EXHIBIT 10.2
FIRST AMENDMENT TO
STANDARD INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE -- NET
(0000 X. XxXxxx Xxxxxx, Xxx Xxxxxxx)
------------------------------------
THIS FIRST AMENDMENT TO STANDARD INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE
-- NET ("Amendment") is made as of this 29th day of February, 2000 by and
between EXPOSITION PROPERTY ASSOCIATES, LLC, a Delaware limited liability
company ("Lessor") and XXXXXXXXXX.XXX, INC., a Delaware corporation ("Lessee"),
with reference to the following:
Recitals
--------
A. Lessor and Lessee have entered into that certain Standard
Industrial/Commercial Single-Tenant Lease -- Net, dated as of July 23, 1999 (the
"Lease") for that certain leased premises described therein containing
approximately 330,000 leaseable square feet in that certain
commercial/industrial building owned by Lessor, commonly known as 0000 X. Xx
Xxxx Xxxxxx, in the City and County of Los Angeles, State of California, and
defined as the Project in the Lease.
B. Lessee desires to lease all remaining leaseable space of the Project
under the Lease, among other amendments, and Lessor and Lessee desire and
intend, by this Amendment, to amend the Lease to provide such additional
leaseable space to Lessee under the Lease, among other amendments, subject to,
and in accordance with, the terms and conditions set forth below.
NOW, THEREFORE, in consideration of the foregoing recitals and the mutual
promises and agreements of the parties set forth herein and other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties hereto do hereby amend the Lease as follows:
1. Incorporation of Recitals; Definitions: Recital Paragraphs A and B above
--------------------------------------
are hereby incorporated below as substantive provisions of this Amendment. Any
capitalized term not defined in this Amendment shall have the meaning ascribed
to such term in the Lease.
2. Additional Premises: Lease Paragraph 1.2, Lease Addendum Paragraph 50,
-------------------
and all related provisions of the Lease are hereby amended to include in the
definition of the term "Premises," in addition to that portion of the Project
shown and described in the site plan attached to the Lease at Exhibit "A" (the
"Original Premises"), all remaining leaseable space of both floors of the
Project (the "Additional Premises"), as shown on the revised site plan attached
to this Amendment at Exhibit "A" and incorporated herein by this reference. The
Original Premises and Additional Premises shall be referred to collectively as
the Premises, and all references in the Lease, including this Amendment, to the
Premises shall mean and refer to the Original Premises under the Lease and the
Additional Premises under this Amendment,
collectively. The site plan attached at Exhibit "A" to this Amendment shall
supersede and replace in its entirely the site plan attached at Exhibit "A" to
the Lease. All references in Lease Addendum Paragraph 50 and all other
provisions of the Lease to the 330,000 leaseable square footage of the Premises
are hereby amended to refer to 384,037 leaseable square feet. All rights,
duties, and obligations of the parties, respectively, under the Lease relating
to the Premises shall apply equally, from and after the date of this Amendment,
to the Additional Premises as part of the Premises.
3. Base Rent: Lease Addendum Paragraph 54 is hereby deleted in its entirety
---------
and the following new Lease Addendum Paragraph 54 is substituted in lieu
thereof:
54. Base Rent and Adjustment. [continued from Paragraph 1.5] Lessee
shall pay the following base rent (the "Base Rent") for the Premises
during the periods provided below:
(1) From the Rent Commencement Date through the thirty-sixth (36)
month, inclusive, of the Lease Term --, $2,195,355.36 per year,
payable in monthly installments of $182,946.28;
(2) During the thirty-seventh (37th) month through the seventy-second
(72nd) month, inclusive, of the Lease Term -- $2,379,693.12 per
year, payable in monthly installments of $198,307.76;
(3) During the seventy-third (73rd) month through the one hundred
twentieth (120th) month, inclusive, of the Lease Term --
$2,564,030.88 per year, payable in monthly installments of
$213,669.24;
(4) During the one hundred twenty-first (121th) month through the one
hundred fifty-sixth (156th) month, inclusive, of the Lease Term -
- $2,794,453.08 per year, payable in monthly installments of
$232,871.09;
(5) During the one hundred fifty-seventh (157th) month through the
Expiration Date, inclusive, of the Lease Term -- $3,024,875.28
per year, payable in monthly installments of $252,072.94; and
(6) If Lessee shall exercise one or more of the Options, the Fair
Market Rental, as provided in Addendum Paragraph 51 above.
Lease Section 1.6 shall be amended to delete the reference to $158,400 as the
first monthly installment of Base Rent paid to Lessor upon execution of the
Lease and to substitute therefor a reference to $182,946.28. Concurrently with
the mutual execution and delivery to Lessee of a fully executed original of this
Amendment, Lessee shall pay to Lessor the difference between the monthly
installment amounts specified in the preceding sentence.
2
4. No Change in Letter of Credit: Notwithstanding any provision of this
-----------------------------
Amendment, the stated amount of the Letter of Credit shall remain One Million
Four Hundred Fifty Thousand Dollars ($1,450,000), as provided in Lease Addendum
Paragraph 55 and shall neither be increased nor decreased by this Amendment.
5. Term: Lease Addendum Paragraphs 52(a) and (b) and Exhibit "B" are
----
hereby deleted in their entirety (but not Lease Addendum Paragraphs 52[c] and
[d] which will remain in full force and effect and shall be renumbered as
Paragraphs 52[g] and [h]), and the following new Lease Addendum Paragraphs 52(a)
through (f) are substituted in lieu thereof:
52. Term; Commencement; Expiration; and Extension of Term. [continued
from Paragraph 1.3] The Commencement Date shall mean and refer to the date
of this Lease.
