EXHIBIT 10.19
RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO:
SOBRATO DEVELOPMENT COMPANIES [STAMP/RECEIPT]
00000 Xxxxx XxXxxx Xxxxxxxxx
Xxxxx 000
Xxxxxxxxx, XX 00000-0000
Attention: Xxxxxxx X. Xxxxx
4988 Great America SPACE ABOVE THIS LINE FOR RECORDER'S USE
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DECLARATION OF RECIPROCAL EASEMENT, EASEMENTS AND COVENANTS
This Declaration of Reciprocal Easement, Easements and Covenants
("Declaration") is made this 10th day of October, 1997, by Sobrato Development
Company #961, A California Limited Partnership (hereinafter referred to as
"Owner").
A. WHEREAS, Owner is the owner in fee of those certain parcels of real
property (referred to herein individually as "Parcel 1" and "Parcel 2" and
collectively as the "Parcels") located in the City of Santa Xxxxx, County of
Santa Xxxxx, State of California, more particularly described on Exhibit A and
Exhibit B, respectively, attached hereto and made a part hereof;
B. WHEREAS, Parcel 1 is currently benefited by certain rights of ingress
and egress on, across, over and through Parcel 2 to Old Ironsides Drive, and
Parcel 2 is currently benefited by certain rights of ingress and egress on,
across, over and through Parcel 1 to Great America Parkway;
C. WHEREAS. Parcel 1 is currently benefited by certain rights to install
and maintain (i) a private water line, (ii) a private sanitary sewer, and (iii)
a private storm drain, each across, over and through Parcel 2;
D. WHEREAS, Parcel 2 is currently benefited by certain rights to install
and maintain private underground electrical facilities across, over and through
Parcel 1; and
E. WHEREAS, Owner contemplates that at some time after the recordation of
this Declaration, there may be severance of title to the Parcels. In the event
of such severance, reciprocal easements will be required on, over and across the
Parcels for the purposes and on the terms set forth in Paragraph 2 below.
NOW, THEREFORE, Owner does hereby declare that Parcel 1 and Parcel 2 are
and shall be conveyed, hypothecated, encumbered, leased, occupied, built upon,
or otherwise used, improved or transferred in whole or in part subject to the
easements created upon severance of title to the Parcels and subject to the
quasi-easement created as of the date of this Declaration (both the easements
and the quasi-easements are collectively referred to herein as the "Easements").
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1. Creation of Easements.
(a) In Ingress/Egress Easement. Upon recordation of this Declaration
and Owner's conveyance of title to either of the Parcels, there shall be a
non-exclusive reciprocal easement for the purposes hereinafter stated,
appurtenant to and for the benefit of the aforementioned Parcel 1 on, over,
across and through those portions of Parcel 2 located in the Ingress/Egress
Easement Area (as hereinafter defined), and appurtenant to and for the benefit
of the aforementioned Parcel 2 on, over, across and through those portions of
Parcel 1 located in the Ingress/Egress Easement Area, as hereinafter provided.
This Ingress/Egress Easement shall be deemed to have been created as of the
recordation of this Declaration.
(b) Electrical Easement. Upon recordation of this Declaration and
Owner's conveyance of title to either of the Parcels, there shall be a
non-exclusive easement for the purpose hereinafter stated, appurtenant to and
for the benefit of the aforementioned Parcel 2 on, over, across and through
those portions of Parcel 1 located in the Electrical Easement Area (as
hereinafter defined). This Electrical Easement shall be deemed to have been
created as of the recordation of this Declaration.
(c) Water Line Easement. Upon recordation of this Declaration and
Owner's conveyance of title to either of the Parcels, there shall be a
non-exclusive easement for the purpose hereinafter stated, appurtenant to and
for the benefit of the aforementioned Parcel 1 on, over, across and through
those portions of Parcel 2 located in the Water Line Easement Area (as
hereinafter defined). This Water Line Easement shall be deemed to have been
created as of the recordation of this Declaration.
(d) Sanitary Sewer Easement. Upon recordation of this Declaration
and Owner's conveyance of title to either of the Parcels, there shall be a
non-exclusive easement for the purpose hereinafter stated, appurtenant to and
for the benefit of the aforementioned Parcel 1 on, over, across and through
those portions of Parcel 2 located in the Sanitary Sewer Easement Area (as
hereinafter defined). This Sanitary Sewer Easement shall be deemed to have been
created as of the recordation of this Declaration.
