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EXHIBIT 10.10
OFFICE LEASE
THIS OFFICE LEASE is entered into by Landlord and Tenant as described
in the following Basic Lease Information on the Date which is set forth for
reference only in the following Basic Lease Information. Landlord and Tenant
agree:
ARTICLE 1--BASIC LEASE INFORMATION
1.1 Basic Lease Information. In addition to the terms which are defined
elsewhere in this Lease, the following defined terms are used in this Lease:
(a) DATE: February 15, 1997.
(b) LANDLORD: U S WEST Business Resources, Inc., a
Colorado corporation.
(c) LANDLORD'S ADDRESS: with a copy at the same time to:
U S WEST Business Resources, Inc. U S WEST, Inc.
0000 Xxxx Xxxxxx Xxxxxx Xxxx, Xxxx 000 0000 Xxxx Xxxxxxx Xxxx, Xxxx 000
Xxxxxxx, XX 00000 Xxxxxxxxx, XX 00000
Attn: Manager--Real Estate Attn: Law Department
(d) TENANT: X.X. Xxxxx'x China Bistro, Inc., a Delaware
corporation.
(e) TENANT'S ADDRESS: X.X. Xxxxx'x China Bistro, Inc.
0000 Xxxxx 00xx Xxxxxx, Xxxxx 000
Xxxxxxx, XX 00000
(f) BUILDING ADDRESS: 0000 Xxxxx 00xx Xxxxxx
Xxxxxxx, XX 00000
(g) PREMISES: The Premises shown on Exhibit A to this
Lease, known as Suite 160.
(h) RENTABLE AREA OF THE PREMISES: Approximately 4,410
rentable square feet.
(i) RENTABLE AREA OF THE BUILDING: 175,186 rentable
square feet.
(j) TERM: Approximately 60 months, beginning on the
Commencement Date and expiring on the Expiration
Date.
(k) COMMENCEMENT DATE: May 1, 1997, as the same may be
extended pursuant to Article 3 below.
(l) EXPIRATION DATE: April 30, 2002, as the same may be
extended pursuant to Section 3.2 below.
(m) SECURITY DEPOSIT: $-0-.
(n) MONTHLY RENT: $8,085.00 per month. For purposes of
this subsection (n), month 1 will be considered the
first full calendar month of the Term; from the
Commencement Date until the beginning of month 1, the
Monthly Rent shall be $8,085.00 per month on a
prorated basis.
The Monthly Rent includes the product of 1/12th of
the Operating Expenses Base times the Rentable Area
of the Premises. The Monthly Rent does not include
the Arizona state and local transaction privileges
tax.
(o) OPERATING EXPENSES BASE: Actual operating expenses
for calendar year 1997, expressed on a per square
foot basis.
(p) TENANT'S SHARE: 2.517% (determined by dividing the
Rentable Area of the Premises by the total rentable
area of the building).
(q) PARKING SPACES: Landlord shall provide six covered,
reserved parking stalls. Upon Tenant's request,
Landlord shall provide twenty-five covered unreserved
parking stalls. Tenant shall notify Landlord if it
desires any additional unreserved stalls.
(r) PARKING CHARGE: $45 per month per stall for the
covered reserved parking stalls, and $26 per month
per stall for covered unreserved Parking stalls.
(s) BROKER: CB Commercial.
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(t) TENANT IMPROVEMENTS: Landlord shall provide space
based on a mutually acceptable space plan. Landlord's
obligation and costs for tenant improvements shall
not exceed $7.00 per rentable square foot.
1.2 Definitions:
(a) ADDITIONAL RENT: Any amounts which this Lease
requires Tenant to pay in addition to Monthly Rent,
including, but not limited to, the Arizona state and
local transaction privilege tax.
(b) BUILDING: The building which is located on the Land
and of which the Premises are a part
(c) LAND: The land on which the Project is located and
which is described on Exhibit B.
(d) PRIME RATE: The rate of interest from time to time
announced by Norwest Banks, or any successor to it,
as its prime rate. If Norwest Banks or any successor
to it ceases to announce its prime rate, the Prime
Rate will be a comparable interest rate designated by
Landlord which replaces the Prime Rate.
(e) PROJECT: The development consisting of the Land and
all improvements built on the Land including without
limitation the Building, parking lot, parking
structure, if any, walkways, driveways, fences, and
landscaping.
(f) RENT: The Monthly Rent and Additional Rent.
If any other provision of this Lease contradicts any definition of this
Article, the other provision will prevail.
1.3 Exhibits. The following addendum and exhibits are attached to this
Lease and are made part of this Lease:
EXHIBIT A--The Premises
EXHIBIT B--Legal Description of the Land
EXHIBIT C--Work Letter
EXHIBIT D--Rules and Regulations
EXHIBIT E--Commencement Date Certificate
ARTICLE 2--AGREEMENT
Landlord leases the Premises to Tenant, and Tenant leases the Premises;
from Landlord, according to this Lease. The duration of this Lease will be the
Term. The Term will commence on the Commencement Date, and will expire on the
Expiration Date.
ARTICLE 3--DELIVERY OF PREMISES
Landlord will perform the Tenant Improvements as described in the
attached Exhibit C above. Subject to Landlord's obligation to complete the
Tenant Improvements, Landlord shall have delivered possession of the Premises to
Tenant on the Commencement Date, AS-IS in its present condition on the
Commencement Date. Tenant acknowledges that neither Landlord nor its agents or
employees have made any representations or warranties as to the suitability or
fitness of the Premises for the conduct of Tenant's business or for any other
purpose, nor has Landlord or its agents or employees agreed to undertake any
alterations or construct any tenant improvements to the Premises except as
expressly provided in this Lease. If for any reason, Landlord cannot deliver
possession of the Premises to Tenant on the Commencement Date, (a) this Lease
will not be void or voidable and Landlord will not be liable to Tenant for any
resultant loss or damage, and (b) the Commencement Date and Expiration Date
shall each be delayed by one day for each day of such delay; provided, however,
if the Commencement Date is delayed by more than 90 days, Tenant, by written
notice to Landlord prior to the Commencement Date, may terminate this Lease.
Tenant will execute the Commencement Date Certificate attached to this Lease as
Exhibit E within 15 days of Landlord's request.
ARTICLE 4--MONTHLY RENT
Throughout the Term of this Lease, Tenant will pay Monthly Rent to
Landlord as rent for the Premises. Monthly Rent will be paid in advance on or
before the first day of each calendar month of the Term. If the Term commences
on a day other than the first day of a calendar month or ends on a day other
than the last day of a calendar month, then Monthly Rent will be appropriately
prorated by Landlord based on the actual number of calendar days in such month.
If the Term commences on a day other than the first day of a calendar month,
then the prorated Monthly Rent for such month will be paid on or before the
first day of the Term. Monthly Rent will be paid to Landlord, without written
notice or demand, and without deduction or offset, in lawful money of the United
States of America at Landlord's Address, or to such other address as Landlord
may from time to time designate in writing.
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ARTICLE 5--OPERATING EXPENSES
5.1 General.
(a) In addition to Monthly Rent, beginning on January 1, 1998,
Tenant will pay Tenant's Share of the amount by which the Operating Expenses
paid, payable or incurred by Landlord in each calendar year or partial calendar
year during the Term exceeds the product of (i) the Operating Expenses Base
times (ii) the Rentable Area of the Building. If Operating Expenses are
calculated for a partial calendar year, the Operating Expenses Base will be
appropriately prorated.
(b) As used in this Lease, the term "Operating Expenses"
means:
(1) All reasonable costs of management, operation and
maintenance of the Project, including without limitation, real and personal
property taxes and assessments (and any tax levied in whole or in part in lieu
of or in addition to real property taxes); wages, salaries and compensation of
employees employed at or allocated to the Project; consulting, accounting,
legal, janitorial, maintenance, guard, and other services; management fees and
costs (charged by Landlord, any affiliate of Landlord, or any other entity
managing the Project and determined at a rate consistent with prevailing market
rates for comparable services and projects); reasonable reserves for Operating
Expenses; that part of office rent or rental value of space in the Project used
or furnished by Landlord to enhance, manage, operate, and maintain the Project;
power, water, waste disposal, and other utilities; materials and supplies;
maintenance and repairs; insurance obtained with respect to the Project;
depreciation on personal property and equipment (except as set forth in (c)
below or which is or should be capitalized on the books of Landlord); and any
other costs, charges, and expenses which, under generally accepted accounting
principles, would be regarded as management, maintenance, and operating
expenses; and
(2) The cost (amortized over such period as Landlord
will reasonably determine) together with interest at the greater of (A) the
Prime Rate prevailing plus 2% or (B) Landlord's borrowing rate for such capital
improvements plus 2%, on the unamortized balance of any capital improvements (i)
which are made to the Project by Landlord for the purpose of reducing Operating
Expenses, or (ii) which are required under any governmental law or regulation
that was not applicable to the Project at the time it was constructed and which
are not a result of special requirements for any tenant's use of the Building
(whether or not such law or regulation is applicable to the Building as a result
of Landlord's or any tenant's status under such law or regulation, Landlord's or
any tenant's use, occupancy, or alteration of any portion of the Building, or
improvements made by or for any tenant in its premises). Notwithstanding the
foregoing, the Building's Operating Expenses will not include the cost of
capital improvements which are required to be made to any tenant's premises by
Such tenant pursuant to Section 8.1.
(c) The Operating Expenses will not include: (1) depreciation
on the Project (other than depreciation on personal property, equipment, window
coverings on exterior windows provided by Landlord and carpeting in public
corridors and common areas); (2) costs of alterations of space or other
improvements made for tenants of the Project; (3) finders' fees and real estate
brokers' commissions; (4) ground lease payments, mortgage principal or interest;
(5) capital items other than those referred to in clause (b)(2) above; (6) costs
of replacements to personal property and equipment for which depreciation costs
are included as an Operating Expense; (7) costs of excess or additional services
provided to any tenant in the Building which are directly billed to such
tenants; (8) the cost of repairs due to casualty or condemnation which are
reimbursed by third parties; (9) any cost due to Landlord's breach of this
Lease; (10) any income, estate, inheritance, or other transfer tax and any
excess profit, franchise, or similar taxes on Landlord's business; (11) all
costs, including legal fees, relating to activities for the solicitation and
execution of leases of space in the Building; and (12) any legal fees incurred
by Landlord in enforcing its rights under other leases for premises in the
Building.
(d) The Operating Expenses which vary with occupancy and which
are attributable to any part of the Term in which less than 95% of the Rentable
Area of the Building is occupied by tenants, will be adjusted by Landlord to the
amount which Landlord reasonably believes that they would have been if 95% of
the Rentable Area of the Building had been so occupied.
(e) Tenant acknowledges that Landlord has not made any
representation or given Tenant any assurances that the Operating Expenses Base
will equal or approximate the actual Operating Expenses per square foot of
Rentable Area of the Premises for any calendar year during the Term. In no event
shall Operating Expenses within the control of Landlord exceed 5% per year.
5.2 Estimated Payments. Commencing on January 1, 1998 and hereafter
during each calendar year or partial calendar year in the Term, in addition to
Monthly Rent, Tenant will pay to Landlord on the first day of each month an
amount equal to 1/12 of the product of Tenant's Share multiplied by the
"Estimated Operating Expenses" (defined below) for such calendar year.
"Estimated Operating Expenses" for any calendar year shall mean Landlord's
reasonable estimate of Operating Expenses for such calendar year less the
product of the Operating Expenses Base multiplied by the Rentable Area of the
Building and shall be subject to revision according to the further provisions of
this Section 5.2 and Section 5.3. During any partial calendar year during the
Term, Estimated Operating Expenses will be estimated on a full-year basis.
During each December during the Term, or as soon after each December as
practicable, Landlord will give Tenant written notice of Estimated Operating
Expenses for the ensuing calendar year. On or before the first day of each month
during the ensuing calendar year (or each month of the Term, if a partial
calendar year), Tenant will pay to Landlord 1/12 of the product of Tenant's
Share multiplied by the Estimated Operating Expenses for such calendar year;
however, if such written notice is not given in December, Tenant will continue
to make monthly payments on the basis of the prior year's Estimated Operating
Expenses until the month after such written notice is given, at which
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time Tenant will commence making monthly payments based upon the revised
Estimated Operating Expenses. In the month Tenant first makes a payment based
upon the revised Estimated Operating Expenses, Tenant will pay to Landlord the
difference between the amount payable based upon the revised Estimated Operating
Expenses and the amount payable based upon the prior year's Estimated Operating
Expenses, for each month which has elapsed since December. If at any time or
times it reasonably appears to Landlord that the actual Operating Expenses for
any calendar year will vary from the Estimated Operating Expenses for such
calendar year, Landlord may, by written notice to Tenant, revise the Estimated
Operating Expenses for such calendar year, and subsequent payments by Tenant in
such calendar year will be based upon such revised Estimated Operating Expenses.
5.3 Annual Settlement. Within 120 days after the end of each calendar
year or as soon after such 120-day period as practicable, Landlord will deliver
to Tenant a statement of amounts payable under Section 5.1 for such calendar
year prepared and certified by Landlord. Such certified statement will be final
and binding upon Landlord and Tenant unless Tenant objects to it in writing to
Landlord within 60 days after it is given to Tenant. If such statement shows an
amount owing by Tenant that is less than the estimated payments previously made
by Tenant for such calendar year, the excess will be held by Landlord and
credited against the next payment of Rent; however, if the Term has ended and
Tenant was not in default at its end, Landlord will refund the excess to Tenant.
If such statement shows an amount owing by Tenant that is more than the
estimated payments previously made by Tenant for such calendar year, Tenant will
pay the deficiency to Landlord within 30 days after the delivery of such
statement. Tenant may review Landlord's records of the Operating Expenses, at
Tenant's sole cost and expense, at the place Landlord normally maintains such
records during Landlord's normal business hours upon reasonable advance written
notice.
5.4 Final Proration. If this Lease ends on a day other than the last
day of a calendar year, the amount of increase (if any) in the Operating
Expenses payable by Tenant applicable to the calendar year in which this Lease
ends will be calculated on the basis of the number of days of the Term falling
within such calendar year and Tenant's obligation to pay any increase or
Landlord's obligation to refund any overage will survive the expiration or other
termination of this Lease. If Tenant's audit reveals an overstatement of the
total Operating Expense of more than 5%, then Landlord shall pay the cost of
Tenant's audit.
