EXHIBIT 10.32
Lease Agreement between
CNL Hospitality Partners, LP
and RST4 Tenant LLC
relating to the Courtyard Palm Desert
and the Residence Inn Palm Desert
LEASE AGREEMENT
DATED AS OF JUNE 17, 2000
BY AND BETWEEN
CNL HOSPITALITY PARTNERS, LP,
AS LANDLORD,
AND
RST4 TENANT LLC,
AS TENANT
TABLE OF CONTENTS
ARTICLE 1..................................................................1
ARTICLE 2..................................................................16
2.1 Leased Property.....................................................16
2.2 Condition of Leased Property........................................17
2.3 Fixed Term..........................................................18
2.4 Extended Term.......................................................18
ARTICLE 3..................................................................19
3.1 Rent................................................................19
3.2 Late Payment of Rent, Etc...........................................24
3.3 Net Lease...........................................................25
3.4 Section 3.4 has been intentionally omitted..........................26
3.5 Security for Tenant's Performance...................................26
ARTICLE 4..................................................................27
4.1 Permitted Use.......................................................27
4.2 Compliance with Legal/Insurance Requirements, Etc...................29
4.3 Environmental Matters...............................................29
ARTICLE 5..................................................................30
5.1 Maintenance and Repair..............................................31
5.2 Tenant's Personal Property..........................................36
5.3 Yield Up............................................................36
5.4 Management Agreement................................................36
ARTICLE 6..................................................................37
6.1 Improvements to the Leased Property.................................37
6.2 Salvage.............................................................37
6.3 Equipment Leases....................................................37
ARTICLE 7..................................................................38
ARTICLE 8..................................................................38
ARTICLE 9..................................................................39
9.1 General Insurance Requirements......................................39
9.2 Waiver of Subrogation...............................................41
9.3 General Provisions..................................................41
9.4 Blanket Policy......................................................42
9.5 Indemnification of Landlord.........................................42
ARTICLE 10.................................................................42
10.1 Insurance Proceeds.................................................43
10.2 Damage or Destruction..............................................43
10.3 Damage Near End of Term............................................45
10.4 Tenant's Property..................................................46
10.5 Restoration of Tenant's Property...................................46
10.6 No Abatement of Rent...............................................47
10.7 Waiver.............................................................47
ARTICLE 11.................................................................47
11.1 Total Condemnation, Etc............................................47
11.2 Partial Condemnation...............................................47
11.3 Disbursement of Award..............................................48
11.4 Abatement of Rent..................................................49
11.5 Temporary Condemnation.............................................49
11.6 Allocation of Award................................................49
ARTICLE 12.................................................................49
12.1 Events of Default..................................................49
12.2 Remedies...........................................................51
12.3 Waiver of Jury Trial...............................................53
12.4 Application of Funds...............................................53
12.5 Landlord's Right to Cure Tenant's Default..........................53
12.6 Security Deposit...................................................54
12.7 Good Faith Dispute.................................................54
ARTICLE 13.................................................................55
ARTICLE 14.................................................................55
14.1 Landlord Notice Obligation.........................................55
14.2 Landlord's Default.................................................55
14.3 Special Remedies for Landlord Funding Default......................56
14.4 Special Remedy under Section 10.1 and 11.3.........................57
ARTICLE 15.................................................................57
15.1 Transfer of Leased Property........................................57
15.2 Conditions of Transfer.............................................58
15.3 Transfer of Interest in Landlord...................................59
ARTICLE 16.................................................................60
16.1 Subletting and Assignment..........................................60
16.2 Required Sublease Provisions.......................................63
16.3 Permitted Sublease and Assignment..................................64
16.4 Sublease Limitation................................................65
ARTICLE 17.................................................................65
17.1 Estoppel Certificates..............................................65
17.2 Financial Statements...............................................65
17.3 General Operations.................................................66
ARTICLE 18.................................................................66
ARTICLE 19.................................................................67
19.1 Negotiation........................................................67
19.2 Arbitration........................................................67
ARTICLE 20.................................................................70
20.1 Landlord May Grant Liens...........................................70
20.2 Subordination of Lease.............................................71
20.3 Notices............................................................73
ARTICLE 21.................................................................73
21.1 Conduct of Business................................................73
21.2 Maintenance of Accounts and Records................................73
21.3 Certain Debt Prohibited............................................73
21.4 Special Purpose Entity Requirements................................74
21.5 Distributions, Payments to Affiliated Persons, Etc.................75
21.6 Compliance with Franchise Agreement................................76
ARTICLE 22.................................................................76
22.1 Limitation on Payment of Rent......................................76
22.2 No Waiver..........................................................76
22.3 Remedies Cumulative................................................77
22.4 Severability.......................................................77
22.5 Acceptance of Surrender............................................77
22.6 No Merger of Title.................................................77
22.7 Conveyance by Landlord.............................................77
22.8 Quiet Enjoyment....................................................78
22.9 Memorandum of Lease................................................78
22.10 Notices...........................................................78
22.11 Construction; Nonrecourse.........................................80
22.12 Counterparts; Headings............................................80
22.13 Applicable Law, Etc...............................................81
22.14 Right to Make Agreement...........................................81
22.15 Disclosure of Information.........................................81
22.16 Trademarks, Trade Names and Service Marks.........................82
22.17 Competing Facilities..............................................83
22.18 Covenants, Conditions and Restrictions............................84
22.19 Mutual Easement Agreement.........................................84
22.20 Liquor License....................................................85
22.21 Nondiscrimination and Non-Segregation.............................85
EXHIBITS
A - Minimum Rent
B - Other Leases
C - The Land
D - Little Xxxx Xxxxx Leases
LEASE AGREEMENT
THIS LEASE AGREEMENT is entered into as of the 17th day of June, 2000,
by and between CNL HOSPITALITY PARTNERS, LP, a Delaware limited partnership, as
landlord ("Landlord"), and RST4 TENANT LLC, Delaware limited liability company,
as tenant ("Tenant").
W I T N E S S E T H :
WHEREAS, Landlord has acquired fee simple title to the Leased Property
(this and other capitalized terms used and not otherwise defined herein having
the meanings ascribed to such terms in Article 1); and
WHEREAS, Landlord desires to lease the Leased Property to Tenant and
Tenant desires to lease the Leased Property from Landlord, all subject to and
upon the terms and conditions herein set forth;
NOW, THEREFORE, in consideration of the mutual covenants herein
contained and other good and valuable consideration, the mutual receipt and
legal sufficiency of which are hereby acknowledged, Landlord and Tenant hereby
agree as follows:
ARTICLE 1
DEFINITIONS
For all purposes of this Agreement, except as otherwise expressly
provided or unless the context otherwise requires, (i) the terms defined in this
Article shall have the meanings assigned to them in this Article and include the
plural as well as the singular, (ii) all accounting terms not otherwise defined
herein shall have the meanings assigned to them in accordance with GAAP, (iii)
all references in this Agreement to designated "Articles," "Sections" and other
subdivisions are to the designated Articles, Sections and other subdivisions of
this Agreement, and (iv) the words "herein," "hereof," "hereunder" and other
words of similar import refer to this Agreement as a whole and not to any
particular Article, Section or other subdivision.
"Accounting Period" shall mean each four (4) week accounting period of
Tenant, except that an Accounting Period may, from time to time, include five
(5) weeks in order to conform Tenant's accounting system to Tenant's Fiscal
Year. If Tenant shall, for a bona fide business reason, change its Accounting
Period during the Term, appropriate adjustments, if any, shall be made with
respect to the timing of certain accounting and reporting requirements of this
Agreement; provided, however, that, in no event shall any such change or
adjustment alter the amount or frequency of payment of Minimum Rent within any
Fiscal Year, or alter the frequency of payment of Percentage Rent to less than
four (4) times within any Fiscal Year, or otherwise increase or reduce any
monetary obligation under this Agreement.
"Additional Charges" shall have the meaning given such term in Section
3.1.3.
"Affiliated Person" shall mean, with respect to any Person, (a) in the
case of any such Person which is a partnership, any partner in such partnership,
(b) in the case of any such Person which is a limited liability company, any
member of such company, (c) any other Person which is a Parent, a Subsidiary, or
a Subsidiary of a Parent with respect to such Person or to one or more of the
Persons referred to in the preceding clauses (a) and (b), (d) any other Person
who is an officer, director, trustee or employee of, or partner in, such Person
or any Person referred to in the preceding clauses (a), (b) and (c), and (e) any
other Person who is a member of the Immediate Family of such Person or of any
Person referred to in the preceding clauses (a) through (d); provided, however,
that, notwithstanding the foregoing, in no event shall Host Marriott Corporation
or Sodexho Marriott Services, Inc., or any of their Affiliated Persons, be
deemed an Affiliated Person as to Tenant or the Guarantor.
"Agreement" shall mean this Lease Agreement, including all Exhibits
hereto, as it and they may be amended from time to time as herein provided.
"Agreement to Lease" shall mean that certain Agreement to Lease between
Landlord and Tenant dated May 19, 2000, in respect of the Leased Property.
"Applicable Laws" shall mean all applicable laws, statutes,
regulations, rules, ordinances, codes, licenses, permits and orders, from time
to time in existence, of all courts of competent jurisdiction and Government
Agencies, and all applicable judicial and administrative and regulatory decrees,
judgments and orders, including common law rulings and determinations, relating
to injury to, or the protection of, real or personal property or human health
(except those requirements which, by definition, are solely the responsibility
of employers) or the Environment, including, without limitation, all valid and
lawful requirements of courts and other Government Agencies pertaining to
reporting, licensing, permitting, investigation, remediation and removal of
underground improvements (including, without limitation, treatment or storage
tanks, or water, gas or oil xxxxx), or emissions, discharges, releases or
threatened releases of Hazardous Substances, chemical substances, pesticides,
petroleum or petroleum products, pollutants, contaminants or hazardous or toxic
substances, materials or wastes whether solid, liquid or gaseous in nature, into
the Environment, or relating to the manufacture, processing, distribution, use,
treatment, storage, disposal, transport or handling of Hazardous Substances,
underground improvements (including, without limitation, treatment or storage
tanks, or water, gas or oil xxxxx), or pollutants, contaminants or hazardous or
toxic substances, materials or wastes, whether solid, liquid or gaseous in
nature.
"Applicable Percentage" shall mean, with respect to any Accounting
Period, or portion thereof, with respect to the period beginning on the
Commencement Date and ending on the last day of the thirteenth (13th) full
Accounting Period, three percent (3%), with respect to the fourteenth (14th)
through twenty-sixth (26th) full Accounting Periods, four percent (4%) and, with
respect to each Accounting Period thereafter, five percent (5%).
"Award" shall mean all compensation, sums or other value awarded, paid
or received by virtue of a total or partial Condemnation of the Leased Property
(after deduction of all reasonable legal fees and other reasonable costs and
expenses, including, without limitation, expert witness fees, incurred by
Landlord, in connection with obtaining any such award).
"Base Hotel Sales" shall mean, when used with reference to any Lease
Year, Total Hotel Sales for the Base Year and, when used with reference to the
first, second or third Fiscal Quarters of any Fiscal Year, 3/13 of Total Hotel
Sales for the Base Year and, when used with reference to the fourth Fiscal
Quarter of any Fiscal Year, 4/13 of Total Hotel Sales for the Base Year;
provided, however, that if the Base Year is delayed beyond the fourteenth (14th)
through twenty-sixth (26th) Accounting Periods because of a Force Majeure Event,
then, until the Base Year occurs, Base Hotel Sales shall be deemed to be Eight
Million Three Hundred Ninety-Two Thousand and No/100 Dollars ($8,392,000.00),
and when used with reference to the first, second or third Fiscal Quarters of
any such Fiscal Year, 3/13 of said amount, and when used with reference to the
fourth Fiscal Quarter of any such Fiscal Year, 4/13 of said amount.
Notwithstanding the preceding sentence, in no event shall Total Hotel Sales for
the Base Year be less than $7,426,920.00.
"Base Year" shall mean the fourteenth (14th) through twenty-sixth
(26th) full Accounting Periods following the Transfer Date, provided, however,
if the Transfer Date does not occur on the first (1st) day of a Fiscal Quarter,
then "Base Year" shall mean the thirteen (13) full Accounting Periods starting
with the first day of the first full Fiscal Quarter commencing after the
thirteenth (13th) full Accounting Period following the Transfer Date; further
provided, however, if there shall occur, prior to the expiration of the
applicable period described above, any Force Majeure Event which has a material
adverse impact on Total Hotel Sales during one or more of the Accounting Periods
comprising such applicable period, the Base Year shall be adjusted to be the
first full thirteen (13) Accounting Periods thereafter of operation of both
Hotels after the termination of any such Force Majeure Event and repair of any
damage caused by such event.
"Business Day" shall mean any day other than Saturday, Sunday, or any
other day on which banking institutions in the State of Florida or the State of
Maryland are authorized by law or executive action to close.
"Capital Expenditure" shall mean any expenditure with respect to the
Leased Property treated as capital in nature in accordance with GAAP.
"CHLP" shall mean CNL Hospitality Partners LP, a Delaware limited
partnership.
"CHLP and CHP Guaranty" shall mean the guaranty agreement, dated as of
the date hereof, made by CHLP and CHP for the benefit of Tenant, as may be
amended from time to time.
"CHP" shall mean CNL Hospitality Properties, Inc., a Maryland
corporation.
"Claim" shall have the meaning given such term in Article 8.
"Code" shall mean the Internal Revenue Code of 1986 and, to the extent
applicable, the Treasury Regulations promulgated thereunder, each as amended
from time to time.
"Collective Leased Properties" shall mean, collectively, the Leased
Property and every other Leased Property (as defined therein) under the Other
Leases.
"Collective Security Deposit" shall have the meaning given such term in
Section 3.5.
"Commencement Date" shall mean the date of this Agreement.
"Competitor" shall mean a Person that owns or has an equity interest in
a hotel brand, tradename, system or chain (a "Brand") which is comprised of at
least ten (10) hotels; provided that such Person shall not be deemed a
Competitor if it holds its interest in a Brand merely as (i) a franchisee or
(ii) a mere passive investor that has no control or influence over the business
decisions of the Brand at issue, such as a mere limited partner in a
partnership, a mere shareholder in a corporation or a mere payee of royalties
based on a prior sale transaction. A mere passive investor that is represented
by a Mere Director on the board of directors of a Competitor shall not be deemed
to have control or influence over the business decisions of that Competitor.
"Condemnation" shall mean (a) the exercise of any governmental power
with respect to the Leased Property, whether by legal proceedings or otherwise,
by a Condemnor of its power of condemnation, (b) a voluntary sale or transfer of
the Leased Property by Landlord to any Condemnor, either under threat of
condemnation or while legal proceedings for condemnation are pending, or (c) a
taking or voluntary conveyance of all or part of the Leased Property, or any
interest therein, or right accruing thereto or use thereof, as the result or in
settlement of any Condemnation or other eminent domain proceeding affecting the
Leased Property, whether or not the same shall have actually been commenced.
"Condemnor" shall mean any public or quasi-public authority, or Person
having the power of Condemnation.
"Contracts" [this term has been intentionally deleted because Landlord
has acquired the telephone switches and voice mail relating to the Lease
Property.]
"Controlling Interest" shall mean (a) as to a corporation shall mean
the right to exercise, directly or indirectly, more than fifty percent (50%) of
the voting rights attributable to the shares of the Entity (through ownership of
such shares or by contract), and (b) as to an Entity not a corporation, the
possession, directly or indirectly, of the power to direct or cause the
direction of the management or policies of the Entity.
"Corporate Transfer" shall have the meaning given such term in Section
16.1.
"CY Franchise Agreement" shall mean the Franchise Agreement, dated as
of the date hereof, between Tenant and the Franchisor with respect to the CY
Hotel, as the same may be modified, amended or replaced from time to time,
subject to Landlord's consent to the extent required under Section 21.6.
"CY Hotel" shall mean that certain Courtyard by Marriott hotel located
on the Leased Property.
"Date of Taking" shall mean the date the Condemnor has the right to
possession of the Leased Property, or any portion thereof, in connection with a
Condemnation.
"Default" shall mean any event or condition existing which with the
giving of notice and/or lapse of time would ripen into an Event of Default.
"Disbursement Rate" shall mean an annual rate of interest equal to the
greater of, as of the date of determination, (i) the Interest Rate and (ii) the
per annum rate for ten (10) year U.S. Treasury Obligations as published in The
Wall Street Journal plus three hundred (300) basis points.
"Distribution" shall mean (a) any declaration or payment of any
dividend (except dividends payable in common stock of Tenant) on or in respect
of any shares of any class of capital stock of Tenant, if Tenant is a
corporation, or any cash distributions in respect of any partnership or
membership interests in Tenant, if Tenant is a partnership or limited liability
company, (b) any purchase, redemption retirement or other acquisition of any
shares of any class of capital stock of Tenant, if Tenant is a corporation, or
any purchase, redemption, retirement or other acquisition of any partnership or
membership interests in Tenant, if Tenant is a partnership or limited liability
company, (c) any other distribution on or in respect of any shares of any class
of capital stock of Tenant, if Tenant is a corporation, or any other
distribution in respect of any partnership or membership interests in Tenant, if
Tenant is a partnership or a limited liability company, or (d) any return of
capital to shareholders of Tenant, if Tenant is a corporation, or any return of
capital to partners or members in Tenant, if Tenant is a partnership or limited
liability company.
"Encumbrance" shall have the meaning given such term in Section 20.1.
"Entity" shall mean any corporation, general or limited partnership,
limited liability company, limited liability partnership, stock company or
association, joint venture, association, company, trust, bank, trust company,
land trust, business trust, cooperative, any government or agency or political
subdivision thereof or any other association or entity.
"Environment" shall mean soil, surface waters, ground waters, land,
streams, sediments, surface or subsurface strata and ambient air.
"Environmental Notice" shall have the meaning given such term in
Section 4.3.1.
"Environmental Obligation" shall have the meaning given such term in
Section 4.3.1.
"Event of Default" shall have the meaning given such term in Section
12.1.
"Excess Hotel Sales" shall mean, with respect to any Lease Year or
Fiscal Quarter, or portion thereof, as applicable, the amount of Total Hotel
Sales for such period, in excess of Base Hotel Sales for the equivalent period.
"Extended Terms" shall have the meaning given such term in Section 2.4.
"FAS" shall mean all items included within "Property and Equipment"
under the Uniform System of Accounts, including, but not limited to, linen,
china, glassware, tableware, uniforms and similar items, whether used in
connection with public space or guest rooms.
"Fiscal Quarter" shall mean, with respect to the first, second and
third quarter of any Fiscal Year, Accounting Periods one (1) through three (3),
four (4) through six (6) and seven (7) through nine (9), respectively, of such
Fiscal Year and, with respect to the fourth quarter of any Fiscal Year,
Accounting Periods ten (10) through thirteen (13) of such Fiscal Year.
"Fiscal Year" shall mean each fiscal year of Tenant, each such fiscal
year to consist of thirteen Accounting Periods. If Tenant shall, for a bona fide
business reason, change its Fiscal Year during the Term, appropriate
adjustments, if any, shall be made with respect to the timing of certain
accounting and reporting requirements of this Agreement; provided, however,
that, in no event shall any such change or adjustment increase or reduce any
monetary obligation under this Agreement.
"Fixed Term" shall have the meaning given such term in Section 2.3.
"Fixtures" shall have the meaning given such term in Section 2.1(d).
"Force Majeure Event" means any circumstance caused by any of the
following: strikes, lockouts; acts of God; civil commotion; fire or any other
casualty; governmental action (including revocation or refusal to grant any
required license or permit where such revocation or refusal is not due to the
fault of the party affected thereby); or other similar cause or circumstance
which is not in the reasonable control of either party hereto. Neither lack of
financing nor general economic and/or market factors is a Force Majeure Event.
"Franchisor" shall mean Marriott International, Inc., a Delaware
corporation, its successors and assigns.
"GAAP" shall mean generally accepted accounting principles consistently
applied.
"Government Agencies" shall mean any court, agency, authority, board
(including, without limitation, environmental protection, planning and zoning),
bureau, commission, department, office or instrumentality of any nature
whatsoever of any governmental or quasi-governmental unit of the United States
or the State or any county or any political subdivision of any of the foregoing,
whether now or hereafter in existence, having jurisdiction over Tenant or the
Leased Property or any portion thereof or either Hotel operated thereon.
"Guarantor" shall mean Marriott International, Inc., a Delaware
corporation, its successors and assigns.
"Hazardous Substances" shall mean any substance:
(a) the presence of which requires or may hereafter require
notification, investigation or remediation under any federal, state or
local statute, regulation, rule, ordinance, order, action or policy; or
(b) which is or becomes defined as a "hazardous waste",
"hazardous material" or "hazardous substance" or "pollutant" or
"contaminant" under any present or future federal, state or local
statute, regulation, rule or ordinance or amendments thereto including,
without limitation, the Comprehensive Environmental Response,
Compensation and Liability Act (42 U.S.C. et seq.) and the Resource
Conservation and Recovery Act (42 U.S.C. Section 6901 et seq.) and the
regulations promulgated thereunder; or
(c) which is toxic, explosive, corrosive, flammable,
infectious, radioactive, carcinogenic, mutagenic or otherwise hazardous
and is or becomes regulated by any governmental authority, agency,
department, commission, board, agency or instrumentality of the United
States, any state of the United States, or any political subdivision
thereof; or
(d) the presence of which on the Leased Property causes or
materially threatens to cause an unlawful nuisance upon the Leased
Property or to adjacent properties or poses or materially threatens to
pose a hazard to the Leased Property or to the health or safety of
persons on or about the Leased Property; or
(e) without limitation, which contains gasoline, diesel fuel
or other petroleum hydrocarbons or volatile organic compounds; or
(f) without limitation, which contains polychlorinated
biphenyls (PCBs) or asbestos or urea formaldehyde foam insulation; or
(g) without limitation, which contains or emits radioactive
particles, waves or material; or
(h) without limitation, constitutes materials which are now or
may hereafter be subject to regulation pursuant to the Material Waste
Tracking Act of 1988, or any Applicable Laws promulgated by any
Government Agencies.
"Hotel" shall mean either the RI Hotel or the CY Hotel.
"Hotel(s)" shall mean the RI Hotel and the CY Hotel.
"Hotel Mortgage" shall mean any Encumbrance placed upon the Leased
Property in accordance with Article 20.
"Hotel Mortgagee" shall mean the holder of any Hotel Mortgage.
"Immediate Family" shall mean, with respect to any individual, such
individual's spouse, parents, brothers, sisters, children (natural or adopted),
stepchildren, grandchildren, grandparents, parents-in-law, brothers-in-law,
sisters-in-law, nephews and nieces.
"Impositions" shall mean collectively, all taxes (including, without
limitation, all taxes imposed under the laws of the State, as such laws may be
amended from time to time, and all ad valorem, sales and use, single business,
gross receipts, transaction privilege, rent or similar taxes as the same relate
to or are imposed upon Landlord, Tenant or the business conducted upon the
Leased Property), assessments (including, without limitation, all assessments
for public improvements or benefit, whether or not commenced or completed prior
to the date hereof), water, sewer or other rents and charges, excises, tax
levies, fees (including, without limitation, license, permit, inspection,
authorization and similar fees), and all other governmental charges, in each
case whether general or special, ordinary or extraordinary, or foreseen or
unforeseen, of every character in respect of the Leased Property or the business
conducted thereon by Tenant (including all interest and penalties thereon due to
any failure in payment by Tenant), which at any time prior to, during or in
respect of the Term hereof may be assessed or imposed on or in respect of or be
a lien upon (a) Landlord's interest in the Leased Property, (b) the Leased
Property or any part thereof or any rent therefrom or any estate, right, title
or interest therein, or (c) any occupancy, operation, use or possession of, or
sales from, or activity conducted on, or in connection with the Leased Property
or the leasing or use of the Leased Property or any part thereof by Tenant;
provided, however, that nothing contained herein shall be construed to require
Tenant to pay (i) any tax based on net income, net worth or capital imposed on
Landlord, (ii) any net revenue tax of Landlord, (iii) any transfer fee or other
tax imposed with respect to the sale, exchange or other disposition by Landlord
of the Leased Property or the proceeds thereof, (iv) any single business, gross
receipts tax (from any source other than the rent received by Landlord from
Tenant), or similar taxes as the same relate to or are imposed upon Landlord,
except to the extent that any tax, assessment, tax levy or charge that would
otherwise be an Imposition under this definition which is in effect at any time
during the Term hereof is totally or partially repealed, and a tax, assessment,
tax levy or charge set forth in clause (i) or (ii) preceding is levied, assessed
or imposed expressly in lieu thereof, (v) any interest or penalties imposed on
Landlord as a result of the failure of Landlord to file any return or report
timely and in the form prescribed by law or to pay any tax or imposition, except
to the extent such failure is a result of a breach by Tenant of its obligations
pursuant to Section 3.1.3, (vi) any Impositions imposed on Landlord that are a
result of Landlord not being considered a "United States person" as defined in
Section 7701(a)(30) of the Code, (vii) any Impositions that are enacted or
adopted by their express terms as a substitute for any tax that would not have
been payable by Tenant pursuant to the terms of this Agreement or (viii) any
Impositions imposed as a result of a breach of covenant or representation by
Landlord in any agreement entered into by Landlord governing Landlord's conduct
or operation or as a result of the negligence or willful misconduct of Landlord.
"Indebtedness" shall mean all obligations, contingent or otherwise,
which in accordance with GAAP should be reflected on the obligor's balance sheet
as liabilities.
"Index" shall mean the Consumer Price Index for Urban Wage Earners and
Clerical Workers, All-Cities, All Items (November 1996 = 100), as published by
the Bureau of Labor Statistics or, in the event publication thereof ceases, by
reference to whatever index then published by the United States Department of
Labor at that time is most nearly comparable as a measure of general changes in
price levels for urban areas, as reasonably determined by Landlord and Tenant.
"Insurance Requirements" shall mean all terms of any insurance policy
required by this Agreement and all requirements of the issuer of any such policy
and all orders, rules and regulations and any other requirements of the National
Board of Fire Underwriters (or any other body exercising similar functions)
binding upon Landlord, Tenant or the Leased Property.
