Shell Improvements. Landlord has furnished the Shell Improvements existing as of the date of this Agreement at its cost. In the event any additional cost related to the Shell Improvements are necessary as a result of the Tenant’s Interior Improvements, said costs shall be paid one hundred percent (100%) by Tenant.
Shell Improvements. The term “Shell Improvements” shall mean the following which have been constructed by Landlord: (i) the shell of a two story industrial building containing approximately 109,786± square feet (not including (a) any atriums, covered entrances or egresses and covered Building loading areas which would bring the total Building size to 111,465 ± square feet, and (b) any potential bridge between this Building 5 and adjacent Building 6 (the “Building Connector”)), consisting of foundation, first and second story floor slab, building exterior precast concrete panels, building exterior window wall system (including standard ten foot high exterior doors and standard exterior door hardware), load bearing walls, roof system for standard loading, roof membrane, roof screen; (ii) sitework improvements consisting of offsite sanitary sewer piping from street main to property line, offsite domestic water and fire service from street mains to property line, full “shell” fire-sprinkler systems; functional interior stairs per plan (concrete-filled metal stair tread pans in unfinished gypsum-board enclosures with no hand rails or finishes); 2-elevator core with one elevator installed and functional (State inspected and signed off); (iii) primary electrical power to pad-mounted transformers adjacent to Building, electrical power to panels within electrical room of Building sufficient to support elevator, emergency interior lighting, utility power and lighting in electrical and elevator equipment rooms; exterior parking lot standards & lighting; interior roof insulation; Building security system; telephone utility conduits from telephone utility vault at the street to electrical room in the Building; gas line stubbed from street to proposed gas meter pad location outside Building proximate to transformer; domestic water stubbed into interior of building; sanitary sewer gut line installed under slab from end stair well to end stair well connected to the exterior service of the Building; storm offsite and onsite storm sewer (for exterior water drainage system), paving and parking areas, striping, sidewalks, parking curbs, gutters, irrigation system and landscaping. The plans for the Shell Improvements are known hereafter as the “Shell Plans”. Notwithstanding anything to the contrary herein, (i) all Shell Improvements provided by Landlord are Landlord’s standard items, and (ii) Landlord shall not be responsible or liable to construct any other improvements, of any type whatsoever, ...
Shell Improvements. The term "Shell Improvements" shall mean the combination of the Cold Shell Improvements, Warm Shell Improvements and Site Work which are to be constructed by Tenant and paid for by the Parties as set forth in Section 3.F.
Shell Improvements. Landlord (a) shall construct the “Shell Improvements” described on Exhibit E and (b) shall complete construction of the parking areas, sidewalks, drive aisles, landscaping and other common area improvements (collectively, the “Site Improvements”). Shell Improvements and Site Improvements are collectively referred to herein as the “Landlord’s Work.” Landlord shall commence and diligently prosecute to completion the Landlord’s Work such that the below Milestones are timely achieved. Except as specifically set forth in Section 2.4 below, Landlord shall not be liable for a failure to deliver possession of the Premises by the applicable Milestone Dates set forth below and (a) the validity of this Lease shall not be affected or impaired thereby, (b) Landlord shall not be in default hereunder or be liable for damages therefor, and (c) Tenant shall accept possession of the Premises when Landlord tenders possession thereof to Tenant. Landlord shall provide Tenant with regular updates as to the progress of completion of the Landlord’s Work and the below Milestones, as well as reasonably satisfactory evidence of completion of each Milestone (as set forth below). As long as Tenant leases the entire Premises, Landlord shall not construct any other improvements on the Land other than the Landlord’s Work, without the prior written consent of Tenant, such consent not to be unreasonably withheld, conditioned or delayed.