5.5 Other Taxes.
(a) Tenant will reimburse Landlord upon demand for any and all
taxes payable by Landlord (other than as set forth in subparagraph (b) below),
whether or not now customary or within the contemplation of Landlord and Tenant:
(1) Upon or measured by Rent, including without
limitation, any gross revenue tax, excise tax, or value added tax levied by the
federal government or any other governmental body with respect to the receipt of
Rent, including, but not limited to, the Arizona state and local transaction
privileges tax; and
(2) Upon this transaction or any document to which
Tenant is a party creating or transferring an interest or an estate in the
Premises.
(b) Tenant will not be obligated to pay any inheritance tax,
gift tax, transfer tax, franchise tax, income tax (based on net income), profit
tax, or capital levy imposed upon Landlord.
(c) Tenant will pay promptly when due all personal property
taxes on Tenant's personal property in the Premises and any other taxes payable
by Tenant, the non-payment of which might give rise to a lien on the Premises or
Tenant's interest in the Premises.
5.6 Additional Rent. Amounts payable by Tenant according to this
Article 5 will be payable as Rent, without deduction or offset. If Tenant fails
to pay any amounts due according to this Article 5, Landlord will have all the
rights and remedies available to it on account of Tenant's failure to pay Rent.
ARTICLE 6--INSURANCE
6.1 Landlord's Insurance. At all times during the Term, Landlord will
carry and maintain:
(a) Fire and extended coverage insurance covering the Project
and its equipment and common area furnishings;
(b) Bodily injury and property damage insurance; and
(c) Such other insurance as Landlord reasonably determines
from time to time or required by any Superior Lien (as defined in Section 19.1).
The insurance coverages and amounts in this Section 6.1 will be reasonably
determined by Landlord, based on coverages carried by prudent owners of
comparable buildings in the vicinity of the Project.
6.2 Tenant's Insurance. At all times during the Term, Tenant will carry
and maintain, at Tenant's expense, the following insurance, in the amounts
specified below or such other amounts as Landlord may from time to time
reasonably request and which are customary for projects similar to the Project
in the Phoenix area, with insurance companies and on forms reasonably
satisfactory to Landlord:
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(a) Bodily injury and property damage liability insurance,
with a combined single occurrence limit of not less than $1,000,000. All such
insurance will be equivalent to coverage offered by a Commercial General
Liability form including, without limitation, personal injury and contractual
liability coverage for the performance by Tenant of the indemnity agreements set
forth in Article 12 of this Lease;
(b) Insurance covering all of Tenant's furniture and fixtures,
machinery, equipment, stock and any other personal property owned and used in
Tenant's business and found in, on or about the Project.
Property forms will provide coverage on a broad form basis insuring against "all
risks of direct physical loss." All policy proceeds will be used for the repair
or replacement of the property damaged or destroyed; however, if this Lease
ceases under the provisions of Article 18, Tenant will be entitled to any
proceeds resulting from damage to Tenant's furniture and fixtures, machinery and
equipment, stock and any other personal property;
(c) Worker's compensation insurance insuring against and
satisfying Tenant's obligations and liabilities under the worker's compensation
laws of the state in which the Premises are located, including employer's
liability insurance in the limits required by the laws of the state in which the
Project is located; and
(d) If Tenant operates owned, hired or nonowned vehicles on
the Project, comprehensive automobile liability will be carried at a limit of
liability not less than $500,000 combined bodily injury and property damage.
6.3 Forms of the Policies. Certificates of insurance, together with
copies of the endorsements when applicable naming Landlord and any others
specified by Landlord as additional insureds, will be delivered to Landlord
prior to Tenant's occupancy of the Premises and from time to time at least 10
days prior to the expiration of the term of each such policy. All Commercial
General Liability or comparable policies maintained by Tenant will name Landlord
and such other persons or firms having an interest in the Project (whether as
owner or mortgagee) as Landlord specifies (in writing) from time to time as
additional insureds entitling them to recover under such policies for any loss
sustained by them, their agents and employees as a result of the negligent acts
or omissions of Tenant. All such policies maintained by Tenant will provide that
they may not be terminated nor may coverage be reduced except after 30 days'
prior written notice to Landlord. All Commercial General Liability and property
policies maintained by Tenant will be written as primary policies, not
contributing with and not supplemental to the coverage that Landlord may carry.
6.4 Waiver of Subrogation. Landlord and Tenant each waive any and all
rights to recover against the other or against any other tenant, occupant of the
Project or Superior Lien holder, or against the officers, directors,
shareholders, partners, joint venturers, employees, agents, customers, invitees
or business visitors of such other party or of such other tenant or, occupant of
the Project, or Superior Lien holder, for any loss or damage to such waiving
party arising from any cause covered by any property insurance required to be
carried by such party pursuant to this Article 6 or any other property insurance
actually carried by such party to the extent of the recovery under such policy.
Landlord and Tenant, from time to time, will cause their respective insurers to
issue appropriate waiver of subrogation rights endorsements to all property
insurance policies carried in connection with the Project or the Premises or the
contents of the Project or the Premises. Tenant agrees to cause all other
occupants of the Premises claiming by, under or through Tenant to execute and
deliver to Landlord such a waiver of claims and to obtain such waiver of
subrogation rights endorsements.
6.5 Adequacy of Coverage. Landlord, its agents and employees, make no
representation that the limits of liability specified to be carried by Tenant
pursuant to this Article 6 are adequate to protect Tenant. If Tenant believes
that any of such insurance coverage is inadequate, Tenant will obtain such
additional insurance coverage as Tenant deems adequate, at Tenant's sole
expense.
ARTICLE 7--USE
The Premises will be used only for general office purposes and ancillary
office purposes. Tenant will not (a) do or permit to be done in or about the
Premises, nor bring to, keep, or permit to be brought or kept in the Premises,
anything which is prohibited by or will in any way conflict with any law,
statute, ordinance, or governmental rule or regulation which is now in force or
which may be enacted or promulgated after the Date; (b) do or permit anything to
be done in or about the Premises which will in any way obstruct or interfere
with the rights of other tenants of the Building or Project or injure or annoy
them; (c) use or allow the Premises to be used for any immoral or unlawful,
purpose; (d) cause, maintain, or permit any nuisance in, on, or about the
Premises, or (e) commit or allow to be committed any, waste in, on, or about
the Premises.
ARTICLE 8--REQUIREMENTS OF LAW; FIRE INSURANCE
8.1 General. At its sole cost and expense, Tenant will promptly comply
with all laws, statutes, ordinances and governmental rules, regulations, or
requirements now in force or in force after the Commencement Date, with the
requirements of any board of fire underwriters or other similar body constituted
now or after the Date, with any direction or occupancy certificate issued
pursuant to any law by any public officer or officers, as well as the provisions
of all recorded documents affecting the Premises, insofar as they relate to (a)
Tenant's use, occupancy, or alteration of the Premises; (b) the condition of the
Premises resulting from Tenant's use, occupancy, or alteration of the Premises;
or (c) alterations to the Premises required as a result of Tenant's status under
such laws. Tenant will not be required to comply with such laws with respect to
structural changes or changes outside the Premises unless related to (y)
Tenant's use or occupancy of the Premises, or (z) improvements or alterations
made by or for Tenant.
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8.2 Hazardous Materials.
(a) For purposes of this Lease, "Hazardous Materials" means
any toxic or caustic substances, explosives, radioactive materials, hazardous
wastes, hazardous substances, or petroleum, its derivatives, by-products, or
other hydrocarbons, including, without limitation, substances defined as
"hazardous substances" or "hazardous waste" in the Comprehensive Environmental
Response, Compensation and Liability Act of 1980, as amended, 42 U.S.C. Sections
9601-9657; the Hazardous Materials Transportation Act of 1975, 49 U.S.C.
Sections 1801-1812; the Resource Conservation and Recovery Act of 1976,42 U.S.C.
Sections 6901-6987; The Occupational Safety and Health Act of 1970 or any other
federal, state, or local statute, law, ordinance, code, rule, regulation, order,
or decree regulating, relating to, or imposing liability or standards of conduct
concerning hazardous materials, waste, or substances now or at any time
hereafter in effect (collectively, "Hazardous Materials Laws").
(b) Tenant will not cause or permit the release, treatment,
recycling, storage, use, generation, transportation, or disposition of any
Hazardous Materials in, on or about the Premises or the Project by Tenant, its
agents, employees, or contractors, except typical office products used in the
normal course of business and in accordance with applicable Hazardous Materials
Laws. Tenant will not permit the Premises to be used or operated in a manner
that may cause the Premises or the Project to be contaminated by any Hazardous
Materials in violation of any Hazardous Materials Laws. Tenant will not install
or permit the installation on the Project of any underground storage tanks,
surface impoundments, or asbestos-containing materials in violation of any
Hazardous Materials Laws. Tenant will cause any alterations of the Premises to
be made in a way not to expose persons working or visiting the Project to
Hazardous Materials in excess of safety levels established by Hazardous
Materials Laws. Tenant will immediately advise Landlord in writing of (1) any
and all enforcement, cleanup, remedial, removal, or other governmental or
regulatory actions instituted, completed, or threatened pursuant to any
Hazardous Materials Laws relating to any Hazardous Material affecting the
Premises; (2) all claims made or threatened by any third party against Tenant,
Landlord, or the Premises relating to damage, contribution, cost recovery,
compensation, loss, or injury resulting from any Hazardous Materials on or about
the Premises; and (3) the failure of the Premises to comply with any Hazardous
Materials Laws. Without Landlord's prior written consent, Tenant will not take
any remedial action or enter into any agreements or settlements in response to
the presence of any Hazardous Materials in, on, or about the Premises.
(c) Tenant will be solely responsible for and will defend,
indemnify and hold Landlord, the holders of Superior Liens, their agents,
employees, partners, shareholders, officers, and directors (collectively,
"Landlord Indemnities") harmless from and against all claims, costs and
liabilities, including attorneys' fees and costs, arising out of or in
connection with Tenant's breach of its obligations in this Article 8. Tenant
will be solely responsible for and will defend, indemnify and hold Landlord
Indemnities harmless from and against any and all claims, costs, and
liabilities, including attorneys' fees and costs, arising out of or in
connection with the removal, clean-up and restoration work and materials
necessary to return the Premises and any other property of whatever nature
located on the Project to their condition existing prior to the appearance of
Tenant's Hazardous Materials on the Premises. Tenant's obligations under this
Article 8 will survive the expiration or other termination of this Lease.
(d) Landlord will be solely responsible for and will defend,
indemnify and hold Tenant, its agents, employees, partners, shareholders,
officers and directors ("Tenant Indemnities") harmless from and against all
claims, costs and liabilities including attorneys' fees and costs, arising out
of or in connection with Landlord's release, treatment, recycling, storage, use,
generation, transportation, or disposition of any Hazardous Materials in, on or
about the Premises or the Project prior to the date of this Lease ("Tenant
Indemnification Event"). Landlord will be solely responsible for and will
defend, indemnify and hold Tenant Indemnities harmless from and against any and
all claims, costs and liabilities, including attorneys' fees and costs, arising
out of or in connection with the removal, cleanup and restoration work required
in connection with any Hazardous Materials on the Premises or the Project
arising from a Tenant Indemnification Event. Landlord's obligations under this
Article 8 will survive the expiration or termination of this Lease. Landlord
represents that it has no actual knowledge of any potential claims, costs, or
liabilities arising out of or in connection with a Tenant Indemnification Event.
(e) Landlord may, from time to time during the Term based on
reasonable cause, conduct such environmental assessments or tests as Landlord
deems necessary, provided that Landlord will give Tenant reasonable prior notice
of its entry on the Premises for such purposes and will cooperate in minimizing
any disruption of Tenant's use of the Premises as a result of such activity.
Tenant will reimburse Landlord for the cost of such environmental assessment or
test if, at the time Landlord causes such assessment or test to be made,
Landlord has reasonable grounds to believe that an event has occurred which
constitutes a violation by Tenant of one of its covenants under, or which is
likely to result in Tenant being liable to Landlord by virtue of, an indemnity
given by Tenant under this Section 8.2.
8.3 Certain Insurance Risks. Tenant will not do or permit to be done
any act or thing upon the Premises or the Project which would (a) jeopardize or
be in conflict with fire insurance policies covering the Project, and fixtures
and property in the Project, or (b) increase the rate of fire insurance
applicable to the Project to an amount higher than it otherwise would be for
general office use of the Project, or (c) subject Landlord to any liability or
responsibility for injury to any person or persons or to property by reason of
any business or operation being carried on upon the Premises.
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ARTICLE 9--ASSIGNMENT AND SUBLETTING
9.1 General. Except in connection with the sale or transfer of all of
Tenant's assets, Tenant, for itself, its heirs, distributees, executors,
administrators, legal representatives, successors and assigns, covenants that it
will not assign, mortgage or encumber this Lease, nor sublease, or permit the
Premises or any part of the Premises to be used or occupied by others, without
the prior written consent of Landlord in each instance, which consent will not
be unreasonably withheld or delayed. Any assignment or sublease in violation of
this Article 9 will be void. If this Lease is assigned, or if the Premises or
any part of the Premises are subleased or occupied by anyone other than Tenant,
Landlord may, after default by Tenant, collect rent from the assignee, subtenant
or occupant, and apply the net amount collected to Rent. No assignment,
sublease, occupancy or collection will be deemed a waiver of the provisions of
this Section 9.1, the acceptance of the assignee, subtenant or occupant as
tenant, or a release of Tenant from the further performance by Tenant of
covenants on the part of Tenant contained in this Lease. The consent by
Landlord to an assignment or sublease will not be construed to relieve Tenant
from obtaining Landlord's prior written consent to any further assignment or
sublease. No permitted subtenant may assign or encumber its sublease or further
sublease all or any portion of its subleased space, or otherwise permit the
subleased space or any part of its subleased space to be used or occupied by
others, without Landlord's prior written consent in each instance.
9.2 Submission of Information. If Tenant requests Landlord's consent
to a specific assignment or subletting, Tenant will submit in writing to
Landlord (a) the name and address of the proposed assignee or subtenant; (b) the
business terms of the proposed assignment or sublease; (c) reasonably
satisfactory information as to the nature and character of the business of the
proposed assignee or subtenant, and as to the nature of its proposed use of the
space; (d) banking, financial, or other credit information reasonably sufficient
to enable Landlord to determine the financial responsibility and character of
the proposed assignee or subtenant; and (e) the proposed form of assignment or
sublease for Landlord's reasonable approval.