(e) Storm Drain Easement. Upon recordation of this Declaration and
Owner's conveyance of title to either of the Parcels, there shall be a
non-exclusive easement for the, purpose hereinafter stated, appurtenant to and
for the benefit of the aforementioned Parcel 1 on, over, across and through
those portions of Parcel 2 located in the Storm Drain Easement Area (as
hereinafter defined). This Storm Drain Easement shall be deemed to have been
created as of the recordation of this Declaration.
2. Purposes of Easements.
(a) Ingress/Egress Easement. The Ingress/Egress Easement herein
created is for the purpose of providing non-exclusive vehicular and pedestrian
access to and from Parcel 1 and Parcel 2 across the Ingress/Egress Easement Area
and maintenance thereof to and from Great America Parkway and to and from Old
Ironsides Drive for the owners of Parcel l and Parcel 2 and their respective
lessees, customers, invitees, licensees and subtenants. No parking easement or
other parking
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rights are intended to be created by this Declaration. Each Owner agrees that
its use of the Ingress/Egress Easement Area shall not unreasonably interfere
with or obstruct the business, operations and use of the servient Parcel.
(b) Electrical Easement. The Electrical Easement herein created is
for the purpose of permitting the Owner of Parcel 2 to construct and maintain
and repair private underground electrical facilities across the Electrical
Easement Area. The Owner of Parcel 1 agrees that its use of surface of the
Electrical Easement Area shall not unreasonably interfere with or obstruct the
installation, maintenance or repair of such underground electrical facilities.
(c) Water Line Easement. The Water Line Easement herein created is
for the purpose of permitting the Owner of Parcel 1 to construct and maintain
and repair a private water line across the Water Line Easement Area. The Owner
of Parcel 2 agrees that its use of surface of the Water Line Easement Area shall
not unreasonably interfere with or obstruct the installation, maintenance or
repair of such water line.
(d) Sanitary Sewer Easement. The Sanitary Sewer Easement herein
created is for the purpose of permitting the Owner of Parcel 1 to construct and
maintain and repair a private sanitary sewer across the Sanitary Sewer Easement
Area. The Owner of Parcel 2 agrees that its use of surface of the Sanitary Sewer
Easement Area shall not unreasonably interfere with or obstruct the
installation, maintenance or repair of such sanitary sewer.
(e) Storm Drain Easement. The Storm Drain Easement herein created is
for the purpose of permitting the Owner of Parcel 1 to construct and maintain
and repair a private storm drain across the Storm Drain Easement Area. The Owner
of Parcel 2 agrees that its use of surface of the Storm Drain Easement Area
shall not unreasonably interfere with or obstruct the installation, maintenance
or repair of such storm drain.
3. Easement Areas.
(a) Ingress/Egress Easement Area. The Ingress/Egress Easement Area
is on, over, across and through only those portions of Parcel 1 and Parcel 2, as
shown upon that certain Parcel Map filed for record in the office of the
Recorder of the County of Santa Xxxxx, State of California on September 15,
1997, in Book 693 of Maps, Pages 45, 46, and 47 ("Parcel Map") and designated
thereon as "26 P.I.E.E." ("Ingress/Egress Easement Area").
The Owners acknowledge that the Electrical Easement Area (defined below)
crosses the Ingress/Egress Easement Area. In addition, the Owner of Parcel 1
acknowledges that a small concrete island currently exists on Parcel 2, and said
concrete island encroaches on the Ingress/Egress Easement Area on Parcel 2.
(b) Electrical Easement Area. The Electrical Easement Area is on,
over, across and through only that portion of Parcel 1, as shown upon the Parcel
Map and designated thereon as "10' P.U.E.E." ("Electrical Easement Area").
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(c) Water Line Easement Area, The Water Line Easement Area is on,
over, across and through only that portion of Parcel 2, as shown upon the Parcel
Map and designated thereon as "10 P.W.L.E." ("Water Line Easement Area").
(d) Sanitary Sewer Easement Area. The Sanitary Sewer Easement Area
is on, over, across and through only that portion of Parcel 2, as shown upon the
Parcel Map and designated thereon as "10 P.S.S.E." ("Sanitary Sewer Easement
Area").