(a) Rent Commencement Date: The Rent Commencement Date shall mean and refer
----------------------
to the earlier to occur of:
(i) the date on which Lessee first opens for business to the general
public in the Premises; or
(ii) sixty (60) days after the Delivery Date (as defined below);
subject to termination for Lessor's failure to substantially complete as
provided in Lease Addendum Section 52(f) below. The Expiration Date shall
mean and refer to the final business day of the one hundred eightieth
(180th) complete calendar month after the Rent Commencement Date, subject
to earlier termination in accordance with the provisions of this Lease and
subject further to Lessee's options to extend such Original Term as
provided below.
(b) Landlord's Work: Lessor shall use commercially reasonable efforts to
---------------
diligently prosecute and substantially complete in a timely manner, at
Lessor's sole cost and expense, the improvements of the Project described
in Exhibit "B-1" attached hereto (collectively, "Landlord Work"). In
addition, Lessor agrees to pay to Lessee the amounts specified in the
attached Exhibit "B-2" in lieu of Lessor's construction or installation of
the identified improvements, (the "In-Lieu Payments"), within thirty (30)
days after written request of Lessee therefor made from and after Lessor's
completion of Landlord Work, together with reasonably detailed back-up
documentation satisfactory to Lessor of such amounts actually incurred by
Lessee. The improvements identified on the attached Exhibit "B-2" in
connection with the In-Lieu Payments shall be completed by Lessee, at
Lessee's sole cost and expense including any amounts in excess of the In-
Lieu Payments, as part of the Tenant Improvements Work (as defined below).
The In-Lieu Payments to be paid by Lessor shall be in addition to the
Allowance (as defined and described in the Tenant Improvements Work Letter
attached hereto at Exhibit "C" and incorporated by this reference). Lessor
shall have no
3
obligation whatsoever with respect to the Tenant Improvements Work,
including without limitation, any improvements with respect to which the
In-Lieu Payments are made as provided in Exhibit "B-2." Lessor shall
complete the Landlord Work in good and workmanlike manner, in lien-free
condition, and free of defects in materials and workmanship. All references
in the Lease to Base Building Work to be completed by Lessor shall be
amended to refer to Landlord Work, and Landlord Work shall be strictly
limited to the improvements described in the attached Exhibit "B-1."
(c) Tenant Improvements Work: Except for Landlord's obligation for the
------------------------
Landlord Work and the In-Lieu Payments, all improvements to the Project of
any kind or nature whatsoever desired by Lessee or required by governmental
authorities specifically in connection with Lessee's permitted use of the
Premises, including without limitation all improvements listed on Exhibit
"C" attached to this Amendment and incorporated by this reference, shall be
the sole responsibility of Lessee to be completed, or caused to be
completed, at Lessee's solo cost and expense, subject to Lessor's payment
of the Allowance, and shall be collectively referred to herein as the
"Tenant Improvements Work." Lessee shall use its commercially reasonable
efforts to diligently prosecute and substantially complete the Tenant
Improvements Work in a timely manner. In the event any Tenant Improvements
Work (whether to the Original Premises or the Additional Premises or either
or both) shall not be substantially completed by the Rent Commencement
Date, such lack of substantial completion shall have no effect whatsoever
upon the occurrence of the Rent Commencement Date. Lessee shall cause the
Tenant Improvements Work to be constructed in good and workmanlike manner,
in lien-free condition, and free of defects in materials and workmanship.
(d) Delivery Date: Upon Lessor's substantial completion of the Landlord's
-------------
Work to the Original Premises, either Lessor or Lessor's architect shall
provide written certification of same to Lessee, and the date of delivery
to Lessee of such written certification shall be referred to herein as the
"Delivery Date." If Lessor's substantial completion of the Landlord Work to
the Original Premises shall be delayed in any material respect by any
action or inaction attributable to Lessee, then the Delivery Date shall be
deemed to be such earlier date as Lessor's architect shall reasonably
determine Lessor's substantial completion of the Landlord Work to the
Original Premises would have occurred, but for such delay of Lessee. Lessor
and Lessee acknowledge and agree that Lessee's requests for material
changes in the Landlord Work (formerly known as the Base Building Work) and
the Tenant Improvements Work; suspension or delay in Lessor's prosecution
of the Landlord Work; suspension or delay in Lessor's ordering of necessary
equipment for the Landlord Work and the Tenant Improvements Work; and
expansion into the Additional Premises, have caused delay in Lessor's
completion of the improvements to the Project to be completed by Lessor.
due to no fault or neglect of Lessor, and such delay would have resulted in
delay in the Rent Commencement Date under the Lease, as originally
provided. Accordingly, Lessor and Lessee acknowledge and agree that it is a
material part of the consideration to Lessor under this Amendment, without
which Lessor would not entered into this Amendment,
4
that the Delivery Date shall occur in strict accordance with the provisions
of this Paragraph 52, notwithstanding that any Landlord Work to the
Additional Premises or any Tenant Improvements Work shall not then be
completed. Moreover, Lessor and Lessee further acknowledge and agree that
it is a further material part of the consideration to Lessor under this
Amendment, without which Lessor would not entered into this Amendment and
would have instead satisfied its obligations and exercised its rights and
remedies as originally provided in the Lease to the detriment of Lessee,
that the Rent Commencement Date shall also occur in strict accordance with
the provisions of this Paragraph 52, notwithstanding that, among other
things, the Tenant Improvements Work may not then be complete, the Premises
may not then be occupied by Lessee, or the Premises may not then be open
for business to the general public.