9.3 Payments to Landlord. If Landlord consents to a proposed
assignment or sublease, then Landlord will have the right to require Tenant to
pay to Landlord a sum equal to (a) 75% of any rent or other consideration paid
to Tenant by any proposed transferee which (after deducting the costs of Tenant,
if any, in effecting the assignment or sublease, including reasonable alteration
costs, commissions and legal fees) is in excess of the Rent allocable to the
transferred space which is then being paid by Tenant to Landlord pursuant to
this Lease; (b) 75% of any other profit or gain (after deducting any necessary
expenses incurred) realized by Tenant from any such sublease or assignment; and
(c) Landlord's reasonable attorneys' fees and costs incurred in connection with
negotiation, review and processing of the transfer. All such sums payable will
be payable to Landlord at the time the next payment of Monthly Rent is due.
9.4 Prohibited Transfers. The transfer of a majority of the issued and
outstanding capital stock of any corporate tenant or subtenant of this Lease or
a majority of the total interest in any partnership tenant or subtenant, however
accomplished, and whether in a single transaction or in a series of related or
unrelated transactions, will be deemed an assignment of this Lease or of such
sublease requiring Landlord's consent in each instance. For purposes of this
Article 9, the transfer of outstanding capital stock of any corporate tenant
will not include any sale of such stock by persons (other than those deemed
"Insiders" within the meaning of the Securities Exchange Act of 1934, as
amended) or the issuance of new stock, effected through "over-the-
counter-market" or through any recognized stock exchange.
9.5 Permitted Transfer. Landlord consents to an assignment of this
Lease, or sublease of all or part of the Premises, to a wholly-owned subsidiary
of Tenant or the parent of Tenant or to any corporation into or with which
Tenant may be merged or consolidated; provided that Tenant promptly provides
Landlord with a fully executed copy of such assignment or sublease and that
Tenant is not released from liability under the Lease.
ARTICLE 10--RULES AND REGULATIONS
Tenant and its employees, agents, licensees and visitors will at all
times observe faithfully, and comply strictly with, the rules and regulations
set forth on Exhibit D. Landlord may from time to time reasonably amend, delete
or modify existing rules and regulations, or adopt reasonable new rules and
regulations for the use, safety, cleanliness and care of the Premises, the
Building, and the Project, and the comfort, quiet and convenience of occupants
of the Project in a nondiscriminatory manner. Modifications or additions to the
rules and regulations will be effective upon 30 days' prior written notice to
Tenant from Landlord. In the event of any breach of any rules or regulations or
any amendments or additions to such rules and regulations, Landlord will have
all remedies which this Lease provides for default by Tenant, and will, in
addition, have any remedies available at law or in equity, including the right
to enjoin any breach of such rules and regulations. Landlord will not be liable
to Tenant for violation of such rules and regulations by any other tenant, its
employees, agents, visitors of licensees or any other person for so long as
Landlord shall proceed with due diligence to enforce the same in a consistent,
reasonable, and non-discriminatory manner. Landlord shall not unreasonably
enforce the rules and regulations against Tenant. In the event of any conflict
between the provisions of this Lease and the rules and regulations, the
provisions of this Lease will govern.
ARTICLE 11--COMMON AREAS
As used in this Lease, the term "common areas" means, without
limitation, the hallways, entryways, stairs, elevators, driveways, parking lots,
walkways, terraces, docks, loading areas, restrooms, trash facilities and all
other areas and facilities in the Project which are provided and designated from
time to time by Landlord for the general nonexclusive use and convenience of
Tenant with Landlord and other tenants of the Project and
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their respective employees, invitees, licensees or other visitors. Landlord
grants Tenant, its employees, invitees, licensees and other visitors a
nonexclusive license for the Term to use the common areas in common with others
entitled to use the common areas, subject to the terms and conditions of this
Lease. Without advance written notice to Tenant (except with respect to matters
covered by subsection (a) below) and without any liability to Tenant in any
respect, provided Landlord will take no action permitted under this Article 11
in such a manner so as to materially impair or adversely affect Tenant's
substantial benefit and enjoyment of the Premises, Landlord will have the right
to:
(a) Close off any of the common areas to whatever extent required
in the opinion of Landlord and its counsel to prevent a dedication of any of the
common areas or the accrual of any rights by any person or the public to the
common areas;
(b) Temporarily close any of the common areas for maintenance,
alteration or improvement purposes; and
(c) Change the size, use, shape or nature of any such common
areas, including erecting additional buildings on the common areas, expanding
the existing Building or other buildings to cover a portion of the common areas,
converting common areas to a portion of the Building or other buildings, or
converting any portion of the Building (excluding the Premises) or other
buildings to common areas. Upon erection of any additional buildings or change
in common areas, the portion of the Project upon which buildings or structures
have been erected will no longer be deemed to be a part of the common areas. In
the event of any such changes in the size or use of the Building or common areas
of the Building or Project, Landlord will make an appropriate adjustment in the
Rentable Area of the Building or the Building's pro rata share of exterior
common areas of the Project, as appropriate, and a corresponding adjustment to
Tenant's Share of the Operating Expenses payable pursuant to Article 5 of this
Lease.
ARTICLE 12--LANDLORD'S SERVICES
12.1 Landlord's Repair and Maintenance. Landlord will maintain, repair
and restore the common areas of the Project, including lobbies, stairs,
elevators, corridors and restrooms, the windows in the Building, the mechanical,
plumbing and electrical equipment serving the Building, and the structure of the
Building in reasonably good order and condition.
12.2 Landlord's Services.
(a) Landlord will furnish the Premises with those services
customarily provided in comparable office buildings in the vicinity of the
Project, including, without limitation, (1) electricity for lighting and the
operation of low-wattage office machines (such as desk-top micro-computers,
desk-top calculators and typewriters), although Landlord will not be obligated
to furnish more power to the Premises than is proportionally allocated to the
Premises under the Building design; (2) heat and air conditioning reasonably
required for the comfortable occupation of the Premises during Business Hours;
(3) access and elevator service; (4) lighting replacement during Business Hours
(for building standard lights but not any special Tenant lights, which will be
replaced at Tenant's sole cost and expense); (5) restroom supplies; (6) window
washing with reasonable frequency, as determined by Landlord; and (7) daily
cleaning service on weekdays. Landlord may provide, but will not be obligated to
provide, any such services (except access and elevator service) on Holidays or
weekends.
(b) Tenant will have the right to purchase for use during Business
Hours and non-Business Hours the services described in clauses (a)(1) and (2) in
excess of the amounts which Landlord has agreed to furnish so long as (1) Tenant
gives Landlord reasonable prior written notice of its desire to do so; (2) the
excess services are reasonably available to Landlord and to the Premises; and
(3) Tenant pays as Additional Rent (at the time the next payment of Monthly Rent
is due) the cost of such excess service from time to time charged by Landlord;
subject to the procedures established by Landlord from time to time for
providing such additional or excess services.
(c) The term "Business Hours" means 7:00 a.m. to 6:00 p.m. on
Monday through Friday, except Holidays (as that term is defined below), and 8:00
a.m. to 12:00 noon on Saturdays, except Holidays. The term "Holidays" means New
Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, and
Christmas Day.
12.3 Tenant's Costs. Whenever equipment or lighting (other than
building standard lights) is used in the Premises by Tenant and such equipment
or lighting affects the temperature otherwise normally maintained by the design
of the Building's air conditioning system, Landlord will have the right, after
prior written notice to Tenant, to install supplementary air conditioning
facilities in the Premises or otherwise modify the ventilating and air
conditioning system serving the Premises; and the cost of such facilities,
modifications, and additional service will be paid by Tenant as Additional Rent.
If Landlord reasonably believes that Tenant is using more power than Landlord
furnishes pursuant to Section 12.2, Landlord may install separate meters of
Tenant's power usage, and Tenant will pay for the cost of such excess power as
Additional Rent, together with the cost of installing any risers, meters or
other facilities that may be necessary to furnish or measure such excess power
to the Premises.
12.4 Limitation on Liability. Provided such is not the result of the
gross negligence or intentional misconduct of Landlord, Landlord will not be in
default under this Lease or be liable to Tenant or any other person, for direct
or consequential damage, or otherwise, for any failure to supply any heat, air
conditioning,
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elevator, cleaning, lighting, security, surges or interruptions of electricity,
or other service Landlord has agreed to supply during any period when Landlord
uses reasonable diligence to supply such services. Landlord will use reasonable
efforts to diligently remedy any interruption in the furnishing of such
services. Landlord reserves the right temporarily to discontinue such services
at such times as may be necessary by reason of accident, repairs, alterations or
improvements, strikes, lockouts, riots, acts of God, governmental preemption in
connection with a national or local emergency, any rule, order or regulation of
any governmental agency, conditions of supply and demand which make any product
unavailable, Landlord's compliance with any mandatory governmental energy
conservation or environmental protection program, or any voluntary governmental
energy conservation program at the request of or with consent or acquiescence of
Tenant, or any other happening beyond the control of Landlord. Landlord will not
be liable to Tenant or any other person or entity for direct or consequential
damages resulting from the admission to or exclusion from the Building or
Project of any person. In the event of invasion, mob, riot, public excitement,
strikes, lockouts, or other circumstances rendering such action advisable in
Landlord's sole opinion, Landlord will have the right to prevent access to the
Building or Project during the continuance of the same by such means as
Landlord, in its sole discretion, may deem appropriate, including, without
limitation, locking doors and closing parking areas and other common areas.
Provided such is not the result of the gross negligence or intentional
misconduct of the Landlord, Landlord will not be liable for damages to person or
property or for injury to, or interruption of, business for any discontinuance
permitted under this Article 12, nor will such discontinuance in any way be
construed as an eviction of Tenant or cause an abatement of Rent or operate to
release Tenant from any of Tenant's obligations under this Lease.
ARTICLE 13--TENANT'S CARE OF THE PREMISES
Subject to Landlord's obligations under Article 12, Tenant will
maintain the Premises (including Tenant's equipment, personal property and trade
fixtures located in the Premises) in their condition at the time they were
delivered to Tenant, reasonable wear and tear excluded. Tenant will immediately
advise Landlord of any damage to the Premises or the Project. All damage or
injury to the Premises, or the Project, or the fixtures, appurtenances and
equipment in the Premises or the Project which is caused by Tenant, its agents,
employees, or invitees, may be repaired, restored or replaced by Landlord, at
the expense of Tenant and such expense (plus 15% of such expense for Landlord's
overhead) will be collectible as Additional Rent and will be paid by Tenant
within 10 days after delivery of a statement for such expense.
ARTICLE 14--ALTERATIONS
14.1 General.
(a) During the Term, Tenant will not make or allow to be made any
alterations, additions, or improvements ("Alterations") to or of the Premises or
any part of the Premises, or attach any fixtures or equipment to the Premises,
without first obtaining Landlord's written consent. Landlord's consent to such
alterations, additions, or improvements or Landlord's approval of the plans,
specifications, and working drawings for such alterations, additions, or
improvements shall create no responsibility or liability on the part of Landlord
for the completeness, design sufficiency, or compliance with all laws, rules,
and regulations of governmental agencies or authorities with respect to such
alterations, additions or improvements. No Alterations will be approved by
Landlord if such Alterations would not be approved by the holder of a Superior
Lien. All such Alterations consented to by Landlord, and capital improvements
which are required to be made to the Project as a result of the nature of
Tenant's use of the Premises:
(1) Will be performed by contractors approved by Landlord and
subject to conditions specified by Landlord (which may include requiring the
posting of a mechanic's or materialmen's xxxx xxxx);
(2) Will not be made until Tenant has procured and paid for
all permits and authorizations of all municipal and other governmental
authorities with jurisdiction over the Premises;
(3) Will be expeditiously completed in a good and workmanlike
manner in compliance with all Laws;
(4) Will not be made until Tenant procures, in addition to
insurance required by Section 6.2, completed value builder's risk insurance for
the Project, including all building materials thereon, to be maintained
during the period of demolition or construction, covering loss or damage from
fire, lightning, extended coverage perils, sprinkler, leakage, vandalism,
malicious mischief, and perils insured under a difference in conditions policy
in an amount not less than the cost, as estimated by Landlord, of the
construction of the alterations;
(5) Will be of such a character as not to adversely affect
the fair market value of the Project;
(6) Will be paid for by Tenant when due so that the Project
will, at all times, be free of liens for labor and materials supplied or claimed
to have been supplied to the Project;
(7) Will not be of such a character as to materially
adversely affect the character of the Building as a general office Building, a
self-contained structural unit, capable of being operated independently of any
other buildings or improvements, and as a multi-tenant facility;
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(8) At Landlord's option, will be made by Landlord for
Tenant's, account, and Tenant will reimburse Landlord for their cost (including
10% for Landlord's overhead) within 10 days after receipt of a statement of
such cost;
(9) If the Alterations have an estimated cost in excess of
$10,000:
(A) Will be conducted under the supervision of an
architect or engineer employed or engaged by Landlord and paid by Tenant;
(B) Will not be undertaken except in accordance with
detailed plans, specifications, and cost estimates approved by Landlord. Within
30 days of Landlord's receipt of detailed plans, specifications, and cost
estimates, Landlord shall either approve the proposed Alterations or disapprove
the proposed Alterations by delivering to Tenant a written explanation for such
disapproval.
(b) Except to the extent such constitute Tenant's trade fixtures
or trade dress, and subject to Tenant's rights in Article 16, all alterations,
additions, fixtures and improvements, whether temporary or permanent in
character, made in or upon the Premises either by Tenant or Landlord, will
immediately become Landlord's property and, at the end of the Term will remain
on the Premises without compensation to Tenant.
14.2 Free-Standing Partitions. Tenant will have the right to install
free-standing work station partitions, without Landlord's prior written consent,
so long as no building or other governmental permit is required for their
installation or relocation; however, if a permit is required, Landlord will not
unreasonably withhold its consent to such relocation or installation. The
free-standing work station partitions for which Tenant pays will be part of
Tenant's trade fixtures for all purposes under this Lease. All other partitions
which are installed in the Premises are and will be Landlord's property for all
purposes under this Lease.