(e) Storm Drain Easement Area. The Storm Drain Easement Area is on,
over, across and through only that portion of Parcel 2, as shown upon the Parcel
Map and designated thereon as "10 P.S.D.E." ("Storm Drain Easement Area").
4. Cost of Repair and Maintenance.
(a) Ingress/Egress Easement Area. The Owners of the Parcels will
jointly maintain, repair or replace the Ingress/Egress Easement Area, keeping
the same in good condition and repair and will share equally all the costs and
expenses associated therewith.
(b) Electrical Easement Area. The Owner of Parcel 2 will maintain,
repair or replace the private underground electrical facilities installed in the
Electrical Easement Area, keeping the same in good condition and repair at its
own cost and expense.
(c) Water Line Easement Area, Sanitary Sewer Easement Area and Storm
Drain Easement Area. The Owner of Parcel 1 will maintain, repair or replace the
private water line, the private sanitary sewer and the private storm drain
installed in the Water Line Easement Area, the Sanitary Sewer Easement Area and
the Storm Drain Easement Area, respectively, keeping the same in good condition
and repair at its own cost and expense.
(d) Repair and Restoration. In the event the use of any Easement or
the maintenance of any Easement Area by the Owner of the dominant Parcel causes
damage to the surface of the servient Parcel, or damage to or destruction of any
improvements located thereon (including buildings, structures, lawns, shrubbery
or trees), the Owner of the dominant Parcel shall repair and/or restore such
surface or improvements to the condition existing immediately prior to the event
of damage.
In the event the Owner of the dominant Parcel fails to commence the repair
or restoration of any such damage within thirty (30) days after its receipt of
written notice from the Owner of the servient Parcel (or, in the event of an
emergency or material impairment of access as soon as possible under the
circumstances), and diligently pursue such cure to completion, the Owner of the
servient Parcel shall have the right and license to enter upon the Easement Area
and undertake the necessary repair or restoration. All costs and expenses
reasonably incurred by the Owner of the servient Parcel in performing such
repair or restoration shall be payable by the Owner of the dominant Parcel. The
Owner of the servient Parcel may deliver written notice (the "Reimbursement
Notice") to the Owner of the dominant Parcel specifying the nature of work done,
and the payments made. In the event the Owner of the dominant Parcel fails to
reimburse the Owner of the servient Parcel for the costs and expenses so
incurred within ten (10) days after delivery of the Reimbursement
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Notice, (1) the overdue amount shall thereafter bear interest until paid at the
lesser of one and one-half percent (1 1/2%) per month or the highest legally
permitted rate and (2) the Owner of the servient Parcel shall have the right to
obtain a lien on the dominant Parcel as provided in Section 4(e) below in an
amount equal to such Owner's costs and expenses, together with interest as
provided above.
(e) Lien Right. In the event an Owner has the right to obtain a lien
on the other Owner's Parcel pursuant to Section 4(d) hereof, such Owner may
record a notice of nonpayment (the "Notice of Nonpayment") against the Parcel of
the other Owner which shall state (i) the name of the other Owner; (ii) a legal
description of the Parcel against which the Notice of Nonpayment is made; (iii)
the amount claimed to be due and owing; (iv) that the Notice of Nonpayment is
made pursuant to the terms of this Declaration; and (v) that a lien is claimed
against the Parcel in an amount equal to the unpaid portion of the amount
specified in the Reimbursement Notice, including interest and reasonable
attorneys' fees. The lien shall attach immediately upon recordation of the
Notice of Nonpayment. The lien shall not be affected by any sale or transfer of
the Parcel, or any part or portion thereof, except that (x) such lien shall be
subordinate to any third-party first mortgage or deed of trust made in good
faith and for value. (y) such lien shall be extinguished by foreclosure of such
mortgage or deed of trust or by transfer in lieu thereof, and (z) such mortgagee
shall not have any obligation or liability for sums accruing or which relate to
events occurring prior to such foreclosure or transfer in lieu thereof. Each
breach by an Owner of its obligations set forth in Section 4(d) above shall
constitute a separate basis for a lien. The lien may be foreclosed by
appropriate action in court or in the manner provided by law for the foreclosure
of a mortgage under a power of sale and in accordance with, among other things,
Sections 2924, 2924b, 2924c, 2924f, 2924g, 2924h and 2924j of the California
Civil Code that apply to non judicial foreclosures of mortgages or deeds of
trust. To the greatest extent permitted by law, whether or not the foreclosure
is by action in court, or otherwise, all reasonable attorneys' fees,
disbursements, and costs shall be allowed. The Owner obtaining such lien shall
have the right to bid on the Parcel of the other Owner at the foreclosure sale.