"Interest Rate" shall mean ten percent (10%) per annum.
"Inventories" shall mean "Inventories" for both Hotels as defined in
the Uniform System of Accounts, including, but not limited to, provisions in
storerooms, refrigerators, pantries and kitchens; beverages in wine cellars and
bars; other merchandise intended for sale; fuel; mechanical supplies;
stationery; and other expenses, supplies and similar items.
"Land" shall have the meaning given such term in Section 2.1(a).
"Landlord" shall have the meaning given such term in the preambles to
this Agreement and shall include its permitted successors and assigns.
"Landlord Default" shall have the meaning given such term in Section
14.2.
"Landlord Liens" shall mean liens on or against the Leased Property or
any payment of Rent (a) which result from any act of, or any claim against,
Landlord or any owner of a direct or indirect interest in the Leased Property,
or which result from any violation by Landlord of any terms of this Agreement,
or (b) which result from liens in favor of any taxing authority by reason of any
tax owed by Landlord or any fee owner of a direct or indirect interest in the
Leased Property; provided, however, that "Landlord Lien" shall not include any
lien resulting from any tax for which Tenant is obligated to pay or indemnify
Landlord against until such time as Tenant shall have already paid to or on
behalf of Landlord the tax or the required indemnity with respect to the same.
"Lease Year" shall mean any Fiscal Year during the Term and any partial
Fiscal Year at the beginning or end of the Term.
"Leased Improvements" shall have the meaning given such term in Section
2.1(b).
"Leased Intangible Property" shall mean all of the following intangible
property with respect to the Leased Property, (a) governmental permits,
including licenses and authorizations, required for the construction, ownership
and operation of the Improvements, including without limitation certificates of
occupancy, building permits, signage permits, liquor licenses, site use
approvals, zoning certificates, environmental and land use permits and any and
all necessary approvals from state or local authorities and other approvals
granted by any public body or by any private party pursuant to a recorded
instrument relating to the Leased Property and (b) certificates, licenses,
warranties and guarantees held by Landlord, other than such permits, operating
permits, certificates, licenses and approvals which are to be held by, or
transferred to, the Tenant in order to permit the Tenant to operate the Leased
Property properly in accordance with the terms of this Agreement.
"Leased Personal Property" shall have the meaning given such term in
Section 2.1(e).
"Leased Property" shall have the meaning given such term in Section
2.1.
"Legal Requirements" shall mean all federal, state, county, municipal
and other governmental statutes, laws, rules, orders, regulations, ordinances,
judgments, decrees and injunctions affecting the Leased Property or the
maintenance, construction, alteration or operation thereof, whether now or
hereafter enacted or in existence, including, without limitation, (a) all
permits, licenses, authorizations, certificates and regulations necessary to
operate the Leased Property for its Permitted Use, and (b) all covenants,
agreements, declarations, restrictions and encumbrances contained in any
instruments at any time in force affecting the Leased Property as of the date
hereof, or to which Tenant has consented or required to be granted pursuant to
Applicable Laws, including those which may (i) require material repairs,
modifications or alterations in or to the Leased Property or (ii) in any way
materially and adversely affect the use and enjoyment thereof, but excluding any
requirements arising as a result of Landlord's or any Affiliated Person of
Landlord's status as a real estate investment trust.
"Lien" shall mean any mortgage, security interest, pledge, collateral
assignment, or other encumbrance, lien or charge of any kind, or any transfer of
property or assets for the purpose of subjecting the same to the payment of
Indebtedness or performance of any other obligation in priority to payment of
its general creditors.
"Limited Rent Guaranty" shall mean the limited rent guaranty agreement,
dated as of the date hereof, made by the Guarantor in favor of Landlord, as may
be amended from time to time.
"Little Xxxx Xxxxx Leases" shall mean, collectively, any Lease
Agreements between Landlord and Tenant with respect to the properties described
on Exhibit D.
"Management Agreement" shall mean any agreement entered into by Tenant
with respect to the management and operation of the Leased Property, as may be
amended from time to time.
"Manager" shall mean the person designated by and acting as Manager
pursuant to a Management Agreement.
"Major Capital Expenditures shall have the meaning given such term in
Section 5.1.3(a).
"Marriott Companies" shall mean Marriott International, Inc., a
Delaware corporation ("Marriott") and (i) any Subsidiary or Affiliated Person of
Marriott, (ii) a partnership in which Marriott, or any Subsidiary or Affiliated
Person of Marriott, is a general partner, and (iii) any limited liability
company in which Marriott or a any Subsidiary or Affiliated Person of Marriott
is a managing member.
"Material Earthquake Damage" shall have the meaning given such term in
Section 10.3.2.
"Membership Interest Pledge Agreement" shall mean that certain
Membership Interest Pledge Agreement dated December 12, 1999, made by Residence
Inn by Marriott, Inc. in favor of Landlord, as may be amended from time to time.
"Mere Director" shall mean a Person who holds the office of director of
a corporation and who, as such director, has the right to vote not more than
twelve and one-half percent (12.5%) of the total voting rights on the board of
directors of such corporation, and who represents or acts on behalf of a mere
passive investor which neither (i) owns more than three percent (3%) of the
total voting rights attributable to all shares or ownership interests of a
Competitor, nor (ii) otherwise has the power to direct or cause the direction of
the management or policies of a Competitor.
"Minimum Rent" shall mean, with respect to each Accounting Period, Two
Hundred Thirty-two Thousand Six Hundred Ninety-two Dollars ($232,692.00),
subject to adjustment pursuant to the terms of this Agreement.
"Mutual Easement Agreement" shall have the meaning given to such term
in Section 22.18.
"Notice" shall mean a notice given in accordance with Section 22.10.
"Other Leases" shall mean, collectively, any Lease Agreements between
Landlord and Tenant with respect to the properties described on Exhibit B.
"Overdue Rate" shall mean, on any date, a per annum rate of interest
equal to the lesser of (i) twelve percent (12%) or (ii) the maximum rate then
permitted under applicable law.
"Owner Agreement" shall mean the Owner Agreement pertaining to the
Leased Property, dated as of the date hereof, among Landlord, the Franchisor and
Tenant, as may be amended from time to time.
"Parent" shall mean, with respect to any Person, any Person which
directly, or indirectly through one or more Subsidiaries or Affiliated Persons,
(i) owns fifty-one percent (51%) or more of the voting or beneficial interest
in, or (ii) otherwise has the right or power (whether by contract, through
ownership of securities or otherwise) to control, such Person.
"Percentage Rent" shall have the meaning given such term in Section
3.1.2(a).
"Permitted Encumbrances" shall mean all rights, restrictions, and
easements of record set forth on Schedule B to the leasehold title insurance
policy issued to Tenant on the date hereof, plus any other such encumbrances as
may be hereafter consented to in writing by Landlord and Tenant from time to
time.
"Permitted Use" shall mean any use of the Leased Property permitted
pursuant to Section 4.1.1(a) or (b).
"Person" shall mean any individual or Entity, and the heirs, executors,
administrators, legal representatives, successors and assigns of such Person
where the context so admits.
"Plans" shall mean those certain plans in respect of the Leased
Improvements described in Exhibit E hereto.
"Product Standard(s)" shall have the meaning given such term in Section
5.1.2(c).
"Proprietary Information" shall mean (a) all computer software and
accompanying documentation (including all future upgrades, enhancements,
additions, substitutions and modifications thereof), other than that which is
commercially available, which are used by Tenant in connection with the property
management system, the reservation system and all future electronic systems
developed by Tenant or any Affiliated Person of Tenant for use in either Hotel,
(b) all manuals, brochures and directives used by Tenant at either Hotel
regarding the procedures and techniques to be used in operating such Hotel, (c)
customer lists, and (d) employee records which must remain confidential either
under Legal Requirements or under reasonable corporate policies of Tenant or any
Affiliated Person as to Tenant; provided, however, that "Proprietary
Information" shall not include any software, manuals, brochures or directives
issued by Franchisor to Tenant, as franchisee, under the RI Franchise Agreement
and/or the CY Franchise Agreement, the use of which is governed by the RI
Franchise Agreement and/or the CY Franchise Agreement, as the case may be.
"Purchase Agreement" shall mean that certain Purchase and Sale
Agreement dated November 24, 1999, by and between Landlord, as purchaser, and
Residence Inn by Marriott, Inc., TownePlace Management, Inc. and Marriott
International, Inc., collectively, as seller.
"Rent" shall mean, collectively, the Minimum Rent, Percentage Rent and
Additional Charges.
"Request Notice" shall have the meaning given such term in Section
16.1.
"Reserve" shall have the meaning given such term in Section 5.1.2(a).
"Reserve Estimate" shall have the meaning given such term in Section
5.1.2(c).
"Response Notice" shall mean the meaning given such term in Section
16.1.
"RI Franchise Agreement" shall mean the Franchise Agreement, dated as
of the date hereof, between Tenant and the Franchisor with respect to the RI
Hotel, as the same may be modified, amended or replaced from time to time,
subject to Landlord's consent to the extent required by Section 21.6 below.
"RI Hotel" shall mean that certain Residence Inn by Marriott hotel
located on the Leased Property.
"SEC" shall mean the Securities and Exchange Commission.
"Security Deposit" shall have the meaning ascribed to it in Section
3.5.
"State" shall mean the State of California.
"Subsidiary" shall mean, with respect to any Person, any Entity in
which such Person directly, or indirectly through one or more Subsidiaries or
Affiliated Persons, (a) owns fifty-one percent (51%) or more of the voting or
beneficial interest or (b) which such Person otherwise has the right or power to
control (whether by contract, through ownership of securities or otherwise); it
being understood and agreed that, as of the date hereof, (x) neither Host
Marriott Corporation or Sodexho Marriott Services Corporation is a Subsidiary of
the Guarantor and (y) the Guarantor is not a Subsidiary of Host Marriott
Corporation or Sodexho Marriott Services, Inc.
"Successor Landlord" shall have the meaning given such term in Section
20.2.
"System Standards" shall mean (a) with respect to the RI Hotel, those
standards and requirements for the maintenance, operation and improvement of
hotels within the Residence Inn by Marriott system, as such standards and
requirements are more particularly described in the Systems Standards Manual for
Residence Inn by Marriott, and the RI Franchise Agreement, as the same may be
amended from time to time, and (b) with respect to the CY Hotel, those standards
and requirements for the maintenance, operation and improvement of hotels within
the Courtyard by Marriott system, as such standards and requirements are more
particularly described in the Systems Standards Manual for Courtyard by
Marriott, and the CY Franchise Agreement, as the same may be amended from time
to time.
"Tenant" shall have the meaning given such term in the preamble to this
Agreement and shall include its permitted successors and assigns.
"Tenant's Personal Property" shall mean all motor vehicles,
Inventories, FAS and any other tangible personal property of Tenant, if any,
acquired by Tenant at its election and with its own funds on and after the date
hereof and located at the Leased Property or used in Tenant's business at the
Leased Property and all modifications, replacements, alterations and additions
to such personal property installed at the expense of Tenant, other than any
items included within the definition of Proprietary Information.
"Term" shall mean, collectively, the Fixed Term and the Extended Terms,
to the extent properly exercised pursuant to the provisions of Section 2.4,
unless sooner terminated pursuant to the provisions of this Agreement.
"Total Hotel Sales" shall mean, for the applicable period of time, all
gross revenues and receipts of every kind derived by Tenant from operating or
causing the operation of the Leased Property and parts thereof, including, but
not limited to: income from both cash and credit transactions (after reasonable
deductions for bad debts and discounts for prompt or cash payments and refunds)
from rental of rooms, stores, offices, meeting, exhibit or sales space of every
kind; license, lease and concession fees and rentals (not including gross
receipts of licensees, lessees and concessionaires); income from vending
machines and video machines; health club membership fees; food and beverage
sales; wholesale and retail sales of merchandise (other than proceeds from the
sale of furnishings, fixture and equipment no longer necessary to the operation
of either Hotel, which shall be deposited in the Reserve); service charges, to
the extent not distributed to the employees at either Hotel as gratuities;
provided, however, that Total Hotel Sales shall not include the following:
neither income from rental or leasing of space (not to exceed six hundred (600)
square feet of area per Hotel) for, nor receipts related to, time-share sales
and/or marketing activities at the Leased Property of Guarantor or any
Affiliated Person of Guarantor (except for revenue from use of either Hotel's
rooms, facilities and services by guests utilizing such Hotel as part of any
time-share sales and marketing activity); gratuities to Hotel employees;
federal, state or municipal excise, sales, occupancy, use or similar taxes
collected directly from patrons or guests or included as part of the sales price
of any goods or services; insurance proceeds; Award proceeds (other than for a
temporary Condemnation); any proceeds from any sale of the Leased Property or
from the refinancing of any debt encumbering the Leased Property; proceeds from
the disposition of furnishings, fixture and equipment no longer necessary for
the operation of the Hotels; and interest which accrues on amounts deposited in
the Reserve.
"Transfer Date" shall mean the date on which CHLP acquires the Leased
Property, which shall be concurrent with the Commencement Date.
"Uniform System of Accounts" shall mean Uniform System of Accounts for
the Lodging Industry, Ninth Revised Edition, 1996, as published by the Hotel
Association of New York City, as the same may be further revised from time to
time.
"Unsuitable for Its Permitted Use" shall mean a state or condition of
one or both of the Hotels such that (a) following any damage or destruction
involving such Hotel or Hotels, the Hotel or Hotels cannot be operated in the
reasonable judgment of Tenant on a commercially practicable basis for its
Permitted Use and it cannot reasonably be expected to be restored to
substantially the same condition as existed immediately before such damage or
destruction, and as otherwise required by Section 10.2.4, within nine (9) months
following such damage or destruction or such shorter period of time as to which
business interruption insurance is available to cover Rent and other costs
related to the Leased Property following such damage or destruction, or (b) as
the result of a partial taking by Condemnation, one or both Hotels cannot be
operated, in the reasonable judgment of Tenant on a commercially and
economically practicable basis for its Permitted Use in light of then existing
circumstances.
"Work" shall have the meaning given such term in Section 10.2.4.
"Work Agreement" shall mean that certain agreement dated of even date
herewith, between Landlord and Tenant whereby Tenant has agreed to make certain
repairs and replacements at the Leased Property, and Landlord has agreed to pay
the costs thereof, in connection with the property improvement plan ("PIP")
required and approved by Franchisor in connection with the approval of the CY
Franchise Agreement and the RI Franchise Agreement.
ARTICLE 2
LEASED PROPERTY AND TERM
2.1 Leased Property. Upon and subject to the terms and conditions
hereinafter set forth, Landlord leases to Tenant and Tenant leases from Landlord
all of Landlord's right, title and interest in and to all of the following
(collectively, the "Leased Property"):
(a) those certain tracts, pieces and parcels of land, as more
particularly described in Exhibit C, attached hereto and made a part
hereof (the "Land");
(b) all buildings, structures and other improvements of every
kind including, but not limited to, the Hotels, alleyways and
connecting tunnels, sidewalks, utility pipes, conduits and lines
(on-site and off-site), parking areas and roadways appurtenant to such
buildings and structures presently situated upon the Land
(collectively, the "Leased Improvements");
(c) all easements, rights and appurtenances relating to the
Land and the Leased Improvements;
(d) all equipment, machinery, fixtures, and other items of
property, now or hereafter permanently affixed to or incorporated into
the Leased Improvements, including, without limitation, all furnaces,
boilers, heaters, electrical equipment, heating, plumbing, lighting,
ventilating, refrigerating, incineration, air and water pollution
control, waste disposal, air-cooling and air-conditioning systems and
apparatus, sprinkler systems and fire and theft protection equipment,
all of which, to the maximum extent permitted by law, are hereby deemed
by the parties hereto to constitute real estate, together with all
replacements, modifications, alterations and additions thereto, but
specifically excluding all items included within the category of
Tenant's Personal Property (collectively, the "Fixtures");
(e) all machinery, equipment, furniture, furnishings, moveable
walls or partitions, computers or trade fixtures (including without
limitation the telephone switches and voice mail) located on or in the
Leased Improvements, and all modifications, replacements, alterations
and additions to such property, except items, if any, included within
the category of Fixtures, but specifically excluding all items included
within the category of Tenant's Personal Property (collectively, the
"Leased Personal Property");
(f) all of the Leased Intangible Property; and
(g) any and all leases of space (including any security
deposits held by Tenant pursuant thereto) in the Leased Improvements to
tenants thereof.
2.2 Condition of Leased Property. Tenant acknowledges receipt and
delivery of possession of the Leased Property and Tenant accepts the Leased
Property in its "as-is" condition, subject to the rights of parties in
possession, the existing state of title, including all covenants, conditions,
restrictions, reservations, mineral leases, easements and other matters of
record or that are visible or apparent on the Leased Property, and the lien of
any financing instruments, mortgages and deeds of trust permitted by the terms
of this Agreement. TENANT REPRESENTS THAT IT HAS INSPECTED THE LEASED PROPERTY
AND ALL OF THE FOREGOING AND HAS FOUND THE CONDITION THEREOF SATISFACTORY AND IS
NOT RELYING ON ANY REPRESENTATION OR WARRANTY OF LANDLORD OR LANDLORD'S AGENTS
OR EMPLOYEES WITH RESPECT THERETO, EXCEPT AS EXPRESSLY SET FORTH HEREIN OR IN
THE AGREEMENT TO LEASE, AND TENANT WAIVES ANY CLAIM OR ACTION AGAINST LANDLORD
IN RESPECT OF THE CONDITION OF THE LEASED PROPERTY EXCEPT AS EXPRESSLY SET FORTH
IN THE AGREEMENT TO LEASE OR PURSUANT TO THE WORK AGREEMENT. EXCEPT AS EXPRESSLY
SET FORTH HEREIN OR IN THE AGREEMENT TO LEASE, LANDLORD MAKES NO WARRANTY OR
REPRESENTATION, EXPRESS OR IMPLIED, IN RESPECT OF THE LEASED PROPERTY OR ANY
PART THEREOF, EITHER AS TO ITS FITNESS FOR USE, DESIGN OR CONDITION FOR ANY
PARTICULAR USE OR PURPOSE OR OTHERWISE, AS TO THE QUALITY OF THE MATERIAL OR
WORKMANSHIP THEREIN, LATENT OR PATENT, IT BEING AGREED THAT ALL SUCH RISKS ARE
TO BE BORNE BY TENANT.
To the maximum extent permitted by law, however, Landlord hereby
assigns to Tenant all of Landlord's rights to proceed against any predecessor in
title (except for Landlord's right to proceed against the "Seller" in respect of
its representations and warranties as provided in the Agreement to Lease),
contractors and materialmen for breaches of warranties or representations or for
latent defects in the Leased Property. Landlord shall fully cooperate with
Tenant in the prosecution of any such claims, in Landlord's or Tenant's name,
all at Tenant's sole cost and expense. Tenant shall indemnify, defend and hold
harmless Landlord from and against any loss, cost, damage or liability
(including reasonable attorney's fees) incurred by Landlord in connection with
such cooperation. To the extent of any conflict between the terms hereof and the
terms of the Agreement to Lease, the terms of the Agreement to Lease shall
control.
2.3 Fixed Term. The initial term of this Agreement (the "Fixed Term")
shall commence on the Commencement Date and shall expire on the last day of the
Accounting Period in which occurs the fifteenth (15th) anniversary of the last
to occur of the Transfer Date hereunder and the respective Transfer Date under
each of the Other Leases and each of the Little Xxxx Xxxxx Leases, to the end
that the initial term of this Agreement and the Other Leases and the Little Xxxx
Xxxxx Leases shall expire on the same date. Landlord and Tenant shall, upon the
written request of the other, join in the execution of a written instrument
confirming the Transfer Date and the expiration date of the Fixed Term.
2.4 Extended Term. Provided that no Event of Default shall have
occurred and be continuing, the Term of this Agreement and the term of the Other
Leases and the Little Xxxx Xxxxx Leases shall be automatically extended for a
first renewal term of ten (10) years (the "First Extended Term"), unless Tenant
shall give Landlord Notice, in Tenant's sole and absolute discretion, not later
than two (2) years prior to the scheduled expiration of the Fixed Term of this
Agreement, that Tenant elects not so to extend the Term of this Agreement or
that Tenant elects not to so extend the term of any of the Other Leases or
Little Xxxx Xxxxx Leases (and time shall be of the essence with respect to the
giving of such Notice) in which case the Term of this Lease and the term of the
Other Leases and the Little Xxxx Xxxxx Leases will expire at the end of the then
current Term. Further, provided that no Event of Default shall have occurred and
be continuing, the Term of this Agreement and the term of the Other Leases and
the Little Xxxx Xxxxx Leases shall be automatically further extended for a
second renewal term of ten (10) years (the "Second Extended Term"), unless
Tenant shall give Landlord Notice, in Tenant's sole and absolute discretion, not
later than two (2) years prior to the scheduled expiration of the First Extended
Term, that Tenant elects not to so further extend the Term of this Agreement or
that Tenant elects not to so extend the term of any of the Other Leases or the
Little Xxxx Xxxxx Leases (and time shall be of the essence with respect to the
giving of such Notice). The First Extended Term and the Second Extended Term are
collectively referred to as the "Extended Terms."
Each Extended Term shall commence on the day succeeding the
expiration of the Fixed Term or the preceding Extended Term, as the case may be.
All of the terms, covenants and provisions of this Agreement shall apply to each
such Extended Term, except that Tenant shall have no right to extend the Term
beyond the expiration of the Extended Terms. If Tenant shall give Notice that it
elects not to extend the Term or the term of any of the Other Leases or the
Little Xxxx Xxxxx Leases in accordance with this Section 2.4, this Agreement
shall automatically terminate at the end of the Term then in effect and Tenant
shall have no further option to extend the Term of this Agreement. Otherwise,
the extension of this Agreement shall be automatically effected without the
execution of any additional documents; it being understood and agreed, however,
that Tenant and Landlord shall execute such documents and agreements as either
party shall reasonably require to evidence the same.
ARTICLE 3
RENT
3.1 Rent. Tenant shall pay, in lawful money of the United States of
America which shall be legal tender for the payment of public and private debts,
without offset, abatement, demand or deduction (unless otherwise expressly
provided in this Agreement), Minimum Rent and Percentage Rent to Landlord and
Additional Charges to the party to whom such Additional Charges are payable,
during the Term. All payments to Landlord shall be made by wire transfer of
immediately available federal funds or by other means acceptable to Landlord in
its sole discretion.
3.1.1 Minimum Rent.
(a) Payment of Minimum Rent. Minimum Rent shall be
paid in advance on the first Business Day of each Accounting Period;
provided, however, that the first payment of Minimum Rent shall be
payable on the Commencement Date (and, if applicable, such payment
shall be prorated as provided in the following sentence of this
paragraph Section 3.1.1(a)). Minimum Rent for any partial Accounting
Period shall be prorated on a per diem basis.
(b) Adjustments of Minimum Rent Following
Disbursements Under Sections 5.1.4(b), 10.2 or 11.2. Effective on the
date of each disbursement to pay for the cost of any repairs,
maintenance, renovations or replacements pursuant to Sections 5.1.4(b),
10.2 or 11.2, the Minimum Rent shall be increased by an amount equal to
the quotient obtained by dividing (i) a per annum amount equal to the
Disbursement Rate, determined as of the date of Tenant's Notice to
Landlord identifying the amount of and requirement for the applicable
funds, times the amount so disbursed, by (ii) thirteen (13). If any
such disbursement is made during any Accounting Period on a day other
than the first day of an Accounting Period, Tenant shall pay to
Landlord on the first day of the immediately following Accounting
Period (in addition to the amount of Minimum Rent payable with respect
to such Accounting Period, as adjusted pursuant to this paragraph (b))
the amount by which Minimum Rent for the preceding Accounting Period,
as adjusted for such disbursement on a per diem basis, exceeded the
amount of Minimum Rent actually paid by Tenant for such preceding
Accounting Period.
3.1.2 Percentage Rent.
(a) Amount. For each Fiscal Year or portion thereof
commencing with the twenty-seventh (27th) full Accounting Period
following the Commencement Date, Tenant shall pay percentage rent
("Percentage Rent") with respect to such Fiscal Year (or portion
thereof), in an amount equal to seven percent (7%) of Excess Hotel
Sales for such Fiscal Year (or portion thereof).
(b) Quarterly Installments. Installments of
Percentage Rent for each Fiscal Year (or portion thereof) in respect of
which Percentage Rent is payable pursuant to Section 3.1.2(a), shall be
calculated and paid each Fiscal Quarter in arrears. Payment of each
such installment shall be made within thirty (30) days after the end of
each Fiscal Quarter and shall be accompanied by a statement setting
forth the calculation of Percentage Rent due and payable for such
Fiscal Quarter, together with a statement by the controller of the
Hotel (or the Hotels) that, to the best of his or her knowledge and
belief, and subject to year-end audit and adjustment, such statement of
Percentage Rent is true and correct in all material respects.
Installments due with respect to each Fiscal Quarter shall be equal to
the Percentage Rent for all Fiscal Quarters elapsed during the
applicable Fiscal Year less amounts previously paid with respect
thereto by Tenant. If the Percentage Rent for such elapsed Fiscal
Quarters as shown on the last quarterly statement is less than the
amount previously paid with respect thereto by Tenant, Tenant shall be
entitled to offset the amount of such difference against Rent next
coming due under this Agreement, such offset to be applied together
with interest at the Disbursement Rate accruing from the date of
payment by Tenant until the date the offset is applied. Commencing with
the first Fiscal Year following the Base Year amounts due shall be
determined by measuring Total Hotel Sales for all Fiscal Quarters
elapsed against Base Hotel Sales for the equivalent period during the
Base Year.
(c) Reconciliation of Percentage Rent. In addition,
on or before March 31 of each year, commencing March 31 following the
Base Year, Tenant shall deliver to Landlord a statement setting forth
the Total Hotel Sales for such preceding Fiscal Year, together with an
audit of Total Hotel Sales for the preceding Fiscal Year, conducted by
Xxxxxx Xxxxxxxx LLP, or another so-called "Big Five" firm of
independent certified public accountants proposed by Tenant and
approved by Landlord (which approval shall not be unreasonably withheld
or delayed). Landlord shall reimburse Tenant for the reasonable cost of
such audit.