(e) Mutual Cooperation and Coordination: Each party agrees to cooperate
-----------------------------------
with the other with respect to the exchange of status and scheduling
information regarding the progress of the Landlord Work and Tenant
Improvements Work. Lessor agrees to provide prior notice to Lessee of the
date estimated by Lessor for the Delivery Date, which notice will be
provided, if feasible, thirty (30) days prior to the Delivery Date
estimated therein. Lessee agrees to provide prior notice to Lessor of the
date estimated by Lessee for the completion of the Tenant Improvements
Work, which notice will be provided, if feasible, thirty (30) days prior to
the completion date estimated therein.
(f) Failure to Substantially Complete Landlord Work: In the event the
-----------------------------------------------
Landlord Work to the Original Premises has not been substantially completed
by Lessor and the Delivery Date has not occurred as required hereunder, due
to fault or neglect of Lessor, by May 1, 2001, subject to Force Majeure,
Lessee shall be entitled to a penalty to be applied against Lessee's first
Base Rent coming due under this Lease equal to One Thousand Dollars
($1,000) for each 24-hour period after May 1, 2001 by which the substantial
completion of the Landlord Work to the Original Premises is so delayed due
to fault or neglect of Lessor. If such substantial completion does not
occur by November 1, 2001 in any event and without extension for Force
Majeure, then either Lessor or Lessee, each acting alone, shall be entitled
to terminate this Lease upon thirty (30) days prior written notice to the
other, provided that, if Lessee shall deliver such termination notice as
required hereunder and Lessor shall substantially complete the Landlord
Work to the Original Premises and the Delivery Date shall occur within such
30-day period, Lessee's notice shall be null and void, and this Lease shall
continue in full force and effect.
6. Exteriorization Work: Lease Paragraph 7.4(c) is hereby amended to add
--------------------
the following additional text at the end of the existing provision:
Notwithstanding the foregoing, Lessor and Lessee acknowledge and agree
that among Lessee's requests for material changes in the Landlord Work
and the Tenant Improvements Work referred to in Paragraph 5 above of
this Amendment, Lessee may propose removal of a portion of the
building
5
improvements of the Project to construct an exterior loading area or
other exterior improvements for Lessee's use (collectively, the
"Exteriorization Work"). Lessor and Lessee further acknowledge and
agree that it is a material part of the consideration to Lessor for
this Amendment, without which Lessor would not have entered into this
Amendment, that Lessee pay to Lessor, concurrently with Lessee's
surrender of the Premises and in all events not later than the
Expiration Date or earlier termination date, the reasonable cost and
expense, as determined by Lessor, of restoration of the portion of the
building improvements removed by Lessee in connection with the
Exteriorization Work, including removal of all loading dock and
exterior improvements constructed by Lessee and construction of all
base, core, shell, and other reasonable building improvements in the
Restoration Area to restore to leaseable condition that portion of the
building improvements of the Project removed by Lessee in connection
with the Exteriorization Work. If Lessee shall fail to satisfy fully
its payment obligation set forth above by the Expiration Date,
provided Lessee shall have not less than thirty (30) days prior
written notice of the amount due to Lessor hereunder, Lessor shall be
entitled, at Lessor's election, to use all or any remaining portion of
Lessee's security deposit, including without limitation the Letter of
Credit, to satisfy such payment obligation of Lessee.
7. Tenant Improvements Work; Tenant Improvements Work Letter: Nothing in
---------------------------------------------------------
this Amendment shall relieve Lessee of any obligation under the Lease, including
without limitation, the Lease Exhibit "C" Tenant Improvements Work Letter,
regarding the Tenant Improvements Work. Furthermore, nothing in this Amendment
shall limit or restrict any right of Lessor granted under the Lease with respect
to the Tenant Improvements Work, including without limitation Lessor's right to
approve all Plans therefor. All material changes in any Plans previously
approved by Lessor in connection with the Tenant Improvements Work shall be
approved by Lessor pursuant to the Lease Exhibit "C" Tenant Improvements Work
Letter. All modifications to the Tenant Improvements Work and/or Landlord Work
requested by Lessee not previously approved by Lessor shall be subject to
Lessor's approval and other rights provided in the Lease Exhibit "C" Tenant
Improvements Work Letter and other relevant provisions of the Lease. Once
approved by Lessor, all modifications or additional work requested by Lessee
shall become part of the Tenant Improvements Work for which Lessee shall be
liable, including without limitation all cost and expense thereof. Approval by
Lessor of any Tenant Improvements Work shall in no event increase the amounts of
the Allowance or the In-Lieu Payments, as provided herein.
8. No Change in Tenant Reimbursement Allowance: The maximum amount of the
-------------------------------------------
Allowance shall remain $1,300,000, as provided in Exhibit "C" Paragraph 4 and
shall neither be increased nor decreased by this Amendment. Notwithstanding the
foregoing, however, the In-Lieu Payments to be paid by Lessor shall be in
addition to the Allowance.
9. Effective Date: This Amendment and all provisions hereof shall be
--------------
effective upon mutual execution by Lessor and Lessee which shall be the date
specified in the preamble
6
paragraph above.
10. General Provisions: The Lease and all terms and provisions thereof are
------------------
and shall remain in full force and effect, except as amended in this Amendment
and are hereby ratified and confirmed. The persons executing this Amendment on
behalf of each party hereby covenant and warrant that they have been duly
authorized and empowered by their respective principals to execute this
Amendment and that this Amendment is, and henceforth shall be, the binding
obligation of the party on whose behalf such person acted. This Amendment may be
executed in any number of counterparts, each of which shall be deemed an
original, and all of which, when taken together, shall constitute one and the
same Amendment.
