matters. Tenant agrees to give Landlord at least sixty
(60) days prior notice of its intention to vacate the Leased
Premises so that Landlord will have an opportunity to perform
such an inspection prior to such vacation. The right granted
to Landlord herein to perform inspections shall not create a
duty on Landlord's part to inspect the Leased Premises, or
liability on the part of Landlord for Tenant's use, storage,
manufacture, treatment or disposal of Hazardous Materials, it
being understood that Tenant shall be solely responsible for
all liability in connection with the use, storage,
manufacture, treatment or disposal of Hazardous Materials by
Tenant or Tenant's Agents.
e. As used herein, the term "HAZARDOUS MATERIALS" means any
hazardous or toxic substance, material or waste which is or
becomes regulated by any local governmental authority, the
State of Arizona or the United States government. The term
"HAZARDOUS MATERIALS" includes, without limitation, petroleum
products, asbestos, PCB's, and any material or substance which
is (i) listed under, or defined as hazardous or extremely
hazardous pursuant to The Arizona Environmental Quality Act of
1986, A.R.S. Section 49-101, et. seq., (ii) deemed as a
"hazardous waste" pursuant to Section 1004 of the Federal
Resource Conservation and Recovery Act, 42 U.S.C. 6901 et seq.
(42 U.S.C. 6903) ("RCRA"), (iii) defined as a "hazardous
substance" pursuant to Section 101 of the Comprehensive
Environmental Response, Compensation and Liability Act, 42
U.S.C. 9601 et seq. (42 U.S.C. 9601) ("CERCLA") or any
regulations promulgated under CERCLA; (iv) any substance now
or hereafter regulated by the Toxic Substances Control Act, as
amended ("TSCA") (15 U.S.C. Section 2601 et seq.) or any
regulations promulgated under TSCA; (v) petroleum, petroleum
by-products, gasoline, diesel fuel, or other petroleum
hydrocarbons; (vi) asbestos and asbestos-containing material,
in any form, whether friable or non-friable; (vii)
polychlorinated biphenyls; (viii) lead and lead-containing
materials; or (ix) any additional substance, material or
waste. As used herein, the term "HAZARDOUS MATERIAL LAW(S)"
shall mean any statute, law, ordinance, or regulation of any
governmental body or agency (including the U.S. Environmental
Protection Agency, the Arizona Department of Environmental
Quality which regulates the use, storage, release or disposal
of any Hazardous Materials.
f. If Tenant's use of Hazardous Materials on or about the Leased
Premises results in a release, discharge or disposal of
Hazardous Materials on, in, at, under, or emanating from, the
Leased Premises, Tenant agrees to investigate, clean up,
remove or remediate such Hazardous Materials in full
compliance with: (i) the requirements of (A) all Hazardous
Materials Laws and (B) any governmental agency or authority
responsible for the enforcement of any Hazardous Materials
Laws; and (ii) any additional requirements of Landlord that
are reasonably necessary to protect the value of the Leased
Premises.
g. Landlord shall have the right, but not the obligation, prior
or subsequent to Tenant's Default, without in any way limiting
Landlord's other rights and remedies under this Lease, to
enter upon the Leased Premises, or to take such other actions
as it deems reasonably necessary or advisable, to investigate,
clean up, remove or remediate any Hazardous Materials or
contamination by Hazardous Materials present on, in, at,
under,
Page 37 of 42
or emanating from, the Leased Premises in violation of
Tenant's obligations under this Lease or under any Hazardous
Materials Laws. Notwithstanding any other provision of this
Lease, Landlord shall also have the right, at its election, in
its own name or as Tenant's agent, to negotiate, defend,
approve and appeal, at Tenant's expense, any action taken or
order issued by any governmental agency or authority with
regard to any such Hazardous Materials or contamination by
Hazardous Materials. The reasonable Costs and Expenses paid or
incurred by Landlord in the exercise of the rights set forth
in this Section 37 shall be payable by Tenant upon demand.
h. Notwithstanding any provision contained herein to the
contrary, Tenant shall surrender the Leased Premises to
Landlord upon the expiration or earlier termination of this
Lease free of debris, waste or Hazardous Materials placed on,
about or near the Leased Premises by Tenant or Tenant's
Agents, and, with respect to any contamination or other
conditions resulting from the actions or inaction of Tenant or
Tenant's Agents, in a condition which complies with all
Hazardous Materials Laws and any additional requirements of
Landlord that are reasonably necessary to protect the value of
the Leased Premises, including, without limitation, the
obtaining of any closure permits or other governmental permits
or approvals related to Tenant's use of Hazardous Materials in
or about the Leased Premises. If it is determined by Landlord
that the condition of all or any portion of the Leased
Premises is not in compliance with the provisions of this
Lease with respect to Hazardous Materials, including, without
limitation, all Hazardous Materials Laws, at the expiration or
earlier termination of this Lease, then at Landlord's sole
option, Landlord may require Tenant to hold over possession of
the Leased Premises until Tenant can surrender the Leased
Premises to Landlord in the condition in which the Leased
Premises existed on the Effective Date and in any case prior
to the appearance of such Hazardous Materials, including,
without limitation, the conduct or performance of any closures
as required by any Hazardous Materials Laws. Any such holdover
by Tenant will be with Landlord's consent, will not be
terminable by Tenant in any event or circumstance and will
otherwise be subject to the provisions of Section 38 of this
Lease.
i. Tenant agrees to indemnify and hold harmless Landlord from and
against any and all claims, losses (including, without
limitation, loss in value of the Leased Premises), liabilities
and expenses (including attorneys' fees) sustained by Landlord
attributable to (i) any Hazardous Materials placed on or about
the Leased Premises by Tenant or Tenant's Agents, or (ii)
Tenant's breach of any provision of this Section 37.
j. The obligations of Tenant under this Section 37 shall survive
the expiration or earlier termination of the Lease Term. The
rights and obligations of Landlord and Tenant with respect to
issues relating to Hazardous Materials are exclusively
established by this Section 37. In the event of any
inconsistency between any other part of this Lease and this
Section 37, the terms of this Section 37 shall control.
k. Prior to the execution of this Lease, Tenant has completed,
executed and delivered to Landlord a Hazardous Materials
Disclosure Certificate ("CERTIFICATE") in form and content
attached hereto as Exhibit C. Tenant covenants, represents and
warrants to Landlord that the information in the Certificate
is true and correct and accurately describes the Hazardous
Materials that will be manufactured, treated, used or stored
on or about the Leased Premises by Tenant or Tenant's Agents.
Tenant shall (a) on each six (6) month anniversary of the
commencement date of this Lease; and (b) at such other times
as Landlord reasonably requests, complete, execute and deliver
to Landlord an updated Hazardous Materials Disclosure
Certificate (each, an "UPDATED CERTIFICATE") describing
Page 38 of 42
Tenant's then current and known proposed future uses of
Hazardous Materials on or about the Leased Premises, which
Updated Certificates shall be in the same format as that which
is set forth in Exhibit C or in such updated format as
Landlord may reasonably require from time to time. Landlord
shall have the right to approve or disapprove such new or
additional Hazardous Materials in its sole and absolute
discretion; provided, however, that this requirement shall not
apply to Hazardous Materials manufactured, treated, used or
stored by Tenant in connection with Tenant's business, which
Hazardous Materials may be used in accordance with this
Section 37. Tenant shall make no use of Hazardous Materials on
or about the Leased Premises except as described in the
Certificate, an Updated Certificate or as otherwise approved
by Landlord in writing in accordance with this Section 37;
provided, however, that Landlord shall have no right to
approve or disapprove of Hazardous Materials manufactured,
treated, used or stored by Tenant in connection with Tenant's
business, which Hazardous Materials may be used in accordance
with this Section 37; provided further, however, that Tenant
shall not be required to provide Landlord prior notice of a
new or different chemical which is classified as a Hazardous
Material which is used in connection with Tenant's business.
The Certificate and each Updated Certificate shall be
completed and signed by Tenant's environmental risk manager.
38. HOLDING OVER. No holding over by Tenant of the Leased Premises after
the expiration of the Lease Term shall operate to extend the Lease
Term or this Lease, and Tenant shall indemnify, defend and hold
Landlord harmless from all Costs and Expenses and claims for damages
by any other tenant to whom Landlord may have leased to Leased
Premises effective upon the expiration of the Lease Term or
termination of this Lease. Any such holding over shall be deemed a
tenancy at sufferance, subject to all conditions, provisions and
obligations of this Lease insofar as the same are applicable to a
tenancy at sufferance, except that the Base Rent shall be an amount
equal to one hundred ten percent (110%) of the greater of (i) Base
Rent that was applicable at the expiration of the Lease; and (ii)
the fair market rental value as reasonably determined by Landlord.
39. AUTHORITY. The person or persons executing this Lease on behalf of
Landlord and Tenant each hereby represent and warrant to the other
party (Landlord or Tenant, as the case may be) that authority for
the same was duly given as evidenced by the certified copy of
resolution(s) of their respective Boards of Directors.
40. PARKING. Tenant, its officers, directors, employees, agents,
contractors, vendors, licensees and other authorized persons, shall
be entitled to use throughout the Lease Term all vehicular parking
spaces, free of charge on and about the Leased Premises.
41. QUIET TITLE. Provided that Tenant is not in Default under this
Lease, Landlord covenants that, subject to the terms and conditions
of this Lease, from and after the commencement of the Lease Term,
Tenant shall not be disturbed or hindered in Tenant's enjoyment of
the Leased Premises and that Landlord shall not interfere with
Tenant's business activities involving the Leased Premises.
42. BENEFIT. The covenants, terms and conditions of this Lease shall
inure to the benefit of and be binding upon the parties hereto and,
subject to Section 23, their respective successors and assigns.
43. SIGNAGE. Tenant shall be permitted to place such signage on and
about the Leased Premises as are permitted by applicable law;
provided, however, prior to the expiration or
Page 39 of 42
earlier termination of this Lease, Tenant shall remove such signage
from the Leased Premises and restore the Leased Premises to its
condition immediately preceding the installation of such signage.
44. TELECOMMUNICATIONS. Tenant's use of the Leased Premises shall not
include using the Leased Premises to provide telecommunications
services (including, without limitation, Internet connections) to
third parties, it being intended that Tenant's telecommunications
activities within the Leased Premises be strictly limited to such
activities as are incidental to general office use.
45. APPROVALS AND CONSENTS. Unless a party's sole discretion is
otherwise expressly provided for in a particular provision of this
Lease, all approvals and consents required of either party hereunder
shall not be unreasonably withheld or delayed, regardless of whether
or not the provision in question expressly so states.