ARTICLE 15--MECHANICS' LIENS
Tenant will pay or cause to be paid all costs and charges for work (a)
done by Tenant or caused to be done by Tenant, in or to the Premises, and (b)
for all materials furnished for or in connection with such work. Tenant will
indemnify Landlord against and hold Landlord, the Premises and the Project free,
clear and harmless of and from all mechanics' liens and claims of liens, and all
other liabilities, liens, claims and demands on account of such work by or on
behalf of Tenant. If any such lien, at any time, is filed against the Premises,
or any part of the Project, Tenant will cause such lien to be discharged of
record within 10 days after the filing of such lien, except that if Tenant
desires to contest such lien, it will furnish Landlord, within such 10-day
period, security reasonably satisfactory to Landlord of at least 150% of the
amount of the claim, plus estimated costs and interest or comply with such
statutory procedures as may be available to release the lien. If a final
judgment establishing the validity or existence of a lien for any amount is
entered, Tenant will pay and satisfy the same at once. If Tenant fails to pay
any charge for which a mechanics' lien has been filed, and has not given
Landlord security as described above, or has not complied with such statutory
procedures as may be available to release the lien, Landlord may, at its option,
pay such charge and related costs and interest, and the amount so paid, together
with reasonable attorneys' fees incurred in connection with such lien, will be
immediately due from Tenant to Landlord as Additional Rent. Nothing contained
in this Lease will be deemed the consent or agreement of Landlord to subject
Landlord's interest in the Project to liability under any mechanics' or other
lien law. If Tenant receives written notice that a lien has been or is about to
be filed against the Premises or the Project or any action affecting title to
the Project has been commenced on account of work done by or for or materials
furnished to or for Tenant, it will immediately give Landlord written notice of
such notice. At least 15 days prior to the commencement of any work (including,
but not limited to, any maintenance, repairs, alterations, additions,
improvements or installations) in or to the Premises, by or for Tenant, Tenant
will give Landlord written notice of the proposed work and the names and
addresses of the persons supplying labor and materials for the proposed work.
Landlord will have the right to post notices of non-responsibility or similar
written notices on the Premises in order to protect the Premises against any
such liens. Upon request, Tenant will furnish Landlord evidence of any
settlement, satisfaction, or payment made of any lien or claim pursuant to this
Article 15.
ARTICLE 16--END OF TERM
At the end of this Lease, Tenant will promptly quit and surrender the
Premises broom-clean, in good order and repair, ordinary wear and tear excepted.
If Tenant is not then in default, Tenant may remove from the Premises any trade
fixtures, equipment and movable furniture placed in the Premises by Tenant,
whether or not such trade fixtures or equipment are fastened to the Building;
Tenant will not remove any trade fixtures or equipment without Landlord's prior
written consent if such fixtures or equipment are used in the operation of the
Building, or if the removal of such fixtures or equipment will result in
impairing the structural strength of the Building . Tenant will fully repair any
damage occasioned by the removal of any trade fixtures, equipment, and
furniture. All trade fixtures, equipment, furniture, inventory, and effects on
the Premises after the end of the Term will be deemed conclusively to have been
abandoned and may be appropriated, sold, stored, destroyed or otherwise disposed
of by Landlord without written notice to Tenant or any other person and without
obligation to account for them. Tenant will pay Landlord for all expenses
incurred in connection with the removal of such property, including, but not
limited to, the cost of repairing any damage to the Building or Premises caused
by the removal of such property. Tenant's obligation to observe and perform this
covenant will survive the expiration or other termination of this Lease.
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ARTICLE 17--EMINENT DOMAIN
If all of the Premises are taken by exercise of the power of eminent
domain (or conveyed by Landlord in lieu of such exercise) this Lease will
terminate on a date (the "termination date") which is the earlier of the date
upon which the condemning authority takes possession of the Premises or the date
on which title to the Premises is vested in the condemning authority. If more
than 25% of the Rentable Area of the Premises is so taken, Tenant will have the
right to cancel this Lease by written notice to Landlord given within 20 days
after the termination date. If less than 25% of the Rentable Area of the
Premises is so taken, or if the Tenant does not cancel this Lease according to
the preceding sentence, the Monthly Rent will be abated in the proportion of the
Rentable Area of the Premises so taken to the Rentable Area of the Premises
immediately before such taking, and Tenant's Share will be appropriately
recalculated. If 25% or more of the Building or the Project is so taken, or such
portion of the Building or Project is taken such that the Premises cannot
reasonably be used by Tenant an Tenant gives Landlord written notice of that
within 30 days of the date of the taking, Landlord and Tenant may cancel this
Lease by written notice to the other given within 30 days after the termination
date. In the event of any such taking, the entire award will be paid to Landlord
and Tenant will have no right or claim to any part of such award; however,
Tenant will have the right to assert a claim against the condemning authority in
a separate action, so long as Landlord's award is not otherwise reduced, for (a)
Tenant's moving expenses and (b) leasehold improvements owned by Tenant.
ARTICLE 18--DAMAGE AND DESTRUCTION
(a) If the Premises or the Building are damaged by fire or other
insured casualty, Landlord will give Tenant written notice of the time which
will be needed to repair such damage, as determined by Landlord in its
reasonable discretion, and the election (if any) which Landlord has made
according to this Article 18. Such notice will be given before the 30th day (the
"notice date") after the fire or other insured casualty.
(b) If the Premises or the Building are damaged by fire or other
insured casualty to an extent which it may be repaired its original condition as
of the time of the Commencement Date within 120 days after the notice date, as
reasonably determined by Landlord, Landlord will promptly begin to repair the
damage after the notice date and will diligently pursue the completion of such
repair. In that event this Lease will continue in full force and effect except
that Monthly Rent will be abated on a pro rata basis from the date of the damage
until the date of the completion of such repairs (the "repair period") based on
the proportion of the Rentable Area of the Premises which Tenant is unable to
use during the repair period.
(c) If the Premises or the Building are damaged by fire or other
insured casualty to an extent which may not be repaired within 120 days after
the notice date, as reasonably determined by Landlord, then (1) Landlord may
cancel this Lease as of the date of such damage by written notice given to
Tenant on or before the notice date or (2) Tenant may cancel this Lease as of
the date of such damage by written notice given to Landlord within 10 days after
Landlord's delivery of a written notice that the repairs cannot be made within
such 120-day period. If neither Landlord nor Tenant so elects to cancel this
Lease, Landlord will diligently proceed to repair the Building and Premises and
Monthly Rent will be abated on a pro rata basis during the repair period based
on the proportion of the Rentable Area of the Premises which Tenant is unable to
use during the repair period.
(d) Notwithstanding the provisions of subparagraphs (a), (b), and
(c) above, if the Premises or the Building are damaged by uninsured casualty, or
if the proceeds of insurance are insufficient to pay for the repair of any
damage to the Premises or the Building, Landlord will have the option to repair
such damage or cancel this Lease as of the date of such casualty by written
notice to Tenant on or before the notice date.
(e) If any such damage by fire or other casualty is the result of
the willful conduct or negligence or failure to act of Tenant, its agents,
contractors, employees or invitees, there will be no abatement of Monthly Rent
as otherwise provided for in this Article 18. Tenant will have no rights to
terminate this Lease on account of any damage to the Premises, the Building, or
the Project, except as set forth in this Lease.
ARTICLE 19--SUBORDINATION
19.1 General. This Lease and Tenant's rights under this Lease are
subject and subordinate to any ground or underlying master lease, mortgage,
indenture, deed of trust or other lien encumbrance (each a "Superior Lien"),
together with any renewals, extensions, modifications, consolidations and
replacements of such Superior Lien, now or after the Date affecting or placed,
charged or enforced against the Land, the Building, or all or any portion of the
Project or any interest of Landlord in them or Landlord's interest in this Lease
and the leasehold estate created by this Lease (except to the extent any such
instrument will expressly provide that this Lease, is superior to such
instrument). This provision will be self-operative and no further instrument of
subordination will be required in order to effect it. Notwithstanding the
foregoing, provided Landlord provides Tenant with a nondisturbance agreement in
a form reasonably satisfactory to Tenant, Tenant will execute, acknowledge and
deliver to Landlord, within 20 days after written demand by Landlord, such
documents as may be reasonably requested by Landlord or the holder of any
Superior Lien to confirm or effect any such subordination.
19.2 Attornment and Non-Disturbance. Tenant agrees that in the event
that any holder of a Superior Lien succeeds to Landlord's interest in the
Premises, Tenant will pay to such holder all rents subsequently payable under
this Lease. Further, Tenant agrees that in the event of the enforcement by the
holder of a Superior Lien of the remedies provided for by law or by such
Superior Lien, Tenant will, upon request of any
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person or party succeeding to the interest of Landlord as a result of such
enforcement, automatically become the Tenant of and attorn to such
successor-in-interest without change in the terms or provisions of this Lease.
Such successor-in-interest will not be bound by (a) any payment of Rent for more
than one month in advance, except prepayments in the nature of security for the
performance by Tenant of its obligations under this Lease; (b) any amendment or
modification of this Lease made without the written consent of such
successor-in-interest of which Tenant has written notice at the time of the
amendment or modifications (if such consent was required under the terms of such
Superior Lien); (c) any claim against Landlord arising prior to the date on
which such successor-in-interest succeeded to Landlord's interest; or (d) any
claim or offset of Rent against the Landlord. Upon request by such
successor-in-interest and without cost to Landlord or such
successor-in-interest, Tenant will, within 20 days after written demand,
execute, acknowledge and deliver an instrument or instruments confirming the
attornment, so long as such instrument provides that such successor-in-interest
will not disturb Tenant in its use of the Premises in accordance with this
Lease.
ARTICLE 20--ENTRY BY LANDLORD
Landlord, the holder of a Superior Lien, their agents, employees, and
contractors may enter the Premises at any time in response to an emergency and
at least 24 hours prior telephone notice when possible, at reasonable hours to:
(a) Inspect the Premises;
(b) Exhibit the Premises to prospective purchasers, lenders or
tenants;
(c) Determine whether Tenant is complying with all its obligations
in this Lease;
(d) Supply cleaning service and any other service to be provided
by Landlord to Tenant according to this Lease (without notice);
(e) Post written notices of non-responsibility or similar notices
(without notice); or
(f) Make repairs required of Landlord under the terms of this
Lease or repairs to any adjoining space or utility services or make repairs,
alterations or improvements to any other portion of the Building; however, all
such work will be done as promptly as reasonably possible and so as to cause as
little interference to Tenant as reasonably possible.
Tenant, by this Article 20, waives any claim against Landlord, its agents,
employees or contractors for damages for any injury or inconvenience to or
interference with Tenant's business, any loss of occupancy or quiet enjoyment of
the Premises or any other loss occasioned by any entry in accordance with this
Article 20 except to the extent caused by the gross negligence of Landlord.
Landlord will at all times have and retain a key with which to unlock all of the
doors in, on or about the Premises (excluding Tenant's vaults, safes and similar
areas designated in writing by Tenant in advance). Landlord will have the right
to use any and all means which Landlord may deem proper to open doors in and to
the Premises in an emergency in order to obtain entry to the Premises, provided
that Landlord will promptly repair any damages caused by any forced entry. Any
entry to the Premises by Landlord in accordance with this Article 20 will not be
construed or deemed to be a forcible or unlawful entry into or a detainer of the
Premises or an eviction, actual or constructive, of Tenant from the Premises, or
any portion of the Premises, nor will any such entry entitle Tenant to damages
or an abatement of Monthly Rent, Additional Rent, or other charges which this
Lease requires Tenant to pay.
ARTICLE 21--INDEMNIFICATION, WAIVER, AND RELEASE
21.1 Indemnification. Except for any injury or damage to persons or
property on the Premises which is proximately caused by or results proximately
from the negligence or deliberate act of Landlord, its employees or agents, and
subject to the provisions of Section 6.4, Tenant will neither hold nor attempt
to hold Landlord, its employees or agents liable for, and Tenant will indemnify
and hold harmless Landlord, its employees and agents from and against, any and
all demands, claims, causes of action, fines, penalties, damages (including
consequential damages), liabilities, judgments, and expenses (including, without
limitation, reasonable attorneys' fees) incurred in connection with or arising
from: (a) the use or occupancy or manner of use or occupancy of the Premises by
Tenant or any person claiming under Tenant; (b) any activity, work, or thing
done or permitted by Tenant in or about the Premises, the Building, or the
Project; (c) any breach by Tenant or its employees, agents, contractors, or
invitees of this Lease; and (d) any injury or damage to the person, property,
or business of Tenant, its employees, agents, contractors, or invitees entering
upon the Premises under the express or implied invitation of Tenant.
If any action or proceeding is brought against Landlord, its
employees or agents by reason of any such claim for which Tenant has indemnified
Landlord, Tenant, upon written notice from Landlord, will defend the same at
Tenant's expense, with counsel reasonably satisfactory to Landlord.
(a) Except for any injury or damage to persons or property on the
Premises which is proximately caused by or results proximately from the
negligence or deliberate act of Tenant, its employees or agents, Landlord will
neither hold nor attempt to hold Tenant, its employees or agents liable for, and
Landlord will indemnify and hold harmless Tenant, its employees and agents from
and against, any and all demands, claims, causes of action, fines, penalties,
damages (including consequential damages), liabilities, judgements and expenses
(including without limitation reasonable attorneys' fees) incurred in connection
with or arising from
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the acts of Landlord or its agents at the Project. If any action or proceeding
is brought against Tenant, or its employees or agents by reason of any such
claim for which Landlord has indemnified Tenant, Landlord, upon written notice
from Tenant, will defend the same at Landlord's expense, with counsel reasonably
satisfactory to Tenant.
21.2 Waiver and Release. Tenant, as a material part of the
consideration to Landlord for this Lease, by this Section 21.2, waives and
releases all claims against Landlord, its employees and agents with respect to
all matters for which Landlord has disclaimed liability pursuant to the
provisions of this Lease.
ARTICLE 22--SECURITY DEPOSIT
Intentionally deleted.
ARTICLE 23--QUIET ENJOYMENT
Landlord covenants and agrees with Tenant that so long as Tenant pays
the Rent, and observes and performs all the terms, covenants and conditions of
this Lease on Tenant's part to be observed and performed, Tenant may peaceably
and quietly enjoy the Premises subject, nevertheless, to the terms and
conditions of this Lease and Tenant's possession will not be disturbed by anyone
claiming by, through or under Landlord.