IN WITNESS WHEREOF, the parties hereto have executed this Amendment as of
the day and date first set forth above.
"Lessor" "Lessee"
EXPOSITION PROPERTY HOMEGROCER. COM, INC.,
ASSOCIATES, LLC, a Delaware corporation
a Delaware limited liability company
By: M&B Capital, LLC,
a Delaware limited liability By /s/ Xxxxx Xxxxxxx
company, -------------------------------
Its Managing Member Name: Xxxxx Xxxxxxx
----------------------------
Title: President
---------------------------
By:__________________________________
Xxxxx Xxxxxxx, Trustee By /s/ X.X Xxxxxxx
of the Xxxxx Xxxxxxx 1994 ------------------------------
Trust, Its Member Name: X.X Xxxxxxx
------------------------
Title: Sr VP Ops
-----------------------
7
EXHIBIT "A"
Revised Site Plan of Premises
-----------------------------
(See attachment)
EXHIBIT "A"
[Site Plan]
CITY OF LOS ANGELES DEPT. OF PARKS & RECREATION
EXHIBIT "B-1"
List of Landlord Work
---------------------
to be Completed by Lessor
-------------------------
1. Landlord shall undertake structural repairs to walls and roof deck to
the satisfaction of the City of Los Angeles Department of Building and Safety,
except for that certain new semi-truck and trailer loading area shown on the
attached Exhibit "B-1-A."
2. Landlord shall remove all temporary chain link fencing securing the
building and the site as of the date of this Amendment.
3. Landlord shall restore the existing HVAC system serving the lower deck
of the building to working order, including chiller, cooling tower and air
handling units to fully operating condition on temporary electrical service
lines. Permanent electrical service lines to be part of Tenant's Work.
4. Landlord shall demolish and remove all drywall partitions and toilet
facilities in the building pursuant to Urban Concepts Division 91 permitted
plan, dated December 1, 1999.
5. Landlord shall remove and replace the second level roof deck and roof
membrane, including portions demolished subsequent to the earthquake. The
replacement roof decking will have a load rating not to exceed 20 psf live load.
6. Landlord shall warrant that the second level of the building will be
suitable for (non-semi-tractor-trailer) parking delivery trucks. The second
level, however, is a flat surface without drainage. Scuppers are located around
the perimeter of the second level floor for emergency drainage purposes only.
7. Tenant will have the right to park up to one hundred twenty (120)
employee passenger vehicles on the upper level of the building along with up to
ninety (90) of Tenant's delivery trucks (but excluding semi-tractor-trailers).
8. Landlord shall provide protected areas on the ground outside the
building as locations for satellite receivers and antennas. Tenant shall have
the option to locate such receivers and antennas within the building. Any
structural reinforcement required to mount receivers and/or antennas on the roof
of the building will be the responsibility of Tenant and such construction shall
be subject to Landlord's approval under the Lease. Landlord discloses that
Tenant's election to locate its satellite receivers and antennas on the ground
outside the building may result in a loss of parking spaces for which Landlord
will not be responsible.
EXHIBIT "B-1-A"
Plot of New Semi-
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Truck and Trailer Loading Area
------------------------------
(See attachment.)
EXHIBIT "B-1-A"
Plot of New Semi-
-----------------
Truck and Trailer Loading Area
------------------------------
EXHIBIT "B-2"
List of In-Lieu Payments to be Made by Landlord
-----------------------------------------------
(See attachment; also below.)
In addition to the total of $1,148,927 in In-Lieu Payments shown on the
attached Exhibit B-2, Landlord's In-Lieu Payments to Tenant shall include an
additional Four Percent (4%) of such amount for a general contractor's fee which
equals $45,957.08, for a total of all In-Lieu Payments of $1,194,884.08.
[LETTERHEAD OF BENCHMARK]
East Building Gross Square Footage = 336,382 GSF
West Building Gross Square Footage = 50,230 GSF
-----------
Total Building Gross Square Footage = 386.612 GSF
Building Cost Per Square Foot = /SF
BUDGETARY ESTIMATE - HOMEGROCER ALLOWANCES
ACCT ITEM QTY UNIT UNIT PRICE ITEM TOTALS ACCT SUB
TOTAL
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1002 CLEAN-UP
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General Clean-up 1 LS 10,000.00 10,000
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10,000
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2100 DEMOLITION
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Demolition of concrete stair along La Brea Ave. 1 LS 6,000.00 6,000
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Remove striping @ 2nd floor 1 LS 9,000.00 9,000
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15,000
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2500 ASHALTIC PAVING AND SITE CONCRETE
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Misc. curb repair damaged by General Contractor 100 LF 13.00 1,300
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Misc. curb replacement damaged by General Contractor 100 LF 13.00 1,300
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Asphaltic paving repairs @ north entrance (dam'd by SE) 800 SF 3.75 3,000
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Slurry coat existing site paving 68,009 SF 0.07 4,761
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10,361
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2580 STRIPING
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Paint curbs for fire lanes (158 LF) 158 LF 0.50 79
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ADA Handicap stalls @ north & south of site (7 total) 7 EA 30.00 210
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Single line stalls @ north & south of site (162 total) 162 EA 5.00 810
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1,099
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2830 FENCES AND GATES
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New wrought iron fence (Picket type w/posts) 473 LF 22.00 10,406
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10,406
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2900 LANDSCAPING & IRRIGATION
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24" box, 10' - 12' high, deep root eucalyptis trees 20 EA 250.00 5,000
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New site irrigation and plantings @ west and north
elevation 3,800 SF 4.00 15,200
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20,200
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3210 REINFORCING STEEL
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Site Rebar 1 LS 3,500.00 3,500
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Rebar @ north entrance stair repair (damaged by SE) (147 LF) 122 LB. 0.50 61