46. SECURITY DEPOSIT. Concurrently herewith, Tenant shall deposit with
Landlord the sum of Six Hundred Fifty Thousand Dollars
($650,000.00), as security for the performance by Tenant of its
obligations under this Lease, and not as prepayment of Rent (the
"SECURITY DEPOSIT"). Landlord may from time to time apply such
portion of the Security Deposit as is necessary for the following
purposes:
a. to remedy any default by Tenant in the payment of Rent;
b. to repair damage to the Leased Premises caused by Tenant;
c. to clean the Leased Premises upon the expiration or sooner
termination of the Lease; and/or
d. to remedy any other default of Tenant to the extent permitted
by applicable law, including, without limitation, on account
of damages owing to Landlord under Section 24(b), and, in this
regard, Tenant hereby waives any restriction on the uses to
which the Security Deposit may be put, if any.
In the event the Security Deposit or any portion thereof is so used,
Tenant agrees to pay to Landlord promptly upon demand an amount in
cash sufficient to restore the Security Deposit to the full original
amount. Landlord shall not be deemed a trustee of the Security
Deposit, may use the Security Deposit in business, and shall not be
required to segregate it from its general accounts. Tenant shall not
be entitled to any interest on the Security Deposit. If Landlord
transfers the Leased Premises during the Lease Term, Landlord shall
pay the Security Deposit to any transferee of Landlord's interest,
in which event the transferring Landlord will be released from all
liability for the return of the Security Deposit. If Tenant performs
every provision of this Lease to be performed by Tenant, the unused
portion of the Security Deposit shall be returned to Tenant (or, at
Tenant's direction, the last assignee of Tenant's interest under
this Lease), to the extent not applied, within fifteen (15) days
following the expiration or sooner termination of this Lease and the
surrender of the Leased Premises by Tenant to Landlord in accordance
with the terms of this Lease. If this Lease is terminated following
Tenant's Default, the unpaid portion of the Security Deposit, if
any, shall be returned to Tenant two (2) weeks after final
determination of all damages due Landlord. If a Default by Tenant
occurs hereunder, Landlord may require that Tenant deposit with it
such additional amount (either in cash or in a letter of credit) as
Landlord reasonably determines, to be added to and held as a portion
of the Security Deposit.
Page 40 of 42
47. MISCELLANEOUS. This Lease constitutes the entire agreement of the
parties with respect to the subject matter hereof and may be
amended, waived or discharged only by an instrument in writing
signed by the party against which enforcement of such amendment,
waiver or discharge is sought. This Lease shall be binding upon and
inure to the benefit of and be enforceable by the respective
successors and permitted assigns of the parties. The headings in
this Lease are for purposes of reference only and shall not control,
limit or define the meaning or construction of any provision hereof.
Time is of the essence of this Lease. The parties acknowledge that
each party and its counsel have reviewed and revised this Lease and
that the rule of construction to the effect that any ambiguities are
to be resolved against the drafting party shall not be employed in
the interpretation of this Agreement or in any amendments or
exhibits hereto. This Lease shall be construed in accordance with
and governed by the laws of the State of Arizona.
48. COUNTERPARTS. This Lease may be executed in multiple counterparts,
each of which shall be deemed an original and all of which taken
together shall be one and the same document.
(SIGNATURES TO FOLLOW ON SUCCEEDING PAGE)
Page 41 of 42
IN WITNESS WHEREOF, the parties hereto have executed this Lease as of the
day and year first above written.
Phoenix Industrial Investment Partners, L.P. SpeedFam - IPEC, Inc.,
An Arizona limited partnership an Illinois corporation
By: Xxxx Una Management Company,
a California corporation
Its: General Partner By: /s/ [ILLEGIBLE]
----------------------
Name: [ILLEGIBLE]
Title: CFO
By: /s/ [ILLEGIBLE]
--------------------
Name: [ILLEGIBLE]
------------------
Title: President
-----------------
Page 42 of 42
EXHIBIT A
LEGAL DESCRIPTION OF LEASED PREMISES
Lot 1 of SPEEDFAM INTERNATIONAL, INC., according to the plat of record in the
office of the County Recorder of Maricopa County, Arizona, recorded in Book 439
of Maps, Page 41.
Exhibit A
Page 1 of 1
EXHIBIT B
TENANT'S EQUIPMENT
The following property shall be included in the definition of Tenant's
Equipment:
BUILDING 305:
CDA Air Compressor Equipment
Air Scrubbers
Dl Water System/Equipment
Waste Treatment Equipment
Cleanroom HVAC Equipment
Chemical Distribution/Storage Equipment
Cleanroom Vacuum Equipment
Cleanroom System (walls, partitions, air handlers, hepafilters, chiller,
other)
50 Hertz Generators
7.5 Ton Overhead Cranes
Trolley Mounted Cranes
Surveillance Cameras and Security Equipment
Cafeteria Equipment
BUILDING 300:
CDA Air Compressor Equipment
Cleanroom Vacuum Equipment
Air Scrubbers
Cleanroom Humidity Control Equipment (Kathobar)
Roof Boilers for Kathobar Units
Electrical Backup Power Generator
330KV Electrical Transfer Switch
50 Hertz Generators
Dl Water System/Equipment
Waste Treatment Equipment
Chemical Distribution/Storage Equipment
Cleanroom System (walls, partitions, air handlers, hepafilters, chiller,
other)
Surveillance Cameras and Security Equipment
Acid Fume Safety Hood
Cleanroom Safety Showers
Exhibit B
Page 1 of 1
EXHIBIT C
HAZARDOUS MATERIALS DISCLOSURE CERTIFICATE
Your cooperation in this matter is appreciated. Initially, the
information provided by you in this Hazardous Materials Disclosure Certificate
is necessary for Landlord to evaluate your proposed uses of the Leased Premises.
On an annual basis and at such other times as set forth in Section 37 of the
Lease, you are to provide an update to the information initially provided by you
in this certificate. Any questions regarding this certificate should be directed
to, and when completed, the certificate should be delivered to the Landlord as
provided in the Lease.
GENERAL INFORMATION:
Describe the proposed operations to take place in, on, or
about the Leased Premises, including, without limitation, principal
products processed, manufactured or assembled, and services and
activities to be provided or otherwise conducted. Existing tenants
should describe any proposed changes to on-going operations.
1. USE, STORAGE AND DISPOSAL OF HAZARDOUS MATERIALS
1.1 Will any Hazardous Materials (as hereinafter defined) be used,
generated, treated, stored or disposed of in, on or about the
Leased Premises? Existing tenants should describe any
Hazardous Materials which continue to be used, generated,
treated, stored or disposed of in, on or about the Leased
Premises.
Wastes Yes [X] No [ ]
Chemical Products Yes [X] No [ ]
Other Yes [ ] No [ ]
If Yes is marked, please explain: Hazardous materials are used
stored, treated and disposed of in supporting CMP (chemical,
mechanical planerization) tools used for Research &
development.
1.2 If Yes is marked in Section 1.1, attach a list of any
Hazardous Materials to be used, generated, treated, stored or
disposed of in, on or about the Leased Premises, including the
applicable hazard class and an estimate of the quantities of
such Hazardous Materials to be present on or about the Leased
Premises at any given time; estimated annual throughput; the
proposed location(s) and method of storage (excluding nominal
amounts of ordinary household cleaners and janitorial supplies
which are not regulated by any Environmental Laws, as
hereinafter defined); and the proposed location(s) and
method(s) of treatment or disposal for each Hazardous
Material, including the estimated frequency, and the proposed
contractors or subcontractors. Existing tenants should attach
a list setting forth the information requested above and such
list should include actual data from on-going operations and
the identification of any variations in such information from
the prior year's certificate.
Exhibit C
Page 1 of 6
2. STORAGE TANKS AND SUMPS. Is any above or below ground storage or
treatment of gasoline, diesel, petroleum, or other Hazardous Materials
in tanks or sumps proposed in, on or about the Leased Premises?
Existing tenants should describe any such actual or proposed
activities.
Yes [X] No [ ]
If yes, please explain: Waste treatment area stores and treats
waste hydrofluoric acid along with sulfuric acid and sodium
hydroxide day storage tanks for waste neutralization. See
attached diagram. Ammonium hydroxide is stored in 330 gallon
totes located in corrosive chemical storage room.
3. WASTE MANAGEMENT
3.1 Has your company been issued an EPA Hazardous Waste Generator
I.D. Number? Existing tenants should describe any additional
identification numbers issued since the previous certificate.
Yes [X] No [ ]
3.2 Has your company filed a biennial or quarterly reports as a
hazardous waste generator? Existing tenants should describe
any new reports filed.
Yes [X] No [ ]
If yes, attach a copy of the most recent report filed.
4. WASTEWATER TREATMENT AND DISCHARGE
4.1 Will your company discharge wastewater or other wastes to:
____storm drain? X sewer?
____surface water? ______no wastewater or other wastes
discharged.
Existing tenants should indicate any actual discharges. If so,
describe the nature of any proposed or actual discharge(s).
Average of 60,000 gallons/day of industrial effluent is
dischared to the city of Xxxxxxxx waste water system.
4.2 Will any such wastewater or waste be treated before discharge?
Yes [X] No [ ]
Exhibit C
Page 2 of 6
If yes, describe the type of treatment proposed to be
conducted. Existing tenants should describe the actual
treatment conducted. Waste CMP slurries and metal bearing
waste streams are treated through a gravity clarifier.
Hydrofluoric are batch precipitated for fluoride removal. All
other waste go through pH neutralization before discharge.
5. AIR DISCHARGES
5.1 Do you plan for any air filtration systems or stacks to be
used in your company's operations in, on or about the Leased
Premises that will discharge into the air; and will such air
emissions be monitored? Existing tenants should indicate
whether or not there are any such air filtration systems or
stacks in use in, on or about the Leased Premises which
discharge into the air and whether such air emissions are
being monitored.
Yes [X] No [ ]
If yes, please describe: All air abatement equipment are
monitored and maintained by onsite personnel.
5.2 Do you propose to operate any of the following types of
equipment, or any other equipment requiring an air emissions
permit? Existing tenants should specify any such equipment
being operated in, on or about the Leased Premises.
_____Spray booth(s) _____Incinerator(s)
_____Dip tank(s) X Other (Please describe)
_____Drying oven(s) _____No Equipment Requiring Air
Permits
If yes, please describe: Currently speed Fam/IPEC operates 3
liquid air scrubbers. Please refer to attached air permit in
Section 5.5.3 for more detail.
5.3 Please describe (and submit copies of with this Hazardous
Materials Disclosure Certificate) any reports you have filed
in the past [thirty-six] months with any governmental or
quasi-governmental agencies or authorities related to air
discharges or clean air requirements and any such reports
which have been issued during such period by any such agencies
or authorities with respect to you or your business
operations.