In the event a breach for which a Notice of Nonpayment is recorded as
hereinabove provided is cured, which cure shall include the payment of all
reasonable attorneys' fees and other expenses incurred by the non-breaching
Owner, together with interest as herein provided, the non-breaching Owner shall
record a release of the Notice of Nonpayment.
5. Indemnity; Insurance. Each Owner hereby agrees to indemnify, defend,
protect, and hold harmless the other Owner from and against any claims, liens,
liabilities, damages, costs and expenses (including attorneys' fees) arising out
of or in any way connected with or resulting from the use by the indemnifying
Owner or its tenants, employees, and invitees of the Easement Areas. Each Owner
shall carry (or shall cause to be carried) general liability insurance (primary
and noncontributing) which shall cover the use by such Owner, and its tenants,
agents, employees and invitees, of the Easement Areas, which shall insure
against bodily injury, death and property damage. The amount of liability
insurance shall be not less than the minimum amount of coverage established by
the parties hereto from time to time, provided that such minimum shall not be
less than One Million Dollars ($1,000,000). The liability insurance of each
Owner shall name the other Owner as an additional insured. Upon request by an
Owner, the other Owner shall provide the requesting Owner with a certificate of
insurance as evidence that the required insurance is in effect.
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6. Miscellaneous Provisions.
(a) Each and all of the foregoing covenants and easements:
(i) shall apply to and bind Owner and each and all future
Owners and each and ail of their respective heirs, successors, assigns,
grantees, mortgagees, deed of trust beneficiaries, tenants and subtenants;
(ii) are hereby imposed and granted pursuant to a general plan
for the mutual benefit of the Owner, tenants and occupants of any and all
portions of the Parcels; and
(iii) shall obligate, inure to and pass with Parcel 1 and
Parcel 2 and shall remain in force and effect as hereinafter provided.
(b) No breach of any of the covenants, restrictions or other
provisions contained in this Declaration, or the enforcement of any lien
provision herein, shall defeat or render invalid the lien of any third party
mortgage, deed of trust or similar security instrument made in good faith and
for value and encumbering Parcel 1 or Parcel 2; but all of the foregoing
provisions, restrictions and covenants shall be binding and effective against
any Owner of a Parcel, or any part thereof, whose title thereto is acquired by
foreclosure, trustee's sale or otherwise. Notwithstanding the foregoing, any
lien obtained by one Owner for failure by the other Owner to perform under this
Declaration shall be subordinate to any third-party first mortgage or deed of
trust made in good faith and for value and shall be extinguished by foreclosure
of such mortgage or deed of trust or by transfer in lieu thereof, and such
mortgagee shall not have any obligation or liability for sums accruing or which
relate to events occurring prior to such foreclosure or transfer in lieu
thereof.
(c) Invalidation of any one of the terms, covenants and conditions
or other provisions herein contained by judgment or court order shall in no way
affect any of the other terms, covenants and conditions or provisions hereof,
the same shall remain in full force and effect.
(d) The provisions of this Declaration shall not be deemed to
constitute a dedication for public use or to create any right in the general
public.
(e) This Declaration, executed as of the date hereof, shall take
effect only upon, from and after its recordation in the Office of the County
Recorder of Santa Xxxxx County, California.
(f) "Owner" shall mean any person, firm, corporation or other legal
entity (including Declarant) which owns fee title to a Parcel. The tern "Owner"
shall not include a mortgagee or beneficiary under a deed of trust holding a
security interest in a Parcel unless such mortgagee or beneficiary is in actual
physical possession of the Parcel.
(g) Whenever this Declaration creates or imposes an obligation with
respect to a Parcel, the Owner of the Parcel shall be responsible for the timely
and proper performance of the obligation, notwithstanding any delegation or such
responsibility by lease, contract, or otherwise, to another party.