If the annual Percentage Rent for such preceding Fiscal Year as shown in the
annual statement exceeds the amount previously paid with respect thereto by
Tenant, Tenant shall pay such excess to Landlord at such time as the annual
statement is delivered, together with interest at the Disbursement Rate, which
interest shall accrue from the Accrual Date (as hereinafter defined) until the
date that such certificate is required to be delivered (or, if sooner, the date
Tenant pays such excess to Landlord) and, thereafter, such interest shall accrue
at the Overdue Rate, until the amount of such difference shall be paid or
otherwise discharged. In the case of any underpayment of Percentage Rent by
Tenant arising out of incorrect reporting on any statement of Percentage Rent,
the Accrual Date therefor shall be the payment due date for the respective
installment of Percentage Rent with respect to which the underpayment occurred.
In the case of any underpayment of Percentage Rent arising out of variation in
Total Hotel Sales from Fiscal Quarter to Fiscal Quarter, the Accrual Date shall
be the payment due date for the final installment of Percentage Rent for such
preceding Fiscal Year. If the annual Percentage Rent for such preceding Fiscal
Year as shown in the annual statement is less than the amount previously paid
with respect thereto by Tenant, Tenant shall be entitled to offset the amount of
such difference against Rent next coming due under this Agreement, such payment
or credit to be made together with interest at the Disbursement Rate, which
interest shall accrue from the date of payment of Tenant until the date such
offset is applied. If such offset cannot be made because the Term has expired
prior to application in full thereof, Landlord shall pay the unapplied balance
of such offset to Tenant, together with interest at the Disbursement Rate, which
interest shall accrue from the date of payment by Tenant until the date of
payment by Landlord.
(d) Confirmation of Percentage Rent. Tenant shall
utilize, or cause to be utilized, an accounting system for the Leased
Property in accordance with its usual and customary practices and in
accordance with GAAP, which will accurately record all Total Hotel
Sales and Tenant shall retain, for at least three (3) years after the
expiration of each Lease Year, reasonably adequate records conforming
to such accounting system showing all Total Hotel Sales for such Fiscal
Year. Landlord, at its own expense except as provided hereinbelow,
shall have the right, exercisable by Notice to Tenant given within one
hundred eighty (180) days after receipt of the applicable annual
statement, by its accountants or representatives to commence within
such 180-day period an audit of the information set forth in such
annual statement referred to in subparagraph (c) above and, in
connection with such audit, to examine Tenant's books and records with
respect thereto (including supporting data and sales and excise tax
returns); provided, however, that if Landlord has credible evidence
that Tenant has intentionally misrepresented Total Hotel Sales on any
such annual statement, the said 180-day period shall commence to run on
the date Landlord obtained such credible evidence that Tenant has
intentionally misrepresented Total Hotel Sales on any such annual
statement. If Landlord does not commence an audit within such one
hundred eighty (180) day period, such annual statement shall be deemed
conclusively to be accepted by Landlord as correct and Landlord shall
have no further right to challenge the same. Landlord shall use
commercially reasonable efforts to complete any such audit as soon as
practicable. If any such audit discloses a deficiency in the payment of
Percentage Rent, and either Tenant agrees with the result of such audit
or the matter is otherwise determined, Tenant shall forthwith pay to
Landlord the amount of the deficiency, as finally agreed or determined,
together with interest at the Disbursement Rate, from the date such
payment should have been made to the date of payment thereof. If such
deficiency, as agreed upon or compromised as aforesaid, is more than
three percent (3%) of the Total Hotel Sales reported by Tenant for such
Fiscal Year and, as a result, Landlord did not receive at least
ninety-five percent (95%) of the Percentage Rent payable with respect
to such Fiscal Year, Tenant shall pay the reasonable cost of such audit
and examination. If any such audit discloses that Tenant paid more
Percentage Rent for any Fiscal Year than was due hereunder, and either
Landlord agrees with the result of such audit or the matter is
otherwise determined Tenant shall be entitled to a credit equal to the
amount of such overpayment against Rent next coming due in the amount
of such difference, as finally agreed or determined, together with
interest at the Disbursement Rate, which interest shall accrue from the
time of payment by Tenant until the date such credit is applied or
paid, as the case may be. If such a credit cannot be made because the
Term has expired before the credit can be applied in full Landlord
shall pay the unapplied balance of such credit to Tenant, together with
interest at the Disbursement Rate, which interest shall accrue from the
date of payment by Tenant until the date of payment from Landlord.
3.1.3 Additional Charges. In addition to the Minimum Rent and
Percentage Rent payable hereunder, Tenant shall pay to the appropriate parties
and discharge as and when due and payable the following (collectively,
"Additional Charges"):
(a) Impositions. Subject to Article 8 relating to
permitted contests, Tenant shall pay, or cause to be paid, all real
estate taxes prior to delinquency, and all other Impositions before any
fine, penalty, interest or cost (other than any opportunity cost as a
result of a failure to take advantage of any discount for early
payment) may be added for non-payment, such payments to be made
directly to the taxing authorities where feasible, and shall promptly,
upon request, furnish to Landlord copies of official receipts or other
reasonably satisfactory proof evidencing such payments. If any such
Imposition may, at the option of the taxpayer, lawfully be paid in
installments (whether or not interest shall accrue on the unpaid
balance of such Imposition), Tenant may exercise the option to pay the
same (and any accrued interest on the unpaid balance of such
Imposition) in installments and, in such event, shall pay such
installments during the Term as the same become due and before any
fine, penalty, premium, further interest or cost may be added thereto.
Landlord, at its expense, shall, to the extent required or permitted by
Applicable Law, prepare and file all tax returns and pay all taxes due
in respect of Landlord's net income, gross receipts (from any source
other than the Rent received by Landlord from Tenant), sales and use,
single business, ad valorem, franchise taxes and taxes on its capital
stock, and Tenant, at its expense, shall, to the extent required or
permitted by Applicable Laws, prepare and file all other tax returns
and reports in respect of any Imposition as may be required by
Government Agencies. If any refund shall be due from any taxing
authority in respect of any Imposition paid by Tenant, the same shall
be paid over to or retained by Tenant. Landlord and Tenant shall, upon
request of the other, provide such data as is maintained by the party
to whom the request is made with respect to the Leased Property as may
be necessary to prepare any required returns and reports. In the event
Government Agencies classify any property covered by this Agreement as
personal property, Tenant shall file all personal property tax returns
in such jurisdictions where it may legally so file. Each party shall,
to the extent it possesses the same, provide the other, upon request,
with cost and depreciation records necessary for filing returns for any
property so classified as personal property. Where Landlord is legally
required to file personal property tax returns for property covered by
this Agreement and/or gross receipts tax returns for Rent received by
Landlord from Tenant, Landlord shall file the same with reasonable
cooperation from Tenant. Landlord shall provide Tenant with copies of
assessment notices in sufficient time for Tenant to prepare a protest
which Landlord shall file, at Tenant's written request. All Impositions
assessed against such personal property shall be (irrespective of
whether Landlord or Tenant shall file the relevant return) paid by
Tenant not later than the last date on which the same may be made
without interest or penalty.
Landlord shall give prompt Notice to Tenant of all Impositions payable by Tenant
hereunder of which Landlord at any time has knowledge; provided, however, that
Landlord's failure to give any such notice shall in no way diminish Tenant's
obligation hereunder to pay such Impositions (except that Landlord shall be
responsible for any interest or penalties incurred as a result of Landlord's
failure promptly to forward the same).
(b) Utility Charges. Tenant shall pay or cause to be
paid all charges for electricity, power, gas, oil, water and other
utilities used in connection with the Leased Property.
(c) Insurance Premiums. Tenant shall pay or cause to
be paid all premiums for the insurance coverage required to be
maintained pursuant to Article 9.
(d) Other Charges. Tenant shall pay or cause to be
paid all other amounts, liabilities and obligations arising in
connection with the Leased Property except those obligations expressly
assumed by Landlord pursuant to the provisions of this Agreement or
expressly stated not to be an obligation of Tenant pursuant to this
Agreement.
(e) Reimbursement for Additional Charges. If Tenant
pays or causes to be paid property taxes or similar or other Additional
Charges attributable to periods after the end of the Term, whether upon
expiration or sooner termination of this Agreement, Tenant may, within
a reasonable time after the end of the Term, provide Notice to Landlord
of its estimate of such amounts. Landlord shall promptly reimburse
Tenant for all payments of such taxes and other similar Additional
Charges that are attributable to any period after the Term of this
Agreement.
3.2 Late Payment of Rent, Etc. If any installment of Minimum Rent,
Percentage Rent or Additional Charges (but only as to those Additional Charges
which are payable directly to Landlord) shall not be paid within ten (10) days
after its due date, Tenant shall pay Landlord, within five (5) days after
Landlord's written demand therefor, as Additional Charges, a late charge (to the
extent permitted by law) computed at the Overdue Rate on the amount of such
installment, from the due date of such installment to the date of payment
thereof. To the extent that Tenant pays any Additional Charges directly to
Landlord or any Hotel Mortgagee pursuant to any requirement of this Agreement,
Tenant shall be relieved of its obligation to pay such Additional Charges to the
Entity to which they would otherwise be due and Landlord shall pay when due, or
cause the applicable Hotel Mortgagee to pay when due, such Additional Charges to
the Entity to which they are due. If any payment due from Landlord to Tenant
shall not be paid within ten (10) days after its due date, Landlord shall pay to
Tenant, on demand, a late charge (to the extent permitted by law) computed at
the Overdue Rate on the amount of such installment from the due date of such
installment to the date of payment thereof.
In the event of any failure by Tenant to pay any Additional
Charges when due, except as expressly provided in Section 3.1.3(a) with respect
to permitted contests pursuant to Article 8, Tenant shall promptly pay (unless
payment thereof is in good faith being contested and enforcement thereof is
stayed) and discharge, as Additional Charges, every fine, penalty, interest and
cost which may be added for non-payment or late payment of such items. Landlord
shall have all legal, equitable and contractual rights, powers and remedies
provided either in this Agreement or by statute or otherwise in the case of
non-payment of the Additional Charges as in the case of non-payment of the
Minimum Rent and Percentage Rent.
3.3 Net Lease. The Rent shall be absolutely net to Landlord so that
this Agreement shall yield to Landlord the full amount of the installments or
amounts of the Rent throughout the Term, subject to any other provisions of this
Agreement which expressly provide otherwise, including, without limitation,
those provisions for adjustment, refunding or abatement of such Rent and for the
funding of Landlord's obligations pursuant to Sections 5.1.4 and 14.3. This
Agreement is a net lease and, except to the extent otherwise expressly specified
in this Agreement, it is agreed and intended that Rent payable hereunder by
Tenant shall be paid without notice, demand, counterclaim, setoff, deduction or
defense and without abatement, suspension, deferment, diminution or reduction
and that Tenant's obligation to pay all such amounts, throughout the Term and
all applicable Extended Terms is absolute and unconditional and except to the
extent otherwise expressly specified in this Agreement, the respective
obligations and liabilities of Tenant and Landlord hereunder shall in no way be
released, discharged or otherwise affected for any reason, including without
limitation: (a) any defect in the condition, merchantability, design, quality or
fitness for use of the Leased Property or any part thereof, or the failure of
the Leased Property to comply with all Applicable Laws, including any inability
to occupy or use the Leased Property by reason of such noncompliance; (b) any
damage to, removal, abandonment, salvage, loss, condemnation, theft, scrapping
or destruction of or any requisition or taking of the Leased Property or any
part thereof, or any environmental conditions on the Leased Property or any
property in the vicinity of the Leased Property; (c) any restriction, prevention
or curtailment of or interference with any use of the Leased Property or any
part thereof including eviction; (d) any defect in title to or rights to the
Leased Property or any lien on such title or rights to the Leased Property; (e)
any change, waiver, extension, indulgence or other action or omission or breach
in respect of any obligation or liability of or by any Person; (f) any
bankruptcy, insolvency, reorganization, composition, adjustment, dissolution,
liquidation or other like proceedings relating to Tenant or any other Person, or
any action taken with respect to this Agreement by any trustee or receiver of
Tenant or any other Person, or by any court, in any such proceeding; (g) any
right or claim that Tenant has or might have against any Person, including
without limitation Landlord (other than a monetary default), or any vendor,
manufacturer, contractor of or for the Leased Property; (h) any failure on the
part of Landlord or any other Person to perform or comply with any of the terms
of this Agreement, or of any other agreement; (i) any invalidity,
unenforceability, rejection or disaffirmance of this Agreement by operation of
law or otherwise against or by Tenant or any provision hereof; (j) the
impossibility of performance by Tenant or Landlord, or both; (k) any action by
any court, administrative agency or other Government Agencies; (l) any
interference, interruption or cessation in the use, possession or quiet
enjoyment of the Leased Property or otherwise; or (m) any other occurrence
whatsoever, whether similar or dissimilar to the foregoing, whether foreseeable
or unforeseeable, and whether or not Tenant shall have notice or knowledge of
any of the foregoing; provided, however, that the foregoing shall not apply or
be construed to restrict Tenant's rights in the event of any act or omission by
Landlord constituting negligence or willful misconduct or any breach of its
covenants, representations or warranties under the Work Agreement or Agreement
to Lease. Except as specifically set forth in this Agreement, this Agreement
shall be noncancellable by Tenant for any reason whatsoever and, except as
expressly provided in this Agreement, Tenant, to the extent now or hereafter
permitted by Applicable Laws, waives all rights now or hereafter conferred by
statute or otherwise to quit, terminate or surrender this Agreement or to any
diminution, abatement or reduction of Rent payable hereunder. Except as
specifically set forth in this Agreement or in the Work Agreement, under no
circumstances or conditions shall Landlord be expected or required to make any
payment of any kind hereunder or have any obligations with respect to the use,
possession, control, maintenance, alteration, rebuilding, replacing, repair,
restoration or operation of all or any part of the Leased Property, so long as
the Leased Property or any part thereof is subject to this Agreement, and Tenant
expressly waives the right to perform any such action at the expense of Landlord
pursuant to any law.
3.4 Section 3.4 has been intentionally omitted
3.5 Security for Tenant's Performance.
(a) Simultaneously with the execution of this Agreement,
Tenant shall deposit with Landlord an amount equal to Nine Hundred Thirty
Thousand Seven Hundred Sixty-Nine and No/100 Dollars ($930,769.00) (the
"Security Deposit"). Landlord may commingle the Security Deposit with other
funds of Landlord. All interest, if any, earned on the Security Deposit shall be
the sole property of Landlord and shall not be part of the Security Deposit.
(b) Tenant acknowledges that the security deposits with
respect to the Collective Leased Properties (collectively, the
"Collective Security Deposit") constitute security for the faithful
observance and performance by Tenant of all the terms, covenants and
conditions of this Agreement and the Other Leases by Tenant and any
Affiliated Person of Tenant that is a tenant under the Other Leases to
be observed and performed. If any Event of Default shall occur and be
continuing under this Agreement, Landlord may, at its option and
without prejudice to any other remedy which Landlord may have on
account thereof, appropriate and apply, first, the amount of the
Security Deposit and, second, the amount of such Collective Security
Deposit as may be necessary to compensate Landlord toward the payment
of the Rent or other sums due Landlord under this Agreement as a result
of such breach by Tenant. Additionally, Landlord may, if any Event of
Default shall occur and be continuing under the Other Leases,
appropriate and apply the Security Deposit after first applying the
security deposit under the Other Lease that is in default. It is
understood and agreed that neither the Security Deposit nor the
Collective Security Deposit is to be considered as prepaid rent, nor
shall damages be limited to the amount of the Collective Security
Deposit. Upon the expiration or sooner termination of this Agreement,
any unapplied balance of the Security Deposit shall be paid by wire
transfer to Tenant. Tenant hereby waives the provisions of Section
1950.7(c) of the California Civil Code, and all other provisions of
law, to the extent that such provisions restrict Landlord's ability to
claim from a security deposit sums other than those reasonably
necessary to remedy defaults in the payment of rent, to repair damage
caused by Tenant or to clean the Leased Premises, it being agreed that
Landlord may, in addition, claim those sums reasonably necessary to
compensate Landlord for any other loss or damage, foreseeable or
unforeseeable, caused by any default of Tenant hereunder.
ARTICLE 4
USE OF THE LEASED PROPERTY
4.1 Permitted Use.
4.1.1 Permitted Use.
(a) Tenant shall, at all times during the Term and at
any other time that Tenant shall be in possession of the Leased
Property, continuously use and operate, the RI Hotel as a Residence Inn
hotel (or as a hotel under any successor brand name) and any uses
incidental thereto in accordance with the terms of the RI Franchise
Agreement and the CY Hotel as a Courtyard by Marriott hotel (or as a
hotel under any successor brand name) and any uses incidental thereto
in accordance with the terms of the CY Franchise Agreement. Subject to
Section 16.3, Tenant shall not use the Leased Property or any portion
thereof for any other uses without the prior written consent of
Landlord. No use shall be made or permitted to be made of the Leased
Property and no acts shall be done thereon which will cause the
cancellation of any insurance policy covering the Leased Property or
any part thereof (unless another adequate policy is available), nor
shall Tenant sell or otherwise provide or permit to be kept, used or
sold in or about the Leased Property any article which may be
prohibited by law or by the standard form of fire insurance policies,
or any other insurance policies required to be carried hereunder, or
fire underwriter's regulations. Tenant shall, at its sole cost (except
as expressly provided in Section 5.1.4(b)), comply with all Insurance
Requirements. Tenant shall not take or omit to take any action, the
taking or omission of which materially impairs the value or the
usefulness of the Leased Property or any part thereof for its Permitted
Use.
(b) Notwithstanding the foregoing, in the event that,
in the reasonable determination of Tenant, it shall no longer be
economically practical to operate the RI Hotel, as a Residence Inn
hotel and/or the CY Hotel, as a Courtyard by Marriott hotel, or if the
Franchisor shall terminate the RI Franchise Agreement and/or the CY
Franchise Agreement, Tenant shall give Landlord Notice thereof, which
Notice shall set forth in reasonable detail the reasons therefor.
Thereafter, Landlord and Tenant shall negotiate in good faith to agree
on an alternative use for the RI Hotel and/or the CY Hotel, as the case
may be, appropriate adjustments to the Percentage Rent, the Reserve and
other related matters; provided, however, in no such event shall the
Minimum Rent be reduced or abated. Upon agreement by Landlord and
Tenant on an alternative use, Landlord shall use commercially
reasonable efforts, at Tenant's cost and expense, to obtain any
approvals or waivers needed pursuant to Legal Requirements. In the
event that operating the RI Hotel and/or the CY Hotel, as the case may
be, for such alternative use shall be outside of Tenant's expertise as
reasonably determined by Tenant, Tenant may engage a third-party
Manager, reasonably acceptable to Landlord, for such purpose.
4.1.2 Necessary Approvals. Tenant shall proceed with all due
diligence and exercise commercially reasonable efforts to obtain and maintain
all approvals necessary to use and operate, for its Permitted Use, the Leased
Property and the Hotels located thereon under applicable law. Landlord shall
cooperate with Tenant in this regard, including executing all applications and
consents required to be signed by Landlord in order for Tenant to obtain and
maintain such approvals.
4.1.3 Lawful Use, Etc. Tenant shall not use or suffer or
permit the use of the Leased Property or Tenant's Personal Property, if any, for
any unlawful purpose. Tenant shall not commit or suffer to be committed any
waste on the Leased Property, or in the Hotels, nor shall Tenant cause or permit
any unlawful nuisance thereon or therein. Tenant shall not suffer nor permit the
Leased Property, or any portion thereof, to be used in such a manner as (i)
might reasonably impair Landlord's title thereto or to any portion thereof, or
(ii) may reasonably allow a claim or claims for adverse usage or adverse
possession by the public, as such, or of implied dedication of the Leased
Property or any portion thereof.
4.2 Compliance with Legal/Insurance Requirements, Etc. Subject to the
provisions of Article 8, Tenant, at its sole expense, shall (i) comply with
Legal Requirements and Insurance Requirements in respect of the use, operation,
maintenance, repair, alteration and restoration of the Leased Property, and (ii)
comply with all appropriate licenses, and other authorizations and agreements
required for any use of the Leased Property and Tenant's Personal Property, if
any, then being made and which are material to the operation of the Leased
Property as a hotel or hotels, and for the proper operation and maintenance of
the Leased Property or any part thereof.
4.3 Environmental Matters.
4.3.1 Restriction on Use, Etc. If, at any time prior to the
termination of this Agreement, Hazardous Substances (other than those maintained
in accordance with Applicable Laws) are discovered on the Leased Property,
subject to Tenant's right to contest the same in accordance with Article 8,
Tenant shall take all actions and incur any and all expenses, as may be
reasonably necessary and as may be required by any Government Agency, (i) to
clean up and remove from and about the Leased Property all Hazardous Substances
thereon, (ii) to contain and prevent any further release or threat of release of
Hazardous Substances on or about the Leased Property and (iii) to use good faith
efforts to eliminate any further release or threat of release of Hazardous
Substances on or about the Leased Property. Tenant shall promptly: (a) upon
receipt of notice or knowledge, notify Landlord in writing of any material
change in the nature or extent of Hazardous Substances at the Leased Property,
(b) transmit to Landlord a copy of any Community Right to Know report which is
required to be filed by Tenant with respect to the Leased Property pursuant to
XXXX Title III or any other Applicable Law, (c) transmit to Landlord copies of
any citations, orders, notices or other governmental communications received by
Tenant or its agents or representatives with respect thereto (collectively,
"Environmental Notice"), which Environmental Notice requires a written response
or any action to be taken and/or if such Environmental Notice gives notice of
and/or presents a material risk of any material violation of any Applicable Law
and/or presents a material risk of any material cost, expense, loss or damage
(an "Environmental Obligation"), (d) observe and comply with all Applicable Laws
relating to the use, maintenance and disposal of Hazardous Substances and all
orders or directives from any official, court or agency of competent
jurisdiction relating to the use or maintenance or requiring the removal,
treatment, containment or other disposition thereof, and (e) pay or otherwise
dispose of any fine, charge or Imposition related thereto, unless Tenant shall
contest the same in good faith and by appropriate proceedings and the right to
use and the value of the Leased Property is not materially and adversely
affected thereby.
Tenant's liability and obligations pursuant to the terms of this Section 4.3.1
are subject to the provisions of Sections 5.1.3 and 5.1.4 and Landlord's
compliance with its funding obligations under Section 5.1.4.
4.3.2 Indemnification. Tenant and Landlord shall each protect,
indemnify and hold harmless the other, its trustees, directors, officers,
agents, employees and beneficiaries, and any of their respective successors or
assigns with respect to this Agreement (collectively, the "Indemnitees" and,
individually, an "Indemnitee") for, from and against any and all debts, liens,
claims, causes of action, administrative orders or notices, costs, fines,
penalties or expenses (including, without limitation, reasonable attorney's fees
and expenses) imposed upon, incurred by or asserted against any Indemnitee
resulting from, either directly or indirectly, the presence during the Term in,
upon or under the soil or ground water of the Leased Property or any properties
surrounding the Leased Property of any Hazardous Substances in violation of any
Applicable Law or otherwise, provided that any of the foregoing arises by reason
of the gross negligence or willful misconduct of the indemnifying party, except
to the extent the same arise from the gross negligence or willful misconduct of
the other party or any other Indemnitee. This duty includes, but is not limited
to, costs associated with personal injury or property damage claims as a result
of the presence prior to the expiration or sooner termination of the Term and
the surrender of the Leased Property to Landlord in accordance with the terms of
this Agreement of Hazardous Substances in, upon or under the soil or ground
water of the Leased Property in violation of any Applicable Law. Upon Notice
from the indemnified party and any other of the Indemnitees, the indemnifying
party shall undertake the defense, at its sole cost and expense, of any
indemnification duties set forth herein, in which event, the indemnifying party
shall not be liable for payment of any duplicative attorneys' fees incurred by
the other party or any Indemnitee.
4.3.3 Survival. As to conditions which exist prior to the
expiration or sooner termination of this Agreement, the provisions of this
Section 4.3 shall survive the expiration or sooner termination of this Agreement
for a period of one (1) year after such expiration or termination.
ARTICLE 5
MAINTENANCE AND REPAIRS
5.1 Maintenance and Repair.
5.1.1 Tenant's Obligations.
(a) Tenant shall, at its sole cost and expense
(except as expressly provided in Sections 5.1.2 and 5.1.3(b)), keep the
Leased Property and all private roadways, sidewalks and curbs located
thereon in good order and repair, reasonable wear and tear excepted,
and shall promptly make all necessary and appropriate repairs and
replacements thereto of every kind and nature, whether interior or
exterior, structural or nonstructural, ordinary or extraordinary,
foreseen or unforeseen or arising by reason of a condition existing
prior to the commencement of the Term. All repairs shall be made in a
good, workmanlike manner, consistent with the System Standards and
industry standards for like hotels in like locales, in accordance with
all applicable federal, state and local statutes, ordinances, by-laws,
codes, rules and regulations relating to any such work. Tenant's
obligations under this Section 5.1.1(a) shall be limited in the event
of any casualty or Condemnation as set forth in Sections 10.2 and 11.2
and Tenant's obligations with respect to Hazardous Substances are as
set forth in Section 4.3.
5.1.2 Reserve.
(a) Tenant shall establish an interest bearing
reserve account (the "Reserve") in a bank designated by Landlord and
reasonably approved by Tenant. All interest earned on the Reserve shall
be added to and remain a part of the Reserve. Except as set forth in
Section 5.1.2(e), Tenant shall be the only party entitled to withdraw
funds from the Reserve. The purpose of the Reserve is to cover the cost
of:
(i) Replacements, renewals and additions to
the furniture, furnishings, fixtures and equipment at the
Hotels;
(ii) Repairs, renovations, renewals,
additions, alterations, improvements or replacements and
maintenance to the Leased Property, all of which are routine
or non-major and which are normally capitalized under GAAP,
such as exterior and interior repainting, resurfacing
building walls, floors, roofs and parking areas, and
replacing folding walls and the like; and
(iii) At Tenant's option, lease payments for
communications equipment and up to an aggregate of four (4)
maintenance or shuttle vehicles used in connection with the
operation of the Hotel.