Exhibit C
Page 3 of 6
6. HAZARDOUS MATERIALS DISCLOSURES
6.1 Has your company prepared or will it be required to prepare a
Hazardous Materials management plan ("MANAGEMENT PLAN") or
Hazardous Materials Business Plan and Inventory ("BUSINESS
PLAN") pursuant to Fire Department or other governmental or
regulatory agencies' requirements? Existing tenants should
indicate whether or not a Management Plan is required and has
been prepared.
Yes [X] No [ ]
If yes, attach a copy of the Management Plan or Business Plan.
Existing tenants should attach a copy of any required updates
to the Management Plan or Business Plan.
6.2 Are any of the Hazardous Materials, and in particular
chemicals, proposed to be used in your operations in, on or
about the Leased Premises listed or regulated under
Proposition 65? Existing tenants should indicate whether or
not there are any new Hazardous Materials being so used which
are listed or regulated under Proposition 65.
Yes [X] No [ ]
If yes, please explain:______________________________________
______________________________________________________________
______________________________________________________________
______________________________________________________________
______________________________________________________________
7. ENFORCEMENT ACTIONS AND COMPLAINTS
7.1 With respect to Hazardous Materials or Environmental Laws, has
your company ever been subject to any agency enforcement
actions, administrative orders, or consent decrees or has your
company received requests for information, notice or demand
letters, or any other inquiries regarding its operations?
Existing tenants should indicate whether or not any such
actions, orders or decrees have been, or are in the process of
being, undertaken or if any such requests have been received.
Yes [X] No [ ]
If Yes, describe the actions, orders or decrees and any
continuing compliance obligation imposed as a result of these
actions, orders or decrees and also describe any requests,
notices or demands, and attach a copy of all such documents.
Existing tenants should describe and attach a copy of any new
actions, orders, decrees, requests, notices or demands not
already delivered to Landlord pursuant to the provisions of
Article 7 of the Lease Agreement. Attached in Section 7.7.1 is
a complianse notification from maricopa county environmental
services department. Notice is for the submittal of an O&M
plan for our equipment. County last our original maintenance
plan that was submitted. Attached is copy of new O&M plan that
was submitted.
Exhibit C
Page 4 of 6
7.2 Have there ever been, or are there now pending, any lawsuits
against your company regarding any environmental or health and
safety concerns?
Yes [ ] No [X]
If yes, describe any such lawsuits and attach copies of the
complaint(s), cross-complaint(s), pleadings and other
documents related thereto as requested by Landlord. Existing
tenants should describe and attach a copy of any new
complaint(s), cross-complaint(s), pleadings and other related
documents not already delivered to Landlord pursuant to the
provisions of Article 7 of the Lease Agreement. ______________
______________________________________________________________
______________________________________________________________
______________________________________________________________
______________________________________________________________
______________________________________________________________
7.3 Have there been any problems or complaints from adjacent
tenants, owners or other neighbors at your company's current
facility with regard to environmental or health and safety
concerns? Existing tenants should indicate whether or not
there have been any such problems or complaints from adjacent
tenants, owners or other neighbors at, about or near the
Leased Premises and the current status of any such problems or
complaints.
Yes [ ] No [X]
If yes, please describe. Existing tenants should describe any
such problems or complaints not already disclosed to Landlord
under the provisions of the signed Lease Agreement and the
current status of any such problems or complaints. ___________
______________________________________________________________
______________________________________________________________
______________________________________________________________
______________________________________________________________
______________________________________________________________
______________
8. PERMITS AND LICENSES. Attach copies of all permits and licenses issued
to your company its proposed operations in, on or about the Leased
Premises, including, without limitation, any Hazardous Materials
permits, wastewater discharge permits, air emissions permits, and use
permits or approvals. Existing tenants should attach copies of any new
permits and licenses as well as any renewals of permits or licenses
previously issued.
As used herein, the term "HAZARDOUS MATERIALS" means any hazardous or toxic
substance, material or waste which is or becomes regulated by any local
governmental authority, the State of Arizona or the United States government.
The term "HAZARDOUS MATERIALS" includes, without limitation, petroleum products,
asbestos, PCB's, and any material or substance which is (i) listed under, or
defined as hazardous or extremely hazardous pursuant to The Arizona
Environmental Quality Act of 1986, A.R.S. Section 49-101, et. seq., (ii) deemed
as a "hazardous waste" pursuant to Section 1004 of the Federal Resource
Conservation and Recovery Act, 42 U.S.C. 6901 et seq. (42 U.S.C. 6903)
("RCRA'"). (iii) defined as a "hazardous substance" pursuant to Section 101 of
the Comprehensive Environmental Response, Compensation and Liability Act, 42
U.S.C. 9601 et seq. (42 U.S.C. 9601) ("CERCLA") or
Exhibit C
Page 5 of 6
any regulations promulgated under CERCLA; (iv) any substance now or hereafter
regulated by the Toxic Substances Control Act, as amended ("TSCA") (15 U.S.C.
Section 2601 et seq.) or any regulations promulgated under TSCA; (v) petroleum,
petroleum by-products, gasoline, diesel fuel, or other petroleum hydrocarbons;
(vi) asbestos and asbestos-containing material, in any form, whether friable or
non-friable; (vii) polychlorinated biphenyls; (viii) lead and lead-containing
materials; or (ix) any additional substance, material or waste. As used herein,
the term "HAZARDOUS MATERIAL LAW(S)" shall mean any statute, law, ordinance, or
regulation of any governmental body or agency (including the U.S. Environmental
Protection Agency, the Arizona Department of Environmental Quality which
regulates the use, storage, release or disposal of any Hazardous Materials.
The undersigned hereby acknowledges and agrees that this Hazardous Materials
Disclosure Certificate is being delivered to Landlord in connection with the
evaluation of a Lease and, if such Lease is executed, will be attached thereto
as an exhibit. The undersigned further acknowledges and agrees that if such
Lease is executed, this Hazardous Materials Disclosure Certificate will be
updated from time to time in accordance with Section 37 of the Lease. The
undersigned further acknowledges and agrees that Landlord and its partners,
lenders and representatives may, and will, rely upon the statements,
representations, warranties, and certifications made herein and the
truthfulness thereof in entering into the Lease and the continuance thereof
throughout the term, and any renewals thereof, of the Lease. I, the undersigned,
acting with full authority to bind the Tenant and on behalf of the Tenant,
certify, represent and warrant that the information contained in this
certificate is true and correct.
Speedfam-IPEC, Inc.
an Illinois corporation
By: /s/ Xxx Xxxxxxx
-------------------------------
Name: Xxx Xxxxxxx
-------------------------------
Its: Environmental Compliance Mgr.
Date: May 1, 2002
Exhibit C
Page 6 of 6
EXHIBIT D
SOFTWARE MAINTENANCE SCHEDULE
[SEE ATTACHED]
Exhibit D
Page 1 of 1
SPEEDFAM - EQUIPMENT LIST / PM SCHEDULES
-------------------------------------------------------------------------------------------------------------------------
TAGNUMBER PM # EQUIPMENT DESCRIPTION CALENDAR FREQUENCY WEEK SYSTEM
-------------------------------------------------------------------------------------------------------------------------
INS_EYE/SH NS_EYE/SHOWR_M300 INSPECT EYEWASH/SHOWERS Calendar period - monthly 1 INS
-------------------------------------------------------------------------------------------------------------------------
INS_OFF_M INS_SEC_W Calendar period - monthly 1 INS
-------------------------------------------------------------------------------------------------------------------------
RM_107_300 ELDIST_A ELECTRICAL ROOM Special event 0 RM
-------------------------------------------------------------------------------------------------------------------------
RM_153_300 ELDIST_A MECHANICAL ROOM Special event 0 RM
-------------------------------------------------------------------------------------------------------------------------
RM_154_300 ELDIST_A ELECTRICAL ROOM Special event 0 RM
-------------------------------------------------------------------------------------------------------------------------
RM_206_300 ELDIST_A ELECTRICAL ROOM Special event 0 RM
-------------------------------------------------------------------------------------------------------------------------
RM_246_300 ELDIST_A ELECTRICAL ROOM Special event 0 RM
-------------------------------------------------------------------------------------------------------------------------
RM_210_300 ELDIST_A ELECTRICAL ROOM Special event 0 RM
-------------------------------------------------------------------------------------------------------------------------
INS_7406G_ ELECSAFETY_M ELECTRICAL SAFETY INSPECT Calendar period - annual 41 ELEC
-------------------------------------------------------------------------------------------------------------------------
INS_7406_EL ELDIST_A ANNUAL INFRA-RED INSPECTI Calendar period - annual 40 ELEC
-------------------------------------------------------------------------------------------------------------------------
RM_2026 ELDIST_A ELECTRICAL ROOM Calendar period - annual 40 RM
-------------------------------------------------------------------------------------------------------------------------
INS_7406_EL ELECSAFETY_M ELECTRICAL SAFETY INSPECT Calendar period - annual 37 ELEC
-------------------------------------------------------------------------------------------------------------------------
INS_2C_ELS ELECSAFETY_M ELECTRICAL SAFETY INSPECT Calendar period - annual 33 ELEC
-------------------------------------------------------------------------------------------------------------------------
RM_1039 ELDIST_A ELECTRICAL ROOM NEAR MFG. Calendar period - annual 30 RM
-------------------------------------------------------------------------------------------------------------------------
INS_2B_ELS ELECSAFETY_M ELECTRICAL SAFETY INSPECT Calendar period - annual 29 ELEC
-------------------------------------------------------------------------------------------------------------------------
INS_ELSFTY ELECSAFETY_M ELECTRICAL SAFETY INSPECT Selected weeks 0 ELEC
-------------------------------------------------------------------------------------------------------------------------
INS_2A_ELS ELECSAFETY_M ELECTRICAL SAFETY INSPECT Calendar period - annual 25 ELEC
-------------------------------------------------------------------------------------------------------------------------
AD_2_631 AIRDRYERS_A ZEKS AIR DRYER Calendar period - annual 21 PLUMB
-------------------------------------------------------------------------------------------------------------------------
AD_RAF1_63 AIRDRYERS_A ZEKS AIR DRYER Calendar period - annual 21 PLUMB
-------------------------------------------------------------------------------------------------------------------------
AD_1_630 AIRDRYERS_A ZEKS AIR DRYER Calendar period - annual 21 PLUMB
-------------------------------------------------------------------------------------------------------------------------
INS_2B_BFIX BFIX_BM BATTERY FIXTURE INSPECT Calendar period - annual 21 INS
-------------------------------------------------------------------------------------------------------------------------
INS_1F_ELS ELECSAFETY_M ELECTRICAL SAFETY INSPECT Calendar period - annual 21 ELEC
-------------------------------------------------------------------------------------------------------------------------
RM_1051 ELDIST_A ELECTRICAL ROOM Calendar period - annual 20 RM
-------------------------------------------------------------------------------------------------------------------------
INS_2A_BFIX BFIX_BM BATTERY FIXTURE INSPECT Calendar period - annual 17 INS
-------------------------------------------------------------------------------------------------------------------------
INS_1E_ELS ELECSAFETY_M ELECTRICAL SAFETY INSPECT Calendar period - annual 17 ELEC
-------------------------------------------------------------------------------------------------------------------------
INS_1D_BFIX BFIX_BM BATTERY FIXTURE INSPECT Calendar period - annual 13 INS