ARTICLE 24--EFFECT OF SALE
A sale, conveyance or assignment of Landlord's interest in the Building
or the Project will operate to release Landlord from liability from and after
the effective date of such sale, conveyance or assignment upon all of the
covenants, terms and conditions of this Lease, express or implied, except those
liabilities which arose prior to such effective date, and, after the effective
date of such sale, conveyance or assignment, Tenant will look solely to
Landlord's successor-in-interest in and to this Lease. This Lease will not be
affected by any such sale, conveyance or assignment, and Tenant will attorn to
Landlord's successor-in-interest to this Lease, so long as such
successor-in-interest assumes Landlord's obligations under the Lease from and
after such effective date.
ARTICLE 25--DEFAULT
25.1 Events of Default. The following events are referred to,
collectively, as "Events of Default" or, individually, as an "Event of Default":
(a) Tenant defaults in the due and punctual payment of Rent, and
such default continues for 5 days after receipt of written notice from Landlord;
however, Tenant will not be entitled to more than 1 written notice for monetary
defaults during any 12-month period, and if after such written notice any Rent
is not paid within 5 days after due, an Event of Default will be considered to
have occurred without further notice;
(b) Tenant abandons the Premises;
(c) This Lease or the Premises or any part of the Premises are
taken upon execution or by other process of law directed against Tenant, or are
taken upon or subject to any attachment by any creditor of Tenant or claimant
against Tenant, and said attachment is not discharged or disposed of within 30
days after its levy;
(d) Tenant files a petition in bankruptcy or insolvency or for
reorganization or arrangement under the bankruptcy laws of the United States or
under any insolvency act of any state, or admits the material allegations of
any such petition by answer or otherwise, or is dissolved or makes an assignment
for the benefit of creditors;
(e) Involuntary proceedings under any such bankruptcy law or
insolvency act or for the dissolution of Tenant are instituted against Tenant,
or a receiver or trustee is appointed for all or substantially all of the
property of Tenant, and such proceeding is not dismissed or such receivership or
trusteeship vacated within 60 days after such institution or appointment;
(f) Tenant fails to take possession of the Premises on the
Commencement Date of the Term; or
(g) Tenant breaches any of the other agreements, terms, covenants
or conditions which this Lease requires Tenant to perform, and such breach
continues for a period of 30 days after receipt of written notice from Landlord
to Tenant or, if such breach cannot be cured reasonably within such 30-day
period, if Tenant fails to diligently commence to cure such breach within 30
days after written notice from Landlord and to complete such cure within a
reasonable time thereafter.
25.2 Landlord's Remedies. If any one or more Events of Default set
forth in Section 25.1 occurs then Landlord has the right, at its election:
(a) To give Tenant written notice of Landlord's intention to
terminate this Lease on the earliest date permitted by law or on any later date
specified in such notice, in which case Tenant's right to possession
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of the Premises will cease and this Lease will be terminated, except as to
Tenant's liability, as if the expiration of the term fixed in such notice were
the end of the Term;
(b) Without further demand or notice, to reenter and take
possession of the Premises or any part of the Premises, repossess the same,
expel Tenant and those claiming through or under Tenant, and remove the effects
of both or either, using such force for such purposes as may be necessary,
without being liable for prosecution, without prejudice to any remedies for
arrears of Monthly Rent or other amounts payable under this Lease or as a result
of any preceding breach of covenants or conditions; or
(c) Without further demand or notice to cure any Event of Default
and to charge Tenant for the cost of effecting such cure, including, without
limitation, reasonable attorneys' fees and interest on the amount so advanced at
the rate set forth in Section 27.21, provided that Landlord will have no
obligation to cure any such Event of Default of Tenant.
Should Landlord elect to reenter as provided in subsection (b), or should
Landlord take possession pursuant to legal proceedings or pursuant to any notice
provided by law, Landlord may, from time to time, without terminating this
Lease, relet the Premises or any part of the Premises in Landlord's or Tenant's
name, but for the account of Tenant, for such term or terms (which may be
greater or less than the period which would otherwise have constituted the
balance of the Term) and on such conditions and upon such other terms (which may
include concessions of free rent and alteration and repair of the Premises) as
Landlord, in its reasonable discretion, may determine and Landlord may collect
and receive the rent. Landlord will in no way be responsible or liable for any
failure to relet the Premises, or any part of the Premises, or for any failure
to collect any rent due upon such reletting. No such reentry or taking
possession of the Premises by Landlord will be construed as an election on
Landlord's part to terminate this Lease unless such notice specifically so
states. Landlord reserves the right following any such reentry or reletting to
exercise its right to terminate this Lease by giving Tenant such written notice,
in which event this Lease will terminate as specified in such notice.
25.3 Certain Damages. In the event that Landlord does not elect to
terminate this Lease as permitted in Section 25.2(a), but on the contrary,
elects to take possession as provided in Section 25.2(b), Tenant will pay to
Landlord: (a) Monthly Rent and other sums as provided in this Lease, which would
be payable under this Lease if such repossession had not occurred, less (b) the
net proceeds, if any, of any reletting of the Premises after deducting all of
Landlord's reasonable expenses in connection with such reletting, including,
without limitation, all repossession costs, brokerage commissions, attorneys'
fees, expenses of employees, alteration and repair costs and expenses of
preparation for such reletting. If, in connection with any reletting, the new
lease term extends beyond the existing Term, or the premises covered by such new
lease include other premises not part of the Premises, a fair apportionment of
the rent received from such reletting and the expenses incurred in connection
with such reletting as provided in this Section will be made in determining the
net proceeds from such reletting, and any rent concessions will be equally
apportioned over the term of the new lease. Tenant will pay such rent and other
sums to Landlord monthly on the day on which the Monthly Rent would have been
payable under this Lease if possession had not been retaken and Landlord will be
entitled to receive such rent and other sums from Tenant on each such day.
25.4 Continuing Liability After Termination. If this Lease is
terminated on account of the occurrence of an Event of Default, Tenant will
remain liable to Landlord for damages in an amount equal to Monthly Rent and
other amounts which would have been owing by Tenant for the balance of the Term,
had this Lease not been terminated, less the net proceeds, if any, of any
reletting of the Premises by Landlord subsequent to such termination, after
deducting all of Landlord's expenses in connection with such reletting,
including, without limitation, the expenses enumerated in Section 25.3. Landlord
will be entitled to collect such damages from Tenant monthly on the day on which
Monthly Rent and other amounts would have been payable under this Lease if this
Lease had not been terminated, and Landlord will be entitled to receive such
Monthly Rent and other amounts from Tenant on each such day. Alternatively, at
the option of Landlord, in the event this Lease is so terminated, Landlord will
be entitled to recover against Tenant as damages for loss of the bargain and not
as a penalty:
(a) The worth at the time of award of the unpaid Rent which had
been earned at the time of termination;
(b) The worth at the time of award of the amount by which the
unpaid Rent which would have been earned after termination until the time of
award exceeds the amount of such rental loss that Tenant proves could have been
reasonably avoided;
(c) The worth at the time of award of the amount by which the
unpaid Rent for the balance of the Term of this Lease (had the same not been so
terminated by Landlord) after the time of award exceeds the amount of such
rental loss that Tenant proves could be reasonably avoided;
(d) 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 (a) and
(b) above is computed by adding interest at the per annum interest rate
described in Section 27.21 on the date on which this Lease is terminated from
the date of termination until the time of the award. The worth at the time of
award of the amount referred to in clause (c) above is computed by discounting
such amount at the discount rate of the Federal Reserve Bank of Kansas City,
Missouri, at the time of award plus 1%.
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25.5 Cumulative Remedies. Any suit or suits for the recovery of the
amounts, and damages set forth in Sections 25.3 and 25.4 may be brought by
Landlord, from time to time, at Landlord's election, and nothing in this Lease
will be deemed to require Landlord to await the date upon which this Lease or
the Term would have expired had there occurred no Event of Default. Each right
and remedy provided for in this Lease is cumulative and is in addition to every
other right or remedy provided for in this Lease or now or after the Date
existing at law or in equity or by statute or otherwise, and the exercise or
beginning of the exercise by Landlord of any one or more of the rights or
remedies provided for in this Lease or now or after the Date existing at law or
in equity or by statute or otherwise will not preclude the simultaneous or later
exercise by Landlord of any or all other rights or remedies provided for in this
Lease or now or after the Date existing at law or in equity or by statute or
otherwise. All costs incurred by Landlord in collecting any amounts and damages
owing by Tenant pursuant to the provisions of this Lease or to enforce any
provision of this Lease, including reasonable attorneys' fees from the date any
such matter is turned over to an attorney, whether or not one or more actions
are commenced by Landlord, will also be recoverable by Landlord from Tenant.
25.6 Waiver of Redemption. Tenant waives any right of redemption
arising as a result of Landlord's exercise of its remedies under this Article
25.
ARTICLE 26--PARKING
Tenant will be entitled to use the Parking Spaces during the Term
subject to the rules and regulations set forth on Exhibit D, and any amendments
or additions to them. The parking charges set forth in Section 1.1 (r), if any,
will be due and payable in advance at the same time and place as Monthly Rent.
Except for six reserved parking spaces described in Section 1.1(q) above, the
Parking Spaces will be unassigned, non-reserved, and non-designated. Landlord
reserves the right to reasonably adjust the Parking Charges (based on the
prevailing rate for similar projects in the Phoenix metro area) in Landlord's
sole discretion at any time after 30 days' prior written notice.
ARTICLE 27--MISCELLANEOUS
27.1 No Offer. This Lease is submitted to Tenant on the
understanding that it will not be considered an offer and will not bind Landlord
in any way until Tenant has duly executed and delivered duplicate originals to
Landlord and Landlord has executed and delivered one of such originals to
Tenant.
27.2 Joint and Several Liability. If Tenant is composed of more
than one signatory to this Lease, each signatory will be jointly and severally
liable with each other signatory for payment and performance according to this
Lease. The act of, written notice to, written notice from, refund to, or
signature of, any signatory to this Lease (including without limitation
modifications of this Lease made by fewer than all such signatories) will bind
every other signatory as though every other signatory had so acted, or received
or given the written notice or refund, or signed.
27.3 No Construction Against Drafting Party. Landlord and Tenant
acknowledge that each of them and their counsel have had an opportunity to
review this Lease and that this Lease will not be construed against Landlord
merely because Landlord has prepared it.
27.4 Time of the Essence. Time is of the essence of each and every
provision of this Lease.
27.5 No Recordation. Tenant's recordation of this Lease or any
memorandum or short form of it will be void and a default under this Lease.
27.6 No Waiver. The waiver by Landlord of any agreement, condition
or provision contained in this Lease will not be deemed to be a waiver of any
subsequent breach of the same or any other agreement, condition or provision
contained in this Lease, nor will any custom or practice which may develop
between the parties in the administration of the terms of this Lease be
construed to waive or to lessen the right of Landlord to insist upon the
performance by Tenant in strict accordance with the terms of this Lease. The
subsequent acceptance of Rent by Landlord will not be deemed to be a waiver of
any preceding breach by Tenant of any agreement, condition nor provision of this
Lease, other than the failure of Tenant to pay the particular Rent so accepted,
regardless of Landlord's knowledge of such preceding breach at the time of
acceptance of such Rent.
27.7 Limitation on Recourse. Tenant specifically agrees to look
solely to Landlord's interest in the Project for the recovery of any judgments
from Landlord. It is agreed that Landlord (and its shareholders, venturers, and
partners, and their shareholders, venturers and partners and all of their
officers, directors and employees) will not be personally liable for any such
judgments. The provisions contained in the preceding sentences are not intended
to, and will not, limit any right that Tenant might otherwise have to obtain
injunctive relief against Landlord or relief in any suit or action in connection
with enforcement or collection of amounts which may become owing or payable
under or on account of insurance maintained by Landlord.
27.8 Estoppel Certificates. At any time and from time to time but
within 10 days after prior written request by Landlord, Tenant will execute,
acknowledge and deliver to Landlord, promptly upon request, a certificate
certifying (a) that this Lease is unmodified and in full force and effect or, if
there have been modifications, that this Lease is in full force and effect, as
modified, and stating the date and nature of each modification; (b) the date, if
any, to which Rent and other sums payable under this Lease have been paid; (c)
that no written notice of any default has been delivered to Landlord which
default has not been cured, except, as to defaults specified in said
certificate; (d) there is no Event of Default under this Lease or an event
which,
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with notice or the passage of time, or both, would result in an Event of Default
under this Lease, except for defaults specified in said certificate; and (e)
such other matters as may be reasonably requested by Landlord. Any such
certificate may be relied upon by any holder of a Superior Lien, prospective
purchaser, or existing or prospective mortgagee or beneficiary under any deed of
trust of the Building or any part of the Project. Tenant's failure to deliver
such a certificate within such time will be conclusive evidence of the matters
set forth in it.
27.9 Waiver of Jury Trial. Landlord and Tenant by this Section 27.9
waive trial by jury in any action, proceeding or counterclaim brought by either
of the parties to this Lease against the other on any matters whatsoever arising
out of or in any way connected with this Lease, the relationship of Landlord and
Tenant, Tenant's use or occupancy of the Premises, or any other claims (except
claims for personal injury or property damage), and any emergency statutory or
any other statutory remedy.
27.10 No Merger. The voluntary or other surrender of this Lease by
Tenant or the cancellation of this Lease by mutual agreement of Tenant and
Landlord or the termination of this Lease on account of Tenant's default will
not work a merger, and will, at Landlord's option, (a) terminate all or any
subleases and subtenancies or (b) operate as an assignment to Landlord of all or
any subleases or subtenancies. Landlord's option under this Section 27.10 will
be exercised by written notice to Tenant and all known sublessees or subtenants
in the Premises or any part of the Premises.
27.11 Holding Over. Tenant will have no right to remain in
possession of all or any part of the Premises after the expiration of the Term.
If Tenant remains in possession of all or any part of the Premises after the
expiration of the Term, with the express or implied consent of Landlord: (a)
such tenancy will be deemed to be a periodic tenancy from month-to-month only;
(b) such tenancy will not constitute a renewal or extension of this Lease for
any further term; and (c) such tenancy may be terminated by Landlord upon the
earlier of 30 days' prior written notice or the earliest date permitted by law.
In such event, Monthly Rent will be increased to an amount equal to 150% of the
Monthly Rent payable during the last month of the Term, and any other sums due
under this Lease will be payable in the amount and at the times specified in
this Lease. Such month-to-month tenancy will be subject to every other term,
condition, and covenant contained in this Lease.