(b) Commencing with the Commencement Date and
continuing throughout the Term, Tenant shall transfer (as of the end of
each Accounting Period of the Term) into the Reserve an amount equal to
the Applicable Percentage of Total Hotel Sales for such Accounting
Period. At the time Tenant provides Landlord the documentation
described in Section 3.1.2(c), Tenant shall also deliver to Landlord a
statement setting forth the total amount of deposits made to and
expenditures from the Reserve for the preceding Fiscal Year.
(c) On or before December 1 of each Lease Year,
Tenant shall prepare an estimate (the "Reserve Estimate") of Reserve
expenditures anticipated during the ensuing Fiscal Year and shall
submit such Reserve Estimate to Landlord for its review. Tenant shall
in good faith consider suggestions and comments to the Reserve Estimate
made by Landlord within thirty (30) days after delivery of the Reserve
Estimate to Landlord. All expenditures from the Reserve for the items
described in Section 5.1.2(a) shall be (as to both the amount of each
such expenditure and the timing thereof) (i) required, in Tenant's
reasonable judgment, to keep the Leased Property in a first-class,
competitive, efficient and economical operating condition or to keep
the Leased Property in a condition consistent with the standards set
forth in this Agreement and the RI Franchise Agreement and CY Franchise
Agreement, as applicable; or (ii) required by reason of any Legal
Requirement imposed by any Government Agency or otherwise required (as
determined by Tenant in its reasonable judgment) for the continued safe
and orderly operation of the Leased Property, (subsections (i) and (ii)
each individually, a "Product Standard" and, collectively, the "Product
Standards").
(d) Tenant shall from time to time make expenditures
from the Reserve as it deems necessary in accordance with Section
5.1.2(a) and (c). Tenant shall provide to Landlord, within forty (40)
Business Days after the end of each Accounting Period, a statement
setting forth Reserve expenditures made to date during the Fiscal Year.
Expenditures from the Reserve shall not be subject to Landlord's
approval.
(e) All funds in the Reserve, all interest earned
thereon and all property purchased with funds from the Reserve shall be
and remain the property of Landlord. Following expiration or earlier
termination of this Agreement and payment in full on all contracts
entered into prior to such expiration or termination for work to be
done or furniture, furnishings, fixtures and equipment to be supplied
in accordance with this Section 5.1.2 out of the Reserve, control over
the Reserve shall be transferred from Tenant to Landlord.
(f) It is understood and agreed that the Reserve
pursuant to this Agreement shall be maintained and used solely in
connection with the Leased Property.
(g) If Landlord wishes to grant a security interest
in or create another encumbrance on the Reserve, all or any part of the
existing or future funds therein, or any general intangible in
connection therewith, the instrument granting such security interest or
creating such other encumbrance shall expressly provide that such
security interest or encumbrance is subject to the rights of Tenant
with respect to the Reserve as set forth herein. The form and substance
of such provision shall be subject to Tenant's prior written approval,
which approval shall not be unreasonably withheld, delayed or
conditioned.
5.1.3 Major Capital Expenditures.
(a) On or before December 1 of each Lease Year,
Tenant shall deliver to Landlord, for Landlord's approval, an estimate
(the "Building Estimate") of the expenses necessary for repairs,
alterations, improvements, renewals, replacements and additions, all of
which are non-routine or major, to the Leased Improvements which are
not covered under Section 5.1.2(a) and which are normally capitalized
under GAAP such as repairs, alterations, improvements, renewals,
replacements and additions to the structure, the exterior facade, the
mechanical, electrical, heating, ventilating, air conditioning,
plumbing and vertical transportation elements of the Leased
Improvements ("Major Capital Expenditures"). Major Capital Expenditures
shall also include all costs associated with any removal or remediation
of Hazardous Substances (except those treated as Tenant's sole cost and
expense under Section 5.1.4(b)), regardless of whether such costs are
normally capitalized under GAAP. Landlord shall not withhold its
approval to such Major Capital Expenditures as are required, in
Tenant's reasonable judgment, for the Leased Property to comply with
the Product Standards or for costs associated with the removal or
remediation of Hazardous Substances. If Tenant does not receive Notice
of Landlord's disapproval of the Building Estimate within twenty (20)
Business Days after delivery of the Building Estimate to Landlord, then
Landlord shall be deemed to have approved the Building Estimate. In the
event Landlord disapproves the Building Estimate, Landlord's Notice
shall identify disputed items on a line item basis. Items not
identified as disputed in such Landlord's Notice shall be deemed
approved.
(b) In the event Major Capital Expenditures are
required as a result of the receipt by Tenant of an order from a
Government Agency or other circumstances described in subsection (ii)
of Section 5.1.2(c) (including costs associated with the removal or
remediation of Hazardous Substances), Tenant shall be authorized to
take appropriate remedial action without first receiving Landlord's
approval (i) due to an emergency threatening the Leased Property, its
guests, invitees or employees, or (ii) if the continuation of a given
condition will subject Tenant or Landlord to civil or criminal
liability. Major Capital Expenditures made pursuant to this Section
5.1.3(b) shall be deemed approved by Landlord.
(c) The cost of all approved, deemed approved or
non-approvable Major Capital Expenditures shall be borne by Landlord in
accordance with the provisions of Section 5.1.4(b).
(d) In the event Landlord timely disapproves any
Building Estimate or any item within any Building Estimate, then,
following the negotiation period specified in Section 19.1, Tenant may
submit the matter for resolution by arbitrators in accordance with the
provisions of Section 19.2, and the arbitrators shall determine whether
or not Tenant acted reasonably in determining that the disputed item or
items are needed for the Leased Property to comply with the Product
Standards or for the costs associated with the removal or remediation
of Hazardous Substances.
5.1.4 Landlord's Funding Obligations.
(a) Landlord shall not, under any circumstances, be
required to build or rebuild any improvement on the Leased Property, or
to make any repairs, replacements, alterations, restorations or
renewals of any nature or description to the Leased Property, whether
ordinary or extraordinary, structural or nonstructural, foreseen or
unforeseen, to maintain the Leased Property in any way, or, except as
required by the Work Agreement or as provided in Section 5.1.4(b), to
make any expenditure whatsoever with respect thereto. Except as
otherwise expressly provided in this Agreement, Tenant hereby waives,
to the maximum extent permitted by law, the right to make repairs at
the expense of Landlord pursuant to any law in effect on the date
hereof or hereafter enacted. Landlord shall have the right to give,
record and post, as appropriate, notices of nonresponsibility under any
mechanic's lien laws now or hereafter existing.
(b) If, at any time, funds in the Reserve shall be
insufficient or are reasonably projected by Tenant to be insufficient
for necessary and permitted expenditures thereof or funding is
necessary for approved, deemed approved or non-approvable Major Capital
Expenditures (other than costs related to Hazardous Substances under
Section 4.3 resulting from Tenant's gross negligence or willful
misconduct, which costs shall be Tenant's sole cost and expense),
Tenant may, at its election, give Landlord Notice thereof, which Notice
shall set forth, in reasonable detail, the nature of the required or
permitted action and the estimated cost thereof. Landlord shall, within
ten (10) Business Days after such Notice, or such later dates as Tenant
may direct by reasonable prior Notice, disburse such required funds to
Tenant (or, if Tenant shall so elect, directly to the Manager or any
other Person performing the required work) and, upon such disbursement,
the Minimum Rent shall be adjusted as provided in Section 3.1.1(b);
provided, however, that if the disbursement of funds relates to the
Hazardous Substances under Section 4.3 resulting from Landlord's gross
negligence or willful misconduct, there shall be no adjustment to the
Minimum Rent. If Landlord disputes its obligation to disburse such
funds, it shall give Tenant Notice of such dispute within such ten
(10)-Business Day period, and failure to give Tenant Notice of such
dispute shall be deemed a waiver of any right to dispute Landlord's
obligation to disburse such funds. In the event that any dispute shall
arise with respect to Landlord's obligation to disburse any funds
pursuant to this Section 5.1.4(b), then, following the negotiation
period specified in Section 19.1, either party may submit such dispute
for resolution by arbitrators in accordance with the provisions of
Section 19.2, and the arbitrators shall determine whether or not Tenant
acted reasonably in requesting such additional funds in order to
maintain the Leased Property in accordance with the Product Standards
or to cover costs associated with removal or remediation of Hazardous
Substances. To the extent reasonably possible, Landlord shall identify
disputed items on a line item basis. In no event shall Landlord be
entitled to dispute the request for funds for any expenditure which was
approved or deemed approved pursuant to the provisions of Section
5.1.3(a) and (b).
5.1.5 Nonresponsibility of Landlord, Etc. All materialmen,
contractors, artisans, mechanics and laborers and other persons contracting with
Tenant with respect to the Leased Property, or any part thereof, are hereby
charged with notice that liens on the Leased Property or on Landlord's interest
therein are expressly prohibited and that they must look solely to Tenant to
secure payment for any work done or material furnished by Tenant or for any
other purpose during the term of this Agreement. Nothing contained in this
Agreement shall be deemed or construed in any way as constituting the consent or
request of Landlord, express or implied, by inference or otherwise, to any
contractor, subcontractor, laborer or materialmen for the performance of any
labor or the furnishing of any materials for any alteration, addition,
improvement or repair to the Leased Property or any part thereof or as giving
Tenant any right, power or authority to contract for or permit the rendering of
any services or the furnishing of any materials that would give rise to the
filing of any lien against the Leased Property or any part thereof nor to
subject Landlord's estate in the Leased Property or any part thereof to
liability under any Mechanic's Lien Law of the State in any way, it being
expressly understood Landlord's estate shall not be subject to any such
liability. Tenant shall provide Landlord with not less than ten (10) days prior
written notice of commencement of the proposed work so as to enable Landlord to
post and record appropriate notices of non-responsibility. Upon receipt of
written request from Landlord, Tenant will post such notices of
non-responsibility as Landlord may provide to Tenant, in such locations as
Landlord may reasonably request.
5.1.6 Limitation on Tenant's Obligations. Tenant's
obligations under Section 5.1 shall be limited in the event of any casualty or
Condemnation as set forth in Sections 10.2 and 11.2 and Tenant's obligations
with respect to Hazardous Substances are as set forth in Section 4.3.
5.2 Tenant's Personal Property. At the expiration or sooner termination
of the Term, Landlord may, in its sole and absolute discretion, elect either (i)
to give Tenant Notice that Tenant shall be required, within ten (10) Business
Days after such expiration or termination, to remove all FAS and Inventories
from the Leased Property or (ii) to pay Tenant's book value of such FAS and
Inventories. Failure of Landlord to make such election shall be deemed an
election to proceed in accordance with clause (ii) preceding.
5.3 Yield Up. Upon the expiration or sooner termination of this
Agreement, Tenant shall vacate and surrender the Leased Property to Landlord in
substantially the same condition in which the Leased Property was in on the
Commencement Date, except as repaired, replaced, rebuilt, restored, altered or
added to as permitted or required by the provisions of this Agreement,
reasonable wear and tear and Condemnation (and casualty damage, in the event
that this Agreement is terminated following a casualty in accordance with
Article 10) excepted.
In addition, as of the expiration or earlier termination of
this Agreement, Tenant shall, at Landlord's sole cost and expense, use its good
faith, commercially reasonable efforts to transfer to and cooperate with
Landlord or Landlord's nominee in connection with the processing of all
applications for licenses, operating permits and other governmental
authorizations and all contracts entered into by Tenant, including contracts
with governmental or quasi-governmental Entities which may be necessary for the
use and operation of the Hotels as then operated, but excluding (i) all
insurance contracts and multi-property contracts not limited in scope to the
Collective Leased Properties, the Leases for which are being terminated
simultaneously,(ii) all contracts and leases with Affiliated Persons, (iii)
utility deposits and (iv) telephone numbers. Landlord shall indemnify and hold
Tenant harmless for all claims, costs and expenses (including reasonable
attorneys' fees) arising from acts or omissions by Landlord under such contracts
subsequent to the date of transfer thereof to Landlord; and Tenant shall
indemnify and hold Landlord harmless for all claims, costs and expenses
(including reasonable attorney's fees) arising from acts or omission by Tenant
under such contracts prior to the date of transfer thereof to Landlord.
5.4 Management Agreement. Except as otherwise provided below, Tenant
shall not enter into, amend or modify any Management Agreement with a Person
that is not an Affiliated Person as to Tenant without Landlord's prior written
consent, which consent shall not be unreasonably withheld, conditioned or
delayed. Tenant may from time to time, without Landlord's consent, enter into,
amend (except as provided in clauses (i) and (ii) below) and/or terminate
Management Agreements with its Affiliated Persons and also with other Persons
pursuant to Sections 4.1.1(b), 14.3(c) and 16.1(c) delegating operational
authority for the day-to-day operation of the Leased Property to a Manager
provided that any such Management Agreement shall provide (i) that the
Management Agreement and all amounts due from Tenant to the Manager shall be
subordinate to the Lease and all amounts due from Tenant to Landlord under the
Lease, and (ii) for the termination thereof upon the termination of this
Agreement, and provided further that, except in respect of any Management
Agreement entered into pursuant to Section 14.3(c), the terms of the Management
Agreement shall not, in Landlord's and its counsel's reasonable opinion, cause
the Rent to fail to qualify as "rents from real property" within the meaning of
Section 856(d) of the Code, it being agreed by Tenant that if Landlord and its
counsel reasonably conclude that the terms of the Management Agreement will have
such an effect, then Tenant will modify the terms of the Management Agreement so
that the Management Agreement, in the reasonable opinion of Landlord and its
counsel, does not cause the Rent to be so characterized under the Code. Landlord
shall have no right to enforce Tenant's rights under any such Management
Agreement, except with respect to the termination thereof following termination
of this Agreement.
ARTICLE 6
IMPROVEMENTS, ETC.
6.1 Improvements to the Leased Property. Tenant shall not finance the
cost of any construction by the granting of a lien on or security interest in
the Leased Property, or Tenant's interest therein, without the prior written
consent of Landlord, which consent may be withheld by Landlord in Landlord's
sole discretion. Any such improvements shall, upon the expiration or sooner
termination of this Agreement, remain or pass to and become the property of
Landlord, free and clear of all encumbrances other than Permitted Encumbrances.
6.2 Salvage. Other than Tenant's Personal Property, all materials which
are scrapped or removed in connection with the making of repairs, alterations,
improvements, renewals, replacements and additions pursuant to Article 5 shall
be disposed of by Tenant and the net proceeds thereof, if any, shall be
deposited in the Reserve.
6.3 Equipment Leases. Landlord shall enter into such leases of
equipment and personal property as Tenant may reasonably request from time to
time, provided that the form and substance thereof shall be reasonably
satisfactory to Landlord. Tenant shall prepare and deliver to Landlord all such
lease documents for which Landlord's execution is necessary and Landlord shall
promptly, upon approval thereof, execute and deliver such documents to Tenant.
Tenant shall, throughout the Term, be responsible for performing all of
Landlord's obligations under all such documents and agreements.
ARTICLE 7
LIENS
Subject to Article 8, Tenant shall not, directly or indirectly, create
or allow to remain and shall promptly discharge, at its expense, any lien,
encumbrance , attachment, title retention agreement or claim upon the Leased
Property or Tenant's leasehold interest therein or any attachment, levy, claim
or encumbrance in respect of the Rent, other than (a) Permitted Encumbrances,
(b) restrictions, liens and other encumbrances which are consented to in writing
by Landlord, (c) liens for those taxes of Landlord which Tenant is not required
to pay hereunder, (d) subleases permitted by Article 16, (e) liens for
Impositions or for sums resulting from noncompliance with Legal Requirements so
long as (i) the same are not yet due and payable, or (ii) are being contested in
accordance with Article 8, (f) liens of mechanics, laborers, materialmen,
suppliers or vendors incurred in the ordinary course of business that are not
yet due and payable (but will be paid in full by Tenant) or are for sums that
are being contested in accordance with Article 8, (g) any Hotel Mortgages or
other liens which are the responsibility of Landlord pursuant to the provisions
of Article 20 and (h) Landlord Liens.
ARTICLE 8
PERMITTED CONTESTS
Tenant shall have the right to contest the amount or validity of any
Imposition, Legal Requirement, Insurance Requirement, Environmental Obligation,
lien, attachment, levy, encumbrance, charge or claim (collectively, "Claims") as
to the Leased Property, by appropriate legal proceedings, conducted in good
faith and with due diligence, provided that (a) the foregoing shall in no way be
construed as relieving, modifying or extending Tenant's obligation to pay any
Claims required hereunder to be paid by Tenant as finally determined, (b) such
contest shall not cause Landlord or Tenant to be in default under any mortgage,
deed of trust or other agreement encumbering the Leased Property or any part
thereof (Landlord agreeing that any such mortgage, deed of trust or other
agreement shall permit Tenant to exercise the rights granted pursuant to this
Article 8) or any interest therein or result in a lien attaching to the Leased
Property, unless such lien is fully bonded or is otherwise secured to the
reasonable satisfaction of Landlord, (c) no part of the Leased Property nor any
Rent therefrom shall be in any immediate danger of sale, forfeiture, attachment
or loss, and (d) Tenant hereby indemnifies and holds harmless Landlord from and
against any cost, claim, damage, penalty or reasonable expense, including
reasonable attorneys' fees, incurred by Landlord in connection therewith or as a
result thereof. Landlord agrees to join in any such proceedings if required
legally to prosecute such contest, provided that Landlord shall not thereby be
subjected to any liability therefor (including, without limitation, for the
payment of any costs or expenses in connection therewith) unless Tenant agrees
to assume and indemnify Landlord with respect to the same. Tenant shall be
entitled to any refund of any Claims and such charges and penalties or interest
thereon which have been paid by Tenant or paid by Landlord to the extent that
Landlord has been reimbursed by Tenant. If Tenant shall fail (x) to pay or cause
to be paid any Claims when finally determined, (y) to provide reasonable
security therefor, or (z) to prosecute or cause to be prosecuted any such
contest diligently and in good faith, Landlord may, upon Notice to Tenant, pay
such charges, together with interest and penalties due with respect thereto, and
Tenant shall reimburse Landlord therefor, upon demand, as Additional Charges.
ARTICLE 9
INSURANCE
9.1 General Insurance Requirements. Tenant shall, at all times during
the Term and at any other time Tenant shall be in possession of the Leased
Property, keep the Leased Property and all property located therein or thereon,
insured against the risks and in the amounts (per Hotel) as follows:
(a) "All-risk" property insurance (and to the extent
applicable, Builder's Risk Insurance) on the Improvements and all items
of business personal property, including but not limited to signs,
awnings, canopies, gazebos, fences and retaining walls, and all FAS,
including without limitation, insurance against loss or damage from the
perils under "All Risk" (Special) form, including but not limited to
the following: fire, windstorm, sprinkler leakage, vandalism and
malicious mischief, water damage, explosion of steam boilers, pressure
vessels and other similar apparatus, and other hazards generally
included under extended coverage, all in an amount equal to one hundred
percent (100%) of the replacement value of the Improvements (excluding
excavation and foundation costs), business personal property and FAS,
without a co-insurance provision, and shall include a Law and Ordinance
endorsement;
(b) Tenant shall maintain coverage for loss or damage caused
by earthquake, but only to the extent that the same is available on
commercially reasonable terms (for example, Tenant shall not be
required to carry earthquake insurance if coverage is completely
unavailable or available only at an unreasonable cost, and if coverage
is not available or available only at an unreasonable cost for the full
replacement value of the Improvements or for all types of improvements
or risks, Tenant need carry only such earthquake insurance as is
available at a reasonable cost; for the purposes of this example, an
"unreasonable cost" is a cost at which a majority of other first-class
hotels comparable to the Leased Property in the area choose not to
maintain such insurance) and Tenant shall provide Landlord with prompt
Notice of the unavailability or material restriction of earthquake
coverage. Tenant may provide such earthquake insurance through a
blanket insurance program with limits adequate to protect the regional
aggregate probable maximum loss for all properties in the applicable
region in which the Hotels are located under the blanket program and
Tenant shall provide Notice to Landlord if actual losses meet or exceed
such limits;
(c) Ordinance or Law Coverage with limits of not less than
the Improvements for Coverage A (Loss to the undamaged portion of the
building), limits not less than $500,000 for Coverage B (Demolition
Cost Coverage), and limits not less than $500,000 for Coverage C
(Increased Cost of Construction Coverage);
(d) Business income insurance to be written on Special Form
(and on Earthquake and Flood forms if such insurance for those risks is
required) including Extra Expense, without a provision for
co-insurance, including an amount sufficient to pay at least twelve
(12) months of Rent for the benefit of Landlord, as its interest may
appear, and at least twelve (12) months of Net Operating Income less
Rent for the benefit of Tenant;
(e) Occurrence form comprehensive general liability
insurance, including bodily injury and property damage, liquor
liability, fire legal liability, contractual liability and independent
contractor's hazard and completed operations coverage in an amount not
less than $1,000,000 per occurrence/$2,000,000 aggregate;
(f) Umbrella coverage which shall be on a following form for
the General Liability, Automobile Liability, Employers' Liability, and
Liquor Liability, with limits of not less than $50,000,000 per
occurrence/aggregate;
(g) Flood insurance (if the Leased Property is located in
whole or in part within an area identified as an area having special
flood hazards under the National Flood Insurance Program);
(h) Worker's compensation coverage for all persons employed
by Tenant on the Leased Property with statutory limits, and Employers'
Liability insurance in an amount of at least $1,000,000 per
accident/disease;
(i) To the extent applicable, business auto liability
insurance, including owned, non-owned and hired vehicles for combined
single limit of bodily injury and property damage of not less than
$1,000,000 per occurrence;
(j) To the extent applicable, garage keepers legal liability
insurance covering both comprehensive and collision-type losses with a
limit of liability in an amount not less than $1,000,000 per
occurrence; and
(k) Such additional insurance as may be reasonably required,
from time to time, by Landlord (including, without limitation,
insurance requirements in the RI Franchise Agreement, CY Franchise
Agreement, any mortgage, security agreement or other financing
permitted hereunder and then affecting the Leased Property, as well as
any ground lease or easement agreement) or any Hotel Mortgagee,
provided the same is customarily carried by a majority of comparable
high quality lodging properties in the area.
If any insurance required hereunder is not available at
commercially-reasonable rates, such as due to statutory change,
disaster or changes in the insurance industry, the Tenant shall obtain
such insurance as is practicable, commercially reasonable and in
keeping with comparable high quality lodging properties in the area
notwithstanding that such limits or insured causes of loss might be
less than or different from that otherwise required by this Section
9.1.
9.2 Waiver of Subrogation. Landlord and Tenant agree that with respect
to any property loss which is covered by insurance then being carried by
Landlord or Tenant, respectively, the party carrying such insurance and
suffering said loss releases the other of and from any and all claims with
respect to such loss; and they further agree that their respective insurance
companies shall have no right of subrogation against the other on account
thereof.
9.3 General Provisions. Each individual Hotel's allocated
chargeback/deductible for general liability insurance and workmen's compensation
insurance shall not exceed $100,000 per occurrence unless such greater amount is
agreeable to both Landlord and Tenant. Each individual Hotel's property
insurance deductible shall not exceed $250,000 unless such greater amount is
agreeable to both Landlord and Tenant, or if a higher deductible for high hazard
risks (e.g., earthquake, wind or flood) is mandated by the insurance carrier.
All insurance policies (excluding excess coverage policies) pursuant to this
Article 9 shall be issued by insurance carriers having a general policy holder's
rating of no less than A-/VII in Best's latest rating guide, and shall contain
clauses or endorsements to the effect that (a) Landlord shall not be liable for
any insurance premiums thereon or subject to any assessments thereunder, and (b)
the coverages provided thereby will be primary and any insurance carried by any
additional insured shall be excess and non-contributory to the extent of the
indemnification obligation pursuant to Section 9.5 below. All such policies
described in Sections 9.1(a) through (d) shall name Landlord, CNL Hospitality
Properties, Inc., and any Hotel Mortgagee as additional insureds, loss payees,
or mortgagees, as their interests may appear and to the extent of their
indemnity. All property loss adjustments shall be payable as provided in Article
10. Tenant shall deliver certificates thereof to Landlord prior to their
effective date (and, with respect to any renewal policy, prior to the expiration
of the existing policy), which certificates shall state the nature and level of
coverage reported thereby, as well as the amount of the applicable deductible.
Upon Landlord's request, original copies of said policies shall be made
available for Landlord's review at Tenant's corporate headquarters during normal
business hours. All such policies shall provide Landlord (and any Hotel
Mortgagee if required by the same) thirty (30) days prior written notice of any
material change or cancellation of such policy. In the event Tenant shall fail
to effect such insurance as herein required, to pay the premiums therefor or to
deliver such certificates to Landlord or any Hotel Mortgagee at the times
required, Landlord shall have the right, but not the obligation, subject to the
provisions of Section 12.5, to acquire such insurance and pay the premiums
therefor, which amounts shall be payable to Landlord, upon demand, as Additional
Charges, together with interest accrued thereon at the Overdue Rate from the
date such payment is made until (but excluding) the date repaid.
9.4 Blanket Policy. Notwithstanding anything to the contrary contained
in this Article 9, Tenant's obligation to maintain the insurance herein required
may be brought within the coverage of a so-called blanket policy or policies of
insurance carried and maintained by Tenant or any Affiliated Person as to
Tenant.
9.5 Indemnification of Landlord. Except as expressly provided herein,
Tenant shall protect, indemnify and hold harmless Landlord for, from and against
all liabilities, obligations, claims, damages, penalties, causes of action,
costs and reasonable expenses (including, without limitation, reasonable
attorneys' fees), to the maximum extent permitted by law, imposed upon or
incurred by or asserted against Landlord by reason of: (a) any accident, injury
to or death of persons or loss of or damage to property of third parties
occurring during the Term on or about the Leased Property or adjoining sidewalks
or rights of way under Tenant's control, and (b) any use, misuse, condition,
management, maintenance or repair by Tenant or anyone claiming under Tenant of
the Leased Property or Tenant's Personal Property during the Term or any
litigation, proceeding or claim by governmental entities to which Landlord is
made a party or participant relating to such use, misuse, condition, management,
maintenance, or repair thereof to which Landlord is made a party; provided,
however, that Tenant's obligations hereunder shall not apply to any liability,
obligation, claim, damage, penalty, cause of action, cost or expense arising
from any gross negligence or willful misconduct of Landlord, its employees,
agents, contractors or invitees. Tenant, at its expense, shall defend any such
claim, action or proceeding asserted or instituted against Landlord covered
under this indemnity (and shall not be responsible for any duplicative
attorneys' fees incurred by Landlord) or may compromise or otherwise dispose of
the same. Notwithstanding the foregoing, indemnification with respect to
Hazardous Substances is governed by Section 4.3. The obligations of Tenant under
this Section 9.5 shall survive the termination of this Agreement for a period of
three (3) years.