-------------------------------------------------------------------------------------------------------------------------
INS_1D_ELS ELECSAFETY_M ELECTRICAL SAFETY INSPECT Calendar period - annual 13 ELEC
-------------------------------------------------------------------------------------------------------------------------
INS_HEPA_1 HEPA_10K_Q CLASS 10,000 HEPA INSPECT Calendar period - quarterly 12 INS
-------------------------------------------------------------------------------------------------------------------------
INS_HEPA_1 HEPA_10K_Q CLASS 10,000 HEPA INSPECT Calendar period - quarterly 12 INS
-------------------------------------------------------------------------------------------------------------------------
INS_HEPA_1 HEPA_10Q CLASS 10 HEPA INSPECT Calendar period - quarterly 12 INS
-------------------------------------------------------------------------------------------------------------------------
INS_HEPA_1 HEPA_10Q CLASS 10 HEPA INSPECT Calendar period - quarterly 12 INS
-------------------------------------------------------------------------------------------------------------------------
INS_HEPA_1 HEPA_1K_Q CLASS 1,000 HEPA INSPECT Calendar period - quarterly 12 INS
-------------------------------------------------------------------------------------------------------------------------
INS_HEPA_1 HEPA_1K_Q CLASS 1,000 HEPA INSPECT Calendar period - quarterly 12 INS
-------------------------------------------------------------------------------------------------------------------------
INS_1C_BFIX BFIX_BM BATTERY FIXTURE INSPECT Calendar period - annual 9 INS
-------------------------------------------------------------------------------------------------------------------------
INS_1C_ELS ELECSAFETY_M ELECTRICAL SAFETY INSPECT Calendar period - annual 9 ELEC
-------------------------------------------------------------------------------------------------------------------------
EF2_300 EF_M IN-LINE CABINET FAN Calendar period - quarterly 9 HVAC
-------------------------------------------------------------------------------------------------------------------------
EF9_300 EF_M IN-LINE CABINET FAN Calendar period - quarterly 9 HVAC
-------------------------------------------------------------------------------------------------------------------------
EF1_300 EF_M UTILITY FAN Calendar period - quarterly 9 HVAC
-------------------------------------------------------------------------------------------------------------------------
EF5_300 EF_M ROOF EXHAUSTER Calendar period - quarterly 9 HVAC
-------------------------------------------------------------------------------------------------------------------------
PAGE 1 22-MAY-02
--------------------------------------------------------------------------------------------------------------------------
TAGNUMBER PM # EQUIPMENT DESCRIPTION CALENDAR FREQUENCY WEEK SYSTEM
--------------------------------------------------------------------------------------------------------------------------
EF3_300 EF_M ROOF EXHAUSTER Calendar period - quarterly 9 HVAC
--------------------------------------------------------------------------------------------------------------------------
EF6_300 EF_M IN-LINE CABINET FAN Calendar period - quarterly 9 HVAC
--------------------------------------------------------------------------------------------------------------------------
EF2_2C_653 EF_M GREENCHECK EXHAUST FAN Calendar period - quarterly 9 HVAC
--------------------------------------------------------------------------------------------------------------------------
EF8_300 EF_M ROOF EXHAUSTER Calendar period - quarterly 9 HVAC
--------------------------------------------------------------------------------------------------------------------------
EF4_300 EF_M ROOF EXHAUSTER Calendar period - quarterly 9 HVAC
--------------------------------------------------------------------------------------------------------------------------
EF1_2C_652 EF_M GREENCHECK EXHAUST FAN Calendar period - quarterly 9 HVAC
--------------------------------------------------------------------------------------------------------------------------
EF3_2C_654 EF_M GREENCHECK EXHAUST FAN Calendar period - quarterly 9 HVAC
--------------------------------------------------------------------------------------------------------------------------
EF4_2C_655 EF_M GREENCHECK EXHAUST FAN Calendar period - quarterly 9 HVAC
--------------------------------------------------------------------------------------------------------------------------
EF5_2C_656 EF_M GREENCHECK EXHAUST FAN Calendar period - quarterly 9 HVAC
--------------------------------------------------------------------------------------------------------------------------
EF6_2C_657 EF_M GREENCHECK EXHAUST FAN Calendar period - quarterly 9 HVAC
--------------------------------------------------------------------------------------------------------------------------
EF7_2C_658 EF_M GREENCHECK EXHAUST FAN Calendar period - quarterly 9 HVAC
--------------------------------------------------------------------------------------------------------------------------
EF8_2C_659 EF_M GREENCHECK EXHAUST FAN Calendar period - quarterly 9 HVAC
--------------------------------------------------------------------------------------------------------------------------
EF9_2C_660 EF_M GREENCHECK EXHAUST FAN Calendar period - quarterly 9 HVAC
--------------------------------------------------------------------------------------------------------------------------
EF7_300 EF_M ROOF EXHAUSTER Calendar period - quarterly 9 HVAC
--------------------------------------------------------------------------------------------------------------------------
RM_1114 ELDIST_A CHILLER/MECHANICAL ROOM Calendar period - annual 8 RM
--------------------------------------------------------------------------------------------------------------------------
COMP2_300 AIRCOMPS_S AIR COMP. W/AFTER COOL Calendar period - semiannual 7 HVAC
--------------------------------------------------------------------------------------------------------------------------
COMP1_300 AIRCOMPS_S AIR COMP. W/AFTER COOL Calendar period - semiannual 7 HVAC
--------------------------------------------------------------------------------------------------------------------------
COMP1_637 AIRCOMPS_S APLAS COPCO Calendar period - semiannual 7 PLUMB
--------------------------------------------------------------------------------------------------------------------------
FCU2-24_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-14_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-17_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-19_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-20_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-21_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-12_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-23_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-33_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-13_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-16_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-34_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-25_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-26_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-27_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-28_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-29_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-30_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-31_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-32_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
FCU2-22_2B_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
PMP_CWPC1 PUMPS_Q CLEAN ROOM CHILLED WATER Calendar period - quarterly 6 HVAC
--------------------------------------------------------------------------------------------------------------------------
INS_1B_BFIX BFIX_BM BATTERY FIXTURE INSPECT Calendar period - annual 5 INS
--------------------------------------------------------------------------------------------------------------------------
INS_1B_ELS ELECSAFETY_M ELECTRICAL SAFETY INSPECT Calendar period - annual 5 ELEC
--------------------------------------------------------------------------------------------------------------------------
PAGE 2 22-MAY-02
-----------------------------------------------------------------------------------------------------------------------------
TAGNUMBER PM # EQUIPMENT DESCRIPTION CALENDAR FREQUENCY WEEK SYSTEM
-----------------------------------------------------------------------------------------------------------------------------
CT2_300 EVAP_S COOLING TOWER2 Calendar period - semiannual 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
CT1_1B_642 EVAP_S EVAPCO COOLING TOWER Calendar period - semiannual 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
CT1_300 EVAP_S COOLING TOWER 1 Calendar period - semiannual 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-2_2A_5 FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-5_2A_6 FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-6A_2A FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-1_2A_5 FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-11_2A_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-4B_2A FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-4A_2A FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-6B_2A_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-10_2A_ FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-9_2A_6 FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-8_2A_6 FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-7_2A_6 FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU2-3_2A_6 FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
EVAP_2C_10 EVAP_BM EVAP COOLERS Calendar period - bimonthly 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
EVAP_2C_10 EVAP_BM EVAP COOLERS Calendar period - bimonthly 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
EVAP_2C_10 EVAP_BM EVAP COOLERS Calendar period - bimonthly 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
EVAP_2C_10 EVAP_BM EVAP COOLERS Calendar period - bimonthly 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
EVAP_2C_11 EVAP_BM EVAP COOLERS Calendar period - bimonthly 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
EVAP1_300 EVAP_BM EVAPORATIVE XXXXXX 1 Calendar period - bimonthly 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
EVAP_2C_11 EVAP_BM EVAP COOLERS Calendar period - bimonthly 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
EVAP2_300 EVAP_BM EVAPORATIVE COOLER 2 Calendar period - bimonthly 5 HVAC
-----------------------------------------------------------------------------------------------------------------------------
CWP_CHP-1 PUMPS_Q XXXX & XXXXXXX X.X. PUMP Calendar period - quarterly 4 HVAC
-----------------------------------------------------------------------------------------------------------------------------
CWP_SCHP- PUMPS_Q XXXX & XXXXXXX X.X. PUMP Calendar period - quarterly 4 HVAC
-----------------------------------------------------------------------------------------------------------------------------
PMP_CWPC1 PUMPS_Q CLEAN ROOM CHILLED WATER Calendar period - quarterly 4 HVAC
-----------------------------------------------------------------------------------------------------------------------------
CWP_CTP-2_ PUMPS_Q XXXX & XXXXXXX X.X. PUMP Calendar period - quarterly 4 HVAC
-----------------------------------------------------------------------------------------------------------------------------
CWP_CHP-2 PUMPS_Q XXXX & XXXXXXX X.X. PUMP Calendar period - quarterly 4 HVAC
-----------------------------------------------------------------------------------------------------------------------------
CWP_SCHP- PUMPS_Q XXXX & XXXXXXX X.X. PUMP Calendar period - quarterly 4 HVAC
-----------------------------------------------------------------------------------------------------------------------------
CWP_CTP-1_ PUMPS_Q XXXX & XXXXXXX X.X. PUMP Calendar period - quarterly 4 HVAC
-----------------------------------------------------------------------------------------------------------------------------
CT2_1B_643 EVAP_BM EVAPCO COOLING TOWER Calendar period - bimonthly 4 HVAC
-----------------------------------------------------------------------------------------------------------------------------
HWH_2_617 H20HTRS_M X X XXXXX WATER HEATER Calendar period - monthly 4 PLUMB
-----------------------------------------------------------------------------------------------------------------------------
HWH_4_619 H20HTRS_M X X XXXXX WATER HEATER Calendar period - monthly 4 PLUMB
-----------------------------------------------------------------------------------------------------------------------------
HWH_1_616 H20HTRS_M X X XXXXX WATER HEATER Calendar period - monthly 4 PLUMB
-----------------------------------------------------------------------------------------------------------------------------
HWH_3_618 H20HTRS_M X X XXXXX WATER HEATER Calendar period - monthly 4 PLUMB
-----------------------------------------------------------------------------------------------------------------------------
HWH2_300 H20HTRS_M HOT WATER HEATER 2 Calendar period - monthly 4 PLUMB
