Construction by Tenant. Tenant shall cause construction of the ---------------------- Tenant Improvements to be completed in a good and workmanlike manner, in compliance with all laws, including, without limitation, the Americans with Disabilities Act, and at Tenant's sole cost and expense (except for the items to be completed by Landlord hereunder), subject to the payment of the Tenant Improvement Allowance. Tenant shall competitively bid the work to be completed hereunder to at least two (2) general contractors reasonably satisfactory to Landlord, and shall select the lowest bid, after adjusting the assumptions of each bid to provide an "apples to apples" comparison of cost. The final Construction Contract, including, without limitation, the schedule of progress payments and the amount of retention provided therein shall be subject to the reasonable approval of Landlord. The Tenant Improvements cost ("Tenant Improvements Cost") to be paid by Landlord, up to the Tenant Improvement Allowance shall include, but not be limited to: (i) Costs to demolish the existing Tenant Improvements and fixtures on each floor; (ii) Costs of any structural or ADA upgrades required as a result of Tenant's construction, but excluding any costs repair of any patent or latent structural defects or of ADA compliance that are the responsibility of Landlord under the Lease; (iii) All costs of preliminary and final architectural and engineering plans, drawings and specifications for the Tenant Improvements, and engineering costs and calculations; (v) All costs of interior design and finish schedule plans, drawings and specifications including as-built drawings; (vi) All direct and indirect costs of procuring and installing Tenant Improvements in the Premises, including the contractor's fee for overhead and profit, the cost of all of contractor's on-site supervisory and administrative staff, office, equipment and temporary services provided in connection with construction of the Tenant Improvements; (vii) Costs of installing telecommunications and electrical facilities, equipment and wiring necessary for Tenant's use and costs of reinforcing floors if required in connection with the particular proposed improvements to be constructed by Tenant and not otherwise generally required by code, but not structural seismic improvements, which shall be made by Landlord, unless the Premises are in compliance with seismic requirements as of the date Tenant commences its construction and such upgrade is required as a result of a specific improvement Tenant proposes to make pursuant to the Tenant Improvement Construction Agreement, in which case Tenant shall bear the cost of such upgrade; (viii) Sewer connection fees, if any; (ix) A supervision Fee payable to Landlord in the amount of two percent (2%) of the total construction cost; (x) Fire and Builder's All-Risk insurance and public liability insurance premiums and fees; and
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Construction by Tenant. During the Term of this Lease, Tenant shall cause construction may, with the prior written approval
1. of the ---------------------- City Manager or his designee, construct, add to or alter the Tenant Improvements to be completed in a good and workmanlike manner, in compliance with all laws, including, without limitation, on the Americans with Disabilities Act, and at Tenant's sole cost and expense (except for the items to be completed by Landlord hereunder), Premises subject to the payment of the Tenant Improvement Allowanceall terms and conditions set forth herein. Tenant shall competitively bid the work to be completed hereunder to at least two (2) general contractors reasonably satisfactory to Landlord, and shall select the lowest bid, after adjusting the assumptions of each bid to provide an "apples to apples" comparison of cost. The final Construction Contract, including, without limitation, the schedule of progress payments and the amount of retention provided therein shall be subject to the reasonable approval of Landlord. The Tenant Improvements cost ("Tenant Improvements Cost") to be paid by Landlord, up to the Tenant Improvement Allowance shall include, but not be limited to:
(i) Costs to demolish the existing Tenant Improvements and fixtures on each floor;
(ii) Costs of any structural or ADA upgrades required as a result of Tenant's Any such construction, but excluding any costs repair of any patent or latent structural defects or of ADA compliance that are the responsibility of Landlord under the Lease;
(iii) All costs of preliminary and final architectural and engineering plans, drawings and specifications for the Tenant Improvements, and engineering costs and calculations;
(v) All costs of interior design and finish schedule plans, drawings and specifications including as-built drawings;
(vi) All direct and indirect costs of procuring and installing Tenant Improvements in the Premises, including the contractor's fee for overhead and profit, the cost of all of contractor's on-site supervisory and administrative staff, office, equipment and temporary services provided in connection with construction of the Tenant Improvements;, any addition, or any alteration will be performed in a workmanlike manner in accordance with all applicable governmental regulations and requirements and the Airport Standards, and shall not weaken or impair the structural strength of any existing improvement or reduce the value of the Premises or any improvements thereon. The approval of the City Manager or his designee shall not be required for interior alterations or improvements, provided that such interior alterations or improvements do not require Tenant to obtain a building permit pursuant to City Ordinance for such interior alterations or improvements. Within thirty (30) days of completion of any construction during the term hereof, including the Tenant Improvements and any other improvement and any addition or any alteration to either, Tenant shall provide a complete set of as-built drawings of same to CITY along with a certification of construction costs for all permanent improvements plus, to the extent not shown in the as-built drawings, additional drawings showing the location and details of installation of all equipment, utility lines, heating, ventilating, air-condition ducts and related matters. Tenant shall keep all said drawings current by updating the same in order to reflect thereon any changes or modifications which may be made in or to the Premises and shall provide such updates to CITY within thirty (30) days of such change of modification. Design and construction specifications and documents for the Tenant
(vii) Costs of installing telecommunications 2. Improvements must be reviewed and electrical facilities, equipment and wiring necessary approved in writing for Tenant's use and costs of reinforcing floors if required in connection conformance with the particular proposed improvements Tenant Development Plan by the City Manager or his designee prior to be constructed by Tenant and not otherwise generally required by codecommencement of construction. The design documents for any construction, but not structural seismic improvements, which shall be made by Landlord, unless the Premises are in compliance with seismic requirements as of the date Tenant commences its construction and such upgrade is required as a result of a specific improvement Tenant proposes to make pursuant to including the Tenant Improvement Construction AgreementImprovements, any addition, or any alteration must be prepared by appropriately licensed design professionals and must be reviewed and approved in which case writing for conformance with the Airport Standards and the Tenant shall bear Development Plan by the City Manager or his designee prior to commencement of construction. Unless expressly waived in writing by the CITY, all construction, including the
3. Tenant Improvements, any additions, or any alterations, the cost of such upgrade;
which (viiiincluding any site preparation, demolition or other related work) Sewer connection feeswill exceed the sum of $50,000.00, if any;
(ix) A supervision Fee payable to Landlord Tenant shall obtain and provide performance and payment bonds, or an unconditional letter of credit, in the amount penal sum of two percent (2%) 100% of the total construction cost; (x) Fire cost of the work and Builder's All-Risk insurance and public liability insurance premiums and fees; andalso naming CITY as the obligee or beneficiary thereunder.