ARTICLE 10
CASUALTY
10.1 Insurance Proceeds. Except as provided in the last clause of this
sentence, all proceeds payable by reason of any loss or damage to the Leased
Property, or any portion thereof, and insured under any property policy of
insurance required by Article 9 (other than the proceeds of any business
interruption insurance, which shall be payable directly to Landlord and Tenant
as their interests may appear) shall be paid directly to Landlord, any Hotel
Mortgagee, and Tenant, who shall all be required to deposit such proceeds with
an escrow agent reasonably satisfactory to them pursuant to a mutually agreed
upon form of escrow agreement (subject to the provisions of Section 10.2) and
all loss adjustments with respect to property losses payable to Tenant shall
require the prior written consent of Landlord; provided, however, that all such
proceeds less than or equal to (i) Five Hundred Thousand Dollars ($500,000.00)
per Hotel (which amount shall be adjusted upward annually based on changes in
the Index) if the Leased Property is insured under Marriott International,
Inc.'s insurance program, or (ii) Two Hundred Fifty Thousand Dollars
($250,000.00) per Hotel (which amount shall be adjusted upward annually based on
changes in the Index) if the Leased Property is insured other than under
Marriott International, Inc.'s insurance program, shall be paid directly to
Tenant and such losses may be adjusted without Landlord's consent. If Tenant is
required to reconstruct or repair the Leased Property as provided herein, such
proceeds shall be paid out by such escrow agent from time to time for the
reasonable costs of reconstruction or repair of the Leased Property necessitated
by such damage or destruction, subject to and in accordance with the provisions
of Section 10.2.4. Any unexpended deductible amount and excess proceeds of
insurance remaining after the completion of the restoration shall be retained by
Tenant or, if escrowed, paid to Tenant. In the event that the provisions of
Section 10.2.1 are applicable, the insurance proceeds shall be retained by the
party entitled thereto pursuant to Section 10.2.1. All salvage resulting from
any risk covered by insurance shall belong to Landlord, provided any rights to
the same have been waived by the insurer.
10.2 Damage or Destruction.
10.2.1 Damage or Destruction of Leased Property. If, during
the Term, the Leased Property shall be totally or partially destroyed and either
(or both) of the Hotels located thereon is (are) thereby rendered Unsuitable for
Its Permitted Use, Tenant may, by the giving of Notice thereof to Landlord,
terminate this Agreement, whereupon, this Agreement shall terminate as to the
Hotel or Hotels so rendered Unsuitable for Its Permitted Use and Landlord shall
be entitled to retain the insurance proceeds payable on account of such damage;
provided, however, if only one of the Hotels is rendered Unsuitable for Its
Permitted Use then this Agreement shall continue in force and effect as to that
portion of the Leased Property necessary for the continued use and operation of
the other Hotel and the Minimum Rent shall be adjusted to $127,981.00, if the RI
Hotel is the Hotel remaining subject to this Agreement , or $104,711.00, if the
CY Hotel is the Hotel remaining subject to this Agreement, and the Base Hotel
Sales shall be adjusted to that amount which is equal to the portion of Base
Hotel Sales attributable to the Hotel which remains subject to this Agreement.
If both Hotels are rendered Unsuitable to Its Permitted Use and Tenant elects to
terminate, then this Agreement will terminate in its entirety.
10.2.2 Partial Damage or Destruction. If, during the Term,
the Leased Property shall be partially destroyed but neither of the Hotels is
rendered Unsuitable for Its Permitted Use, Tenant shall, subject to Section
10.2.3, promptly restore the damaged Hotel or Hotels as provided in Section
10.2.4.
10.2.3 Insufficient Insurance Proceeds. If the cost of the
repair or restoration of the Leased Property exceeds the sum of the deductible
and the amount of insurance proceeds received by Landlord and Tenant pursuant to
Article 9(a), (c), (d) or, if applicable, (e), Tenant shall give Landlord Notice
thereof which notice shall set forth in reasonable detail the nature of such
deficiency and whether Tenant shall pay and assume the amount of such deficiency
(Tenant having no obligation to do so, except that, if Tenant shall elect to
make such funds available, the same shall become an irrevocable obligation of
Tenant pursuant to this Agreement). In the event Tenant shall elect not to pay
and assume the amount of such deficiency, Landlord shall have the right (but not
the obligation), exercisable at Landlord's sole election by Notice to Tenant,
given within sixty (60) days after Tenant's notice of the deficiency, to elect
to make available for application to the cost of repair or restoration the
amount of such deficiency; provided, however, in such event, upon any
disbursement by Landlord thereof, the Minimum Rent shall be adjusted as provided
in Section 3.1.1(b). In the event that neither Landlord nor Tenant shall elect
to make such deficiency available for restoration, either Landlord or Tenant may
terminate this Agreement by Notice to the other, whereupon, this Agreement shall
terminate as provided in Section 10.2.1. It is expressly understood and agreed,
however, that, notwithstanding anything in this Agreement to the contrary,
Tenant shall be strictly liable and solely responsible for the amount of any
deductible (other than the deductibles under the then existing earthquake
insurance maintained in accordance with Section 9.1; provided Tenant shall use
the funds in the Reserve to pay such deductible up to Two Hundred Fifty Thousand
Dollars ($250,000.00) per Hotel and shall be strictly liable and solely
responsible for the amount of any deductible in excess of said $250,000.00. If
Tenant does not fund the deductible for earthquake insurance as aforesaid and
there are insufficient funds or no funds available in the Reserve to pay the
same, Landlord may -- and where required by Section 10.3.3, Landlord shall -
fund the deductible or applicable portion thereof in which event Minimum Rent
shall be adjusted as provided in Section 3.1.1(b).
10.2.4 Repairs. In the event Tenant is required to restore
the Leased Property pursuant to Section 10.2, Tenant shall commence promptly and
continue diligently to perform the repair and restoration of the Leased Property
(hereinafter called the "Work"), so as to restore the Leased Property in
compliance with all Legal Requirements and so that the Leased Property shall be,
to the extent practicable, substantially equivalent in value and general utility
to its general utility and value immediately prior to such damage or
destruction. Subject to the terms hereof, the escrow agent shall be required to
advance the insurance proceeds and any additional amounts payable by Landlord
pursuant to Section 10.2.3 to Tenant regularly during the repair and restoration
period so as to permit payment for the cost of any such restoration and repair.
Any such advances shall be made not more than monthly within ten (10) Business
Days after Tenant submits to Landlord a written requisition and substantiation
therefor on AIA Forms G702 and G703 (or on such other form or forms as may be
reasonably acceptable to Landlord). Landlord may, at its option, require, prior
to advancement of said insurance proceeds and other amounts by the escrow agent,
(i) approval of plans and specifications by an architect satisfactory to
Landlord (which approval shall not be unreasonably withheld or delayed), (ii)
general contractors' estimates, (iii) architect's certificates, (iv)
unconditional lien waivers of general contractors, if available, (v) evidence of
approval by all governmental authorities and other regulatory bodies whose
approval is required, (vi) deposit by Tenant of the applicable deductible amount
with the escrow agent, and (vii) such other terms as a Hotel Mortgagee or lender
of Landlord may reasonably require. Tenant's obligation to restore the Leased
Property pursuant to this Article 10 shall be subject to the release of
available insurance proceeds by the applicable Hotel Mortgagee to the escrow
agent or directly to Tenant and, in the event such proceeds are insufficient,
Landlord electing to make such deficiency available therefor (and placement of
such deficiency with the escrow agent).
10.3 Damage Near End of Term; Damage from Earthquake.
10.3.1 Damage Near End of Term. Notwithstanding any
provisions of Section 10.1 or 10.2 to the contrary, if damage to or destruction
of the Leased Property occurs during the last twenty-four (24) months of the
then Term (including any exercised Extended Term) and if such damage or
destruction cannot reasonably be expected to be fully repaired and restored
prior to the date that is twelve (12) months prior to the end of such Term
(including any exercised Extended Term), the provisions of Section 10.2.1 shall
apply as if the Leased Property had been totally or partially destroyed and one
or both of the Hotels rendered Unsuitable for its Permitted Use.
10.3.2 Earthquake Damage. Notwithstanding any provisions of
Section 10.1 or 10.2 to the contrary, if (a) Material Earthquake Damage (as
defined below) to the Leased Property occurs and (b) Tenant was not required to
maintain insurance therefor pursuant to Section 9.1, Tenant shall have the
right, by the giving of Notice thereof to Landlord within sixty (60) days after
the date of the earthquake, to terminate this Agreement. If Tenant shall elect
to so terminate this Agreement, this Agreement shall terminate as of the date of
the earthquake, provided that Tenant shall pay to Landlord, on or before the
date of such Notice, an amount equal to the lesser of (x) the Minimum Rent
payable for the balance of the applicable Term (without giving effect to such
termination but after giving effect to any exercised Extended Term), but in no
event less than Six Million Fifty Thousand Dollars ($6,050,000.00) or (y)
Eighteen Million One Hundred Fifty Thousand Dollars ($18,150,000.00), which
payment may be made, at Tenant's election, by application of the Security
Deposit.
For purposes of this Section 10.3.2, "Material Earthquake
Damage" shall mean damage or destruction of the Leased Property resulting from
earthquake, the repair or restoration of which will cost in excess of an amount
equal to Three Million Dollars ($3,000,000.00) multiplied by a fraction, the
denominator of which shall be the Index for the nearest month prior to the date
of this Agreement and the numerator of which shall be the Index for the nearest
month prior to the date of such earthquake. The parties agree that Tenant's
right to terminate this Agreement on account of damage to the Leased Property
due to earthquake which occurs at a time when Tenant is not required to maintain
earthquake insurance pursuant to Section 9.1, shall be governed solely by the
provisions of this Section 10.3.2 and not by the provisions of Section 10.2.
10.3.3 Earthquake Repair Costs. It is expressly understood
and agreed that, in the event that Tenant elects or is required to repair any
damage or destruction to the Leased Property resulting from earthquake and as to
which Tenant was not required to maintain insurance pursuant to Section 9.1 or
as to which Tenant maintained coverage pursuant to Section 9.1, but the proceeds
thereof, including the amounts of any deductible, are not sufficient to
completely repair, rebuild and restore the Improvements, provided that not less
than five (5) full Lease Years remain in the Term (including any exercised
Extended Term), Tenant may use funds from the Reserve to pay for the restoration
and repair costs and Landlord shall be obligated to disburse additional funds
from the Reserve to pay for restoration and repair costs (including any
deductible and subject to Section 10.2.3) and Landlord shall be obligated to
disburse additional funds subject to and upon the terms and conditions of
Section 5.1.4(b).
10.4 Tenant's Property. All insurance proceeds payable by reason of any
loss of or damage to any of Tenant's Personal Property shall be paid solely to
Tenant and, to the extent necessary to repair or replace Tenant's Personal
Property in accordance with Section 10.5, Tenant shall hold such proceeds in
trust to pay the cost of repairing or replacing damaged Tenant's Personal
Property.
10.5 Restoration of Tenant's Property. If Tenant is required to restore
the Leased Property as hereinabove provided, Tenant shall either (i) restore all
alterations and improvements made by Tenant and Tenant's Personal Property, or
(ii) replace such alterations and improvements and Tenant's Personal Property
with improvements or items of the same or better quality and utility in the
operation of the Leased Property.
10.6 No Abatement of Rent. This Agreement shall remain in full force
and effect and Tenant's obligation to make all payments of Rent and to pay all
other charges as and when required under this Agreement shall remain unabated
during the Term notwithstanding any damage involving the Leased Property
(provided that Landlord shall credit against such payments any amounts paid to
Landlord as a consequence of such damage under any business interruption
insurance obtained by Tenant hereunder). The provisions of this Article 10 shall
be considered an express agreement governing any cause of damage or destruction
to the Leased Property and, to the maximum extent permitted by law, no local or
State statute, laws, rules, regulation or ordinance in effect during the Term
which provide for such a contingency shall have any application in such case.
10.7 Waiver. The provisions of this Lease, including this Article 10,
constitute an express agreement between Landlord and Tenant with respect to any
and all damage to, or destruction of, all or any part of the Leased Property,
and Landlord and Tenant each hereby waives any rights or obligations, which may
arise under applicable statutes or regulations, including without limitation,
the provisions of California Civil Code Sections 1932(2) and 1933(4), concerning
damage or destruction in the absence of an express agreement between the
parties.
ARTICLE 11
CONDEMNATION
11.1 Total Condemnation, Etc. If either (i) the whole of the Leased
Property shall be taken by Condemnation or (ii) a Condemnation of less than the
whole of the Leased Property renders either or both of the Hotels Unsuitable for
Its Permitted Use, this Agreement shall terminate with respect to the Hotel or
Hotels so rendered Unsuitable for Its Permitted Use, the Rent shall be adjusted
as provided in Section 10.2.1 if one of the Hotels is not so rendered Unsuitable
for Its Permitted Use and this Agreement continues in respect thereof, and
Tenant and Landlord shall seek the Award for its interests in the Leased
Property as provided in Section 11.6.
11.2 Partial Condemnation. In the event of a Condemnation of less than
the whole of the Leased Property such that neither of the Hotels is rendered
Unsuitable for Its Permitted Use, Tenant shall, to the extent of the Award and
any additional amounts disbursed by Landlord as hereinafter provided, commence
promptly and continue diligently to restore the untaken portion of the Leased
Improvements so that such Leased Improvements shall constitute complete
architectural units of the same general character and condition (as nearly as
may be possible under the circumstances) as the Leased Improvements existing
immediately prior to such Condemnation, in full compliance with all Legal
Requirements, subject to the provisions of this Section 11.2. If the cost of the
repair or restoration of the Leased Property exceeds the amount of the Award,
Tenant shall give Landlord Notice thereof which notice shall set forth in
reasonable detail the nature of such deficiency and whether Tenant shall pay and
assume the amount of such deficiency (Tenant having no obligation to do so,
except that if Tenant shall elect to make such funds available, the same shall
become an irrevocable obligation of Tenant pursuant to this Agreement). In the
event Tenant shall elect not to pay and assume the amount of such deficiency,
Landlord shall have the right (but not the obligation), exercisable at
Landlord's sole election by Notice to Tenant given within sixty (60) days after
Tenant's Notice of the deficiency, to elect to make available for application to
the cost of repair or restoration the amount of such deficiency; provided,
however, in such event, following any disbursement by Landlord thereof and upon
completion of such repairs, the Minimum Rent shall be adjusted as provided in
Section 3.1.1(b). In the event that neither Landlord nor Tenant shall elect to
make such deficiency available for restoration, either Landlord or Tenant may
terminate this Agreement and the entire Award shall be retained by Landlord.
Landlord and Tenant each hereby waive their right to petition the court in any
condemnation action to terminate this Lease pursuant to Section 1265.130 of the
California Code of Civil Procedure unless the Leased Property is rendered
Unsuitable for Its Permitted Use or such party is entitled to terminate this
Lease pursuant to this Section 11.2.
11.3 Disbursement of Award. Subject to the terms hereof, Landlord,
Tenant and any Hotel Mortgagee shall transfer any part of the Award received by
them, respectively, together with severance and other damages awarded for the
taken Leased Improvements and any deficiency Landlord or Tenant has agreed to
pay, to an escrow agent reasonably satisfactory to all parties pursuant to an
escrow agreement that is reasonably satisfactory to all parties, for the purpose
of funding the cost of the repair or restoration. Landlord may require, at its
option, prior to advancement of such Award and other amounts to the escrow
agent, (i) approval of plans and specifications by an architect satisfactory to
Landlord (which approval shall not be unreasonably withheld or delayed), (ii)
general contractors' estimates, (iii) architect's certificates, (iv)
unconditional lien waivers of general contractors, if available, and (v)
evidence of approval by all governmental authorities and other regulatory bodies
whose approval is required. Obligations under this Section 11.3 to disburse the
Award and such other amounts shall be subject to (x) the collection thereof and
(y) the release of such Award by the applicable Hotel Mortgagee. Tenant's
obligation to restore the Leased Property shall be subject to the availability
of the Award to fund the cost of such repair or restoration upon its compliance
with this Section 11.3.
11.4 Abatement of Rent. Other than as specifically provided in this
Agreement, this Agreement shall remain in full force and effect and Tenant's
obligation to make all payments of Rent and to pay all other charges as and when
required under this Agreement shall remain unabated during the Term
notwithstanding any Condemnation involving the Leased Property. The provisions
of this Article 11 shall be considered an express agreement governing any
Condemnation involving the Leased Property and, to the maximum extent permitted
by law, no local or State statute, law, rule, regulation or ordinance in effect
during the Term which provides for such a contingency shall have any application
in such case.
11.5 Temporary Condemnation. In the event of any temporary Condemnation
of the Leased Property or Tenant's interest therein, this Agreement shall
continue in full force and effect and Tenant shall continue to pay, in the
manner and on the terms herein specified, the full amount of the Rent. Tenant
shall continue to perform and observe all of the other terms and conditions of
this Agreement on the part of the Tenant to be performed and observed. The
entire amount of any Award made for such temporary Condemnation allocable to the
Term, whether paid by way of damages, rent or otherwise, shall be paid to
Tenant. Tenant shall, promptly upon the termination of any such period of
temporary Condemnation, at its sole cost and expense, restore the Leased
Property to the condition that existed immediately prior to such Condemnation,
in full compliance with all Legal Requirements, unless such period of temporary
Condemnation shall extend beyond the expiration of the Term, in which event
Tenant shall not be required to make such restoration. For purposes of this
Section 11.5, a Condemnation shall be deemed to be temporary if the period of
such Condemnation is not expected to, and does not, exceed twelve (12) months.
11.6 Allocation of Award. Except as provided in Section 11.5 and the
second sentence of this Section 11.6, the total Award shall be solely the
property of and payable to Landlord. Any portion of the Award made for the
taking of Tenant's leasehold interest in the Leased Property, loss of business
during the remainder of the Term, the taking of Tenant's Personal Property, or
Tenant's removal and relocation expenses shall be the sole property of and
payable to Tenant (subject to the provisions of Section 11.2). In any
Condemnation proceedings, Landlord and Tenant shall each seek its own Award in
conformity herewith, at its own expense.
ARTICLE 12
DEFAULTS AND REMEDIES
12.1 Events of Default. The occurrence of any one or more of the
following events shall constitute an "Event of Default" hereunder:
(a) should Tenant fail to make any payment of Minimum Rent
or Percentage Rent within three (3) Business Days after Notice thereof,
or fail to make payment of any other Rent or any other sum (including,
but not limited to, funding of the Reserve), payable hereunder when due
and such failure shall continue for a period of ten (10) days after
Notice thereof; or
(b) should Tenant fail to maintain the insurance coverages
required under Article 9 and such failure shall continue for three (3)
Business Days after Notice thereof; or
(c) subject to Article 8 relating to permitted contests,
should Tenant default in the due observance or performance of any of
the terms, covenants or agreements contained herein to be performed or
observed by it (other than as specified in clauses (a) and (b) above)
and such default shall continue for a period of thirty (30) days after
Notice thereof from Landlord to Tenant; provided, however, that if such
default is susceptible of cure but such cure cannot be accomplished
with due diligence within such period of time and if, in addition,
Tenant commences to cure or cause to be cured such default within
fifteen (15) days after Notice thereof from Landlord and thereafter
prosecutes the curing of such default with all due diligence, such
period of time shall be extended to such period of time (not to exceed
one hundred eighty (180) days) as may be necessary to cure such default
with all due diligence; or
(d) so long as Landlord is CHLP or an Affiliated Person of
CHLP, should an "Event of Default" (as defined in each of the Other
Leases or Little Xxxx Xxxxx Leases) by Tenant, its successors or
assigns, occur; or
(e) should Tenant generally not be paying its debts as they
become due or should Tenant make a general assignment for the benefit
of creditors; or
(f) should any petition be filed by or against Tenant under
the Federal bankruptcy laws, or should any other proceeding be
instituted by or against Tenant seeking to adjudicate it a bankrupt or
insolvent, or seeking liquidation, reorganization, arrangement,
adjustment or composition of it or its debts under any law relating to
bankruptcy, insolvency or reorganization or relief of debtors, or
seeking the entry of an order for relief or the appointment of a
receiver, trustee, custodian or other similar official for Tenant or
for any substantial part of the property of Tenant and such proceeding
is not dismissed within ninety (90) days after institution thereof, or
should Tenant take any action to authorize any of the actions set forth
above in this paragraph; or
(g) should Tenant cause or institute any proceeding for its
dissolution or termination; or
(h) should an event of default occur and be continuing under
any mortgage or deed of trust which is secured by Tenant's leasehold
interest hereunder or should the mortgagee under any such mortgage
accelerate the indebtedness secured thereby or commence a foreclosure
action in connection with said mortgage and such default shall continue
for a period of thirty (30) days after notice thereof from Landlord to
Tenant; provided, however, that if such default is susceptible of cure
but such cure cannot be accomplished with due diligence within such
period of time and if, in addition, Tenant commences to cure or cause
to be cured such default within fifteen (15) days after Notice thereof
from Landlord and thereafter prosecutes the curing of such default with
all due diligence, such period of time shall be extended to such period
of time as may be necessary to cure such default with all due
diligence; or
(i) unless Tenant shall be contesting such lien or
attachment in good faith in accordance with Article 8, should the
estate or interest of Tenant in the Leased Property or any part thereof
be levied upon or attached in any proceeding and the same shall not be
vacated, discharged or fully bonded or otherwise secured to the
reasonable satisfaction of Landlord within the later of (x) one hundred
and twenty (120) days after such attachment or levy, unless the amount
in dispute is less than $500,000 (as adjusted each year by increases in
the Index), in which case Tenant shall give notice to Landlord of the
dispute but Tenant may defend in any suitable way, and (y) thirty (30)
days after receipt by Tenant of Notice thereof from Landlord; it being
understood and agreed that Tenant may commence a contest of such matter
pursuant to Article 8 above following such Notice from Landlord;
then, and in any such event, Landlord, in addition to all other remedies
available to it, may terminate this Agreement by giving Notice thereof to Tenant
and upon the expiration of the time fixed in such Notice but in any event not
less than seventy-five (75) days, this Agreement shall terminate and all rights
of Tenant under this Agreement shall cease. Landlord shall have and may exercise
all rights and remedies available at law and in equity to Landlord as a result
of Tenant's breach of this Agreement.
Landlord hereby agrees and consents to any cure of any
Default or Event of Default tendered or performed by the Guarantor (whether
prior to or after expiration of any guaranty provided by Guarantor) within the
same cure period afforded to Tenant herein.
12.2 Remedies.
(a) Termination. If an Event of Default occurs, Landlord
shall have the right, with or without notice or demand, immediately
(after expiration of any applicable grace period specified herein) to
terminate this Lease, and at any time thereafter recover possession of
the Leased Premises or any part thereof and expel land remove therefrom
Tenant and any other person occupying the same, by any lawful means,
and again repossess and enjoy the Leased Premises without prejudice to
any of the remedies that Landlord may have under this Lease, or at law
or in equity by reason of Tenant's default or of such termination.
Should Landlord terminate this Lease pursuant to the provisions of this
Section 12.2(a), Landlord shall have all the rights and remedies of a
landlord provided by Section 1951.2 of the Civil Code of the State of
California or any amended or successor code section. Upon such
termination, in addition to any other rights and remedies to which
Landlord may be entitled under applicable law, Landlord shall be
entitled to recover from Tenant: (i) the worth at the time of award of
the unpaid Rent and other amounts which had been earned at the time of
termination; (ii) 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 Rent loss that Tenant
proves could have been reasonably avoided; (iii) 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 Rent loss that
Tenant proves could be reasonable avoided; and (iv) any other amount
necessary to compensate Landlord for all the detriment proximately
caused by Tenant's failure to perform its obligations under this Lease
or which, in the ordinary course of things, would be likely to result
therefrom. The "worth at the time of award" of the amounts referred to
in clauses (i) and (ii) shall be computed with interest at the lesser
of twelve percent (12%) per annum or the maximum rate then allowed by
law. The "worth at the time of award" of the amount referred to in
clause (iii) shall be computed by discounting such amount at the
discount rate of the Federal Reserve Bank of San Francisco at the time
of the award plus one percent (1%).
(b) Continuation After Default. Even though Tenant has
breached this Lease and/or abandoned the Leased Premises, this Lease
shall continue in effect for so long as Landlord does not terminate
Tenant's right to possession under subsection 12.2(a) hereof, and
Landlord may enforce all of its rights and remedies under this Lease,
including (but without limitation) the right to recover Rent as it
becomes due, and Landlord has the remedy described in California Civil
Code Section 1951.4 (lessor may continue lease in effect after lessee's
breach and abandonment and recover rent as it becomes due, if lessee
has the right to sublet or assign, subject only to reasonable
limitations) or any amended or successor code section. Acts of
maintenance or preservation, efforts to relet the Leased Premises or
the appointment of a receiver upon application of Landlord to protect
Landlord's interest under this Lease shall not constitute an election
to terminate Tenant's right to possession.