-----------------------------------------------------------------------------------------------------------------------------
HWH1_300 H20HTRS_M HOT WATER HEATER 1 Calendar period - monthly 4 PLUMB
-----------------------------------------------------------------------------------------------------------------------------
HE1_300 HEXCHG_M HEAT X - PLATE AND FRAME Calendar period - monthly 4 HVAC
-----------------------------------------------------------------------------------------------------------------------------
HEX1_1B_64 HEXCHG_M ALFA LEVEL HEAT EXCHANGER Calendar period - monthly 4 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU1-21_1C FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 3 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FCU1-26A_1 FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 3 HVAC
-----------------------------------------------------------------------------------------------------------------------------
PAGE 3 22-MAY-02
------------------------------------------------------------------------------------------------------------------
TAGNUMBER PM # EQUIPMENT DESCRIPTION CALENDER FREQUENCY WEEK SYSTEM
------------------------------------------------------------------------------------------------------------------
FCU1-18_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-20_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-38_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-23_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-17_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-24A_1 FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-28_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-37B_1 FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-22_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-30_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-29_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-24B_1 FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-40_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-26B_1 FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-27_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-16_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-25_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-19_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-37A_1 FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-39_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-15_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-14_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-13_1C FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 3 HVAC
------------------------------------------------------------------------------------------------------------------
INS_HTRS_Q INS_HEATERS_Q PLENUM HEATERS Calender period - quarterly 3 ELEC
------------------------------------------------------------------------------------------------------------------
INS_RES_BM INS_RES_BM RESTROOM ZONE INSPECTION Calender period - bimonthly 3 INS
------------------------------------------------------------------------------------------------------------------
INS_RES_BM INS_RES_BM_300 RESTROOM INSP Calender period - bimonthly 3 INS
------------------------------------------------------------------------------------------------------------------
TM_715 TU_SA ICE MACHINE Calender period - bimonthly 3 HVAC
------------------------------------------------------------------------------------------------------------------
INS_GRNDS_ INS_GRNDS_M GROUNDS INSPECTION Calender period - monthly 3 INS
------------------------------------------------------------------------------------------------------------------
INS_VEH_M INS_VECH_M CHECK RENTAL VEHICLES Calender period - monthly 3 INS
------------------------------------------------------------------------------------------------------------------
MN_1107 MON_M REFRIG MONITOR Calender period - monthly 3 HVAC
------------------------------------------------------------------------------------------------------------------
ELEC_1A_53 PORTGEN_M HONDA 5KW GENERATOR Calender period - monthly 3 ELEC
------------------------------------------------------------------------------------------------------------------
RM_1116 ELDIST_A MAIN ELECTRICAL ROOM Calender period - annual 2 RM
------------------------------------------------------------------------------------------------------------------
CT2_1B_643 EVAP_S EVAPCO COOLING TOWER Calender period - semiannual 2 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-31A_1 FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 2 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-34_1B_ FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 2 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-33_1B_ FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 2 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-36_1B_ FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 2 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-35_1B_ FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 2 HVAC
------------------------------------------------------------------------------------------------------------------
FCU1-31B_1 FANCOIL_S TRANE FAN COIL UNIT Calender period - semiannual 2 HVAC
------------------------------------------------------------------------------------------------------------------
AHU7_300 AHROOF_BI AIR HANDLER Calender period - bimonthly 2 HVAC
------------------------------------------------------------------------------------------------------------------
AHU8_2C_66 AHROOF_BI XxXXXX AIR HANDLER Calender period - bimonthly 2 HVAC
------------------------------------------------------------------------------------------------------------------
AHU6_2C_66 AHROOF_BI XxXXXX AIR HANDLER Calender period - bimonthly 2 HVAC
------------------------------------------------------------------------------------------------------------------
PAGE 4 22-MAY-02
----------------------------------------------------------------------------------------------------------------------------
TAGNUMBER PM # EQUIPMENT DESCRIPTION CALENDAR FREQUENCY WEEK SYSTEM
----------------------------------------------------------------------------------------------------------------------------
AHU9_2C_66 AHROOF_BI XxXXXX AIR HANDLER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU1_300 AHROOF_BI AIR HANDLER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
AHUC1_IN_6 AHROOF_BI HEATCRAFT AIR HANDLER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
AHUCMU1_I AHROOF_BI HEATCRAFT AIR HANDLER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU5_300 AHROOF_BI AIR HANDLER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
AHUC2_IN_6 AHROOF_BI HEATCRAFT AIR HANDLER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU4_2C_66 AHROOF_BI XxXXXX AIR HANDLER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU1_2C_66 AHROOF_BI XxXXXX AIR HANDLER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU2_300 AHROOF_BI AIR HANDLER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU2_2C_66 AHROOF_BI XxXXXX AIR HANDLER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU6_300 AHROOF_BI AIR HANDLER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU3_300 AHROOF_BI AIR HANDLER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU3_2C_66 AHROOF_BI XxXXXX AIR HANDLER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU4_300 AHROOF_BI AIR HANDLER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
AHUC3_IN_6 AHROOF_BI HEATCRAFT AIR HANDLER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
AHU10_2C_6 AHROOF_BI XxXXXX AIR HANDLER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
EDHC1_IN_6 EDH_BM ELECTRIC DUCT HEATER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
EDHC2_IN_6 EDH_BM ELECTRIC DUCT HEATER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
EDHC3_IN_6 EDH_BM ELECTRIC DUCT HEATER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
EDHC4_IN_6 EDH_BM ELECTRIC DUCT HEATER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
EDHUC1_IN_ EDHU_BM ELECTRIC DUCT HUMIDIFIER Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
TM_716 TU_SA ICE MACHINE Calendar period - bimonthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
CHLR2_300 CHILL_M CENTRIFUGAL CHILLER Calendar period - monthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
CHLR1_300 CHILL_M CENTRIFUGAL CHILLER Calendar period - monthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
CH2_1B_641 CHILL_M XxXXXX CHILLER Calendar period - monthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
CH1_1B_640 CHILL_M XxXXXX CHILLER Calendar period - monthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
INS_CUB_M INS_CUB_M CUBICAL INSPECTION Calendar period - monthly 2 INS
----------------------------------------------------------------------------------------------------------------------------
INS_DOOR_ INS_DOORS_M DOOR INSPECTION Calendar period - monthly 2 INS
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8 PUMP_DI_WILDEN_Q P104X-FER PUMP Calendar period - monthly 2 DI
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8 PUMP_DI_WILDEN_Q PAD SUMP PUMP Calendar period - monthly 2 DI
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8 PUMP_DI_WILDEN_Q P107 PRESS PUMP Calendar period - monthly 2 DI
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8 PUMP_DI_WILDEN_Q P106 X-FER PUMP Calendar period - monthly 2 DI
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8 PUMP_DI_WILDEN_Q P102 X-FER PUMP Calendar period - monthly 2 DI
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8 PUMP_DI_WILDEN_Q P103 X-FER PUMP Calendar period - monthly 2 DI
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8 PUMP_DI_WILDEN_Q P105 X-FER PUMP Calendar period - monthly 2 DI
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8 PUMP_DI_WILDEN_Q PT SUMP PUMP Calendar period - monthly 2 DI
----------------------------------------------------------------------------------------------------------------------------
SC_2C_711 SCRUB_M SCRUBBER Calendar period - monthly 2 HVAC
----------------------------------------------------------------------------------------------------------------------------
VAC_VP1_63 VACPUMPS_M XXXX VACCUM PUMP Calendar period - monthly 2 PLUMB
----------------------------------------------------------------------------------------------------------------------------
INS_OUT_M3 INS_OUT_M Calendar period - monthly 1 INS
----------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8 PUMP_DI_PUMPS_M HF PUMP Calendar period - monthly 1 DI
----------------------------------------------------------------------------------------------------------------------------
INS_CONF_ INS_CONF_M 7406 Calendar period - monthly 1 INS
----------------------------------------------------------------------------------------------------------------------------
INS_ROOF_ INS_ROOF_M Calendar period - monthly 1 INS
----------------------------------------------------------------------------------------------------------------------------
PAGE 5 22-MAY-02
-----------------------------------------------------------------------------------------------------------------------------------
TAGNUMBER PM # EQUIPMENT DESCRIPTION CALENDER FREQUENCY WEEK SYSTEM
-----------------------------------------------------------------------------------------------------------------------------------
INS_COR_W INS_COR_W Calender period - weekly 1 INS
-----------------------------------------------------------------------------------------------------------------------------------
INS_OUTSID INS_OUTSIDE_W 7406 Calender period - weekly 1 INS
-----------------------------------------------------------------------------------------------------------------------------------
INS_REST_ INS_REST_W Calender period - weekly 1 INS
-----------------------------------------------------------------------------------------------------------------------------------
CH1_1B_640 ACHILL_A XxXXXX CHILLER Calender period - annual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
CHLR2_300 CHILL_A CENTRIFUGAL CHILLER Calender period - annual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
CHLR1_301 CHILL_A CENTRIFUGAL CHILLER Calender period - annual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
CH2_1B_641 CHILL_A XxXXXX CHILLER Calender period - annual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
INS_COPIER COPIERS_M COPIERS Calender period - annual 1 RM
-----------------------------------------------------------------------------------------------------------------------------------
INS_1A_ELS ELECSAFETY_M ELECTRICAL SAFETY INSPECT Calender period - annual 1 ELEC
-----------------------------------------------------------------------------------------------------------------------------------
INS_ELSFTY ELECSAFETY_M ELECTRICAL SAFETY INSPECT Selected weeks 0 ELEC
-----------------------------------------------------------------------------------------------------------------------------------
CHLR1_300 ACHILL_S CENTRIFUGAL CHILLER Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
CH1_1B_640 ACHILL_S XxXXXX CHILLER Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