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Sources: Ground Lease
Construction by Tenant. Tenant shall cause submit preliminary plans and specifications to Landlord, for all structural Tenant’s work which Tenant shall elect to do. No approval of interior non-structural modifications shall be required. Landlord’s approval or disapproval of such plans shall be communicated to Tenant within thirty (30) days of Landlord’s receipt of such plans. Such approval shall not be unreasonably withheld; provided, however, Landlord may withhold its approval of any structural alterations if in Landlord’s reasonable discretion such alterations will materially adversely affect the value and use of the Project as office or retail space. In the event that any revisions or corrections are required by Landlord’s architect, Tenant shall promptly revise or correct its specifications and shall resubmit such revisions or corrections to Landlord. Landlord’s approval shall be evidenced by an endorsement to that effect on one set of the working plans and specifications and the return of such signed set to Tenant. Tenant may commence construction of Tenant’s structural work in accordance with the ---------------------- approved working plans and specifications upon Landlord’s approval. Tenant Improvements shall carry adequate liability and workers compensation insurance during the renovation period while Tenant refurbishes the Leased Premises to be completed in a good its requirements. Landlord’s consent to such alterations, additions, or improvements, or Landlord’s approval of the plans, specifications, and workmanlike mannerworking drawings for such structural alterations, in additions, or improvements shall create no responsibility or liability on the part of Landlord for their completeness, design sufficiency, or compliance with all laws, including, without limitation, the Americans with Disabilities Actrules, and at Tenant's sole cost regulations of governmental and expense (except for quasi-governmental agencies. Landlord agrees to use best efforts to cooperate with Tenant in obtaining any required permits and licenses to carry out the items structural and interior modifications. In the event Landlord fails to respond within the time frames specified herein, its consent shall be completed by Landlord hereunder), subject deemed granted to the payment of the Tenant Improvement Allowance. Tenant shall competitively bid the work to be completed hereunder to at least two (2) general contractors reasonably satisfactory to Landlord, and shall select the lowest bid, after adjusting the assumptions of each bid to provide an "apples to apples" comparison of cost. The final Construction Contract, including, without limitation, the schedule of progress payments and the amount of retention provided therein shall be subject to the reasonable approval of Landlord. The Tenant Improvements cost ("Tenant Improvements Cost") to be paid by Landlord, up to the Tenant Improvement Allowance shall include, but not be limited to:
(i) Costs to demolish the existing Tenant Improvements and fixtures on each floor;
(ii) Costs of any structural or ADA upgrades required as a result of Tenant's construction, but excluding any costs repair of any patent or latent structural defects or of ADA compliance that are the responsibility of Landlord under the Lease;
(iii) All costs of preliminary and final architectural and engineering applicable plans, drawings and specifications for the Tenant Improvements, and engineering costs and calculations;
(v) All costs of interior design and finish schedule plans, drawings and specifications including as-built drawings;
(vi) All direct and indirect costs of procuring and installing Tenant Improvements in the Premises, including the contractor's fee for overhead and profit, the cost of all of contractor's on-site supervisory and administrative staff, office, equipment and temporary services provided in connection with construction of the Tenant Improvements;
(vii) Costs of installing telecommunications and electrical facilities, equipment and wiring necessary for Tenant's use and costs of reinforcing floors if required in connection with the particular proposed improvements to be constructed by Tenant and not otherwise generally required by code, but not structural seismic improvements, which shall be made by Landlord, unless the Premises are in compliance with seismic requirements as of the date Tenant commences its construction and such upgrade is required as a result of a specific improvement Tenant proposes to make pursuant to the Tenant Improvement Construction Agreement, in which case Tenant shall bear the cost of such upgrade;
(viii) Sewer connection fees, if any;
(ix) A supervision Fee payable to Landlord in the amount of two percent (2%) of the total construction cost; (x) Fire and Builder's All-Risk insurance and public liability insurance premiums and fees; and.
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