(c) Re-Letting of the Leased Property. In case of any Event
of Default, re-entry, expiration or dispossession by summary
proceedings or otherwise, Landlord may (a) re-let the Leased Property
or any part or parts thereof, either in the name of Landlord or
otherwise, for a term or terms which may at Landlord's option, be equal
to, less than or exceed the period which would otherwise have
constituted the balance of the Term and may grant concessions or free
rent to the extent that Landlord considers advisable and necessary to
re-let the same, and (b) may make such reasonable alterations, repairs
and decorations in the Leased Property or any portion thereof as
Landlord, in its sole and absolute discretion, considers advisable and
necessary for the purpose of re-letting the Leased Property; and the
making of such alterations, repairs and decorations shall not operate
or be construed to release Tenant from liability hereunder as
aforesaid. Subject to the last sentence of this paragraph, Landlord
shall in no event be liable in any way whatsoever for any failure to
re-let all or any portion of the Leased Property, or, in the event that
the Leased Property is re-let, for failure to collect the rent under
such re-letting. To the maximum extent permitted by law, Tenant hereby
expressly waives any and all rights of redemption granted under any
present or future laws in the event of Tenant being evicted or
dispossessed, or in the event of Landlord obtaining possession of the
Leased Property, by reason of the occurrence and continuation of an
Event of Default hereunder. Landlord covenants and agrees, in the event
of any such termination, repossession or re-letting as a result of an
Event of Default, to use reasonable efforts to mitigate its damages.
12.3 Waiver of Jury Trial. Landlord and Tenant hereby waive, to the
maximum extent permitted by Applicable Laws, trial by jury in any action,
proceeding or counterclaim brought by either of the parties hereto against the
other or in respect of any matter whatsoever arising out of or in any way
connected with this Agreement, the relationship of Landlord and Tenant
hereunder, Tenant's occupancy of the Leased Property, and/or any claim for
injury or damage.
12.4 Application of Funds. Any payments received by Landlord under any
of the provisions of this Agreement during the existence or continuance of any
Event of Default (and any payment made to Landlord rather than Tenant due to the
existence of any Event of Default) shall be applied to Tenant's current and past
due obligations under this Agreement in such order as Landlord may determine or
as may be prescribed by the laws of the State.
12.5 Landlord's Right to Cure Tenant's Default. If an Event of Default
shall have occurred and be continuing, Landlord, after Notice to Tenant (which
Notice shall not be required if Landlord shall reasonably determine immediate
action is necessary to protect person or property), without waiving or releasing
any obligation of Tenant and without waiving or releasing any Event of Default,
may (but shall not be obligated to), at any time thereafter, make such payment
or perform such act for the account and at the expense of Tenant, and may, to
the maximum extent permitted by law, enter upon the Leased Property or any
portion thereof for such purpose and take all such action thereon as, in
Landlord's sole and absolute discretion, may be necessary or appropriate
therefor. No such entry shall be deemed an eviction of Tenant. All reasonable
costs and expenses (including, without limitation, reasonable attorneys' fees)
incurred by Landlord in connection therewith, together with interest thereon (to
the extent permitted by law) at the Overdue Rate from the date such sums are
paid by Landlord until repaid, shall be paid by Tenant to Landlord, on demand.
12.6 Security Deposit. Notwithstanding any term or provision to the
contrary herein, in the event that this Agreement is terminated pursuant to
Section 12.1 or 12.2, Landlord shall be entitled to credit any unapplied balance
of the Security Deposit as well as any security deposit applicable to the Other
Leases (in accordance with Section 3.5(b)) to any claims or damages to which
Landlord is entitled and to the extent that any portion of the Security Deposit
remains after such credit, Landlord shall promptly refund such portion of the
Security Deposit to Tenant. Upon any expiration or other termination of this
Agreement, Landlord shall promptly refund any remaining portion (that is, after
crediting any unapplied balance of the Security Deposit, as well as any security
deposit applicable to the Other Leases (in accordance with Section 3.6(b)), to
any claims or damages to which Landlord is entitled) of the Security Deposit to
Tenant. Tenant hereby waives the provisions of Section 1950.7(c) of the
California Civil Code, and all other provisions of law, to the extent that such
provisions restrict Landlord's ability to claim from a security deposit sums
other than those reasonably necessary to remedy defaults in the payment of rent,
to repair damage caused by Tenant or to clean the Leased Premises, it being
agreed that Landlord may, in addition, claim those sums reasonably necessary to
compensate Landlord for any other loss or damage, foreseeable or unforeseeable,
caused by any default of Tenant hereunder.
12.7 Good Faith Dispute. If Tenant shall in good faith dispute the
occurrence of any Default and Tenant, before the expiration of the applicable
cure period, shall give Notice thereof to Landlord, setting forth, in reasonable
detail, the basis therefor and, provided Tenant shall escrow disputed amounts,
if any, pursuant to an escrow arrangement reasonably acceptable to Landlord and
Tenant, no Event of Default shall be deemed to have occurred; provided, however,
that in the event of any eventual adverse determination, Tenant shall pay to
Landlord interest on any disputed funds at the Disbursement Rate, from the date
demand for such funds was made by Landlord until the date of final adverse
determination and, thereafter, at the Overdue Rate until paid.
ARTICLE 13
HOLDING OVER
Any holding over by Tenant after the expiration or sooner termination
of this Agreement shall be treated as a daily tenancy at sufferance at a rate
equal to one and one-half (1.50) times the Rent and other charges herein
provided (prorated on a daily basis). Tenant shall also pay to Landlord all
damages (direct or indirect) sustained by reason of any such holding over.
Otherwise, such holding over shall be on the terms and conditions set forth in
this Agreement, to the extent applicable. Nothing contained herein shall
constitute the consent, express or implied, of Landlord to the holding over of
Tenant after the expiration or earlier termination of this Agreement.
ARTICLE 14
LANDLORD'S NOTICE OBLIGATIONS; LANDLORD DEFAULT
14.1 Landlord Notice Obligation. Landlord shall give prompt Notice to
Tenant and the Manager of any materially adverse matters affecting the Leased
Property of which Landlord receives written notice or actual, conscious, present
knowledge and, to the extent Tenant otherwise has no notice or actual knowledge
thereof, Landlord shall be liable for any liabilities, costs, damages or claims
(including reasonable attorneys' fees) arising from the failure to deliver such
Notice to Tenant. Subject to Article 20, Landlord shall not enter into or amend
any agreement directly affecting the operation of Leased Property without
Tenant's prior written consent. As used in this Agreement, "Landlord's
knowledge" or words of similar import shall mean the actual (and not
constructive or imputed), conscious, present knowledge, without independent
investigation or inquiry of Xxxxxxx Xxxxxx, Xxxxx Xxxxxx, Xxxxxx Xxxxxx, and
Xxxxx Xxxxxxxxxx or any subsequent officer or employee of Landlord, or any
Affiliated Person as to Landlord, having direct oversight responsibility for the
transactions contemplated in this Agreement.
14.2 Landlord's Default. Subject to Landlord's right to dispute its
obligation in accordance with Section 5.1.4(b), if (i) Landlord shall default in
the performance or observance of any of its covenants or obligations set forth
in this Agreement, or (ii) CHLP and/or CHP shall default in its obligations
under the CHLP and CHP Guaranty and any such default shall continue for a period
of ten (10) days after Notice thereof with respect to monetary defaults, and
thirty (30) days after Notice thereof with respect to non-monetary defaults,
from Tenant to Landlord and any applicable Hotel Mortgagee, or such additional
period as may be reasonably required to correct the same, or if a Landlord
Default (as defined therein) shall occur and be continuing under any of the
Other Leases, Tenant may declare the occurrence of a "Landlord Default" by
giving Notice of such declaration to Landlord and to such Hotel Mortgagee.
Thereafter, Tenant may (but shall have no obligation to) cure the same and,
subject to the provisions of the following paragraph, invoice Landlord for costs
and expenses (including reasonable attorneys' fees and court costs) incurred by
Tenant in curing the same, together with interest thereon from the date Landlord
receives Tenant's invoice, at the Overdue Rate. Except as otherwise expressly
provided herein to the contrary, Tenant shall have no right to terminate this
Agreement for any default by Landlord hereunder and no right, for any such
default, to offset or counterclaim against any Rent or other charges due
hereunder.
If Landlord shall in good faith dispute the occurrence of
any Landlord Default and Landlord, before the expiration of the applicable cure
period, shall give Notice thereof to Tenant, setting forth, in reasonable
detail, the basis therefor, no Landlord Default shall be deemed to have occurred
and Landlord shall have no obligation with respect thereto until final adverse
determination thereof; provided, however, that in the event of any such adverse
determination, Landlord shall pay to Tenant interest on any disputed funds at
the Disbursement Rate, from the date demand for such funds was made by Tenant
until the date of final adverse determination and, thereafter, at the Overdue
Rate until paid. Notwithstanding the foregoing, the provisions of Section 14.3
shall control in the event of a default under Section 5.1.4(b).
14.3 Special Remedies for Landlord Funding Default. In the event of any
Landlord Default arising under Section 5.1.4(b), Tenant shall have the right, in
Tenant's sole discretion, in addition to all other remedies of Tenant hereunder,
to exercise any one or more of the following remedies:
(a) Tenant may fund the deficient amounts and offset the
aggregate amount thereof plus interest thereon from the date of funding
at the Disbursement Rate against any Rent payable by Tenant subsequent
to the date of advance pursuant to this Agreement and the Other Leases
until recouped;
(b) Tenant may terminate the RI Franchise Agreement and/or
the CY Franchise Agreement with respect to the Leased Property and the
franchise agreements with respect to any of the other Collective Leased
Properties;
(c) Tenant may, notwithstanding the provisions of Section
5.4 or Article 16, engage a Manager who is not an Affiliated Person as
to Tenant or assign this Agreement or sublease all (but not less than
all) of the Leased Property to a Person who is not an Affiliated Person
as to Tenant; or
(d) Tenant may terminate this Agreement and any of the Other
Leases, whereupon, (i) any Other Leases remaining in effect shall be
amended to (x) eliminate any reference to this Agreement or any of the
Other Leases so terminated in the definition therein of "Other Leases"
and (y) eliminate any reference to the Leased Property and the leased
property covered by any of the Other Leases so terminated in the
definition therein of "Collective Leased Properties", (ii) the Limited
Rent Guaranty shall terminate with respect to and to the extent
applicable to this Agreement and any Other Leases so terminated and
(iii) Landlord shall refund to Tenant any unapplied balance of the
Security Deposit and shall refund any security deposit under any of the
Other Leases so terminated to the tenant under such Other Leases.
14.4 Special Remedy under Section 10.1 and 11.3. If Landlord or any
Hotel Mortgagee shall fail to deposit insurance proceeds with an escrow agent as
required by Section 10.1 or if Landlord shall fail to deposit any Award or any
deficiency as required by Section 11.3 with an escrow agent as required by
Section 11.3, Tenant shall be entitled, in addition to all other remedies of
Tenant hereunder, to the remedies listed in Sections 14.3(a) through (d),
without the requirement of arbitration as described in Section 5.1.4(b).
ARTICLE 15
TRANSFERS BY LANDLORD
15.1 Transfer of Leased Property. Except for liens, encumbrances or
title retention agreements which are governed by Article 20, and except for
normal and customary easements reasonably required for the development and use
of the Leased Property for hotel purposes and uses incidental thereto, Landlord
shall not, without the prior written consent of Tenant, which consent may be
given or withheld by Tenant in Tenant's sole and absolute discretion, sell,
assign, transfer, convey or otherwise dispose of (a "Transfer") the Leased
Property, or any portion thereof or interest therein, directly or indirectly
(other than an interest, directly or indirectly, in Landlord which is governed
by Section 15.3), (a) to any Person which, in Tenant's reasonable judgment: (i)
is not a Person in which CHP owns and holds, directly or indirectly, a
Controlling Interest and does not have sufficient financial resources to fulfill
Landlord's obligations hereunder; (ii) is known in the community as being of bad
moral character and/or is in control of or controlled by Persons who have been
convicted of felonies in any state or federal court; (iii) itself is, or any of
its Affiliated Persons is, a Competitor; or (iv) fails expressly to assume, in
writing, the obligations of Landlord under this Agreement, (b) prior to the
Transfer Date of all of the Other Leases, or if the Transfer Date under all of
the Other Leases shall not have occurred for any reason, then prior to the third
(3rd) anniversary of the Transfer Date hereunder, unless the Person to which the
Transfer is made is a Person in which CHP owns and holds, directly or
indirectly, a Controlling Interest, in which case such Transfer may be made, or
(c) if at the time of such Transfer, the Limited Rent Guaranty is still in
effect and the "Minimum Rent Coverage" (as defined in the Limited Rent Guaranty)
for the Leased Property is greater than the Aggregate Minimum Rent Coverage (as
defined in the Limited Rent Guaranty), unless the Person to which the Transfer
is made is a Person in which CHP owns and holds, directly or indirectly, a
Controlling Interest, in which case such Transfer may be made. For purposes of
this Section 15.1, a Person shall not be deemed to be a Competitor solely by
virtue of (x) the ownership of hotels, either directly or indirectly through
Subsidiaries, Affiliated Persons and Entities, or (y) holding a mortgage or
mortgages secured by one or more hotels. Otherwise, subject to the provisions of
Section 15.2, Landlord may Transfer the Leased Property, or any portion thereof
or interest therein, to any Person without the consent of, but upon not less
than sixty (60) days prior Notice to, Tenant. Within five (5) days following any
request by Tenant, Landlord shall provide Tenant such information concerning the
proposed transferee's financial condition, affiliations, ownership, business
interests, and operations as may be reasonably necessary or appropriate in order
for Tenant to determine if such proposed Transfer is consistent with the above
provisions.
Notwithstanding anything to the contrary herein contained,
in the event of a transfer of Tenant's interest in this Agreement to any Entity
in which the Guarantor does not have a Controlling Interest, and if at any time
thereafter Landlord is, for any reason, not satisfied with the performance under
this Agreement by such transferee of Tenant, then Landlord may, upon not less
than sixty (60) days prior Notice to Tenant, elect to Transfer the Leased
Property, but only in combination with the other Collective Leased Properties,
and the restriction set forth in subclause (iii) in clause (a) of Section 15.1
(that is, a Transfer to any Person which, in Tenant's reasonable judgment,
itself is, or any of its Affiliated Persons is, a Competitor) shall not apply to
any such Transfer of the Leased Property in combination with the other
Collective Leased Properties; it being understood and agreed, however, that
nothing herein shall prejudice or preclude the Guarantor from exercising any of
its rights or remedies under Section 4 of the Owner Agreement as a result of, or
with respect to, any such Transfer of the Leased Property.
15.2 Conditions of Transfer. Any Transfer of the Leased Property
permitted by Section 15.1 shall be subject to the prior or simultaneous
satisfaction of the following conditions:
(a) Landlord shall transfer its rights hereunder to the
Security Deposit to the successor landlord and the Security Deposit
with respect to the Leased Property shall continue to be held by the
successor landlord in accordance with the terms and conditions set
forth in Section 3.5;
(b) The definition of "Other Leases" and "Collective Leased
Properties" set forth in this Agreement shall be amended to eliminate
any references to any of the Other Leases or Collective Leased
Properties not simultaneously transferred to the successor to Landlord
under this Agreement, and the references to "Other Leases" and
"Collective Leased Properties" set forth in the Other Leases shall no
longer include this Lease or the Leased Property;
(c) Any transferee of Landlord pursuant to this Article 15
shall expressly assume, in writing reasonably satisfactory to Tenant,
the obligations of Landlord under this Agreement, and the Owner
Agreement and, upon such assumption and so long as such transferee is
not an Affiliated Person of Landlord or CHP, then Landlord shall be
released from all liabilities and obligations of the landlord hereunder
accruing after the date of the transfer, assignment and assumption;
(d) Any overpayments of Rent (to the extent determinable)
held by Landlord shall be refunded to Tenant prior to such Transfer;
(e) If the transferee is an Affiliated Person of Landlord or
CHP, then Landlord and CHP shall expressly guarantee in writing
reasonably satisfactory to Tenant, or confirm in writing reasonably
satisfactory to Tenant their continuing guarantee of, the obligations
of such transferee under this Agreement and the Owner Agreement;
(f) Any amounts owed by Landlord to Tenant shall be paid in
full;
(g) Any amounts owed by the respective landlord to the
respective tenant under each of the Other Leases shall be paid in full.
15.3 Transfer of Interest in Landlord. For purposes of this Article 15,
any sale, assignment, transfer or other disposition, for value or otherwise,
voluntary or involuntary, by merger, operation of law or otherwise, in a single
transaction or a series of transactions, of any interest in Landlord or any
Person having an interest in Landlord, directly or indirectly, shall be and
constitute a Transfer of the Leased Property; provided, however, that if the
proposed transferee is not, in Tenant's reasonable judgment, (i) known in the
community as being of bad moral character or in which any Person who has been
convicted of a felony in any state or federal court holds a Controlling
Interest, or (ii) itself a Competitor, and none of its Affiliated Persons is a
Competitor, then, so long as the interest to be transferred to such transferee
is less than a Controlling Interest, and so long as immediately following such
transfer CHP, directly or indirectly, continues to own and hold a Controlling
Interest in Landlord, the other restrictions set forth in Section 15.1 shall not
apply to such transfer; and provided further, however, that the provisions of
Section 15.1 shall not apply to any transfer of interests in CHP, directly or
indirectly, or in any Entity that has an interest in CHP, directly or
indirectly, so long as CHP is a publicly traded company (whether or not such
interests are traded on a public stock exchange), if and so long as such
transfer does not result, directly or indirectly, in a Competitor owning a
Controlling Interest in CHP, nor shall the provisions of Section 15.1 apply to
any transfer of interests in Landlord, directly or indirectly (or in any Entity
that has an interest in Landlord, directly or indirectly), to any Person which
is not an Affiliated Person of Landlord or CHP, if and so long as such transfer
does not result in or entail, directly or indirectly, either concurrent with the
transfer or subsequent thereto, CHP or a wholly-owned Subsidiary of CHP no
longer continuing to possess the sole power, as the sole general partner of
Landlord, to direct or cause the direction of the management and policies of
Landlord, whether such cessation of power occurs by contract, by conversion of
the general partner interest of CHP or its wholly-owned Subsidiary in Landlord
to a limited partner interest, by conversion of Landlord to a corporation or
other Entity, or otherwise. Landlord shall deliver to Tenant at least sixty (60)
days prior Notice of any transfer of interests herein contemplated, other than
transfers of limited partner interests in Landlord (specifically excluding any
general partner interests in Landlord), and other than transfers of interests in
any publicly traded company (whether or not such interests are traded on a
public stock exchange).
Notwithstanding anything to the contrary herein contained, a
voluntary sale, assignment, transfer or other disposition, for value, by merger,
operation of law or otherwise, in a single transaction or a related series of
transactions, of all or substantially all of the interests in Landlord or CHP,
or all or substantially all of the assets of Landlord or CHP (in either event, a
"Sale of the Entity"), shall not be deemed a Transfer of the Leased Property; it
being understood and agreed, however, that nothing herein shall prejudice or
preclude the Guarantor from exercising any of its rights or remedies under
Section 4 of the Owner Agreement, as a result of, or with respect to, any such
Sale of the Entity. For purposes hereof, "substantially all of the interests in
Landlord" shall mean all of the general partner interests and not less than
ninety percent (90%) of the limited partner interests in Landlord;
"substantially all of the interests in CHP" shall mean not less than ninety
percent (90%) of the outstanding capital stock of CHP; and "substantially all of
the assets of Landlord or CHP" shall mean not less than ninety percent (90%) of
the respective total assets owned by Landlord or CHP, respectively.
ARTICLE 16
SUBLETTING AND ASSIGNMENT
16.1 Subletting and Assignment.
(a) Except as provided in Sections 5.4 and 16.3 and in this
Section 16.1, Tenant shall not, without Landlord's prior written
consent, assign, mortgage, pledge, hypothecate, encumber or otherwise
transfer this Agreement or sublease (which term shall be deemed to
include the granting of concessions, licenses and the like), all or any
part of the Leased Property or suffer or permit this Agreement or the
leasehold estate created hereby or any other rights arising under this
Agreement to be assigned, transferred, mortgaged, pledged, hypothecated
or encumbered, in whole or in part, whether voluntarily, involuntarily
or by operation of law, or permit the use or operation of the Leased
Property by anyone other than Tenant, or the Leased Property to be
offered or advertised for assignment or subletting; provided, however,
that upon a transfer of the Leased Property by Landlord whereby this
Agreement is excluded from the term "Leases" as used in the Membership
Interest Pledge Agreement such that the Membership Interest Pledge
Agreement no longer secures the performance of Tenant hereunder, Tenant
may, without Landlord's consent, sell, transfer, assign or convey its
interest in this Agreement to a direct or indirect Subsidiary of the
Guarantor, which Subsidiary of the Guarantor shall expressly assume the
obligations of Tenant under this Agreement, and the transferor Tenant
shall thereupon be released from all liabilities and obligations of
Tenant accruing hereunder after the date of such transfer by the
transferor Tenant. For purposes of this Section 16.1, an assignment of
this Agreement shall be deemed to include the following (for purposes
of this Section 16.1, a "Corporate Transfer"): any direct or indirect
transfer of any interest in Tenant such that Tenant shall cease to be a
direct or indirect Subsidiary of the Guarantor or any transaction
pursuant to which Tenant is merged or consolidated with another Entity
which is not the Guarantor or a Subsidiary of the Guarantor or pursuant
to which all or substantially all of Tenant's assets are transferred to
any other Entity, as if such change in control or transaction were an
assignment of this Agreement but shall not include any involuntary
liens or attachments contested by Tenant in good faith in accordance
with Article 8.
(b) Notwithstanding the foregoing, Landlord's consent shall
not be required for a Corporate Transfer or a sale, transfer,
assignment or other conveyance of Tenant's interest in this Agreement
if, after giving effect to such Corporate Transfer, Tenant, or all or
substantially all of Tenant's assets, would be owned or controlled by a
Person who would, in connection therewith, acquire all or substantially
all of the Residence Inn or TownePlace Suites business of the Guarantor
and its direct and indirect Subsidiaries.
(c) Notwithstanding the foregoing, Landlord's consent shall
not be required for a Corporate Transfer or a sale, transfer,
assignment or other conveyance of Tenant's interest in this Agreement
that occurs following the third (3rd) anniversary of the Commencement
Date so long as (i) the Leased Property will be managed by Guarantor or
a wholly-owned Subsidiary of Guarantor pursuant to a Management
Agreement, the term of which shall coincide with the term of this
Agreement, including extensions; (ii) the party to whom such transfer
is made is not, in Landlord's reasonable judgment, known in the
community as being of bad moral character and/or is not in control of
or controlled by persons who have been convicted of felonies in any
state or federal court; and (iii) following such transfer, the new
Tenant satisfies the requirements set forth in Section 21.4. Upon a
transfer described in this Section 16.1(c), and so long as the
transferee is not an Affiliated Person of Tenant or Guarantor, the
transferor Tenant and all of its Affiliated Persons shall be released
from all liabilities and obligations of Tenant accruing hereunder after
the date of such transfer. Tenant shall deliver notice of any such
proposed transfer to Landlord at least thirty (30) days prior to any
such transfer and shall, within five (5) days following any request by
Landlord, provide Landlord such information as may be reasonably
necessary or appropriate in order for Landlord to determine if such
proposed transfer is consistent with the above provisions.
Notwithstanding the foregoing, this Section 16.1(c) shall not apply to
any transfer that meets the requirements of Section 16.1(b).
(d) If this Agreement is assigned or if the Leased Property
or any part thereof are sublet (or occupied by anybody other than
Tenant) Landlord may collect the rents from such assignee, subtenant or
occupant, as the case may be, and apply the net amount collected to the
Rent herein reserved, but no such collection shall be deemed a waiver
of the provisions set forth in the first paragraph of this Section
16.1, the acceptance by Landlord of such assignee, subtenant or
occupant, as the case may be, as a tenant, or a release of Tenant from
the future performance by Tenant of its covenants, agreements or
obligations contained in this Agreement.
(e) Except as set forth in Section 16.1(c), no subletting or
assignment shall in any way impair the continuing primary liability of
Tenant hereunder (unless Landlord and Tenant expressly otherwise agree
that Tenant shall be released from all obligations hereunder), and no
consent to any subletting or assignment in a particular instance shall
be deemed to be a waiver of the prohibition set forth in this Section
16.1. No assignment, subletting or occupancy shall affect any Permitted
Use. Any subletting, assignment or other transfer of Tenant's interest
under this Agreement in contravention of this Section 16.1 shall be
voidable at Landlord's option.
(f) Following a transfer described in Section 16.1(c) above
by the original Tenant under this Agreement, when giving notice to the
transferee Tenant (the "New Tenant") with respect to any default under
the provisions of this Agreement, Landlord will also deliver a copy of
such notice to the original Tenant (the "Transferor"), and the
Transferor or the Manager will have the same period of time after the
giving of such notice in which to remedy or cure the default as is
given to the New Tenant under this Agreement; it being understood and
agreed that the Transferor and the Manager will have no duty or
obligation to remedy or cure such default. Further, any Subsidiary or
Affiliated Person of the Guarantor, including without limitation, the
Transferor if it is then a Subsidiary or Affiliated Person of the
Guarantor (in either case, a "Qualified Transferee"), may become the
Tenant under this Agreement, by an assignment from the New Tenant. If
prior to such assignment from the New Tenant, Landlord elects to
terminate this Agreement by virtue of such default, or to exercise its
rights and remedies as a secured party under the Membership Interest
Pledge Agreement, Landlord shall deliver to the Transferor and the
Manager written notice of Landlord's election to so terminate this
Agreement or to exercise its rights and remedies as a secured party
under the Membership Interest Pledge Agreement, which notice shall be
delivered at least ten (10) Business Days prior to the effective date
of such termination or exercise. Within such ten (10)-Business Day
period, a Qualified Transferee may elect by written notice to Landlord
to immediately enter into a new lease of the Leased Property for a term
of thirty (30) days, at the Rent (payable on a prorated basis for said
30-day period in advance upon the full execution and delivery of the
new lease), and otherwise upon the covenants, terms and provisions
herein contained. Prior to the expiration of the said 30-day term of
the new lease, the Qualified Transferee may elect by written notice to
Landlord, accompanied by payment to Landlord of all amounts due
Landlord under this Agreement, to extend the term of the new lease for
the remainder of the Term which would have existed but for such
termination, at the Rent and upon the covenants, terms and provisions
herein contained. It is expressly understood and agreed that the rights
and privileges under this Section 16.1(f) shall not accrue to any
Tenant, except as to a Qualified Transferee which becomes the Tenant
under this Agreement.