CHLR2_300 ACHILL_S CENTRIFUGAL CHILLER Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
CH2_1B_641 ACHILL_S XxXXXX CHILLER Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU40_300 FANCOIL_S FAN COIL UNIT 40 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU31_300 FANCOIL_S FAN COIL UNIT 31 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU49_300 FANCOIL_S FAN COIL UNIT 49 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU51_300 FANCOIL_S FAN COIL UNIT 51 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU44_300 FANCOIL_S FAN COIL UNIT 44 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU43_300 FANCOIL_S FAN COIL UNIT 43 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU42_300 FANCOIL_S FAN COIL UNIT 42 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU45_300 FANCOIL_S FAN COIL UNIT 45 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU46_300 FANCOIL_S FAN COIL UNIT 46 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU48_300 FANCOIL_S FAN COIL UNIT 48 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU10_300 FANCOIL_S FAN COIL UNIT 10 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU4_300 FANCOIL_S FAN COIL UNIT 4 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU39_300 FANCOIL_S FAN COIL UNIT 39 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU50_300 FANCOIL_S FAN COIL UNIT 50 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU1-7A_1A FANCOIL_S TRANE FAN COIL UNIT Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU47_300 FANCOIL_S FAN COIL UNIT 47 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU1-5_1A_5 FANCOIL_S TRANE FAN COIL UNIT Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU20_300 FANCOIL_S FAN COIL UNIT 20 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU25_300 FANCOIL_S FAN COIL UNIT 25 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU1-10_1A_ FANCOIL_S TRANE FAN COIL UNIT Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU1-11_1A_ FANCOIL_S TRANE FAN COIL UNIT Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU1-2_1A_5 FANCOIL_S TRANE FAN COIL UNIT Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU1-1_1A_5 FANCOIL_S TRANE FAN COIL UNIT Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU1-4_1A_5 FANCOIL_S TRANE FAN COIL UNIT Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU38_300 FANCOIL_S FAN COIL UNIT 38 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU1-6_1A_5 FANCOIL_S TRANE FAN COIL UNIT Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU41_300 FANCOIL_S FAN COIL UNIT 41 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
FCU32_300 FANCOIL_S FAN COIL UNIT 32 Calender period - Semiannual 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------------
PAGE 6 22-MAY-02
---------------------------------------------------------------------------------------------------------------------------
TAGNUMBER PM # EQUIPMENT DESCRIPTION CALENDAR FREQUENCY WEEK SYSTEM
---------------------------------------------------------------------------------------------------------------------------
FCU28_300 FANCOIL_S FAN COIL UNIT 28 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU34_300 FANCOIL_S FAN COIL UNIT 34 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU35_300 FANCOIL_S FAN COIL UNIT 35 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU36_300 FANCOIL_S FAN COIL UNIT 36 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU37_300 FANCOIL_S FAN COIL UNIT 37 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU1-3_1A_5 FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU6_300 FANCOIL_S FAN COIL UNIT 6 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU5_300 FANCOIL_S FAN COIL UNIT 5 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU52_300 FANCOIL_S FAN COIL UNIT 52 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU7_300 FANCOIL_S FAN COIL UNIT 7 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU53_300 FANCOIL_S FAN COIL UNIT 53 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU55_300 FANCOIL_S FAN COIL UNIT 55 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU57_300 FANCOIL_S FAN COIL UNIT 57 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU19_300 FANCOIL_S FAN COIL UNIT 19 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU59_300 FANCOIL_S FAN COIL UNIT 59 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU54_300 FANCOIL_S FAN COIL UNIT 54 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU61_300 FANCOIL_S FAN COIL UNIT 61 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU8_300 FANCOIL_S FAN COIL UNIT 8 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU9_300 FANCOIL_S FAN COIL UNIT 9 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU60_300 FANCOIL_S FAN COIL UNIT 60 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU11_300 FANCOIL_S FAN COIL UNIT 11 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU1-9_1A_5 FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU23_300 FANCOIL_S FAN COIL UNIT 23 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU1_300 FANCOIL_S FAN COIL UNIT 1 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU3_300 FANCOIL_S FAN COIL UNIT 3 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU58_300 FANCOIL_S FAN COIL UNIT 58 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU18_300 FANCOIL_S FAN COIL UNIT 18 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU26_300 FANCOIL_S FAN COIL UNIT 26 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU24_300 FANCOIL_S FAN COIL UNIT 24 Calendar period - semiannual 1 HVAC
--------------------------------------------------------------------------------------------------------- -----------------
FCU1-7B_1A FANCOIL_S TRANE FAN COIL UNIT Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU22_300 FANCOIL_S FAN COIL UNIT 22 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU21_300 FANCOIL_S FAN COIL UNIT 21 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU27_300 FANCOIL_S FAN COIL UNIT 27 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU2_300 FANCOIL_S FAN COIL UNIT 2 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU33_300 FANCOIL_S FAN COIL UNIT 33 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU56_300 FANCOIL_S FAN COIL UNIT 56 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU17_300 FANCOIL_S FAN COIL UNIT 17 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU16_300 FANCOIL_S FAN COIL UNIT 16 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU15_300 FANCOIL_S FAN COIL UNIT 15 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU14_300 FANCOIL_S FAN COIL UNIT 14 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU13_300 FANCOIL_S FAN COIL UNIT 13 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
FCU12_300 FANCOIL_S FAN COIL UNIT 12 Calendar period - semiannual 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
PAGE 7 22-MAY-02
----------------------------------------------------------------------------------------------------------------------------
TAGNUMBER PM # EQUIPMENT DESCRIPTION CALENDAR FREQUENCY WEEK SYSTEM
----------------------------------------------------------------------------------------------------------------------------
FCU30_300 FANCOIL_S FAN COIL UNIT 30 Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
FCU29_300 FANCOIL_S FAN COIL UNIT 29 Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
KATH2_300 KATH_300_SA KATHABAR Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
KATH5_300 KATH_300_SA KATHABAR Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
KATH4_300 KATH_300_SA KATHABAR Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
KATH1_300 KATH_300_SA KATHABAR Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
KATH3_300 KATH_300_SA KATHABAR Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU8-1_1D_67 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU10-3_1D_6 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU8-4_1D_67 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU10-1_1D_6 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU8-2_1D_67 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU7-1_1D_67 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU6-4_1D_67 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU9-3_1D_68 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU6-3_1D_67 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU6-2_1D_67 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU10-4_1D_6 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU8-6_1D_68 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU8-7_1D_68 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU9-4_1D_68 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU10-2_1D_6 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU8-3_1D_67 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
TU8-5_1D_68 TU_SA TRANE VAV BOX Calendar period - semiannual 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
CH1_1B_640 ACHILL_Q XxXXXX CHILLER Calendar period - quarterly 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
CHLR2_300 CHILL_Q CENTRIFUGAL CHILLER Calendar period - quarterly 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
CHLR1_300 CHILL_Q CENTRIFUGAL CHILLER Calendar period - quarterly 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
CH2_1B_641 CHILL_Q XxXXXX CHILLER Calendar period - quarterly 1 HVAC
----------------------------------------------------------------------------------------------------------------------------
INS_MCC_Q ELEC_MCC_Q QUARTERLY MCC INSP Calendar period - quarterly 1 ELEC
----------------------------------------------------------------------------------------------------------------------------
FA_1C_532 FAI_Q FIRE ALARM PANEL Calendar period - quarterly 1 FIRE
----------------------------------------------------------------------------------------------------------------------------
FA_1_300 FAI_Q FIRE ALARM PANEL Calendar period - quarterly 1 FIRE
----------------------------------------------------------------------------------------------------------------------------
FCU2-31A_2 FANCOIL_M TRANE FAN COIL UNIT Selected weeks 0 HVAC
----------------------------------------------------------------------------------------------------------------------------
INS_CONF_Q INS_CONF_Q CONFERENCE ROOM ZONE Calendar period - quarterly 1 INS
----------------------------------------------------------------------------------------------------------------------------
PMP_IE_819 PUMP_DI_PUMPS_M UV Calendar period - quarterly 1 DI
----------------------------------------------------------------------------------------------------------------------------
PMP_300_86 PUMP_DI_WILDEN_Q SLURRY WASTE PUMP Calendar period - quarterly 1 DI
----------------------------------------------------------------------------------------------------------------------------
PMP_300_86 PUMP_DI_WILDEN_Q SLURRY WASTE PUMP Calendar period - quarterly 1 DI
----------------------------------------------------------------------------------------------------------------------------
PMP_300_85 PUMP_DI_WILDEN_Q BM CALCIUM CHLORIDE PUMP Calendar period - quarterly 1 DI
----------------------------------------------------------------------------------------------------------------------------
PMP_300_84 PUMP_DI_WILDEN_Q CLARIFIER SLUDGE PUMP Calendar period - quarterly 1 DI
----------------------------------------------------------------------------------------------------------------------------
PMP_300_87 PUMP_DI_WILDEN_Q ALUM. WASTE LIFT STA PUMP Calendar period - quarterly 1 DI
----------------------------------------------------------------------------------------------------------------------------
PMP_300_87 PUMP_DI_WILDEN_Q ALUM. WASTE LIFT STA PUMP Calendar period - quarterly 1 DI
----------------------------------------------------------------------------------------------------------------------------
PMP_300_84 PUMP_DI_WILDEN_Q XX XXXXXX. PUMP Calendar period - quarterly 1 DI
----------------------------------------------------------------------------------------------------------------------------
PMP_300_86 PUMP_DI_WILDEN_Q ALUMINUM WASTE PUMP Calendar period - quarterly 1 DI
----------------------------------------------------------------------------------------------------------------------------
PAGE 8 22-MAY-02
--------------------------------------------------------------------------------------------------------------------
TAGNUMBER PM # EQUIPMENT DESCRIPTION CALENDAR FREQUENCY WEEK SYSTEM
--------------------------------------------------------------------------------------------------------------------
PMP_300_84 PUMP_DI_WILDEN_Q BM POLYMER PUMP Calendar period - quarterly 1 DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_85 PUMP_DI_WILDEN_Q BM PAC PUMP Calendar period - quarterly 1 DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_86 PUMP_DI_WILDEN_Q METALS WASTE PUMP Calendar period - quarterly 1 DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_84 PUMP_DI_WILDEN_Q SLUDGE PRESS PUMP Calendar period - quarterly 1 DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_86 PUMP_DI_WILDEN_Q PIT SUMP PUMP Calendar period - quarterly 1 DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_86 PUMP_DI_WILDEN_Q WT SUMP PUMP Calendar period - quarterly 1 DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_84 PUMP_DI_WILDEN_Q CENTRAL SUMP PUMP Calendar period - quarterly 1 DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_84 PUMP_DI_WILDEN_Q CLARIFIER SLUDGE PUMP Calendar period - quarterly 1 DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_84 PUMP_DI_WILDEN_Q SAT DECANT. PUMP Calendar period - quarterly 1 DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_84 PUMP_DI_WILDEN_Q BM SLUDGE PUMP Calendar period - quarterly 1 DI