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3,561
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3300 CAST-IN-PLACE CONCRETE
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2 stairs along La Brea Ave. 1 LS 15,000.00 15,000
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Chip & level raised concrete slab areas
along 19-line in east building 960 SF 1.50 1,440
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Leveling slab (slurry) at dips in concrete along
20-line in west building 960 SF 1.50 1,440
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T-10 landing replacement 1 LS 500.00 500
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Reset handrail @ metal stair removed by GC @ T-line: 8-10 1 LS 500.00 500
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Concrete @ north entrance stair repair (damaged by SE)
(147 LF) 2 CY 500.00 1,000
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Reset metal stair removed by GC @ T-line:8-10 1 LS 3,000.00 3,000
----------------------------------------------------------------------------------------------------------------------------
22,880
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3355 HYDRO BLASTING
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Powerwashing north ramp 1 LS 1,000.00 1,000
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1,000
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4200 CONCRETE MASONRY UNITS
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CMU @ T-10 landing replacement (8" block, cells filled) 25 SF 11.00 275
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275
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5120 STRUCTURAL STEEL
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Additional steel at modernized elevator 1 LS 6,500.00 6,500
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6,500
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5500 MISCELLANEOUS METALS
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Reset bollards at HVAC ducts, enclosures, etc. 90 EA 135.00 12,150
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12,150
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5510 METAL STAIRS
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New stair #5 from 2nd floor to roof per 6/A4.1 30 RISER 360.00 10,800
------------------------------------------------------------------------------------------------------------
10,800
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5520 HANDRAILS & RAILINGS
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Resent handrail @ T-10 landing replacement 1 LS 500.00 500
------------------------------------------------------------------------------------------------------------
New wall mounted handrail @ int. stair 24-line: F-G 36 LF 25.00 900
------------------------------------------------------------------------------------------------------------
Add S.S. cable to existing Stair #5 multi-line
handrails 35 LF 70.00 2,450
------------------------------------------------------------------------------------------------------------
New multi-line handrail @ stair #1 144 LF 31.50 4,536
------------------------------------------------------------------------------------------------------------
New multi-line handrail @ stair #2 144 LF 31.50 4,536
------------------------------------------------------------------------------------------------------------
New multi-line handrail @ stair #4 144 LF 31.50 4,536
------------------------------------------------------------------------------------------------------------
New multi-line handrail @ stair #5 144 LF 31.50 4,536
------------------------------------------------------------------------------------------------------------
New multi-line handrail @ stair #6 144 LF 31.50 4,536
------------------------------------------------------------------------------------------------------------
26,530
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6100 ROUGH CARPENTRY
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Miscellaneous (Backing for handrails in GWB) 1 LS 2,000.00 2,000
------------------------------------------------------------------------------------------------------------
2,000
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7200 INSULATION (per 1/A4.8 and floor plans)
------------------------------------------------------------------------------------------------------------
R-13 Batt 6" wall @ int. stair 24-line:F-G (2X6
@ 20'h) @ 1st floor 1,360 SF 0.40 544
------------------------------------------------------------------------------------------------------------
R-13 Batt 6" wall @ stair #1 enclosure (2X6 @ 20'h)
@ 1st floor 695 SF 0.40 278
------------------------------------------------------------------------------------------------------------
R-13 Batt 6" wall @ stair #2 enclosure (2X6 @ 20'h)
@ 1st floor 707 SF 0.40 283
------------------------------------------------------------------------------------------------------------
R-13 Batt 6" wall @ stair #4 enclosure (2X6 @ 20'h)
@ 1st floor 575 SF 0.40 230
------------------------------------------------------------------------------------------------------------
R-13 Batt 6" wall @ stair #5 enclosure (2X6 @ 20'h)
@ 1st floor 610 SF 0.40 244
------------------------------------------------------------------------------------------------------------
R-13 Batt 6" wall @ stair #6 enclosure (2X6 @ 20'h)
@ 1st floor 707 SF 0.40 283
------------------------------------------------------------------------------------------------------------
R-13 Batt 6" wall @ main switch room (2X6 @ 20'h)
@ 1st floor 760 SF 0.40 304
------------------------------------------------------------------------------------------------------------
R-13 Batt 6" wall @ electrical telephone room (2X6
@ 20'h) @ 1st floor 320 SF 0.40 128
------------------------------------------------------------------------------------------------------------
R-13 Batt 6" wall @ HVAC louver intakes
(2X6 @ 20'h) @ 1st floor 1,500 SF 0.40 600
------------------------------------------------------------------------------------------------------------
R-13 Batt 6" wall @ stair #5 enclosure
(2X6 @ 20'h) @ 2nd floor 610 SF 0.40 244
------------------------------------------------------------------------------------------------------------
R-13 Batt 6" wall @ int. stair 24-line:F-G
(2X6 @ 10'h) @ 2nd floor 680 SF 0.36 245
------------------------------------------------------------------------------------------------------------
R-13 Batt 6" wall @ stair #1 enclosure
(2X6 @ 10'h) @ 2nd floor 348 SF 0.36 125
------------------------------------------------------------------------------------------------------------
R-13 Batt 6" wall @ stair #2 enclosure
(2X6 @ 10'h) @ 2nd floor 353 SF 0.36 127