16.2 Required Sublease Provisions. Any sublease of all or any portion
of the Leased Property entered into on or after the date hereof shall provide
(a) that it is subject and subordinate to this Agreement and to the matters to
which this Agreement is or shall be subject or subordinate; (b) that in the
event of termination of this Agreement or reentry or dispossession of Tenant by
Landlord under this Agreement, Landlord may, at its option, terminate such
sublease or take over all of the right, title and interest of Tenant, as
sublessor under such sublease, and, except as provided below, such subtenant
shall, at Landlord's option, attorn to Landlord pursuant to the then executory
provisions of such sublease, except that neither Landlord nor any Hotel
Mortgagee, as holder of a mortgage or as Landlord under this Agreement, if such
mortgagee succeeds to that position, shall (i) be liable for any act or omission
of Tenant under such sublease, (ii) be subject to any credit, counterclaim,
offset or defense which theretofore accrued to such subtenant against Tenant,
(iii) be bound by any previous prepayment of more than one (1) Accounting
Period, (iv) be bound by any covenant of Tenant to undertake or complete any
construction of the Leased Property or any portion thereof, (v) be required to
account for any security deposit of the subtenant other than any security
deposit actually delivered to Landlord by Tenant, (vi) be bound by any
obligation to make any payment to such subtenant or grant any credits, except
for services, repairs, maintenance and restoration provided for under the
sublease that are performed after the date of such attornment, (vii) be
responsible for any monies owing by Tenant to the credit of such subtenant, or
(viii) be required to remove any Person occupying any portion of the Leased
Property; and (c), in the event that such subtenant receives a written Notice
from Landlord or any Hotel Mortgagee stating that an Event of Default has
occurred and is continuing, such subtenant shall thereafter be obligated to pay
all rentals accruing under such sublease directly to the party giving such
Notice or as such party may direct. All rentals received from such subtenant by
Landlord or the Hotel Mortgagee, as the case may be, shall be credited against
the amounts owing by Tenant under this Agreement and such sublease shall provide
that the subtenant thereunder shall, at the request of Landlord, execute a
suitable instrument in confirmation of such agreement to attorn. An original
counterpart of each such sublease duly executed by Tenant and such subtenant
shall be delivered promptly to Landlord and Tenant shall remain liable for the
payment of the Rent and for the performance and observance of all of the
covenants and conditions to be performed by Tenant hereunder. The provisions of
this Section 16.2 shall not be deemed a waiver of the provisions set forth in
Section 16.1(a). No subtenant that is an Affiliated Person of Tenant shall be
required to attorn to Landlord as set forth above in this Section 16.2.
16.3 Permitted Sublease and Assignment. Notwithstanding the foregoing,
but subject to the provisions of Section 16.4 and any other express conditions
or limitations set forth herein, Tenant may, without Landlord's consent, (a)
sublease such space or spaces at the Leased Property currently used (i.e., as of
the Effective Date) for newsstand, gift shop, parking garage, health club,
restaurant, bar, retail, food concession, arcades, game rooms, rental car desk,
travel office or commissary purposes or similar concessions in furtherance of
the Permitted Use; (b) sublease additional space at the Leased Property for any
such ancillary uses, so long as such additional subleases do not demise, in the
aggregate, in excess of six hundred (600) square feet per Hotel (exclusive of
any parking garage subleases), and will not violate or affect any Legal
Requirement or Insurance Requirement; (c) sublease space at the Leased Property
for use by Guarantor or any Affiliated Person of Guarantor for time-share sales
and/or marketing activities, so long as such subleases do not demise, in the
aggregate, in excess of six hundred (600) square feet of area per Hotel; and (d)
in the event that there is a Corporate Transfer permitted pursuant to Section
16.1(b), as a result of which all or substantially all of the assets with
respect to one or two, but not all, of the Residence Inn or TownePlace Suites
brands are transferred to a Person that is not an Affiliated Person as to
Tenant, sublease the Leased Property or assign Tenant's rights under this
Agreement to an Entity wholly-owned, directly or indirectly, by the Guarantor
which retains all or substantially all of the assets of the brand or brands not
so transferred. Any sublease of space to any Affiliated Person of Tenant or
Guarantor shall be on commercially reasonable terms; provided, however, that any
sublease of space to or for use by Guarantor or any Affiliated Person of
Guarantor for time-share sales and/or marketing activities (which shall not
cover more than six hundred (600) square feet of area in either Hotel without
Landlord's prior written consent) shall not be required to be on commercially
reasonable terms.
16.4 Sublease Limitation. For so long as Landlord or any Affiliated
Person as to Landlord shall seek to qualify as a real estate investment trust,
anything contained in this Agreement to the contrary notwithstanding, Tenant
shall not sublet the Leased Property on any basis such that the rental to be
paid by any sublessee thereunder would be based, in whole or in part, on either
(a) the income or profits derived by the business activities of such sublessee,
or (b) any other formula such that any portion of such sublease rental would
fail to qualify as "rents from real property" within the meaning of Section
856(d) of the Code, or any similar or successor provision thereto.
ARTICLE 17
ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS
17.1 Estoppel Certificates. At any time and from time to time, upon not
less than ten (10) Business Days prior Notice by either party, the party
receiving such Notice shall furnish to the other a certificate certifying that
this Agreement is unmodified and in full force and effect (or that this
Agreement is in full force and effect as modified and setting forth the
modifications), the date to which the Rent has been paid, that to its knowledge
no Default or an Event of Default by the other party has occurred and is
continuing or, if a Default or an Event of Default shall exist, specifying in
reasonable detail the nature thereof, and the steps being taken to remedy the
same, and such additional information as the requesting party may reasonably
request. If such additional information reasonably requires more than ten (10)
Business Days to provide, the party furnishing such information shall be
entitled to such additional period to respond to such request as may be
reasonably required under the circumstances. Any such certificate furnished
pursuant to this Section 17.1 may be relied upon by the requesting party, its
lenders and any prospective purchaser or mortgagee of the Leased Property or the
leasehold estate created hereby.
17.2 Financial Statements. Within thirty (30) days after the end of
each Accounting Period, Tenant shall furnish to Landlord an unaudited operating
statement for each Hotel, including occupancy percentages and average rate. In
addition, Tenant shall provide Landlord with information relating to Tenant and
its operation of the Leased Property that (a) may be required in order for
Landlord to prepare financial statements in accordance with GAAP or to comply
with applicable securities laws and regulations and the SEC's interpretation
thereof and (b) is of the type that the Guarantor and its Affiliated Persons
customarily prepare for other hotel owners; provided, however, that (i) Tenant
reserves the right, in good faith, to challenge and require Landlord to use
commercially reasonable efforts to challenge any assertion by the SEC, any other
applicable regulatory authority, or Landlord's independent public accountants
that applicable law, regulations or GAAP require the provision or publication of
Proprietary Information, (ii) Landlord shall not, without Tenant's consent
(which consent shall not be unreasonably withheld, delayed or conditioned),
acquiesce to any such challenged assertion until Landlord has exhausted all
reasonable available avenues of administrative review, and (iii) Landlord shall
consult with Tenant in pursuing any such challenge and will allow Tenant to
participate therein if and to the extent that Tenant so elects. Landlord
acknowledges that the foregoing does not constitute an agreement by Tenant
either to join in any Landlord filing with or appearance before the SEC or any
other regulatory authority or to take or consent to any other action which would
cause Tenant to be liable to any third party for any statement or information
other than those statements incorporated by reference pursuant to clause (a)
above. Any and all costs and expenses incurred by Tenant, including without
limitation reasonable attorneys fees and expenses, in connection with providing
information to Landlord in connection with any challenge to an SEC assertion
(including Tenant's consultation or participation with Landlord in respect of
same) shall be reimbursed to Tenant by Landlord within ten (10) days following
written demand by Tenant. If Landlord fails to so reimburse Tenant within said
10-day period Tenant shall be entitled to offset against Rent thereafter coming
due any such unreimbursed sums, together with interest thereon at the
Disbursement Rate from the date of such demand to the date actually paid or
offset.
Subject to any Hotel Mortgagee entering into such
confidentiality agreement with Tenant as Tenant may reasonably require, Landlord
may at any time, and from time to time, provide any Hotel Mortgagee with copies
of any of the foregoing statements.
In addition, Landlord shall have the right, from time to
time at Landlord's sole cost and expense, upon reasonable Notice, during
Tenant's customary business hours, to cause Tenant's books and records with
respect to the Leased Property to be audited by auditors selected by Landlord at
the place where such books and records are customarily kept, provided that,
prior to conducting such audit, Landlord shall enter into a confidentiality
agreement with Tenant, such agreement to be in form and substance reasonably
satisfactory to Landlord, Tenant and the Guarantor. The cost of any audit shall
be borne by Landlord.
17.3 General Operations. Tenant shall furnish to Landlord, not less
than seventy-five (75) days after the commencement of any Fiscal Year, proposed
annual budgets in a form consistent with the then standards for the same brand
of hotels as each Hotel setting forth projected income and costs and expenses
projected to be incurred by Tenant in managing, leasing, maintaining and
operating each Hotel during the then current Fiscal Year.
ARTICLE 18
LANDLORD'S RIGHT TO INSPECT
Tenant shall permit Landlord and its authorized representatives to
inspect the Leased Property at reasonable times of the day upon not less than
twenty-four (24) hours' Notice, and to make such repairs as Landlord is
permitted or required to make pursuant to the terms of this Agreement, provided
that any inspection or repair by Landlord or its representatives will not
unreasonably interfere with Tenant's use and operation of the Leased Property
and further provided that in the event of an emergency, as determined by
Landlord in its reasonable discretion, prior Notice shall not be necessary.
ARTICLE 19
ARBITRATION OF DISPUTES
19.1 Negotiation. Any and all disputes or disagreements arising out of
or relating to Landlord's disapproval of any Building Estimate or any item
within any Building Estimate pursuant to Section 5.1.3 above, or Landlord's
obligations to disburse funds pursuant to Section 5.1.4(b), shall be resolved
through negotiations or, at the election of either party, if the dispute is not
so resolved within 30 days after Notice from either party commencing such
negotiations, through binding arbitration conducted in accordance with Section
19.2.
19.2 Arbitration.
(a) The party electing arbitration pursuant to Section 19.1
as a result of a dispute described in Section 5.1.3(d) or Section
5.1.4(b) shall give Notice to that effect to the other party and shall
in such Notice appoint an individual as arbitrator on its behalf.
Within 15 days after such Notice, the other party, by Notice to the
initiating party, shall appoint a second individual as arbitrator on
its behalf. The arbitrators thus appointed shall appoint a third
individual, and such three arbitrators shall as promptly as possible
determine such dispute; provided, however, that:
(i) if the second arbitrator shall not have
been appointed as aforesaid, the first arbitrator shall
proceed to determine such dispute; and
(ii) if the two (2) arbitrators appointed by
the parties shall be unable to agree, within 15 days after
the appointment of the second arbitrator, upon the
appointment of a third arbitrator, they shall give written
Notice to the parties of such failure to agree, and, if the
parties fail to agree upon the selection of a third
arbitrator within 15 days after the arbitrators appointed by
the parties give Notice as aforesaid, then either of the
parties upon Notice to the other party may request such
appointment by the then Chief Judge of the United States
District Court for the District within the State in which
the Leased Property is located, or in such Judge's absence,
refusal, failure or inability to act, may apply for a court
appointment of such third arbitrator.
(b) Each arbitrator shall be a fit and impartial nationally
recognized hotel consulting firm with at least ten years' experience in
consulting with owners, operators, lenders, and/or franchisors in the
operation of hotel properties operated under nationally recognized name
brands.
(c) The arbitration shall be conducted within the State in
which the Leased Property is located and, to the extent consistent with
this Section 19.2, in accordance with the rules of the American
Arbitration Association. The arbitrators shall render their decision in
accordance with Section 5.1.3(d) or Section 5.1.4(b), as applicable,
upon the concurrence of at least two of their number, within 30 days
after the appointment of the third arbitrator (or, if only one
arbitrator, pursuant to 19.2(a)(i), then by such arbitrator within 45
days of his or her appointment). Such decision and award shall be in
writing and shall be final, binding and enforceable against the parties
and shall be non-appealable, and counterpart copies thereof shall be
delivered to each of the parties. In rendering such decision and award,
the arbitrators shall not add to, subtract from or otherwise modify the
provisions of this Agreement. Judgment may be had on the decision and
award of the arbitrator(s) so rendered in any court of competent
jurisdiction.
(d) Each party shall pay the fees and expenses of the one of
the two original arbitrators appointed by or for such party, and the
fees and expenses of the third arbitrator (or the one arbitrator, if
only one arbitrator is appointed pursuant to Section 19.2(a)(i)) and
all other expenses of the arbitration (other than the fees and
disbursements of attorneys or witnesses for each party) shall be borne
by the parties equally.
(e) Notice: By initialing in the space below you are
agreeing to submit certain disputes arising under this Lease to
resolution pursuant to this "dispute resolution" provision through
alternative dispute resolution methods as provided by California law
and you are giving up any rights you might possess to have the dispute
litigated in a court or jury trial. By initialing in the space below
you are giving up your judicial rights to discovery and appeal, unless
those rights are specifically included in this "dispute resolution"
provision. If you refuse to submit to alternative dispute resolution
after agreeing to this provision, you may be compelled to use such
alternative dispute resolution method under the authority of the
California Code of Civil Procedure. Your agreement with this dispute
resolution provision is voluntary. We have read and understand the
foregoing and agree to submit disputes arising out of
the matters included in the "dispute resolution" provision to neutral
arbitration.
Landlord's Initials: __________ Tenant's Initials: ___________
ARTICLE 20
HOTEL MORTGAGES
20.1 Landlord May Grant Liens.
(a) Without the consent of Tenant but subject to the
provisions of Section 20.1(b), Landlord may, subject to the terms and
conditions set forth in this Section 20.1, from time to time, directly
or indirectly, create or otherwise cause to exist any lien, encumbrance
or title retention agreement ("Encumbrance") upon the Leased Property,
or any portion thereof or interest therein, whether to secure any
borrowing or other means of financing or refinancing, provided that any
such Encumbrance shall not secure a maximum principal amount in excess
of (x) the greater of seventy percent (70%) of the fair market value of
Landlord's interest in the Leased Property, or Twenty-one Million One
Hundred Seventy-five Thousand Dollars ($21,175,000) , if secured only
by the Leased Property, or (y) the greater of sixty percent (60%) of
the fair market value of Landlord's interest in the Collective Leased
Properties, or Thirty-eight Million Four Hundred Thirty-two Thousand
One Hundred Sixty Dollars ($38,432,160), if secured by the Collective
Leased Properties, or (z) the greater of (i) sixty percent (60%) of the
aggregate fair market value of Landlord's interest in the Collective
Leased Properties which secure such Encumbrance, plus sixty percent
(60%) of the fair market value of Landlord's interest in such other
Marriott brand properties which secure such Encumbrance if secured by
the Leased Property and/or one or more of the other Collective Leased
Properties and/or other Marriott brand properties, or (ii) sixty
percent (60%) of the sum of Eighteen Million One Hundred Fifty Thousand
Dollars ($18,150,000) plus the aggregate maximum Allocable Purchase
Price and/or Purchase Price (as such terms are defined in the Purchase
Agreement), as applicable, of each of the Collective Leased Properties
which secure such Encumbrance, plus sixty percent (60%) of the fair
market value of Landlord's interest in such other Marriott brand
properties which secure such Encumbrance if secured by the Leased
Property and/or one or more of the other Collective Leased Properties
and/or other Marriott brand properties. Any such Encumbrance shall
provide (subject to Section 20.2) that it is subject to the rights of
Tenant under this Agreement. Landlord shall not cross collateralize the
Leased Property with any property which is not flagged as a Marriott
branded hotel. Landlord agrees not to enter into any Encumbrance that
would allow the Hotel Mortgagee to apply any insurance proceeds or
Award to the debt secured by the Encumbrance but may enter into an
Encumbrance that allows the Hotel Mortgagee to hold and disburse
insurance proceeds or any Award to be used, pursuant to the terms of
this Agreement, to repair, rebuild or restore the Leased Property
according to usual and customary procedures (which procedures shall be
subject to Tenant's reasonable approval) for disbursement of
construction loan proceeds. For purposes hereof, the fair market value
of Landlord's interest in a property shall be based only on the
valuation of the rental or other income owing to Landlord pursuant to
the terms of this Agreement and any other applicable lease, management,
franchise or like agreement, assuming this Agreement and such other
lease, management, franchise or like agreement will remain in place in
perpetuity regardless of the expiration date thereof. Tenant may
dispute the determination of the fair market value of Landlord's
interest in a property or properties, in which case the fair market
value of Landlord's interest in such property or properties shall be
determined by mutual agreement between two (2) appraisers, each with at
least ten (10) years of professional experience as an appraiser of
comparable lodging properties, one appointed by Landlord and the other
appointed by Tenant promptly following Tenant's notice of dispute. If
the two (2) appraisers so appointed are unable to agree upon such fair
market value within forty-five (45) days after their appointment, then
they shall promptly appoint a third appraiser with like qualifications
who shall complete his appraisal within thirty (30) days after
appointment, and the decision of the third appraiser shall be final and
binding on Landlord and Tenant. The fees and expenses of each of the
first two (2) appraisers shall be paid by the party appointing the
appraiser, and the fees and expenses of the third appraiser, if
appointed, shall be shared equally by Landlord and Tenant.
(b) Prior to creating or otherwise causing to exist any
Encumbrance on the Leased Property, Landlord shall give Notice to
Tenant of its proposal with regard to an Encumbrance including
reasonably adequate information for Tenant to determine whether the
loan to value limitations set forth in Section 20.1(a) will be
satisfied.
20.2 Subordination of Lease. Subject to Section 20.1 and this Section
20.2, upon Notice from Landlord, Tenant shall execute and deliver an agreement,
in form and substance reasonably satisfactory to Landlord and Tenant,
subordinating this Agreement to any Encumbrance permitted pursuant to Section
20.1; provided, however, that such subordination shall be on the express
condition that the terms of this Agreement shall be recognized by the mortgagee
or holder of the deed of trust and any purchaser of the Leased Property at any
foreclosure sale (a "Successful Purchaser") and that such mortgagee, holder or
Successful Purchaser shall honor and be bound by this Agreement and that,
notwithstanding any default by Landlord under such Encumbrance or any
foreclosure thereof, Tenant's possession of the Leased Property and rights and
obligations under this Agreement shall not be affected thereby and this
Agreement shall not be terminated other than in accordance with its terms. The
foregoing agreements shall be binding on any purchaser of the Leased Property at
foreclosure. Any mortgage or deed of trust to which this Agreement is, at the
time referred to, subject and subordinate, is herein called "Superior Mortgage"
and the holder, trustee or beneficiary of a Superior Mortgage is herein called
"Superior Mortgagee". Tenant shall have no obligations under any Superior
Mortgage other than those expressly set forth in this Section 20.2. If any
Superior Mortgagee or the nominee or designee of any Superior Mortgagee or any
Successful Purchaser, shall succeed to the rights of Landlord under this
Agreement (any such person, "Successor Landlord"), whether through possession or
foreclosure action or delivery of a new lease or deed, or otherwise, such
Successor Landlord shall recognize Tenant's rights under this Agreement as
herein provided and Tenant shall attorn to and recognize the Successor Landlord
as Tenant's landlord under this Agreement and Tenant shall promptly execute and
deliver any instrument that such Successor Landlord may reasonably request to
evidence such attornment (provided that such instrument does not alter the terms
of this Agreement), whereupon, this Agreement shall continue in full force and
effect as a direct lease between the Successor Landlord and Tenant upon all of
the terms, conditions and covenants as are set forth in this Agreement, except
that the Successor Landlord (unless formerly the landlord under this Agreement
or its nominee or designee) shall not be (a) liable in any way to Tenant for any
act or omission, neglect or default on the part of any prior Landlord under this
Agreement, (b) responsible for any monies owing by or on deposit with any prior
Landlord to the credit of Tenant (except to the extent actually paid or
delivered to the Successor Landlord), (c) bound by any modification of this
Agreement subsequent to such Superior Lease or Mortgage, or by any previous
prepayment of Minimum Rent or Percentage Rent for more than one (1) month in
advance of the date due hereunder, which was not approved in writing by the
Superior Landlord or the Superior Mortgagee thereto, (d) liable to Tenant beyond
the Successor Landlord's interest in the Leased Property and the rents, income,
receipts, revenues, issues and profits issuing from the Leased Property, or (e)
required to remove any Person occupying the Leased Property or any part thereof,
except if such person claims by, through or under the Successor Landlord;
provided, however, that any offset rights of Tenant pursuant to Section 14.3(a)
that, prior thereto, accrued in Tenant's favor shall continue and Tenant shall
be entitled to offset the remaining balance of such deficient amounts plus
interest therein from the date of funding at the Disbursement Rate against Rent
payable by Tenant to such Successor Landlord. Tenant agrees at any time and from
time to time to execute a suitable instrument in confirmation of Tenant's
agreement to attorn, as aforesaid and Landlord agrees to provide Tenant with an
instrument of nondisturbance and attornment from each such Superior Mortgagee
and Superior Landlord in form and substance reasonably satisfactory to Tenant.
Notwithstanding the foregoing, Landlord, any Successor Landlord and/or Superior
Mortgagee shall be liable to pay to Tenant any portions of insurance proceeds or
Awards received by the Landlord, Successor Landlord and/or Superior Mortgagee,
respectively, and required to be paid to Tenant or otherwise applied to the cost
of repair, restoration or rebuilding of the Leased Premises pursuant to the
terms of this Agreement, and, as a condition to any mortgage, lien or lease in
respect of the Leased Property, and the subordination of this Agreement thereto,
the mortgagee, lienholder or lessor, as applicable, shall expressly agree, for
the benefit of Tenant, to make such payments, which agreement shall be embodied
in an instrument in form reasonably satisfactory to Tenant.
20.3 Notices. Subsequent to the receipt by Tenant of Notice from
Landlord as to the identity of any Hotel Mortgagee which complies with Section
20.1 (which Notice shall be accompanied by a copy of the applicable mortgage or
lease), no notice from Tenant to Landlord as to the Leased Property shall be
effective unless and until a copy of the same is given to such Hotel Mortgagee
at the address set forth in the above described Notice, and the curing of any of
Landlord's defaults by such Hotel Mortgagee or ground lessor shall be treated as
performance by Landlord.
ARTICLE 21
ADDITIONAL COVENANTS OF TENANT
21.1 Conduct of Business. Tenant shall not engage in any business other
than the leasing and operation of the Collective Leased Properties and
activities incidental thereto and shall do or cause to be done all things
necessary to preserve, renew and keep in full force and effect and in good
standing its existence and its rights and licenses necessary to conduct such
business.
21.2 Maintenance of Accounts and Records. Tenant shall keep true
records and books of account of Tenant in which full, true and correct entries
will be made of dealings and transactions in relation to the business and
affairs of Tenant and each Hotel in accordance with GAAP. Provided Landlord
shall give to Tenant at least ten (10) Business Days written notice of
Landlord's desire to audit such accounts and records, Landlord, at its expense,
shall have the right to audit such accounts and records during normal business
hours. Not more than one (1) such audit shall be conducted within any twelve
(12) month period. Landlord shall keep in confidence all information which it
might gain or gather from the examination or audit of Tenant's accounts and
records, unless required to disclose such information pursuant to Applicable
Laws.
21.3 Certain Debt Prohibited. Tenant shall not incur any Indebtedness
except the following:
(a) Indebtedness of Tenant to Landlord under this Agreement,
to Franchisor under the RI Franchise Agreement and/or the CY Franchise
Agreement, as the case may be, or to the Manager under the Management
Agreement;
(b) Indebtedness of Tenant in respect of loans, the proceeds
of which are used to pay amounts owed under this Agreement, the RI
Franchise Agreement and/or the CY Franchise Agreement, as the case may
be, and the Management Agreement, and which are by their terms
expressly subordinate to the payment and performance of Tenant's
obligations under this Agreement;
(c) Indebtedness of Tenant for Impositions, to the extent
that payment thereof shall not at the time be required to be made in
accordance with the provisions of Article 8;
(d) Indebtedness of Tenant in respect of judgments or awards
(i) which have been in force for less than the applicable appeal period
and in respect of which execution thereof shall have been stayed
pending such appeal or review, or (ii) which are fully covered by
insurance payable to Tenant, or (iii) which are for an amount not in
excess of $750,000 in the aggregate at any one time outstanding and (x)
which have been in force for not longer than the applicable appeal
period, so long as execution is not levied thereunder or (y) in respect
of which an appeal or proceedings for review shall at the time be
prosecuted in good faith in accordance with the provisions of Article
8, and in respect of which execution thereof shall have been stayed
pending such appeal or review;
(e) unsecured borrowings of Tenant from its Affiliated
Persons which are by their terms expressly subordinate to the payment
and performance of Tenant's obligations under this Agreement;
(f) Indebtedness for purchase money financing and other
indebtedness incurred in the ordinary course of Tenant's business,
including the leasing of personal property; or
(g) Indebtedness of Tenant to Landlord under the Other
Leases and any other Indebtedness permitted under Section 21.3 of such
Other Leases.
21.4 Special Purpose Entity Requirements. Following any transfer
described in Section 16.1(c) and continuing for so long as Tenant is not an
Affiliated Person of Guarantor, Tenant shall comply with the following:
(a) Tenant will be a special purpose entity, either a
corporation, a limited partnership, or a limited liability company
whose purpose will be limited to leasing and operating the Leased
Property and the other Collective Leased Properties.
(b) Tenant's organizational documents shall limit the
ability to incur any Indebtedness except as permitted by Section 21.3.
(c) Tenant's organizational documents will provide that the
favorable vote of an independent director shall be required for the
following matters: (i) filing, or consenting to the filing of, a
bankruptcy or insolvency petition or otherwise instituting insolvency
proceedings; (ii) dissolution, liquidation, consolidation, merger or
sale of all or substantially all of its controlling assets (unless such
entity is merged or consolidated with, acquired by, or its assets are
sold to, Guarantor or an Affiliated Person of Guarantor); (iii)
engaging in any unrelated business activities; and (iv) amending its
organizational documents in a way that would change any of the
requirements provided herein.