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(h) The rights herein granted and the obligations herein created may
be terminated by the written agreement of the Owners of Parcel 1 and Parcel 2 or
their successors in interest. The foregoing notwithstanding, termination shall
not be permitted without the written consent of any mortgagee of either Parcel.
(i) If any of the covenants created by this Declaration would
otherwise violate (i) the rule against perpetuities or some analogous statutory
provision, or (ii) any other statutory or common law rule imposing time limits,
then such provisions shall continue, except to the extent modified, amended, or
terminated in accordance with the provisions hereof, only until twenty-one (21)
years after the death of Xxxx Xxxxxxx Xxxxxxx.
IN WITNESS WHEREOF, Owner has executed this Declaration as of the date
first set forth above.
OWNER:
SOBRATO DEVELOPMENT COMPANY #961.
A California Limited Partnership
By: Sobrato Interests III,
A California Limited Partnership
Its: General Partner
By: The Xxxx Xxxxxxx Xxxxxxx 1985 Separate
Property Trust
Its: General Partner
By: /s/ XXXX XXXXXXX XXXXXXX
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Xxxx Xxxxxxx Xxxxxxx, trustee
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EXHIBIT A
Legal Description - Parcel 1
All that certain real property situate in the City of Santa Xxxxx, County of
Santa Xxxxx, State of California, described as follows:
Parcel 1 as shown upon that certain Parcel Map filed for record in the office of
the Recorder of the County of Santa Xxxxx, State of California on September 15,
1997, in Book 693 of Maps, Pages 45, 46, and 47.
Reserving therefrom easements for the benefit of Parcel 2 as shown on the map
hereinabove referred for private ingress and egress designated 26 P.I.E.E. and
private underground electrical designated 10' P.U.E.E. all on the map
hereinabove referred to.
APN No.: 000-00-000
EXHIBIT B
Legal Description - Parcel 2
All that certain real property situate in the City of Santa Xxxxx, County of
Santa Xxxxx, State of California, described as follows:
Parcel 2 as shown upon that certain Parcel Map filed for record in the office of
the Recorder of the County of Santa Xxxxx, State of California on September 15,
1997, in Book 693 of Maps, Pages 45, 46, and 47.
Reserving therefrom easements for the benefit of Parcel 1 as shown on the map
hereinabove referred for private water line designated 10 P.W.L.E. for private
sanitary sewer designated 10 P.S.S.E. for private storm drainage designated 10
P.S.D.E. and for private ingress and egress designated 26 P.I.E.E. all on the
map hereinabove referred to.
APN No.: 000-00-000
CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT
STATE OF CALIFORNIA }
} ss.
COUNTY OF SANTA XXXXX }
On October 15, 1997, before me, XXXXX XXXXXXX, a Notary Public in and for said
County and State, personally appeared XXXX XXXXXXX XXXXXXX
[X] personally known to me - OR - [ ] to be the person whose name is
subscribed to the within instrument and acknowledged to me that he executed the
same in his authorized capacity, and that by his signature on the instrument the
person, or the entity upon behalf of which the person acted, executed the
instrument.
WITNESS my hand and official seal
Xxxxx Xxxxxxx
---------------------------------------------
NOTARY PUBLIC. STATE OF CALIFORNIA
My Commission Expires: July 23, 2000
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XXXXX XXXXXXX
COMMISSION # 1106536
[SEAL] NOTARY PUBLIC - CALIFORNIA
SANTA XXXXX COUNTY
MY COMM. EXPIRES JUL 23, 2000
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LEASE BETWEEN
SOBRATO INTERESTS III AND VERIFONE, INC.