27.12 Notices. Any notice, request, demand, consent, approval or
other communication required or permitted under this Lease must be in writing
and will be deemed to have been given when personally delivered, sent by
facsimile with receipt acknowledged, deposited with any nationally recognized
overnight carrier which routinely issues receipts, or deposited in any
depository regularly maintained by the United States Postal Service, postage
prepaid, certified mail, return receipt requested, addressed to the party for
whom it is intended at its address set forth in Section 1.1. Either Landlord or
Tenant may add additional addresses or change its address for purposes of
receipt of any such communication by giving 10 days' prior written notice of
such change to the other party in the manner prescribed in this Section 27.12.
27.13 Severability. If any provision of this Lease proves to be
illegal, invalid or unenforceable, the remainder of this Lease will not be
affected by such finding, and in lieu of each provision of this Lease that is
illegal, invalid or unenforceable, a provision will be added as a part of this
Lease as similar in terms to such illegal, invalid or unenforceable provision as
may be possible and legal, valid and enforceable.
27.14 Written Amendment Required. No amendment, alteration,
modification of or addition to the Lease will be valid or binding unless
expressed in writing and signed by Landlord and Tenant. Tenant agrees to make
any modifications of the terms and provisions of this Lease required or
requested by any lending institution providing financing for the Building, or
Project, as the case may be, provided that no such modifications will materially
adversely affect Tenant's rights and obligations under this Lease.
27.15 Entire Agreement. This Lease, the Exhibits and Addenda, if
any, contain the entire agreement between Landlord and Tenant. No promises or
representations, except as contained in this Lease, have been made to Tenant
respecting the condition or the manner of operating the Premises, the Building,
or the Project.
27.16 Captions. The captions of the various Articles and Sections of
this Lease are for convenience only and do not necessarily define, limit,
describe or construe the contents of such Articles or Sections.
27.17 Notice of Landlord's Default. In the event of any alleged
default in the obligation of Landlord under this Lease, Tenant will deliver to
Landlord written notice listing the reasons for Landlord's default and Landlord
will have 30 days following receipt of such notice to cure such alleged default
or, in the event the alleged default cannot reasonably be cured within a 30-day
period, to commence action and proceed diligently to cure such alleged default.
If Landlord fails to timely cure such default, then Tenant shall have the right
to exercise its rights to either terminate the Lease, xxx for specific
performance, or xxx for actual damages, but not for consequential damages. A
copy of such notice to Landlord will be sent to any holder of a mortgage or
other encumbrance on the Building or Project of which Tenant has been notified
in writing, and any such holder will also have the same time periods to cure
such alleged default.
27.18 Authority. Tenant and the party executing this Lease on behalf
of Tenant represent to Landlord that such party is authorized to do so by
requisite action of the board of directors, or partners, as the case may be, and
agree upon request to deliver to Landlord a resolution or similar document to
that effect,
27.19 Brokers. Landlord and Tenant respectively represent and
warrant to each other that neither of them has consulted or negotiated with any
broker or finder with regard to the Premises except the Broker named in Section
1.1 and Tenant's broker. Each of them will indemnify the other against and hold
the other harmless from any claims for fees or commissions from anyone with whom
either of them has consulted or
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negotiated with regard to the Premises except Broker and Tenant's broker.
Landlord will pay any fees or commissions due Broker. Tenant shall be
responsible for paying Tenant's broker any commission.
27.20 Governing Law. This Lease will be governed by and construed
pursuant to the laws of the State in which the Project is located.
27.21 Late Payments. Any Rent which is not paid within 5 days after
due will accrue interest at a late rate charge of the Prime Rate plus 5% per
annum (but in no event in an amount in excess of the maximum rate allowed by
applicable law) from the date on which it was due until the date on which it is
paid in full with accrued interest.
27.22 No Easements for Air or Liqht. Any diminution or shutting off
of light, air or view by any structure which may be erected on lands adjacent to
the Building will in no way affect this Lease or impose any liability on
Landlord.
27.23 Tax Credits. Landlord is entitled to claim all tax credits and
depreciation attributable to Landlord's leasehold improvements in the Premises.
Promptly after Landlord's demand, Landlord and Tenant will prepare a detailed
list of the leasehold improvements and fixtures and their respective costs for
which Landlord or Tenant has paid. Landlord will be entitled to all credits and
depreciation for those items for which Landlord has paid by means of any tenant
finish allowance or otherwise. Tenant will be entitled to any tax credits and
depreciation for all items for which Tenant has paid with funds not provided by
Landlord.
27.24 Relocation of the Premises. Landlord at its sole cost and
expense, reserves the right to relocate the Premises to substantially comparable
space within the Building, pursuant to this Section 27.24. Landlord will give
Tenant a written notice of its intention to relocate the Premises, and Tenant
will complete such relocation within 60 days after receipt of such written
notice. If the space to which Landlord proposes to relocate Tenant is not
substantially comparable to the Premises, Tenant may so notify Landlord, and if
Landlord fails to offer space satisfactory to Tenant, Landlord may not relocate
the Tenant. If Tenant does relocate within the Project, then effective on the
date of such relocation this Lease will be amended by deleting the description
of the original Premises and substituting for it a description of such
comparable space. Landlord agrees to reimburse Tenant for its actual reasonable
moving costs to such other space within the Project, the reasonable costs of
reprinting stationery, and the costs of rewiring the new Premises for telephone
and computers comparable to the original Premises. Landlord will use best
efforts to minimize any disruption to tenant's business.
27.25 Financial Reports. Within 15 days after Landlord's request,
Tenant will furnish Tenant's most recent audited financial statements (including
any notes to them) to Landlord, or, if no such audited statements have been
prepared, such other financial statements (and notes to them) as may have been
prepared by an independent certified public accountant, or, failing those,
Tenant's internally prepared financial statements. Tenant will discuss its
financial statements with Landlord and will give Landlord access to Tenant's
books and records in order to enable Landlord to verify the financial
statements. Landlord will not disclose any aspect of Tenant's financial
statements which Tenant designates to Landlord as confidential except (a) to
Landlord's lenders or prospective purchasers of the Project, (b) in litigation
between Landlord and Tenant, and (c) if required by court order.
27.26 Landlord's Fees. Whenever Tenant requests Landlord to take any
action or give any consent required or permitted under this Lease, Tenant will
reimburse Landlord for all of Landlord's reasonable costs incurred in reviewing
the proposed action or consent, including, without limitation, reasonable
attorneys', engineers' or architects' fees, within 10 days after Landlord's
delivery to Tenant of a statement of such costs. Tenant will be obligated to
make such reimbursement without regard to whether Landlord consents to any such
proposed action.
27.27 Disputes. Any claim, controversy or dispute, whether sounding
in contract, statute, tort, fraud, misrepresentation or other legal theory,
related directly or indirectly to this Agreement, whenever brought and whether
between the parties to this Agreement or between the parties to this Agreement
or between one of the parties to this Agreement and the employees, agents or
affiliated businesses of the other party, shall be resolved by arbitration as
prescribed in this section. The Federal Arbitration Act, 9 U.S.C. Sections 1-15,
not state law, shall govern the arbitrability of all claims.
A single arbitrator engaged in the practice of law who is
knowledgeable about the subject matter of this Agreement shall conduct the
arbitration under the then current rules of the American Arbitration Association
(the "AAA"). The arbitrator shall be selected in accordance with AAA procedures
from a list of qualified people maintained by the AAA. The arbitration shall be
conducted in the regional AAA office closest to where the claim arose, and all
expedited procedures prescribed by the AAA rules shall apply.
There shall be no discovery other than the exchange of
information which is provided to the arbitrator by the parties. The arbitrator
shall have authority only to award compensatory damages and shall not have
authority to award punitive damages, or other noncompensatory damages. Each
party shall bear its own costs and attorneys' fees, and the parties shall share
equally the fees and expenses of the arbitrator. The arbitrator's decision and
award shall be final and binding, and judgment on the award rendered by the
arbitrator may be entered in any court having jurisdiction thereof.
If any party files a judicial or administrative action
asserting claims subject to arbitration as prescribed herein, and another party
successfully stays such action or compels arbitration of said claims, the
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party filing said action shall pay the other party's costs and expenses incurred
in seeking such stay or compelling arbitration, including reasonable attorneys'
fees.
27.28 Binding Effect. The covenants, conditions and agreements
contained in this Lease will bind and inure to the benefit of Landlord and
Tenant and their respective heirs, distributees, executors, administrators,
successors, and, except as otherwise provided in this Lease, their assigns.
27.29 OPTION TO RENEW. (a) Option Period. So long as Tenant is not
in default under this Lease, either at the time of exercise or at the time the
extended term commences, Tenant will have the option to extend the initial term
of this Lease for an additional period of five years, but in no event beyond May
31, 2007, (the "Option Period") on the same terms, covenants, and conditions of
this Lease, except that the monthly rent during the Option Period will be
determined pursuant to paragraph 27.29(b). Tenant will exercise its option by
giving Landlord written notice ("Option Notice") at least 180 days but not more
than 270 days prior to the expiration of the initial term of this Lease.
(b) Option Period Monthly Rent. The monthly rent for the
Option Period will be determined as follows:
(1) The then-fair market rental value of the
Premises, as defined in paragraph 27.29(b)(2) below, or the current Monthly
Rent, whichever is greater.
(2) The "then-fair market rental value of the
Premises" means what a landlord under no compulsion to lease the Premises and a
tenant under no compulsion to lease the Premises would determine as rent
(including initial monthly rent and rental increase) for the Option Period,
excluding any tenant improvement allowance, as of the commencement of the Option
Period, taking into consideration the uses permitted under this Lease, the
quality, size, design and location of the Premises, and the rent for comparable
buildings located in the vicinity of Phoenix. The then-fair market rental value
of the Premises and the rental increases in the monthly rent for the Option
Period will not be less than that provided during the initial term,
(3) Within 30 days after receiving written
notice from Tenant of its intent to exercise this option, Landlord shall
determine the then fair market value of the Premises, and advise Tenant in
writing.
27.30 EXPANSION SPACE OPTION: If the tenant of either of the
premises known as Suites 150 or 165, adjacent to the Premises (either space
shall be known as the "Expansion Space"), shall vacate or surrender its premises
to Landlord during the term of this Lease, and if Tenant is not in default under
this Lease, then Landlord shall offer the Expansion Space to Tenant on the same
terms and conditions as this Lease, except as noted herein regarding monthly
rent and Tenant's Share. The Monthly Rent will be the monthly rent per rentable
square foot of the Premises in effect on the date on which the Expansion Space
becomes part of the Premises. The Monthly Rent will be increased as of the day
on which the Expansion Space becomes part of the Premises by an amount equal to
the product of (1) the number of rentable square feet of the Expansion Space
multiplied by (2) the Monthly Rent per rentable square foot of the Premises in
effect on the day on which the Expansion Space becomes part of the Premises.
Tenant's Share shall be increased as of the day on which any Expansion Space
becomes part of the Premises to a percentage determined by adding the Rentable
Area of the Expansion Space to the Rentable Area of the Premises, and dividing
said product by the total Rentable Area of the Building. If Tenant does not
exercise this option to expand in writing within 30 days after Landlord offers
the Expansion Space to Tenant, then this option shall expire as to the space
offered. If Tenant exercises this option timely, then the Lease shall be amended
to incorporate the Expansion Space into the Premises. If Tenant is offered the
Expansion Space and exercises its option in writing as to one of the adjacent
suites prior to January 1, 2000, Landlord shall provide tenant with a tenant
improvement allowance in an amount equal to $5.50 per rentable square foot for
the first adjacent suite to which Tenant exercises this option. This tenant
improvement allowance shall not apply to any subsequent exercise of this
expansion option. Any additional alterations to the Expansion Space or exercise
of this option as to a second adjacent suite will be at the sole cost and
expense of Tenant and subject to the alterations provisions of the Lease,
27.31 EXTERIOR SIGNAGE: Landlord agrees to provide tenant space for
signage on the Building's monument sign. Tenant's sign is subject to the
approval of Landlord. Tenant shall be responsible for all costs associated with
placing Tenant's sign on the Building monument sign.
Landlord and Tenant have executed this Lease as of the day and year
first above written.
LANDLORD:
U S WEST BUSINESS RESOURCES, INC., a Colorado
corporation
By /s/ ILLEGIBLE SIGNATURE
Name ILLEGIBLE
Title Attorney-In-Fact
-18-
19
APPROVED AS TO LEGAL FORM by
Counsel to Landlord:
Xxxxxx & Xxxxxxxxx, P.C.
By /s/ ILLEGIBLE SIGNATURE
Date
TENANT:
X.X. XXXXX'X CHINA BISTRO, INC., a Delaware
corporation
By /s/ ILLEGIBLE SIGNATURE
Name
Title
-19-
20
EXHIBIT A
THE PREMISES
EXHIBIT A
THE PREMISES
To be provided by Landlord prior to execution.
21
EXHIBIT B
LEGAL DESCRIPTION OF THE LAND
PARCEL NO. 1:
BEGINNING at the Northeast corner of the Southeast quarter of the Southeast
quarter of Section 13, Township 2 North, Range 3 East of the Gila and Salt
River Base and Meridian, Maricopa County, Arizona; thence North 89 degrees 55'
58" West along the North line of said Southeast quarter of the Southeast
quarter, 40 feet to the TRUE POINT OF BEGINNING; thence South, 40 feet West of
and parallel to the East line of said Southeast quarter of the Southeast
quarter, 400 feet; thence North 73 degrees 30' 00" West 400 feet; thence North
16 degrees 30' 00" East 299.06 feet to a point on the North line of said
Southeast quarter of the Southeast quarter; thence South 89 degrees 55' 58"
East along said North line 298.59 feet to the TRUE POINT OF BEGINNING.