(d) Tenant shall observe and maintain its business and
affairs separate and independent of the business and affairs of any
Affiliated Person of Tenant, including without limitation: (i)
maintaining books and records separate from any Affiliated Person of
Tenant; (ii) maintaining its accounts separate from any Affiliated
Person of Tenant; (iii) not co-mingling its assets with those of any
Affiliated Person of Tenant; (iv) conducting its own business in its
own name; (v) not guaranteeing, or becoming obliged for, debts for any
other Person or holding out its credit as being available to satisfy
the obligations of any other Person (except to the extent of
indemnities and other obligations, if any, arising under any Management
Agreement or RI Franchise Agreement and/or the CY Franchise Agreement
or credit arrangements for the Leased Property or arising in the
ordinary course of its business); and (vi) using separate stationery,
invoices and checks.
21.5 Distributions, Payments to Affiliated Persons, Etc. Tenant shall
not declare, order, pay or make, directly or indirectly, any Distributions if,
at the time of such proposed action, or immediately after giving effect thereto,
any Event of Default with respect to the payment of Rent shall have occurred and
be continuing; provided, however, that Tenant may resume making such
Distributions if (i) Landlord shall not commence, within ninety (90) days after
Notice by Landlord to Tenant of the occurrence of any such Event of Default, to
enforce its rights and remedies arising on account of such Event of Default with
respect to the payment of Rent, and diligently pursue enforcement of such rights
and remedies thereafter, and (ii) no other Event of Default (i.e., an Event of
Default arising from a cause other than the non-payment of Rent) has occurred as
to which Landlord has commenced enforcing and is continuously and diligently
pursuing the enforcement of its rights and remedies arising on account of any
such Event of Default.
21.6 Compliance with Franchise Agreement. Tenant shall substantially
comply with all material terms and provisions of the RI Franchise Agreement and
CY Franchise Agreement (or any replacements thereof) to be complied with by
Tenant, subject to Tenant's right to pursue all available remedies, at law and
in equity, with respect to any alleged default by Tenant in the performance of
its duties and obligations under the RI Franchise Agreement or CY Franchise
Agreement, or otherwise contest, in good faith and with due diligence, any such
alleged default by Tenant. Unless required by Applicable Laws, Tenant shall not
enter into any modifications or amendments of the RI Franchise Agreement or the
CY Franchise Agreement, nor, except as otherwise expressly set forth in this
Agreement or the Owner Agreement, terminate the same prior to the expiration
thereof, without Landlord's prior written consent; nor shall Tenant enter into
any replacement of the RI Franchise Agreement or the CY Franchise Agreement
without Landlord's prior written consent. To the extent required by this Section
21.6, Landlord's consent shall not be unreasonably withheld or conditioned so
long as any such modification, amendment, termination or replacement of the RI
Franchise Agreement or the CY Franchise Agreement does not materially and
adversely affect the duties and obligations of the parties thereunder.
ARTICLE 22
MISCELLANEOUS
22.1 Limitation on Payment of Rent. All agreements between Landlord and
Tenant herein are hereby expressly limited so that in no contingency or event
whatsoever, whether by reason of acceleration of Rent, or otherwise, shall the
Rent or any other amounts payable to Landlord under this Agreement exceed the
maximum permissible under Applicable Laws, the benefit of which may be asserted
by Tenant as a defense, and if, from any circumstance whatsoever, fulfillment of
any provision of this Agreement, at the time performance of such provision shall
be due, shall involve transcending the limit of validity prescribed by law, or
if from any circumstances Landlord should ever receive as fulfillment of such
provision such an excessive amount, then, ipso facto, the amount which would be
excessive shall be applied to the reduction of the installment(s) of Minimum
Rent next due and not to the payment of such excessive amount. This provision
shall control every other provision of this Agreement and any other agreements
between Landlord and Tenant.
22.2 No Waiver. No failure by Landlord or Tenant to insist upon the
strict performance of any term hereof or to exercise any right, power or remedy
consequent upon a breach thereof, and no acceptance of full or partial payment
of Rent during the continuance of any such breach, shall constitute a waiver of
any such breach or of any such term. To the maximum extent permitted by law, no
waiver of any breach shall affect or alter this Agreement, which shall continue
in full force and effect with respect to any other then existing or subsequent
breach.
22.3 Remedies Cumulative. To the maximum extent permitted by law, each
legal, equitable or contractual right, power and remedy of Landlord or Tenant,
now or hereafter provided either in this Agreement or by statute or otherwise,
shall be cumulative and concurrent and shall be in addition to every other
right, power and remedy and the exercise or beginning of the exercise by
Landlord or Tenant (as applicable) of any one or more of such rights, powers and
remedies shall not preclude the simultaneous or subsequent exercise by Landlord
of any or all of such other rights, powers and remedies.
22.4 Severability. Any clause, sentence, paragraph, section or
provision of this Agreement held by a court of competent jurisdiction to be
invalid, illegal or ineffective shall not impair, invalidate or nullify the
remainder of this Agreement, but rather the effect thereof shall be confined to
the clause, sentence, paragraph, section or provision so held to be invalid,
illegal or ineffective, and this Agreement shall be construed as if such
invalid, illegal or ineffective provisions had never been contained therein.
22.5 Acceptance of Surrender. No surrender to Landlord of this
Agreement or of the Leased Property or any part thereof, or of any interest
therein, shall be valid or effective unless agreed to and accepted in writing by
Landlord and no act by Landlord or any representative or agent of Landlord,
other than such a written acceptance by Landlord, shall constitute an acceptance
of any such surrender.
22.6 No Merger of Title. It is expressly acknowledged and agreed that
it is the intent of the parties that there shall be no merger of this Agreement
or of the leasehold estate created hereby by reason of the fact that the same
Person may acquire, own or hold, directly or indirectly this Agreement or the
leasehold estate created hereby and the fee estate or ground landlord's interest
in the Leased Property.
22.7 Conveyance by Landlord. If Landlord or any successor owner of all
or any portion of the Leased Property shall convey all or any portion of the
Leased Property in accordance with the terms of this Agreement (specifically
including Article 15) other than as security for a debt, and the grantee or
transferee of such of the Leased Property shall expressly assume all obligations
of Landlord hereunder arising or accruing from and after the date of such
conveyance or transfer, Landlord or such successor owner, as the case may be,
shall thereupon be released from all future liabilities and obligations of
Landlord under this Agreement with respect to such of the Leased Property
arising or accruing from and after the date of such conveyance or other transfer
and all such future liabilities and obligations shall thereupon be binding upon
the new owner.
22.8 Quiet Enjoyment. Provided that no Event of Default shall have
occurred and be continuing, Tenant shall peaceably and quietly have, hold and
enjoy the Leased Property for the Term, free of hindrance or molestation by
Landlord or anyone claiming by, through or under Landlord, but subject to (a)
any Encumbrance permitted under Article 20 or otherwise permitted to be created
by Landlord hereunder, (b) all Permitted Encumbrances, (c) liens as to
obligations of Landlord that are either not yet due or which are being contested
in good faith and by proper proceedings, provided the same do not materially
interfere with Tenant's ability to operate each Hotel and (d) liens that have
been consented to in writing by Tenant. Except as otherwise provided in this
Agreement, no failure by Landlord to comply with the foregoing covenant shall
give Tenant the right to cancel or terminate this Agreement or xxxxx, reduce or
make a deduction from or offset against the Rent or any other sum payable under
this Agreement, or to fail to perform any other obligation of Tenant hereunder.
22.9 Memorandum of Lease. Neither Landlord nor Tenant shall record this
Agreement. However, Landlord and Tenant shall promptly, upon the request of the
other, enter into a short form memorandum of this Agreement, in form suitable
for recording under the laws of the State in which reference to this Agreement,
and all options contained herein, shall be made. The parties shall share equally
all costs and expenses of recording such memorandum; provided, however, that in
no event shall the non-requesting party's share of such recording costs and
expenses exceed $25,000.
22.10 Notices.
(a) Any and all notices, demands, consents, approvals,
offers, elections and other communications required or permitted under
this Agreement shall be deemed adequately given if in writing and the
same shall be delivered either in hand, by telecopier with written
acknowledgment of receipt, or by mail or Federal Express or similar
expedited commercial carrier, addressed to the recipient of the notice,
postpaid and registered or certified with return receipt requested (if
by mail), or with all freight charges prepaid (if by Federal Express or
similar carrier).
(b) All notices required or permitted to be sent hereunder
shall be deemed to have been given for all purposes of this Agreement
upon the date of acknowledged receipt, in the case of a notice by
telecopier, and, in all other cases, upon the date of receipt or
refusal, except that whenever under this Agreement a notice is either
received on a day which is not a Business Day or is required to be
delivered on or before a specific day which is not a Business Day, the
day of receipt or required delivery shall automatically be extended to
the next Business Day.
(c) All such notices shall be addressed,
if to Landlord to:
CNL Hospitality Partners, LP
CNL Center at City Commons
000 Xxxxx Xxxxxx Xxxxxx
Xxxxxxx, Xxxxxxx 00000-0000
Attn: Senior Vice President of Finance and Administration
[Telecopier No. (000) 000-0000]
with a copy to:
Lowndes Drosdick Xxxxxx Xxxxxx and Xxxx, P.A.
000 Xxxxx Xxxx Xxxxx
X.X. Xxx 0000
Xxxxxxx, XX 00000
Attn: Xxxxxxx Xxxxxx, Esq.
[Telecopier No. (000) 000-0000]
if to Tenant to:
x/x Xxxxxxxx Xxxxxxxxxxxxx, Inc.
00000 Xxxxxxxx Xxxx, Xxxx. 52-924.11
Xxxxxxxx, Xxxxxxxx 00000
Attn: Treasurer
[Telecopier No. (000) 000-0000]
and
c/o Marriott International, Inc.
00000 Xxxxxxxx Xxxx, Xxxx. 52-911.10
Xxxxxxxx, Xxxxxxxx 00000
Attn: Lodging Sr. V.P. Finance
[Telecopier No. (000) 000-0000]
with a copy to:
Marriott International, Inc.
00000 Xxxxxxxx Xxxx, Xxxx. 52-923.00
Xxxxxxxx, Xxxxxxxx 00000
Attn: Lodging Operations Attorney
[Telecopier No. (000) 000-0000]
(d) By notice given as herein provided, the parties hereto
and their respective successors and assigns shall have the right from
time to time and at any time during the term of this Agreement to
change their respective addresses effective upon receipt by the other
parties of such notice and each shall have the right to specify as its
address any other address within the United States of America.
22.11 Construction; Nonrecourse. Anything contained in this Agreement
to the contrary notwithstanding, all claims against, and liabilities of, Tenant
or Landlord arising prior to any date of termination or expiration of this
Agreement with respect to the Leased Property shall survive such termination or
expiration. Neither this Agreement nor any provision hereof may be changed,
waived, discharged or terminated except by an instrument in writing signed by
all the parties thereto. All the terms and provisions of this Agreement shall be
binding upon and inure to the benefit of the parties hereto and their respective
permitted successors and assigns. Each term or provision of this Agreement to be
performed by Tenant shall be construed as an independent covenant and condition.
Time is of the essence with respect to the exercise of any rights of Tenant or
Landlord under this Agreement. Except as otherwise set forth in this Agreement,
any obligations arising prior to the expiration or sooner termination of this
Agreement of Tenant (including without limitation, any monetary, repair and
indemnification obligations) and Landlord shall survive the expiration or sooner
termination of this Agreement; provided, however, that each party shall be
required to give the other Notice of any such surviving and unsatisfied
obligations within one year after the expiration or sooner termination of this
Agreement. Except as otherwise expressly provided with respect to the Security
Deposit, nothing contained in this Agreement shall be construed to create or
impose any liabilities or obligations and no such liabilities or obligations
shall be imposed on any of the shareholders, beneficial owners, direct or
indirect, officers, directors, trustees, employees or agents of Landlord or
Tenant for the payment or performance of the obligations or liabilities of
Landlord or Tenant hereunder. Further, in the event Landlord shall be in default
under this Agreement, and if as a consequence of such default, Tenant shall
recover a money judgment against Landlord, such judgment shall be satisfied only
out of the proceeds of sale received upon execution of such judgment against the
right, title and interest of Landlord in the Leased Property; provided, however,
that nothing herein shall be construed or operate to affect or diminish in any
way whatsoever the liability of CHLP and/or CHP under the CHLP and CHP Guaranty
for such deficiency and/or the full performance of Landlord's obligations under
this Agreement.
22.12 Counterparts; Headings. This Agreement may be executed in two or
more counterparts, each of which shall constitute an original, but which, when
taken together, shall constitute but one instrument and shall become effective
as of the date hereof when copies hereof, which, when taken together, bear the
signatures of each of the parties hereto shall have been signed. Headings in
this Agreement are for purposes of reference only and shall not limit or affect
the meaning of the provisions hereof.
22.13 Applicable Law, Etc. This Agreement shall be interpreted,
construed, applied and enforced in accordance with the laws of the State
applicable to contracts between residents of the State which are to be performed
entirely within the State, regardless of (i) where this Agreement is executed or
delivered; or (ii) where any payment or other performance required by this
Agreement is made or required to be made; or (iii) where any breach of any
provision of this Agreement occurs, or any cause of action otherwise accrues; or
(iv) where any action or other proceeding is instituted or pending; or (v) the
nationality, citizenship, domicile, principal place of business, or jurisdiction
of organization or domestication of any party; or (vi) whether the laws of the
forum jurisdiction otherwise would apply the laws of a jurisdiction other than
the State; or (vii) any combination of the foregoing.
To the maximum extent permitted by applicable law, any
action to enforce, arising out of, or relating in any way to, any of the
provisions of this Agreement may be brought and prosecuted in such court or
courts located in the State as is provided by law; and the parties consent to
the jurisdiction of said court or courts located in the State and to service of
process by registered mail, return receipt requested, or by any other manner
provided by law.
22.14 Right to Make Agreement. Each party warrants, with respect to
itself, that neither the execution of this Agreement, nor the consummation of
any transaction contemplated hereby, shall violate any provision of any law, or
any judgment, writ, injunction, order or decree of any court or governmental
authority having jurisdiction over it; nor result in or constitute a breach or
default under any indenture, contract, other commitment or restriction to which
it is a party or by which it is bound; nor require any consent, vote or approval
which has not been given or taken, or at the time of the transaction involved
shall not have been given or taken. Each party covenants that it has and will
continue to have throughout the term of this Agreement and any extensions
thereof, the full right to enter into this Agreement and perform its obligations
hereunder.
22.15 Disclosure of Information.
(a) Any Proprietary Information obtained by Landlord with
respect to Tenant pursuant to the provisions of this Agreement shall be
treated as confidential, except that such information may be used,
subject to confidentiality safeguards mutually acceptable to Landlord
and Tenant, in any litigation between the parties and except further
that, subject to the terms of Section 22.16, Landlord may disclose such
information to its prospective lenders, provided that Landlord shall
direct and obtain the agreement of such lenders to maintain such
information as confidential.
(b) The parties hereto agree that the matters set forth in
this Agreement and any revenue, expense, net profit, room rate and
occupancy information provided on a hotel by hotel basis are strictly
confidential and each party will make every effort to ensure that the
information is not disclosed to any Person that is not an Affiliated
Person as to any party (including the press) without the prior written
consent of the other party, except as may be required by law and as may
be reasonably necessary to obtain licenses, permits and other public
approvals necessary for the refurbishment or operation of the Hotels,
or, subject to the restrictions of Section 22.15(c) relative to the
contents of any Prospectus, in connection with a Landlord financing, a
sale of the Hotels, or a sale of a controlling interest in Landlord,
Tenant or the Guarantor.
(c) No reference to Tenant or any of its Affiliated Persons
will be made in any prospectus, private placement memorandum, offering
circular or offering documentation related thereto (collectively, the
"Prospectus"), issued by Landlord or any of its Affiliated Persons,
which is designed to interest potential investors in the Hotels, unless
Tenant has previously received a copy of all such references. No
Prospectus shall include rate and occupancy data or revenue, expense or
net profit information pertaining to the Hotels. Regardless of whether
Tenant so receives a copy of the Prospectus, neither Tenant nor its
Affiliated Persons will be deemed a sponsor of the offering described
in the Prospectus, nor will it have any responsibility for the
Prospectus, and the Prospectus will so state. Unless Tenant agrees in
advance, the Prospectus will not include any trademark, symbols, logos
or designs of Tenant or any of its Affiliated Persons. Landlord shall
indemnify, defend and hold Tenant harmless from and against all loss,
costs, liability and damage (including reasonable attorneys' fees and
expenses, and all cost of litigation) arising out of any Prospectus or
the offering described therein; and this obligation of Landlord shall
survive termination of this Agreement.
(d) The obligations of Tenant and Landlord contained in this
Section 22.15 shall survive the expiration or earlier termination of
this Agreement.
22.16 Trademarks, Trade Names and Service Marks.
(a) The names "Marriott", "Residence Inn" and "TownePlace
Suites" (each of the foregoing names, together with any combination
thereof, collectively, the "Trade Names") when used alone or in
connection with another word or words, and the Marriott, Residence Inn
or TownePlace Suites trademarks, service marks, other trade names,
symbols, logos and designs shall in all events remain the exclusive
property of Franchisor or its Affiliated Persons, and nothing contained
in this Agreement shall confer on Landlord the right to use any of the
Trade Names, or the Marriott, Residence Inn or TownePlace Suites
trademarks, service marks, other trade names, symbols, logos or designs
other than in strict accordance with the terms of this Agreement. Upon
termination of this Agreement and the Other Leases, any use of or right
to use any of the Trade Names, or any of the Marriott, Residence Inn or
Courtyard by Marriott trademarks, service marks, other trade names,
symbols, logos or designs by Landlord shall be governed by the RI
Franchise Agreement and/or the CY Franchise Agreement and/or Owner
Agreement, upon termination of this Agreement, and, if the RI Franchise
Agreement and/or the CY Franchise Agreement or a replacement of either
will not remain in effect, Landlord shall promptly remove from each
Hotel or the Hotels, as the case may be, any signs or similar items
which contain any of the Trade Names, trademarks, service marks, other
trade names, symbols, logos or designs. If Landlord has not removed
such signs or similar items within ten (10) Business Days after
termination of this Agreement, Tenant shall have the right to do so at
Landlord's expense. Included under the terms of this section are all
trademarks, service marks, trade names, symbols, logos or designs used
in conjunction with each Hotel, including, but not limited to,
restaurant names, lounge names, etc., whether or not the marks contain
the "Marriott" name or the Residence Inn or TownePlace Suites name. The
right to use such trademarks, service marks, trade names, symbols,
logos or designs belongs exclusively to Tenant, and the use thereof
inures to the benefit of Tenant whether or not the same are registered
and regardless of the source of the same. The provisions of this
Section 22.16(a) shall survive termination of this Agreement.
(b) Any computer software (including upgrades and
replacements) at either Hotel owned by Tenant or any of its Affiliated
Persons, or the licensor of any of them is proprietary to Tenant or any
of its Affiliated Persons, or the licensor of any of them and shall in
all events remain the exclusive property of Tenant or any of its
Affiliated Persons or the licensor of any of them, as the case may be,
and nothing contained in this Agreement shall confer on Landlord the
right to use any of such software. Tenant shall have the right to
remove from the Hotels without compensation to Landlord any computer
software (including upgrades and replacements), including, without
limitation, the system software, owned by Tenant or any of its
Affiliated Persons or the licensor of any of them. Further, upon
termination of this Agreement, Tenant shall be entitled to remove from
the Hotels without compensation to Landlord any computer equipment
utilized as part of a centralized reservation system or owned by a
party other than the Landlord.
22.17 Competing Facilities. Neither this Agreement nor anything implied
by the relationship between Landlord and Tenant shall prohibit any of the
Marriott Companies from constructing, operating, promoting, and/or authorizing
others to construct, operate, or promote one or more Marriott Hotels, Marriott
Resorts, Marriott Suites Hotels, Xxxx-Xxxxxxx Hotels, Renaissance Hotels,
Conference Centers by Marriott, Residence Inn by Marriott Hotels, Courtyard by
Marriott Hotels, Fairfield Inns, Fairfield Suites, SpringHill Suites Hotels,
TownePlace Suites by Marriott, or any other lodging concepts, time-share
facilities, restaurants, or other business operations of any type, at any
location, including a location proximate to the Land. Landlord acknowledges,
accepts and agrees further that the Marriott Companies retain the right, from
time to time, to construct or operate, or both, or promote or acquire, or
authorize or otherwise license others to construct or operate, or both, or
promote or acquire any hotels, lodging concepts or products, restaurants or
other business operations of any type whatsoever, including, but not by way of
limitation, those listed above, at any location including one or more sites
which may be adjacent, adjoining or proximate to the Land, which business
operations may be in direct competition with the Leased Improvements and that
any such exercise may adversely affect the operation of the Leased Improvements.
22.18 Covenants, Conditions, and Restrictions. Landlord and Tenant
acknowledge and agree that Landlord, as owner of the Leased Property, and
Tenant, as lessee of the Leased Property, each has an interest in the covenants,
restrictions, easements, appurtenances and other rights affecting or relating to
the Land and the Leased Improvements, including, without limitation, (a) that
certain Mutual Easement Agreement (Courtyard and Residence Inn - Restaurant Site
- Palm Desert, California) dated May 31, 2000, by and between PDH Associates LLC
and Dakota Apple Partnership and recorded May 31, 2000 in the Official Records
as Instrument Xx. 000000 (xxx "Xxxxxx Xxxxxxxx"), (x) that certain Development
Disposition Agreement dated April 29, 1998, by and between Palm Desert
Redevelopment Agency and PDH Associates LLC, (c) that certain Declaration of
Covenants, Conditions and Restrictions dated June 15, 1998, by Palm Desert
Redevelopment Agency in favor of PDH Associates LLC, recorded June 17, 1998 in
the Official Records as Instrument No. 247597, as modified by that certain
Acknowledgment dated June 8, 2000 by PDH Associates LLC, for the benefit of Palm
Desert Redevelopment Agency, recorded or to be recorded in the Official Records
contemporaneously with the execution hereof, and (d) that certain Declaration of
Covenants, Conditions and Restrictions dated June 15, 1998, by the City of Palm
Desert in favor of PDH Associates, LLC, recorded June 17, 1998 in the Official
Records as Instrument No. 247598. Landlord and Tenant further acknowledge and
agree that they must take action, refrain from acting and/or exercise rights and
options thereunder in concert, and in a manner consistent with their respective
rights in the Leased Property and each hereby agrees, for the benefit of the
other, to act in good faith, reasonably and without undue delay to reach
agreement on the matters to be acted upon thereunder.
22.19 Mutual Easement Agreement. Tenant shall perform, or cause to be
performed, all rights and obligations of Hotel Owner (as defined in the Mutual
Easement) arising under the Mutual Easement, but only in respect of such rights
and obligations accruing thereunder from and after the Commencement Date to the
end of the Term. The costs of performing, or causing to be performed, such
rights and obligations, including, without limitation, the Hotel Owner's share
of expenses of maintaining the Common Areas (as defined in the Mutual Easement),
shall be paid for in the manner set forth in Section 5.1 hereof depending on
whether a particular cost falls within Section 5.1.1, 5.1.2 or 5.1.3 hereof, and
the party incurring such cost will be entitled to any reimbursement of such cost
paid by the Restaurant Owner (as defined in the Mutual Easement). Landlord and
Tenant shall each provide to the other copies of all notices, invoices and other
material documentation it receives in connection with the Mutual Easement and
Tenant shall not approve any matter thereunder which has a material impact on
the Site Plan (as such term is defined in the Mutual Easement) or would require
reimbursement or expenditure by Landlord under Section 5.1 hereof without first
obtaining Landlord's consent, which consent shall not be unreasonably withheld,
conditioned or delayed.
22.20 Liquor License. Upon the termination or earlier expiration of
this Agreement, or upon an assignment of this Agreement either by Tenant in
accordance with the terms hereof, or to a Substitute Tenant that takes an
assignment hereof pursuant to the Owner Agreement, Tenant shall promptly execute
and submit to the California Department of Alcoholic Beverage Control its
consent to the transfer of Tenant's liquor license for the Leased Property to
Landlord (or Landlord's designee), Tenant's assignee or a Substitute Tenant, as
the case may be. Tenant shall otherwise cooperate with and execute such other
documents or instruments as may be reasonably necessary to effect such transfer
for no consideration; provided that Landlord pays all applicable fees, charges
or expenses generally payable by a transferee in connection with the transfer of
a liquor license.
22.21 Nondiscrimination and Non-Segregation. Tenant herein covenants by
and for itself, its successors and assigns, and all persons claiming under or
through it, and this Agreement is made and accepted upon and subject to the
following conditions:
That there shall be no discrimination against or segregation of any
person or group of persons on account of sex, marital status, race, age,
handicap, color, religion, creed, national origin or ancestry, in the leasing,
subleasing, transferring, use, or enjoyment of the Leased Property, nor shall
Tenant, or any person claiming under or through Tenant, establish or permit any
such practice or practices of discrimination or segregation with reference to
the selection, location, number, use or occupancy, of tenants, lessees,
sublessees, subtenants or vendees in respect of the Leased Property.
[SIGNATURES APPEAR ON THE FOLLOWING PAGE]
IN WITNESS WHEREOF, the parties have executed this Agreement as a
sealed instrument as of the date above first written.
LANDLORD:
CNL HOSPITALITY PARTNERS, L.P.,
a Delaware limited partnership
By: CNL Hospitality GP Corp.,
a Delaware corporation
its General Partner
By: /s/ C. Xxxxx Xxxxxxxxxx
------------------------------
C. Xxxxx Xxxxxxxxxx
Vice President of Finance and
Administration
TENANT:
RST4 TENANT LLC,
a Delaware limited liability company
By: Residence Inn by Marriott, Inc.
a Delaware corporation
its sole member
By: /s/ Xxxxxxx X. Xxxxxxx
--------------------------
Xxxxxxx X. Xxxxxxx
Vice President