Shell Improvements. Subject to the conditions set forth ------------------ herein, Landlord, at its sole cost and expense, agrees to construct and install the Shell Improvements on the Lot. In constructing and installing the Shell Improvements, Tenant shall not have any approval or consensual rights (and Landlord shall not be required to obtain Tenant's consent therefor) concerning the Shell Improvements. The Shell Improvements shall not include the Tenant Improvements nor any of Tenant's personal property, equipment, furnishings, trade fixtures or fixtures. Landlord shall use commercially reasonable efforts to cause its general contractor to Substantially Complete (defined below) the Shell Improvements by March 15, 2000 (the "Completion Date"), subject to delays due to (a) acts or events beyond its control including, but not limited to, acts of God, earthquakes, strikes, lockouts, boycotts, casualties, discontinuance of any utility or other service required for performance of the Work, moratoriums, governmental agencies and inclement weather (including, but not limited to, rain delays), (b) the lack of availability or shortage of specialized materials used in the construction of the Shell Improvements, (c) any matters beyond the control of Landlord, the general contractor or any subcontractors, (d) any changes required by the fire department, building and/or planning department, building inspectors or any other agency having jurisdiction over the Building, the Work and/or the Shell Improvements (except to the extent such changes are directly attributable to Tenant's use or the Tenant Improvements, in which event such delays are considered Tenant Delays) the events and matters set forth in Subsections (a), (b), (c) and (d) are collectively referred to as "Force Majeure Delays"), or (e) any delay attributable to Tenant and/or any of Tenant's Representatives or Tenant's intended use of the Premises (collectively, "Tenant Delays"). Tenant Delays shall include, but not be limited to, all of the following described events or occurrences: (i) delays related to changes made or requested by Tenant to the Construction Documents with respect to the Tenant Improvements; (ii) the failure of Tenant to furnish all or any plans, drawings, specifications, finish details or other information required herein; (iii) the failure of Tenant to comply with the requirements of this Exhibit B; (iv) Tenant's --------- requirements for special work or materials, finishes, or installations other than th...
Shell Improvements. Landlord agrees to furnish the Shell Improvements at its cost, including the paving and parking areas, striping, curbs, and gutters as shown on Exhibit "A" of the Lease, the main plumbing line into the building and landscaping and irrigation system for the building. Stubbing of the actual plumbing fixtures will be an Interior Improvement Cost, and not considered a part of the Shell Improvements.
Shell Improvements. 2. Except for base building improvements that include only the sprinkler System with turned-up heads, Tenant shall, at its expense, make the following improvements to the Premises:
Shell Improvements. Except as expressly provided in the Work Letter Agreement or below, Landlord shall not be responsible for making any improvements to the Premises and Tenant agrees to accept the Premises in their existing condition, "as is," on the Commencement Date. In addition to its obligations under the Work Letter Agreement, Landlord shall, at its sole cost and expense, using contractors and subcontractors of its choice, make the following improvements to the Premises and no others (the "Shell Improvements") and use its best efforts to Substantially Complete the same prior to or on each Anticipated Target Commencement Date for each floor of the Building within the Premises: provision of a structural shell for the Premises, with the existing HVAC system stubbed to the Premises, the existing fire sprinkler grid systems, and the existing main electrical/telephone closet, the existing telephone punch board, and removing existing floor outlets, saving the existing drain and water lines to existing sinks or plumbing on the floor, and by removing and abating all asbestos. No structural work shall be required. All Shell Improvements shall be constructed to the standards and condition required by all applicable Legal Requirements, including without limitation, handicapped accessibility codes for elevator accessories, restrooms, drinking fountains, stairways, etc. and other codes as they pertain to the common areas and shell of the Building, including fire safety rules and regulations. Landlord shall warrant that the Shell Improvements shall be free of defects in workmanship and installation for a period of one (1) year after the date of Substantial Completion of the Shell Improvements. The base building systems and services to be provided by Landlord when Tenant takes possession of the Premises are as follows:
Shell Improvements. Landlord shall cause the shell improvements described in Exhibit “B” attached hereto (the “Shell Improvements”) to be completed in accordance with the plans and specifications (the “Shell Plans”) prepared by Landlord and in accordance with all applicable laws, ordinances, regulations and requirements (the “Applicable Laws”), including, without limitation, Title III of the Americans with Disabilities Act of 1990, and all regulations issued thereunder and Accessibility Guidelines for Buildings and Facilities issued pursuant thereto, as amended (collectively, the “ADA”). The Shell Improvements shall be made, and the Shell Plans shall be prepared, at Landlord’s sole cost and expense.
Shell Improvements. From the date hereof, until the Closing Date, Subsidiary will be prosecuting the construction of certain improvements (the "SHELL IMPROVEMENTS") pursuant to and described in those certain construction contracts described on EXHIBIT "3A.1" hereto (the "SHELL IMPROVEMENTS CONTRACTS"). Cordish Affiliate shall be solely responsible for the payment of the SHELL IMPROVEMENTS COSTS (as that term is defined herein.) However, Cordish Affiliate shall be entitled to be reimbursed for the Shell Improvements Costs from the Operations Reserve and from the Capital Reserve. On or before Closing, the Shell Improvements Contracts shall be assigned by Subsidiary to Cordish Affiliate and assumed, performed and discharged thereafter by Cordish Affiliate in accordance with the provisions of the Leasing Agreement. The term "SHELL IMPROVEMENTS COSTS" means the actual third-party costs incurred by Cordish Affiliate in connection with the undertaking and completing of the Shell Improvements Contracts.