------------------------------------------------------------------------------------------------------------
R-13 Batt 6" wall @ stair #4 enclosure
(2X6 @ 10'h) @ 2nd floor 288 SF 0.36 104
------------------------------------------------------------------------------------------------------------
R-13 Batt 6" wall @ stair #6 enclosure
(2X6 @ 10'h) @ 2nd floor 353 SF 0.36 127
------------------------------------------------------------------------------------------------------------
R-13 Batt ceiling @ int. stair 24-line: F-G
(2X6 @ 10'h) @ 2nd floor 240 SF 0.36 86
------------------------------------------------------------------------------------------------------------
R-13 Batt ceiling @ stair #1 enclosure
(2X6 @ 10'h) @ 2nd floor 255 SF 0.36 92
------------------------------------------------------------------------------------------------------------
R-13 Batt ceiling @ stair #2 enclosure
(2X6 @ 10'h) @ 2nd floor 262 SF 0.36 94
------------------------------------------------------------------------------------------------------------
R-13 Batt ceiling @ stair #4 enclosure
(2X6 @ 10'h) @ 2nd floor 188 SF 0.36 68
------------------------------------------------------------------------------------------------------------
R-13 Batt ceiling @ stair #6 enclosure
(2X6 @ 10'h) @ 2nd floor 262 SF 0.36 94
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4,300
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8100 HOLLOW METAL DOORS AND FRAMES
------------------------------------------------------------------------------------------------------------
New HM door/frames @ interior stairwell enclosures 6 EA 300.00 1,800
------------------------------------------------------------------------------------------------------------
New 18 HM doors/ frames @ 1st floor excl. A-line 18 EA 300.00 5,400
------------------------------------------------------------------------------------------------------------
7,200
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8330 COILING DOORS
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Replace exterior coiling doors over storefront
entrances @ T-line 5 EA 2,000.00 10,000
------------------------------------------------------------------------------------------------------------
New coiling doors to fit existing 8' x 7'
openings (FC22 Ga.) 9 EA 2,000.00 18,000
------------------------------------------------------------------------------------------------------------
28,000
------------------------------------------------------------------------------------------------------------
------------------------------------------------------------------------------------------------------------
8410 ALUMINUM STOREFRONTS
------------------------------------------------------------------------------------------------------------
Refurb/replace custom double storefront doors &
hardware @ T-line 5 EA 1,132.00 5,660
------------------------------------------------------------------------------------------------------------
Replace glazing, mullions, inserts @ elevator tower 1 LS 10,000.00 10,000
------------------------------------------------------------------------------------------------------------
15,660
------------------------------------------------------------------------------------------------------------
------------------------------------------------------------------------------------------------------------
8710 HARDWARE
------------------------------------------------------------------------------------------------------------
New hardware for interior doors @ stairwell
enclosures 6 PKG 200.00 1,200
------------------------------------------------------------------------------------------------------------
New hardware for exterior HM doors @ 1st floor excl.
A-line 18 PKG 300.00 5,400
------------------------------------------------------------------------------------------------------------
6,600
------------------------------------------------------------------------------------------------------------
------------------------------------------------------------------------------------------------------------
9200 METAL STUDS @ DRYWALL (per 1/A4.8 and floor plans)
Studs/Gyp @ int. stair 24-line: F-G (1 hr; 1+1 5/8"
type-X, mud / tape) @ 1st floor 1,360 SF 5.75 7,820
------------------------------------------------------------------------------------------------------------
Studs/Gyp @ stair #1 enclosure (1 hr; 1+1 5/8"
type-X, mud / tape) @ 1st floor 695 SF 5.75 3,996
--------------------------------------------------------------------------------------------------------------
Studs/Gyp @ stair #2 enclosure (1 hr; 1+1 5/8"
type-X, mud / tape) @ 1st floor 695 SF 5.75 3,996
--------------------------------------------------------------------------------------------------------------
Studs/Gyp @ stair #4 enclosure (1 hr; 1+1 5/8"
type-X, mud / tape) @ 1st floor 575 SF 5.75 3,306
--------------------------------------------------------------------------------------------------------------
Studs/Gyp @ stair #5 enclosure (1 hr; 1+1 5/8"
type-X, mud / tape) @ 1st floor 610 SF 5.75 3,508
--------------------------------------------------------------------------------------------------------------
Studs/Gyp @ stair #6 enclosure (1 hr; 1+1 5/8"
type-X, mud / tape) @ 1st floor 707 SF 5.75 4,065
--------------------------------------------------------------------------------------------------------------
Studs/Gyp @ int. stair 24-line:F-G (1 hr; 1+1 5/8"
type-X, mud / tape) @ 2nd floor 760 SF 5.75 4,370
--------------------------------------------------------------------------------------------------------------
Studs/Gyp @ stair #1 enclosure (1 hr; 1+1 5/8"
type-X, mud / tape) @ 2nd floor 320 SF 5.75 1,840
--------------------------------------------------------------------------------------------------------------
Studs/Gyp @ stair #2 enclosure (1 hr; 1+1 5/8"
type-X, mud / tape) @ 2nd floor 1,500 SF 5.75 8,625
--------------------------------------------------------------------------------------------------------------
Studs/Gyp @ stair #4 enclosure (1 hr; 1+1 5/8"
type-X, mud / tape) @ 2nd floor 610 SF 5.75 3,508
--------------------------------------------------------------------------------------------------------------
Studs/Gyp @ stair #5 enclosure (1 hr; 1+1 5/8"
type-X, mud / tape) @ 2nd floor 680 SF 4.75 3,230
--------------------------------------------------------------------------------------------------------------
Studs/Gyp @ stair #6 enclosure (1 hr; 1+1 5/8"
type-X, mud / tape) @ 2nd floor 348 SF 4.75 1,653
--------------------------------------------------------------------------------------------------------------
Studs/Gyp @ main switch room (1 hr; 1+1 5/8" type-X,
mud / tape) 348 SF 4.75 1,653
--------------------------------------------------------------------------------------------------------------