--------------------------------------------------------------------------------------------------------------------
PMP_300_85 PUMP_DI_WILDEN_Q BM NaOH PUMP Calendar period - quarterly 1 DI
--------------------------------------------------------------------------------------------------------------------
SCHWP1_30 PUMPS_Q SEC. CHILLED WATER PUMP Calendar period - quarterly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
PCHWP4_30 PUMPS_Q PRIM. CHILLED WATER PUMP Calendar period - quarterly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
SCHWP2_30 PUMPS_Q SEC. CHILLED WATER PUMP Calendar period - quarterly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
PMP_CWP1_ PUMPS_Q CONDENSER WATER PUMP 1 Calendar period - quarterly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
PMP_CWP2_ PUMPS_Q CONDENSER WATER PUMP 2 Calendar period - quarterly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
PMP_VP1_30 PUMPS_Q VACUUM PUMP 1 Calendar period - quarterly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
PMP_VP2_30 PUMPS_Q VACUUM PUMP 2 Calendar period - quarterly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
PCHWP3_30 PUMPS_Q PRIM.CHILLED WATER PUMP Calendar period - quarterly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
INS_UPS_Q UPS_Q BATTERY BACK-UPS Calendar period - quarterly 1 ELEC
--------------------------------------------------------------------------------------------------------------------
RAH5_300 AHROOF_BI RECIRC AIR HANDLER LH Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
RAH8_300 AHROOF_BI RECIRC AIR HANDLER LH Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
RAH2_300 AHROOF_BI RECIRC AIR HANDLER RH Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
RAH6_300 AHROOF_BI RECIRC AIR HANDLER RH Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
RAH4_300 AHROOF_BI RECIRC AIR HANDLER LH Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
RAH3_300 AHROOF_BI RECIRC AIR HANDLER RH Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
RAH1_300 AHROOF_BI RECIRC AIR HANDLER LH Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
RAH7_300 AHROOF_BI RECIRC AIR HANDLER LH Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
EDHE7_300 EDH_BM ELECTRIC DUCT HEATER Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
EDHE6_300 EDH_BM ELECTRIC DUCT HEATER Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
EDHE4_300 EDH_BM ELECTRIC DUCT HEATER Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
EDHE3_300 EDH_BM ELECTRIC DUCT HEATER Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
EDHE5_300 EDH_BM ELECTRIC DUCT HEATER Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
EDHE2_300 EDH_BM ELECTRIC DUCT HEATER Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
EDHE1_300 EDH_BM ELECTRIC DUCT HEATER Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
CT1_300 EVAP_BM COOLING TOWER 1 Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
CT2_300 EVAP_BM COOLING TOWER 2 Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
CT1_IB_642 EVAP_BM EVAPCO COOLING TOWER Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
KATH1_300 KATH_300_BM KATHABAR Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
KATH3_300 KATH_300_BM KATHABAR Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
KATH5_300 KATH_300_BM KATHABAR Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
KATH4_300 KATH_300_BM KATHABAR Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------
PAGE 9 22-MAY-02
--------------------------------------------------------------------------------------------------------------------------
TAGNUMBER PM # EQUIPMENT DESCRIPTION CALENDAR FREQUENCY WEEK SYSTEM
--------------------------------------------------------------------------------------------------------------------------
KATH2_300 KATH_300_BM KATHABAR Calendar period - bimonthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------------
CHC1_2C_69 ACHILL_M XXXXXXXX CHILLER Calendar period - monthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------------
AIR_COMPR AIRCOMPS_M 15HP_KAESER Calendar period - monthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------------
COMP2_300 AIRCOMPS_M AIR COMP. W/ AFTER COOL Calendar period - monthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------------
COMP1_300 AIRCOMPS_M AIR COMP. W/ AFTER COOL Calendar period - monthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------------
COMP1_638 AIRCOMPS_M APLAS COPCO Calendar period - monthly 1 PLUMB
--------------------------------------------------------------------------------------------------------------------------
COMP1_637 AIRCOMPS_M APLAS COPCO Calendar period - monthly 1 PLUMB
--------------------------------------------------------------------------------------------------------------------------
COMP1_639 AIRCOMPS_M APLAS COPCO Calendar period - monthly 1 PLUMB
--------------------------------------------------------------------------------------------------------------------------
AC_UNIT_30 AIRCOND_BM EATPUMP_FOR_SERVER_ROOM Calendar period - monthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------------
A\C_UNIT_30 AIRCOND_M EATPUMP_FOR_SERVER_ROOM Calendar period - monthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------------
INS_1B_BFIX BFIX_M BATTERY FIXTURE INSPECT Calendar period - monthly 1 INS
--------------------------------------------------------------------------------------------------------------------------
INS_1A_BFIX BFIX_M BATTERY FIXTURE INSPECT Calendar period - monthly 1 INS
--------------------------------------------------------------------------------------------------------------------------
INS_1C_BFIX BFIX_M BATTERY FIXTURE INSPECT Calendar period - monthly 1 INS
--------------------------------------------------------------------------------------------------------------------------
INS_2A_BFIX BFIX_M BATTERY FIXTURE INSPECT Calendar period - monthly 1 INS
--------------------------------------------------------------------------------------------------------------------------
INS_2B_BFIX BFIX_M BATTERY FIXTURE INSPECT Calendar period - monthly 1 INS
--------------------------------------------------------------------------------------------------------------------------
INS_1D_BFIX BFIX_M BATTERY FIXTURE INSPECT Calendar period - monthly 1 INS
--------------------------------------------------------------------------------------------------------------------------
ELEV2_300 ELEV_M ELEVATOR PASSENGER Calendar period - monthly 1 ELEC
--------------------------------------------------------------------------------------------------------------------------
ELEV_1C_53 ELEV_M XXXX ELEVATOR Calendar period - monthly 1 ELEC
--------------------------------------------------------------------------------------------------------------------------
ELEVF_300 ELEV_M ELEVATOR FREIGHT Calendar period - monthly 1 ELEC
--------------------------------------------------------------------------------------------------------------------------
ELEV1_300 elev_m ELEVATOR PASSANGER Calendar period - monthly 1 ELEC
--------------------------------------------------------------------------------------------------------------------------
ELEV_MS ELEV_MS SERVICE ELEVATOR Calendar period - monthly 1 INS
--------------------------------------------------------------------------------------------------------------------------
ammonia exh EXFAN_M ammonia exhaust Calendar period - monthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------------
CF2_300 FILTCK_M COELESCING FILTER 2 Calendar period - monthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------------
FF2_300 FILTCK_M FINAL FILTER 2 Calendar period - monthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------------
CF1_300 FILTCK_M COELESCING FILTER 1 Calendar period - monthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------------
FF1_300 FILTCK_M FINAL FILTER 1 Calendar period - monthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------------
AF1_300 FILTCK_M AFTER FILTER 1 Calendar period - monthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------------
PF2_300 FILTCK_M PRE FILTER Calendar period - monthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------------
AF2_300 FILTCK_M AFTER FILTER 2 Calendar period - monthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------------
PF1_300 FILTCK_M PRE FILTER Calendar period - monthly 1 HVAC
--------------------------------------------------------------------------------------------------------------------------
INS_CEIL_M INS_CEIL_M CEILING INSPECTION Calendar period - monthly 1 INS
--------------------------------------------------------------------------------------------------------------------------
INS_COR_M INS_COR_M CORRIDOR ZONE Calendar period - monthly 1 INS
--------------------------------------------------------------------------------------------------------------------------
INS_COR_M_ INS_COR_M CORRIDOR INSP Calendar period - monthly 1 INS
--------------------------------------------------------------------------------------------------------------------------
INS_ENTR_M INS_ENTR_M Calendar period - monthly 1 GR
--------------------------------------------------------------------------------------------------------------------------
INS_EYE/SH INS_EYE/SHOWER_M INSPECT EYEWASH/SHOWERS Calendar period - monthly 1 INS
--------------------------------------------------------------------------------------------------------------------------
INS_EYE/SH INS_EYE/SHOWER_M INSPECT EYEWASH/SHOWERS Calendar period - monthly 1 INS
--------------------------------------------------------------------------------------------------------------------------
INS_FDOOR INS_FDOORS_M FIRE DOORS Calendar period - monthly 1 ELEC
--------------------------------------------------------------------------------------------------------------------------
INS_FIRE_30 INS_FIREXT_M FIRE EXTINGUISHER INSP Calendar period - monthly 1 FIRE
--------------------------------------------------------------------------------------------------------------------------
INS_FIRE INS_FIREXT_M Calendar period - monthly 1 FIRE
--------------------------------------------------------------------------------------------------------------------------
INS_M_TRAP INS_M_TRAPS INSPEC TRAPS IN RESTROOMS Calendar period - monthly 1 INS
--------------------------------------------------------------------------------------------------------------------------
INS_OUT_M3 INS_OUT_M Calendar period - monthly 1 INS
--------------------------------------------------------------------------------------------------------------------------
INS_OUT_M3 INS_OUT_M Calendar period - monthly 1 INS
--------------------------------------------------------------------------------------------------------------------------
PAGE 10 22-MAY-02
-------------------------------------------------------------------------------------------------------------------------
TAGNUMBER PM # EQUIPMENT DESCRIPTION CALENDAR FREQUENCY WEEK SYSTEM
-------------------------------------------------------------------------------------------------------------------------
INS_ROOF_ INS_ROOF_M INSPECTION ROOF Calendar period - monthly 1 INS
-------------------------------------------------------------------------------------------------------------------------
INS_SEC_30 INS_SEC_300M SECURITY ZONE GEN. EQUIP Calendar period - monthly 1 INS
-------------------------------------------------------------------------------------------------------------------------
INS_SEC_M INS_SEC_M SECURITY ZONE GEN. EQUIP Calendar period - monthly 1 INS
-------------------------------------------------------------------------------------------------------------------------
KATH4_300 KATH_300_M KATHABAR Calendar period - monthly 1 HVAC
-------------------------------------------------------------------------------------------------------------------------
KATH1_300 KATH_300_M KATHABAR Calendar period - monthly 1 HVAC
-------------------------------------------------------------------------------------------------------------------------
KATH2_300 KATH_300_M KATHABAR Calendar period - monthly 1 HVAC
-------------------------------------------------------------------------------------------------------------------------
KATH3_300 KATH_300_M KATHABAR Calendar period - monthly 1 HVAC
-------------------------------------------------------------------------------------------------------------------------
KATH5_300 KATH_300_M KATHABAR Calendar period - monthly 1 HVAC
-------------------------------------------------------------------------------------------------------------------------
INS_TIMER1 LIGHTS,TIMER_M OUTSIDE LIGHTING TIMER Calendar period - monthly 1 ELEC