PARCEL NO. 2:
A non-exclusive easement for pedestrian and vehicle ingress and egress as
created in Docket 15938, page 464, records of Maricopa County, Arizona,
described as follows:
That part of the Southeast quarter of the Southeast quarter of Section 13,
Township 2 North, Range 3 East of the Gila and Salt River Base and Meridian,
Maricopa County, Arizona, described as follows:
FROM the Northeast corner of the said Southeast quarter of the Southeast
quarter of Section 13, measure; thence North 89 degrees 55' 56" West along
the North line of the said Southeast quarter of the Southeast quarter,
Section 13, a distance of 40.00 feet to a point on the West right-of-way
line of 00xx Xxxxxx; thence South (bearing of reference) along the West
right-of-way line of 00xx Xxxxxx a distance of 426.00 feet to the POINT OF
BEGINNING; thence continuing South 40.00 feet to the end of a curve having
a radius point bearing North 140.00 feet; thence Westerly 59.01 feet along
the arc of this curve through 24 degrees 09' 00" of central angle; thence
North 67 degrees 26' 28" West 36.01 feet; thence North 65 degrees 51' 00"
West 57.00 feet to the beginning of a curve having point bearing South 24
degrees 09' 00" West 369.00 feet; thence Westerly 108.09 feet along the
arc of this curve through 16 degrees 47' 00" of central angle; thence
North 82 degrees 38' 00" West 17.18 feet to the beginning of a curve
having a radius point bearing North 07 degrees 22' 00" East 1,839.00 feet;
thence Westerly 148.47 feet along the arc of this curve through 04 degrees
37' 33" of central angle to a point of a compound curve having a radius
point bearing North 11 degrees 59' 33" East 918.00 feet thence Westerly
36.42 feet along the arc of this curve through 02 degrees 16' 23" of
central angle to a point of a reverse curve having a radius point bearing
South 14 degrees 15' 56" West 10.00 feet; thence Southerly 15.32 feet
along the arc of this curve through 87 degrees 45' 56" of central angle;
thence South 89 degrees 26' 28" West 31.38 feet to a point at the end of a
curve having a radius point bearing North 73 degrees 30' 00" West 10.00
feet; thence Northerly 15.71 feet along the arc of this curve through 90
degrees 00' 00" of central angle; thence North 73 degrees 30' 00" West
6.98 feet; thence North 16 degrees 30' 00" East 28.00 feet to a point at
the end of a curve having a radius point bearing North 16 degrees 30' 00"
East 10.00 feet; thence Northeasterly 20.54 feet along the arc of this
curve through 117 degrees 42' 00" of central angle; thence North 11
degrees 12' 00" West 5.77 feet to the beginning of a curve having a radius
point bearing South 78 degrees 48' 00" West 7.00 feet; thence
Northwesterly 2.19 feet along the arc of this curve through 17 degrees 53'
05" of central angle; thence South 73 degrees 30' 00" East 39.37 feet to a
point on a curve having thence Easterly 18.95 feet along the arc of this
curve through 30 degrees 09' 32" of central angle to a point of a compound
curve having a radius point bearing North 13 degrees 47' 15" East 882.00
feet; thence Easterly 35.80 feet along the arc of this
22
curve through 02 degrees 19' 33" of central angle to a point of a compound
curve having a radius point bearing North 11 degrees 27' 42" East 15.00
feet; thence Northeasterly 22.24 feet along the arc of this curve through
84 degrees 57' 42" of central angle; thence North 16 degrees 30' 00" East
26.65 feet; thence South 73 degrees 30' 00" East 28.00 feet; thence South
16 degrees 30' 00" West 22.40 feet to the beginning of a curve having a
radius point bearing South 73 degrees 30' 00" East 10.00 feet; thence
Southeasterly 17.30 feet along the arc of this curve through 99 degrees
08' 00" of central angle; thence South 82 degrees 38' 00" East 100.36 feet
to the beginning of a curve having a radius point bearing South 07 degrees
22' 00" West 411.00 feet; thence Easterly 120.39 feet along the arc of
this curve through 16 degrees 47' 00" of central angle; thence South 65
degrees 51' 00" East 29.00 feet to the beginning of a curve having a
radius point bearing North 24 degrees 09' 00" East 10.00 feet; thence
Northeasterly 17.04 feet along the arc of this curve through 97 degrees
39' 00" of central angle; thence North 16 degrees 30' 00" East 8.73 feet;
thence South 73 degrees 30' 00" East 32.00 feet; thence South 16 degrees
30' 00" West 16.73 feet to the beginning of a curve having a radius point
bearing South 73 degrees 30' 00" East 10.00 feet; thence Southeasterly
14.37 feet along the arc of this curve through 82 degrees 21' 00" of
central angle; thence South 65 degrees 51' 00" East 11.40 feet to the
beginning of a curve having a radius point bearing North 24 degrees 09'
00" East 100.00 feet; thence Easterly 42.15 feet along the arc of this
curve through 24 degrees 09' 00" of central angle to the POINT OF
BEGINNING.
23
EXHIBIT C
WORK LETTER
This Work Letter is dated January , 1997, between U S WEST BUSINESS
RESOURCES, INC. ("Landlord") and X.X. XXXXX'X CHINA BRISTRO, INC. ("Tenant"),
and is attached to and forms a part of that certain Office Lease of even date
(the "Lease"), whereby Landlord leased to Tenant 4,410 rentable square feet in
the building located at 0000 Xxxxx 00xx Xxxxxx, Xxxxxxx, Xxxxxxx (the
"Premises").
Tenant desires to make certain improvements to the Premises, and Tenant
desires to hire its own architect and contractors to manage the construction of
such initial improvements, prior to occupancy, upon the terms and conditions of
this Work Letter. In addition, the provisions hereof shall apply to any
additional improvements or alterations to the Premises by Tenant, and Landlord
has agreed to allow such initial improvements, upon the terms and conditions
contained in this Work Letter.
1. Definitions. In this Work Letter, some defined terms are used.
They are:
(a) Tenant's Representative: Xxxx Xxxxxxxxx
(b) Landlord's Representative: Xxxx Xxxxxxx
(c) Final Space Plan: A drawing of the Premises clearly
showing the layout and relationship of all departments and offices, depicting
partitions, door locations, and types of electrical/data/telephone outlets and
delineation of furniture and equipment,
(d) Estimated Construction Costs: A preliminary estimate
of the cost for the improvements that are depicted on the Final Space Plan,
including all architectural, engineering, contractor, and any other costs as can
be determined from the Final Space Plan.
(e) Working Drawings: Construction documents detailing
the improvements and conforming to applicable codes, complete in form and
content.
(f) Construction Schedule: A schedule depicting the
relative time frames for various activities related to the construction of the
improvements in the Premises.
(g) Work: The Work is inclusive of the following:
(l) The development of Final Space Plans and
Working Drawings, including, without limitation, architectural and engineering
fees and expenses, and costs of supporting engineering studies (i.e., structural
design or analysis, lighting or acoustical evaluations, or others as determined
by Tenant's architect).
(2) All construction work necessary to augment
the Base Building, creating the details and partitioning shown on the Final
Space Plan. The Work will create finished ceilings, walls, and floor surfaces,
as well as complete HVAC, lighting, electrical, and fire protection systems.
(h) Costs of the Work: The Costs of the Work includes,
but is not limited to, the following:
(l) All architectural and engineering fees and
expenses.
(2) All contractor and construction manager
costs and fees.
(3) All permits and taxes.
(i) Change Order: Any change, modification, or addition
to the Final Space Plan or Working Drawings after Landlord has approved the
same.
(j) Base Building: Those elements of the core and shell
construction that are completed in preparation for the Work to the Premises.
This includes Building structure, envelope, and systems. This defines the
existing conditions to which improvements are added.
(k) Building Standard: Component elements utilized in the
design and construction of the improvements that have been pre-selected by the
Landlord to ensure uniformity of quality, function, and appearance throughout
the Building. These elements include, but are not limited to, ceiling systems,
doors, hardware, walls, floor coverings, finishes, window coverings, light
fixtures, and HVAC components.
Any of the capitalized terms which is used in this Work Letter but not defined
in this Work Letter has the meaning set forth for such term in the Lease.
2. Representatives. Landlord appoints Landlord's Representative
to act for Landlord in all matters covered by this Work Letter. Tenant appoints
Tenant's Representative to act for Tenant in all matters covered by this Work
Letter. All inquiries, requests, instructions, authorizations and other
communications with respect to the matters covered by this Work Letter will be
made to Landlord's Representative or Tenant's Representative, as the case may
be. Either party may change its Representative under this Work Letter at any
time by providing 3 days' prior written notice to the other party.
(C-1)
24
3. Building Standard. Tenant must use Building Standard items in
order to assure the consistent quality and appearance of the Building.
(a) All Work will be performed by designers, contractors
and subcontractors selected and engaged by Tenant. Tenant's contractor and all
subcontractors shall be subject to Landlord's written approval, which shall not
be unreasonably withheld.
(b) Landlord shall receive no fee during construction or
move-in for profit, overhead, general conditions, construction supervision,
drawing review, freight elevator, utilities, parking or other similar
miscellaneous costs.
4. Cost Responsibilities. Landlord agrees that it will contribute
up to $7.00 per usable square foot which equals $30,870.00 (such amount is
sometimes herein after referred to as the "Construction Allowance") toward the
cost of constructing and installing the Tenant Improvements, which amount will
be payable within 30 days from the date the Work is completed in accordance with
the terms of this Lease and Tenant has submitted to Landlord a written statement
requesting such payment, providing that at the time of such request and
scheduled payment:
a) Tenant is not in default under this Lease;
b) No liens have been filed and appropriate waivers,
affidavits and releases of liens will have been received by Landlord covering
all work for which payment is requested or the time for filing liens has
expired;
c) The certificate of occupancy for the Premises has
been issued;
d) Tenant's architect has certified in writing to
Landlord that the Work has been completed in substantial accordance with
Tenant's Drawings and with applicable law, ordinances, rules, regulations and
codes.
5. Landlord's Approval. Landlord, in its sole, but reasonable
discretion, may withhold its approval of any Final Space Plan, Working Drawings,
or Change Orders, and may consider, among other things, whether any of the same:
(a) Exceeds or adversely affects the structural integrity
of the Building, or any part of the heating, ventilating, air conditioning,
plumbing, mechanical, electrical, communication or other systems of the
Building;
(b) Would not be approved by a prudent owner of property
similar to the Building;
(c) Violates any agreement which affects the Project or
binds Landlord;
(d) Landlord reasonably believes will increase the cost
of operation or maintenance of any of the systems of the Project;
(e) Landlord reasonably believes will reduce the market
value of the Premises or the Project at the end of the Term;
(f) Does not conform to applicable building code or is
not approved by any governmental authority with jurisdiction over the Premises;
(g) Does not conform to the Building Standard; or
(h) Is not approved by any holder of a mortgage or other
superior lien ("Superior Lien") at the time the work is proposed, unless such
approval is not required under the documents evidencing the applicable Superior
Lien, or is contained in any agreement now or hereafter executed by such
Superior Lien holder.
6. Schedule of Improvement Activities.
(a) After Landlord's approval of the Final Space Plan,
Tenant will cause to be prepared and delivered to Landlord the Working Drawings,
and the Construction Schedule, in accordance with the Final Space Plan for
Landlord's review,
(b) Following approval of the Working Drawings, Tenant
will cause application to be made to the appropriate governmental authorities
for necessary approvals and building permits. Within a reasonable time after its
receipt of the necessary approvals and permits, Tenant will begin construction
of the improvements.
(c) Landlord will join in, and will use best efforts to
cause the joinder in, to the extent necessary, of all parties holding Superior
Liens, all applications and other documents required for Tenant to obtain all
permits necessary for its intended use of the Premises (including, but not
limited to, any rezoning application.)
(C-2)
25
7. Change Orders. Tenant may authorize changes in the Work during
construction, only by written instructions to Landlord's Representative on a
form approved by Landlord. All such changes will be subject to Landlord's prior
written approval in accordance with Paragraph 5.
8. Access to Premises and Conduct of Work. During the
construction period, Tenant and its contractors and subcontractors shall have
24-hour access to the Building's freight elevator and to the Premises, subject
to Landlord's reasonable generally applicable requirements relating thereto, and
shall be provided electrical power and other utilities sufficient for completion
of Work.
9. Completion and Commencement Date. Tenant's obligation for
payment of Rent pursuant to the Lease will commence on the Commencement Date,
regardless of whether the Work has been completed.
11. Condition of the Premises. Except as otherwise provided in the
Lease, Tenant acknowledges that neither Landlord nor its agents or employees
have made any representations or warranties as to the suitability or fitness of
the Premises for the conduct of Tenant's business or for any other purpose, nor
has Landlord or its agents or employees agreed to undertake any alterations or
construct any tenant improvements to the Premises.
12. Disclaimer of Liability. Landlord's approval of the Final
Space Plan, other plans, specifications and the Working Drawings shall create no
responsibility or liability on the part of Landlord for the completeness, design
sufficiency, or compliance with laws, rules and regulations of governmental
agencies or authorities with respect to such plans, specifications and Working
Drawings or improvements constructed in conformity therewith. Tenant shall be
solely responsible for ensuring that the design and improvements of the interior
of the Premises comply with the Americans with Disabilities Act and Tenant shall
indemnify and hold harmless Landlord in connection therewith.
13. Landlord's Approval. All approvals by Landlord under this Work
Letter shall be granted or withheld, in Landlord's reasonable discretion, within
3 business days after request for each such approval is made.
(C-3)
26
EXHIBIT D
RULES AND REGULATIONS
1. Landlord may from time to time adopt appropriate systems and
procedures for the security or safety of the Building, any persons occupying,
using or entering the Building, or any equipment, finishing or contents of the
Building, and Tenant will comply with Landlord's reasonable requirements
relative to such systems and procedures.
2. The sidewalks, halls, passages, exits, entrances, elevators,
and stairways of the Building will not be obstructed by any tenants or used by
any of them for any purpose other than for ingress to and egress from their
respective premises. The halls, passages, exits, entrances, elevators,
escalators and stairways are not for the general public, and Landlord will in
all cases retain the right to control and prevent access to such halls,
passages, exits, entrances, elevators and stairways of all persons whose
presence in the judgment of Landlord would be prejudicial to the safety,
character, reputation and interests of the Building and its tenants, provided
that nothing contained in these Rules and Regulations will be construed to
prevent such access to persons with whom any tenant normally deals in the
ordinary course of its business, unless such persons are engaged in illegal
activities. No tenant and no employee or invitee of any tenant will go upon the
roof of the Building except such roof or portion of such roof as may be
contiguous to the premises of a particular tenant and may be designated in
writing by Landlord as a roof deck or roof garden area. No tenant will be
permitted to place or install any object (including, without limitation, radio
and television antenna, loud speakers, sound amplifiers, microwave dishes, solar
devices, or similar devices) on the exterior of the Building or on the roof of
the Building.