Studs/Gyp @ electrical telephone room (1 hr; 1+1 5/8"
type-X, mud / tape) 288 SF 4.75 1,368
--------------------------------------------------------------------------------------------------------------
Studs/Gyp @ HVAC louver intakes (1 hr; 1+1 5/8"
type-X, mud / tape) 353 SF 4.75 1,677
--------------------------------------------------------------------------------------------------------------
Studs/Gyp @ main switch room (1 hr; 1+1 5/8" type-X,
mud / tape)
--------------------------------------------------------------------------------------------------------------
Studs/Gyp-ceiling @ int. stair 24-line:F-G (1 hr; 1+1
5/8" type-X, mud / tape) @ 2nd floor 240 SF 4.75 1,140
--------------------------------------------------------------------------------------------------------------
Studs/Gyp-ceiling @ stair #1 enclosure (1 hr; 1+1
5/8" type-X, mud / tape) @ 2nd floor 257 SF 4.75 1,221
--------------------------------------------------------------------------------------------------------------
Studs/Gyp-ceiling @ stair #2 enclosure (1 hr; 1+1
5/8" type-X, mud / tape) @ 2nd floor 262 SF 4.75 1,245
--------------------------------------------------------------------------------------------------------------
Studs/Gyp-ceiling @ stair #4 enclosure (1 hr; 1+1
5/8" type-X, mud / tape) @ 2nd floor 188 SF 4.75 893
--------------------------------------------------------------------------------------------------------------
Studs/Gyp-ceiling @ stair #6 enclosure (1 hr; 1+1
5/8" type-X, mud / tape) @ 2nd floor 262 SF 4.75 1,245
--------------------------------------------------------------------------------------------------------------
60,358
--------------------------------------------------------------------------------------------------------------
--------------------------------------------------------------------------------------------------------------
9860 GRAFITTI RESISTANT COATING
--------------------------------------------------------------------------------------------------------------
All around building to 10'h per City of LA code 17,760 SF 0.65 11,544
--------------------------------------------------------------------------------------------------------------
11,544
--------------------------------------------------------------------------------------------------------------
--------------------------------------------------------------------------------------------------------------
9900 PAINTING
--------------------------------------------------------------------------------------------------------------
Building exterior: 1 coat epoxy primer, 2 coats
acrylic masonry paint, up to 2 colors 1 LS 86,000.00 86,000
--------------------------------------------------------------------------------------------------------------
Mask, clean, repaint HM doors/frames @ interior
stairwell enclosures 6 EA 100.00 600
--------------------------------------------------------------------------------------------------------------
Mask, clean, repaint custom storefront @ T-line 5 EA 200.00 1,000
--------------------------------------------------------------------------------------------------------------
Repaint coiling doors to remain (8' x 7') 6 EA 300.00 1,800
--------------------------------------------------------------------------------------------------------------
Painting railings at north ramp/stair railings 1 LS 1,500.00 1,500
--------------------------------------------------------------------------------------------------------------
Repaint NW exit stairs handrails 1 LS 700.00 700
--------------------------------------------------------------------------------------------------------------
Repaint NE exit stairs handrails 1 LS 700.00 700
--------------------------------------------------------------------------------------------------------------
Paint drywall @ int. stair 24-line:F-G (2x @ 20'h) @
2nd floor 2,720 SF 0.50 1,360
--------------------------------------------------------------------------------------------------------------
Paint drywall @ stair #1 enclosure (2x6 @ 20'h) @ 1st
floor 1,390 SF 0.50 695
--------------------------------------------------------------------------------------------------------------
Paint drywall @ stair #2 enclosure (2x6 @ 20'h) @ 1st
floor 1,390 SF 0.50 695
--------------------------------------------------------------------------------------------------------------
Paint drywall @ stair #4 enclosure (2x6 @ 20'h) @ 1st
floor 3,550 SF 0.50 1,775
--------------------------------------------------------------------------------------------------------------
Paint drywall @ stair #5 enclosure (2x6 @ 20'h) @ 1st
floor 1,220 SF 0.50 610
--------------------------------------------------------------------------------------------------------------
Paint drywall @ stair #6 enclosure (2x6 @ 20'h) @ 1st
floor 1,414 SF 0.50 707
--------------------------------------------------------------------------------------------------------------
Paint drywall @ main switch room (1 hr; 1+1 5/8"
type-X, mud / tape) 1,520 SF 0.50 760
--------------------------------------------------------------------------------------------------------------
Paint drywall @ electrical telephone room (2x6 @ 20'h) 640 SF 0.50 320
--------------------------------------------------------------------------------------------------------------
Paint drywall @ HVAC louver intakes (2x6 @ 20'h) 1,500 SF 0.50 750
--------------------------------------------------------------------------------------------------------------
Paint drywall @ stair #5 enclosure (2x6 @ 20'h) @ 2nd
floor 1,220 SF 0.50 610
--------------------------------------------------------------------------------------------------------------
Paint drywall @ int. stair 24-line:F-G (2x6 @ 10'h) @
2nd floor 1,360 SF 0.50 680
--------------------------------------------------------------------------------------------------------------
Paint drywall @ stair #1 enclosure (2x6 @ 10'h) @ 2nd
floor 696 SF 0.50 348
--------------------------------------------------------------------------------------------------------------
Paint drywall @ stair #2 enclosure (2x6 @ 10'h) @ 2nd
floor 696 SF 0.50 348
--------------------------------------------------------------------------------------------------------------
Paint drywall @ stair #4 enclosure (2x6 @ 10'h) @ 2nd
floor 576 SF 0.50 288
--------------------------------------------------------------------------------------------------------------
Paint drywall @ stair #6 enclosure (2x6 @ 10'h) @ 2nd
floor 706 SF 0.50 353
--------------------------------------------------------------------------------------------------------------
Paint drywall-ceiling @ int. stair 24-line:F-G (2x6)
@ 2nd floor 240 SF 0.50 120
--------------------------------------------------------------------------------------------------------------
Paint drywall-ceiling @ stair #1 enclosure (2x6) @