-------------------------------------------------------------------------------------------------------------------------
INS_1A_TIM LIGHTS,TIMER_M OUTSIDE LIGHTING TIMER Calendar period - monthly 1 ELEC
-------------------------------------------------------------------------------------------------------------------------
PMP_1E_820 PMP_UV_M UV Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_87 PUMP_DI_PUMPS_M RECLAIM LIFT STATION PMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_87 PUMP_DI_PUMPS_M RECLAIM LIFT STATION PMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_87 PUMP_DI_PUMPS_M HF LIFT STATION PMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_88 PUMP_DI_PUMPS_M METALS WASTE LIFT STA PMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_86 PUMP_DI_PUMPS_M INDUSTRIAL WASTE PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
DI_300_868 PUMP_DI_PUMPS_M HARDNESS ANALYZER Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_82 PUMP_DI_PUMPS_M BRINE PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_87 PUMP_DI_PUMPS_M SLURRY WASTE LIFT STA PMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_82 PUMP_DI_PUMPS_M R O BOOSTER PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_83 PUMP_DI_PUMPS_M SODIUM BISULFITE PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
DI_300_869 PUMP_DI_PUMPS_M SILICA ANALYZER Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_83 PUMP_DI_PUMPS_M R.O. PRESSURE PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_88 PUMP_DI_PUMPS_M EAST SUBLOOP PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8 PUMP_DI_PUMPS_M P101B X-FER PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_1E_807 PUMP_DI_PUMPS_M SM DI LOOP/W DIST PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_83 PUMP_DI_PUMPS_M R.O. PRESSURE PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_83 PUMP_DI_PUMPS_M TOC UV Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_85 PUMP_DI_PUMPS_M HMR NAOH PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_82 PUMP_DI_PUMPS_M R.O. FEED PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_85 PUMP_DI_PUMPS_M HMR PAC PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_1E_801 PUMP_DI_PUMPS_M R.O. PRESSURE PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_87 PUMP_DI_PUMPS_M HF LIFT STATION PMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_WTP_8 PUMP_DI_PUMPS_M P101A X-FER PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_83 PUMP_DI_PUMPS_M TOC UV Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_82 PUMP_DI_PUMPS_M DI DISTRIBUTION PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_83 PUMP_DI_PUMPS_M UV DISINFECTION Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_1E_808 PUMP_DI_PUMPS_M LG DI LOOP/SE PUMP DIST Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_85 PUMP_DI_PUMPS_M NS NAOH PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_88 PUMP_DI_PUMPS_M METALS WASTE LIFT STA PMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_88 PUMP_DI_PUMPS_M NE SUBLOOP PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PMP_300_88 PUMP_DI_PUMPS_M MAIN SUBLOOP PUMP Calendar period - monthly 1 DI
-------------------------------------------------------------------------------------------------------------------------
PAGE 11 22-MAY-02
-----------------------------------------------------------------------------------------------------------------------------
TAGNUMBER PM # EQUIPMENT DESCRIPTION CALENDAR FREQUENCY WEEK SYSTEM
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_85 PUMP_DI_PUMPS_M NS SULFURIC PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_85 PUMP_DI_PUMPS_M HMR SODIUM BISULFIT PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_83 PUMP_DI_PUMPS_M ANTI SCALANT PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_87 PUMP_DI_PUMPS_M SLURRY WASTE LIFT STA PMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_86 PUMP_DI_PUMPS_M HF WASTE PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_84 PUMP_DI_PUMPS_M CAUSTIC PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_85 PUMP_DI_PUMPS_M CLARIFIER POLYMER PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_85 PUMP_DI_PUMPS_M HMR SULFURIC PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_87 PUMP_DI_PUMPS_M IND. WASTE LIFT STAT PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_87 PUMP_DI_PUMPS_M IND. WASTE LIFT STAT PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_83 PUMP_DI_PUMPS_M CAUSTIC PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_1E_806 PUMP_DI_PUMPS_M MAIN DI DISTRIBUTION PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_84 PUMP_DI_PUMPS_M CLEAR WELL PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_83 PUMP_DI_PUMPS_M SODIUM BISULFITE PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_1E_804 PUMP_DI_PUMPS_M SMALL DI/NE DIST LOOP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_1E_805 PUMP_DI_PUMPS_M D.I. DISTRIBUTION PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_1E_803 PUMP_DI_PUMPS_M R.O. FEED PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_1E_802 PUMP_DI_PUMPS_M R.O. FEED PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_82 PUMP_DI_PUMPS_M DI DISTRIBUTION PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
PMP_300_83 PUMP_DI_PUMPS_M ANTI SCALANT PUMP Calendar period - monthly 1 DI
-----------------------------------------------------------------------------------------------------------------------------
SOL.SCRUB_ SCRUB_M CATALYTIC OXIDIZER Calendar period - monthly 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------
AM.SCRUBB SCRUB_M AMMONIA SCRUBBER Calendar period - monthly 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------
SCR1_300 SCRUB_M SCRUBBER#6 AMMONIA Calendar period - monthly 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------
SCR3_300 SCRUB_M SCRUBBER#4 ACID Calendar period - monthly 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------
SCR2_300 SCRUB_M SCRUBBER#5 AMMONIA Calendar period - monthly 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------
SCR1_651 SCRUB_M VIRON SCRUBBER Calendar period - monthly 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------
TM_714 TU_SA TRUE REFRIGERATOR Calendar period - monthly 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------
TM_713 TU_SA TRANE MAKEUP Calendar period - monthly 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FTU9-3_1D_6 TU_SA TRANE FAN TERMINAL UNIT Calendar period - monthly 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FTU10-1_1D_ TU_SA TRANE FAN TERMINAL UNIT Calendar period - monthly 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------
TM_712 TU_SA TRANE MAKEUP Calendar period - monthly 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------
FTU10-3_1D_ TU_SA TRANE FAN TERMINAL UNIT Calendar period - monthly 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------
INS_COR_B INS_COR_BW CORRIDOR ZONE Calendar period - biweekly 1 INS
-----------------------------------------------------------------------------------------------------------------------------
INS_COR_B INS_COR_BW CORRIDOR INSP Calendar period - biweekly 1 INS
-----------------------------------------------------------------------------------------------------------------------------
AD_RAF1_63 AIRDRYERS_W ZEKS AIR DRYER Calendar period - weekly 1 PLUMB
-----------------------------------------------------------------------------------------------------------------------------
AD_2_631 AIRDRYERS_W ZEKS AIR DRYER Calendar period - weekly 1 PLUMB
-----------------------------------------------------------------------------------------------------------------------------
AD_1_630 AIRDRYERS_W ZEKS AIR DRYER Calendar period - weekly 1 PLUMB
-----------------------------------------------------------------------------------------------------------------------------
AL_1103 ALERTON_W ALERTON Calendar period - weekly 1 HVAC
-----------------------------------------------------------------------------------------------------------------------------
CARD_7406_ CARD_W CARD ACCESS SYSTEM 7406 Calendar period - weekly 1 ELEC
-----------------------------------------------------------------------------------------------------------------------------
CARD_1_300 CARD_W CARD ACCESS SYSTEM Calendar period - weekly 1 ELEC
-----------------------------------------------------------------------------------------------------------------------------
CARD_1C_53 CARD_W CARD ACCESS SYSTEM Calendar period - weekly 1 ELEC
-----------------------------------------------------------------------------------------------------------------------------
XX0_0X_000 XXXXX_XX XxXXXX CHILLER Calendar period - weekly 1 HVAC
---------------------------------------------------------------------------------------------------------------------------
PAGE 12 22-MAY-02
-------------------------------------------------------------------------------------------------------------------------------
TAGNUMBER PM # EQUIPMENT DESCRIPTION CALENDAR FREQUENCY WEEK SYSTEM
-------------------------------------------------------------------------------------------------------------------------------
XXXX0_000 XXXXX_XX CENTRIFUGAL CHILLER Calendar period - weekly 1 HVAC
-------------------------------------------------------------------------------------------------------------------------------
XX0_0X_000 XXXXX_XX XxXXXX CHILLER Calendar period - weekly 1 HVAC
-------------------------------------------------------------------------------------------------------------------------------
XXXX0_000 XXXXX_XX CENTRIFUGAL CHILLER Calendar period - weekly 1 HVAC
-------------------------------------------------------------------------------------------------------------------------------
CWLAB_1E CWTEST_W CITY WATER LAB Calendar period - weekly 1 DI
-------------------------------------------------------------------------------------------------------------------------------
POND_1F_82 DI_POND_W BUILDING PONE Calendar period - weekly 1 DI
-------------------------------------------------------------------------------------------------------------------------------
SOFTNER_1 DI_SOFTNER_W WATER SOFTNER Calendar period - weekly 1 HVAC
-------------------------------------------------------------------------------------------------------------------------------
ELEC_GEN_ ELECGEN CATERPILLAR GENERATOR Calendar period - weekly 1 ELEC
-------------------------------------------------------------------------------------------------------------------------------
GENIE_1A GENIE_1A_W GENIE PERSONNEL LIFT Calendar period - weekly 1 ELEC
-------------------------------------------------------------------------------------------------------------------------------
HZ_1105 HZ_M HAZMAT Calendar period - weekly 1 HVAC
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INS_BREAK_ INS_BREAK_W BREAKROOMS INSP Calendar period - weekly 1 INS
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INS_BREAK_ INS_BREAK_W BREAKROOM ZONE INSP. Calendar period - weekly 1 INS
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INS_CONF_ INS_CONF_W CONF ROOM INSPECTION Calendar period - weekly 1 RM
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INS_CONF_ INS_CONF_W CONFERENCE ROOM INSP Calendar period - weekly 1 INS
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INS_GRDS_ INS_GRND_W INSPECTION Calendar period - weekly 1 GR
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INS_GRDS_ INS_GRND_W INSPECTION Calendar period - weekly 1 INS
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INS_GRNDS_ INS_GRNDS_W WEEKLY GROUNDS ZONE INSP. Calendar period - weekly 1 INS
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INS_LIFT_D INS_LIFT_D LIFTS, CRANES Calendar period - weekly 1 LIFT
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INS_PLANTS INS_PLANTS_W PLANTS Calendar period - weekly 1 DI
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WA_305_110 INS_SCBA WATER TREATMENT Calendar period - weekly 1 HVAC
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SCBA INS_SCBA UNIT 1-4 and CYL1-7 Calendar period - weekly 1 INS
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INS_SEC_30 INS_SEC_300W SECURITY ZONE - CAMERAS Calendar period - weekly 1 INS
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INS_SEC_W INS_SEC_W SECURITY ZONE - CAMERAS Calendar period - weekly 1 INS
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JC_1106 JC_W XXXXXXX CONTROLS Calendar period - weekly 1 HVAC
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NIT_1050 NITROGEN_W NITROGEN SYSTEM Calendar period - weekly 1 HVAC
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INS_POWER PLINK_W SQUARE D POWERLINK PANEL Calendar period - weekly 1 ELEC
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RO3_1E_824 ROTEST_W RO Calendar period - weekly 1 DI
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RO2_1E_801 ROTEST_W R.O. Calendar period - weekly 1 DI
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TM_717 TU_SA VACUUM PUMP Calendar period - weekly 1 HVAC
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WA_305_110 WT_W WATER TREATMENT Calendar period - weekly 1 HVAC
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PAGE 13 22-MAY-02