Article Page #
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Parties................................................................... 1
Premises.................................................................. 1
Use....................................................................... 1
Term and Rental........................................................... 1
Title to Parcel...................................................... 2
Base Monthly Rent.................................................... 2
Rental Adjustment.................................................... 3
Security Deposit.......................................................... 3
Late Charges.............................................................. 3
Construction and Possession............................................... 4
Building Shell Construction.......................................... 4
Tenant Improvement Plans............................................. 4
Preliminary Cost Estimates........................................... 5
Final Pricing........................................................ 5
Change Orders........................................................ 6
Building Shell Costs................................................. 6
Tenant Improvement Costs............................................. 6
Construction......................................................... 6
General Contractor Overhead & Profit................................. 7
Insurance/Indemnity.................................................. 7
Punchlist & Xxxxxxxx................................................. 7
Other Work by Tenant................................................. 7
Acceptance of Possession and Covenants to Surrender....................... 8
Uses Prohibited........................................................... 8
Alterations and Additions................................................. 9
Maintenance of Premises................................................... 9
Tenant's Obligations................................................. 9
Landlord's Obligations............................................... 10
Allocation of Maintenance Among Tenants.............................. 10
Waiver of Liability.................................................. 10
Warranty Against Defects............................................. 11
Hazard Insurance..................................................... 11
Tenant's Use.................................................... 11
Landlord's Insurance............................................ 11
Tenant's Insurance................................................... 12
Waiver............................................................... 12
Taxes..................................................................... 12
Utilities................................................................. 13
Abandonment............................................................... 13
Free From Liens........................................................... 13
i
Compliance With Governmental Regulations.................................. 14
Toxic Waste and Environmental Damage...................................... 14
Landlords Representations............................................ 14
Tenant's Responsibility.............................................. 14
Tenants Indemnity Regarding Hazardous Materials...................... 15
Actual Release by Tenant............................................. 15
Landlords Indemnity Regarding Hazardous Materials.................... 16
Environmental Monitoring............................................. 16
Indemnity................................................................. 17
Advertisements and Signs.................................................. 17
Attorney's Fees........................................................... 18
Tenants Default........................................................... 18
Remedies............................................................. 18
Right to Re-enter.................................................... 19
Abandonment.......................................................... 19
No Termination....................................................... 19
Surrender of Lease........................................................ 20
Habitual Default.......................................................... 20
Landlord's Default........................................................ 20
Notices................................................................... 20
Entry by Landlord......................................................... 20
Destruction of Premises................................................... 21
Destruction by an Insured Casualty................................... 21
Destruction by an Uninsured Casualty................................. 22
Assignment or Sublease.................................................... 22
Consent by Landlord.................................................. 22
Assignment or Subletting Consideration............................... 23
No Release........................................................... 23
Effect of Default.................................................... 24
Condemnation.............................................................. 24
Effects of Conveyance..................................................... 24
Subordination............................................................. 25
Waiver.................................................................... 26
Holding Over.............................................................. 26
Successors and Assigns.................................................... 26
Estoppel Certificates..................................................... 26
Option to Extend the Lease Term.......................................... 27
Xxxxx and Exercise of Option......................................... 27
Determination of Fair Market Rental.................................. 27
Resolution of a Disagreement over the Fair Market Rental............. 28
Options................................................................... 29
Quiet Enjoyment........................................................... 29
Brokers................................................................... 29
Landlord's Liability...................................................... 29
Board of Director Approval of Tenant...................................... 29
ii
Transportation Demand Management programs................................. 30
Right Of First Refusal To Purchase........................................ 30
Dispute Resolution........................................................ 31
Miscellaneous Provisions.................................................. 31
Rent................................................................. 31
Management Fee....................................................... 31
Performance by Landlord.............................................. 31
Interest............................................................. 32
Rights and Remedies.................................................. 32
Survival of Indemnities.............................................. 32
Severability......................................................... 32
Choice of Law........................................................ 32
Time................................................................. 32
Entire Agreement..................................................... 32
Representations...................................................... 32
No Presumption Against Drafter....................................... 32
Headings............................................................. 33
Exhibits............................................................. 33
Reasonable Consent................................................... 34
EXHIBIT "A" - Premises, Building & Project
EXHIBIT "B" - Shell Plans and Specifications
EXHIBIT "C" - Building Shell Definition
EXHIBIT "D" - Option to Lease
EXHIBIT "E" - Tenant Improvement Plans and Specifications
iii
1. PARTIES: THIS LEASE, is entered into on this 18th day of September,
1996, between Sobrato Interests III, a California Limited Partnership, whose
address is 00000 Xxxxx Xx Xxxx Xxxxxxxxx, Xxxxx 000, Xxxxxxxxx, XX 00000 and
VeriFone, Inc., a California Corporation, whose address is Three Lagoon Drive,
Redwood City, CA 94065, hereinafter called respectively Landlord and Tenant.