2nd floor 257 SF 0.50 129
--------------------------------------------------------------------------------------------------------------
Paint drywall-ceiling @ stair #2 enclosure (2x6) @
2nd floor 262 SF 0.50 131
--------------------------------------------------------------------------------------------------------------
Paint drywall-ceiling @ stair #4 enclosure (2x6) @
2nd floor 188 SF 0.50 94
--------------------------------------------------------------------------------------------------------------
Paint drywall-ceiling @ stair #6 enclosure (2x6) @
2nd floor 262 SF 0.50 131
--------------------------------------------------------------------------------------------------------------
103,204
--------------------------------------------------------------------------------------------------------------
--------------------------------------------------------------------------------------------------------------
10500 FIRE EXTINGUISHERS AND CABINET
--------------------------------------------------------------------------------------------------------------
Fire extinguishers - 5 lb. 20 EA 70.00 1,400
--------------------------------------------------------------------------------------------------------------
Flush mounted fire extinguisher cabinets 20 EA 45.00 900
--------------------------------------------------------------------------------------------------------------
2,300
--------------------------------------------------------------------------------------------------------------
--------------------------------------------------------------------------------------------------------------
14200 ELEVATOR
--------------------------------------------------------------------------------------------------------------
2 stop, 19'-6" travel, elevator w/ standard finishes 1 EA 48,700.00 48,700
--------------------------------------------------------------------------------------------------------------
48,700
--------------------------------------------------------------------------------------------------------------
--------------------------------------------------------------------------------------------------------------
15510 FIRE SPRINKLER
--------------------------------------------------------------------------------------------------------------
Shell & Core:
--------------------------------------------------------------------------------------------------------------
New automatic fire sprinkler system @ 2nd floor
complete, and 1st floor stairwells 1 LS 176,000 176,000
--------------------------------------------------------------------------------------------------------------
New separate floor control valves @ each fire riser INCL
--------------------------------------------------------------------------------------------------------------
Hydro-test existing piping INCL
Repairs to existing 1st floor automatic fire
sprinkler system 1 LS 60,000.00 60,000
--------------------------------------------------------------------------------------------------------------
236,000
------------------------------------------------------------------------------------------------------------------
------------------------------------------------------------------------------------------------------------------
15600 HVAC
------------------------------------------------------------------------------------------------------------------
Shell & Core:
------------------------------------------------------------------------------------------------------------------
Garage ventilation system (figured @ 325 pass.
vehicle capacity) 1 LS 175,000.00 175,000
------------------------------------------------------------------------------------------------------------------
175,000
------------------------------------------------------------------------------------------------------------------
------------------------------------------------------------------------------------------------------------------
16000 ELECTRICAL
------------------------------------------------------------------------------------------------------------------
Shell & Core
------------------------------------------------------------------------------------------------------------------
Retrofit Existing Switch Gear (Main switch board) 1 LS 297,300.00 297,300
------------------------------------------------------------------------------------------------------------------
Recondition Existing Lighting @ 1st Floor (50 fc) INCL
------------------------------------------------------------------------------------------------------------------
Recondition Existing Lighting @ 2nd Floor (5-10 fc) INCL
------------------------------------------------------------------------------------------------------------------
Recondition Site Lighting (1 fc) INCL
------------------------------------------------------------------------------------------------------------------
House panels: One High Voltage for future build-out INCL
------------------------------------------------------------------------------------------------------------------
House panels: One Low voltage for house lighting and
site lighting INCL
------------------------------------------------------------------------------------------------------------------
Reconnect feeders to elevator controllers (existing
elevator) INCL
------------------------------------------------------------------------------------------------------------------
Interface with HVAC systems INCL
------------------------------------------------------------------------------------------------------------------
Fire system monitoring INCL
------------------------------------------------------------------------------------------------------------------
New D-xxxx telephone into west building INCL
------------------------------------------------------------------------------------------------------------------
Exit lighting with emergency battery back-up lighting INCL
------------------------------------------------------------------------------------------------------------------
297,300
------------------------------------------------------------------------------------------------------------------
TOTAL DIRECT COSTS 1,148,927 1,148,927
------------------------------------------------------------------------------------------------------------------
EXHIBIT "C"
List of Improvements Included Within
------------------------------------
the Tenant Improvements Work
----------------------------
to be Completed by Lessee
-------------------------
1. All work shown and described in Exhibit "B-2" (subject to Landlord's
payment of the In-Lieu Payments).
2. All work indicated in Exhibit "B-1" as a part of Tenant's Work.
3. Any and all work desired by Tenant or required by the applicable
governmental authorities and not included within Landlord's Work as shown on
Exhibit "B-1."