3. No sign, placard, picture, name, advertisement or written
notice visible from the exterior of Tenant's premises will be inscribed,
painted, affixed or otherwise displayed by Tenant on any part of the Building or
the Premises without the prior written consent of Landlord. Landlord will adopt
and furnish to Tenant general guidelines relating to signs inside the Building
on the office floors. Tenant agrees to conform to such guidelines. All approved
signs or lettering on doors will be printed, painted, affixed or inscribed at
the expense of the tenant by a person approved by Landlord. Other than draperies
expressly permitted by Landlord and building standard mini-blinds, material
visible from outside the Building will not be permitted. In the event of the
violation of this Rule by Tenant, Landlord may remove the violating items
without any liability, and may charge the expense incurred by such removal to
the tenant or tenants violating this Rule.
4. No cooking will be done or permitted by any tenant on the
Premises, except in areas of the Premises which are specially constructed for
cooking and except that use by the tenant of microwave ovens and Underwriters'
Laboratory approved equipment for brewing coffee, tea, hot chocolate and similar
beverages will be permitted, provided that such use is in accordance with all
applicable federal, state and city laws, codes, ordinances, rules and
regulations.
5. No tenant will employ any person or persons other than the
cleaning service of Landlord for the purpose of cleaning the Premises, unless
otherwise agreed to by Landlord in writing. Except with the written consent of
Landlord, no person or persons other than those approved by Landlord will be
permitted to enter the Building for the purpose of cleaning it. No tenant will
cause any unnecessary labor by reason of such tenant's carelessness or
indifference in the preservation of good order and cleanliness. Should Tenant's
actions result in any increased expense for any required cleaning, Landlord
reserves the right to assess Tenant for such expenses.
6. The toilet rooms, toilets, urinals, wash bowls and other
plumbing fixtures will not be used for any purposes other than those for which
they were constructed, and no sweepings, rubbish, rags, or other foreign
substances will be thrown in such plumbing fixtures. All damages resulting from
any misuse of the fixtures will be borne by the tenant who, or whose servants,
employees, agents, visitors or licensees, caused the same.
7. No tenant will in any way deface any part of the Premises or
the Building of which they form a part. In those portions of the Premises where
carpet has been provided directly or indirectly by Landlord, Tenant will at its
own expense install and maintain pads to protect the carpet under all furniture
having casters other than carpet casters,
8. No tenant will alter, change, replace or rekey any lock or
install a new lock or a knocker on any door of the Premises. Landlord, its
agents or employees, will retain a pass (master) key to all door locks on the
Premises. Any new door locks required by Tenant or any change in keying of
existing locks will be installed or changed by Landlord following Tenant's
written request to Landlord and will be at Tenant's expense. All new locks and,
rekeyed locks will remain operable by Landlord's pass (master) key. Landlord
will furnish each Tenant, free of charge, with two keys to each door lock on the
Premises, and two (2) Building/area access cards. Landlord will have the right
to collect a reasonable charge for additional keys and cards requested by any
tenant. Each tenant, upon termination of its tenancy, will deliver to Landlord
all keys and access cards for its premises and Building which have been
furnished to such tenant.
9. The elevator designated for freight by Landlord will be
available for use by all tenants in the Building during the hours and pursuant
to such procedures as Landlord may determine from time to time. The persons
employed to move Tenant's equipment, material, furniture or other property in or
out of the Building must be acceptable to Landlord. The moving company must be a
locally recognized professional mover, whose primary business is the performing
of relocation services, and must be bonded and fully insured. A certificate or
other verification of such insurance must be received and approved by Landlord
prior to the start of any moving operations. Insurance must be sufficient in
Landlord's sole opinion, to cover all personal liability, theft
(D-1)
27
or damage to the Project, including, but not limited to, floor coverings, doors,
walls, elevators, stairs, foliage and landscaping. Special care must be taken to
prevent damage to foliage and landscaping during adverse weather. All moving
operations will be conducted at such times and in such a manner as Landlord will
direct, and all moving will take place during non-business hours unless Landlord
agrees in writing otherwise. Tenant will be responsible for the provision of
Building security during all moving operations, and will be liable for all
losses and damages sustained by any party as a result of the failure to supply
adequate security. Landlord will have the right to prescribe the weight, size
and position of all equipment, materials, furniture or other property brought
into the Building. Heavy objects will, if considered necessary by Landlord,
stand on wood strips of such thickness as is necessary to properly distribute
the weight. Landlord will not be responsible for loss of or damage to any such
property from any cause, and all damage done to the Building by moving or
maintaining such property will be repaired at the expense of Tenant. Landlord
reserves the right to inspect all such property to be brought into the Building
and to exclude from the Building all such property which violates any of these
Rules and Regulations or the Lease of which these Rules and Regulations are a
part. Supplies, goods, materials, packages, furniture and all other items of
every kind delivered to or taken from the Premises will be delivered or removed
through the entrance and route designated by Landlord, and Landlord will not be
responsible for the loss or damage of any such property unless such loss or
damage results from the negligence of Landlord, its agents or employees.
10. No tenant will use or keep in the Premises or the Building any
kerosene, gasoline or inflammable or combustible or explosive fluid or material
or chemical substance other than limited quantities of such materials or
substances reasonably necessary for the operation or maintenance of office
equipment or limited quantities of cleaning fluids and solvents required in such
tenant's normal operations in the Premises. Without Landlord's prior written
approval, no tenant will use any method of heating or air conditioning other
than that supplied by Landlord. No tenant will use or keep or permit to be used
or kept any foul or noxious gas or substance in the Premises.
11. Landlord will have the right, exercisable upon written notice
and without liability to any tenant, to change the name and street address of
the Building.
12. Landlord will have the right to prohibit any advertising by
Tenant, mentioning the Building, which, in Landlord's reasonable opinion, tends
to impair the reputation of the Building or its desirability as a building for
offices, and upon written notice from Landlord, Tenant will refrain from or
discontinue such advertising.
13. Tenant will not bring any animals (except "Seeing Eye" dogs)
or birds into the Building, and will not permit bicycles or other vehicles
inside or on the sidewalks outside the Building except in areas designated from
time to time by Landlord for such purposes.
14. All persons entering or leaving the Building between the hours
of 6 p.m. and 7 a.m. Monday through Friday, and at all hours on Saturdays,
Sundays and holidays will comply with such off-hour regulations as Landlord may
establish and modify from time to time. Landlord reserves the right to limit
reasonably or restrict access to the Building during such time periods.
15. Each tenant will store all its trash and garbage within its
Premises. No material will be placed in the trash boxes or receptacles if such
material is of such nature that it may not be disposed of in the ordinary and
customary manner of removing and disposing of trash and garbage without being in
violation of any law or ordinance governing such disposal. All garbage and
refuse disposal will be made only through entryways and elevators provided for
such purposes and at such times as Landlord designates. Removal of any furniture
or furnishings, large equipment, packing crates, packing materials and boxes
will be the responsibility of each tenant and such items may not be disposed of
in the Building, trash receptacles nor will they be removed by the Building's
janitorial service, except at Landlord's sole option and at the tenant's
expense. No furniture, appliances, equipment or flammable products of any type
may be disposed of in the Building trash receptacles.
16. Canvassing, peddling, soliciting, and distribution of
handbills or any other written materials in the Building are prohibited, and
each tenant will cooperate to prevent the same.
17. The requirements of the tenants will be attended to only upon
application by written, personal or telephone notice at the office of the
Building. Employees of Landlord will not perform any work or do anything outside
of their regular duties unless under special instructions from Landlord.
18. A directory of the Building will be provided for the display
of the name and location of tenants only and such reasonable number of the
principal officers and employees of tenants as Landlord in its sole discretion
approves, but Landlord will not in any event be obligated to furnish more than
one directory strip for each 2,500 square feet of Rentable Area in the Premises.
Any additional name(s) which Tenant desires to place in such directory must
first be approved by Landlord, and if so approved, Tenant will pay to Landlord a
charge, set by Landlord, for each such additional name. All entries on the
building directory display will conform to standards and style set by Landlord
in its sole discretion. Space on any exterior signage will be provided in
Landlord's sole discretion, No tenant will have any right to the use of the
exterior sign.
19. Tenant will see that the doors of the Premises are closed and
locked and that all water faucets, water apparatus and utilities are shut off
before Tenant or Tenant's employees leave the Premises, so as to prevent waste
or damage, and for any default or carelessness in this regard Tenant will make
good all injuries sustained by other tenants or occupants of the Building or
Landlord. On multiple-tenancy floors, all tenants will keep the doors to the
Building corridors closed at all times except for ingress and egress.
(D-2)
28
20. Tenant will not conduct itself in any manner which is
inconsistent with the character of the Building as a first quality building or
which will impair the comfort and convenience of other tenants in the Building.
21. Neither Landlord nor any operator of the parking areas within
the Project, as the same are designated and modified by Landlord, in its sole
discretion, from time to time (the "Parking Areas") will be liable for loss of
or damage to any vehicle or any contents of such vehicle or accessories to any
such vehicle, or any property left in any of the Parking Areas, resulting from
fire, theft, vandalism, accident, conduct of other users of the Parking Areas
and other persons, or any other casualty or cause. Further, Tenant understands
and agrees that: (a) Landlord will not be obligated to provide any traffic
control, security protection or operator for the Parking Areas; (b) Tenant uses
the Parking Areas at its own risk; and (c) Landlord will not be liable for
personal injury or death, or theft, loss of or damage to property. Tenant waives
and releases Landlord from any and all liability arising out of the use of the
Parking Areas by Tenant, its employees, agents, invitees, and visitors, whether
brought by any of such persons or any other person.
22. Tenant (including Tenant's employees, agents, invitees, and
visitors) will use the Parking Spaces solely for the purpose of parking
passenger model cars, small vans and small trucks and will comply in all
respects with any rules and regulations that may be promulgated by Landlord from
time to time with respect to the Parking Areas. The Parking Areas may be used by
tenant, its agents or employees, for occasional overnight parking of vehicles.
Tenant will ensure that any vehicle parked in any of the Parking Spaces will be
kept in proper repair and will not leak excessive amounts of oil or grease or
any amount of gasoline. If any of the Parking Spaces are at any time used (a)
for any purpose other than parking as provided above; (b) in any way or manner
reasonably objectionable to Landlord; or (c) by Tenant after default by Tenant
under the Lease, Landlord, in addition to any other rights otherwise available
to Landlord, may consider such default an Event of Default under the Lease.
23. Tenant's right to use the Parking Areas will be in common with
other tenants of the Project and with other parties permitted by Landlord to use
the Parking Areas. Landlord reserves the right to assign and reassign, from time
to time, particular parking spaces for use by persons selected by Landlord
provided that Tenant's rights under the Lease are preserved. Landlord will not
be liable to Tenant for any unavailability of Tenant's designated spaces, if
any, nor will any unavailability entitle Tenant to any refund, deduction, or
allowance. Tenant will not park in any numbered space or any space designated
as: RESERVED, HANDICAPPED, VISITORS ONLY, or LIMITED TIME PARKING (or similar
designation).
24. If the Parking Areas are damaged or destroyed, or if the use
of the Parking Areas is limited or prohibited by any governmental authority, or
the use or operation of the Parking Areas is limited or prevented by strikes or
other labor difficulties or other causes beyond Landlord's control, Tenant's
inability to use the Parking Spaces will not subject Landlord or any operator of
the Parking Areas to any liability to Tenant and will not relieve Tenant of any
of its obligations under the Lease and the Lease will remain in full force and
effect.
25. Tenant has no right to assign or sublicense any of its rights
in the Parking Spaces, except as part of a permitted assignment or sublease of
the Lease; however, Tenant may allocate the Parking Spaces among its employees.
26. No act or thing done or omitted to be done by Landlord or
Landlord's agent during the term of the Lease in connection with the enforcement
of these Rules and Regulations will constitute an eviction by Landlord of any
tenant nor will it be deemed an acceptance of surrender of the Premises by any
tenant, and no agreement to accept such termination or surrender will be valid
unless in a writing signed by Landlord. The delivery of keys to any employee or
agent of Landlord will not operate as a termination of the Lease or a surrender
of the Premises unless such delivery of keys is done in connection with a
written instrument executed by Landlord approving the termination or surrender.
27. In these Rules and Regulations, "tenant" includes the
employees, agents, invitees and licensees of Tenant and others permitted by
Tenant to use or occupy the Premises.
28. Landlord may waive any one or more of these Rules and
Regulations for the benefit of any particular tenant or tenants, but no such
waiver by Landlord will be construed as a waiver of such Rules and Regulations
in favor of any other tenant or tenants, nor prevent Landlord from enforcing any
such Rules and Regulations against any or all of the tenants of the Building
after such waiver.
29. These Rules and Regulations are in addition to, and will not
be construed to modify or amend, in whole or in part, the terms, covenants,
agreements and conditions of the Lease.
(D-3)
29
EXHIBIT E
COMMENCEMENT DATE CERTIFICATE
This Commencement Date Certificate is entered into by Landlord and
Tenant pursuant to Section 3.1 of the Lease.
1. DEFINITIONS. In this Certificate the following terms have the
meanings given to them:
(a) Landlord: U S WEST Business Resources, Inc.
(b) Tenant: X.X. Xxxxx'x China Bistro, Inc.
(c) Lease: Office Lease dated , 1997 between
Landlord and Tenant.
(d) Premises: Suite 160.
(e) Building Address: 0000 Xxxxx 00xx Xxxxxx
Xxxxxxx, XX 00000
2. CONFIRMATION OF LEASE COMMENCEMENT. Landlord and Tenant
confirm that the Commencement Date of the Lease is and the
Expiration Date is and that Sections 1.1(k) and (l) are
accordingly amended.
Landlord and Tenant have executed this Commencement Date Certificate
as of the dates set forth below.
LANDLORD: TENANT:
U S WEST BUSINESS RESOURCES, INC., X.X. XXXXX'X CHINA BISTRO, INC., a
a Colorado corporation Delaware corporation
By By
-------------------------------------- --------------------------------
Name Name
------------------------------------ -------------------------------
Title Title
----------------------------------- ------------------------------
APPROVED AS TO LEGAL FORM by Counsel to
Landlord:
Xxxxxx & Xxxxxxxxx, P.C.
By
---------------------------
Date
------------------------
(E-1)