This Lease is consented to by Sobrato Development Companies, a California
general partnership ("SDC"), for purposes of evidencing SDC's consent to the use
of the "Parcel" (as defined below) pursuant to the terms and conditions of this
Lease.
2. PREMISES: Landlord hereby leases to Tenant, and Tenant hires from
Landlord those certain "Premises" with the appurtenances, situated in the City
of Santa Xxxxx, County of Santa Xxxxx, State of California, located on a 6.01
acre portion on the Tasman side of the approximately 9.4 acre parcel APN
000-00-000 located at the intersection of Tasman and Great America ("Parcel")
shown on Exhibit "A", containing a five (5) story steel-frame building of
approximately 140,965 gross rentable square feet ("Building") to be constructed
by Landlord with on-grade parking for 480 cars, which Premises are outlined in
red on Exhibit "A". Landlord shall cause the Parcel to be subdivided into the
6.01 acre portion constituting the "Premises" and the remaining 3.39 acre
portion constituting the "Option Land" on or prior to the start of construction
of the Building. Tenant acknowledges Xxxxxxxx's right to and hereby consents to
construction of an additional building (the "Option Building") for Tenant or for
a third party on adjacent land owned by Landlord. Tenant has an option to lease
the Option Building pursuant to "Exhibit "D" attached hereto. The Building and
the Option Building shall comprise the "Project" for purposes of this Lease.
3. USE: Tenant shall use the Premises only for the following purposes and
shall not change the use of the Premises without the prior written consent of
Landlord: Office, research and development, marketing, light manufacturing and
other legally allowable uses. Landlord makes no representation or warranty that
any specific use of the Premises desired by Tenant is permitted pursuant to any
Laws.
4. TERM AND RENTAL: The term ("Lease Term") shall be for one hundred
forty four (144) months, commencing on the later of (i) the date of Substantial
Completion of the Premises as determined pursuant to Article 7.11, and (ii) the
date 45 days prior to the Scheduled Commencement Date, as defined in the
following paragraph ("Commencement Date"), and ending one hundred forty four
(144) months thereafter ("Expiration Date").
The Commencement Date is scheduled for October 1, 1997 (the "Scheduled
Commencement Date"). In the event of any delay in Xxxxxxxx's delivering the
Premises to Tenant by the date which is twelve (12) months after the Permit
Date (as defined in the following sentence), Landlord will pay to Tenant damages
in the amount of Three Thousand Dollars ($3,000.00) for each day beyond the date
twelve (12) months after the Permit Date during which Landlord is unable to
deliver the Premises Substantially Completed. The "Permit Date" shall be the
earlier of (i) the date of issuance of the permits for grading, drainage and
foundation from the City of Santa Xxxxx for any reason (other than a delay
caused by Tenant, its agents or contractors), and (ii) December 31, 1996. In the
event the Premises are not Substantially Complete as determined pursuant to
Article 7.H by
1
the date ("Outside Date") which is eighteen (18) months after the Permit Date
for any reason (other than a delay caused by Tenant, its agents or contractors),
Tenant shall have the right to collect the $3,000 per day liquidated damages as
referred to in the preceding sentence up through and including the date of
termination of the Lease by Tenant and shall additionally have the right, but
not the obligation, to terminate the Lease by giving Landlord notice within ten
(10) days immediately following the Outside Date, provided Landlord has not
achieved Substantial Completion of the Premises prior to Tenant's giving of
notice to Landlord.
LANDLORD AND TENANT AGREE THAT: (1) IT WOULD BE IMPRACTICAL OR EXTREMELY
DIFFICULT TO DETERMINE THE ACTUAL DAMAGES TO TENANT IN THE EVENT OF A DELAY
BEYOND THE PERMIT DATE (2) THE AMOUNT OF $3,000.00 PER DAY IS A REASONABLE
ESTIMATE OF THE DAMAGES WHICH TENANT WOULD INCUR AS A RESULT OF SUCH DELAY; AND
(3) LANDLORD SHALL PAY TENANT SUCH AMOUNT AS LIQUIDATED DAMAGES AND AS TENANT'S
SOLE REMEDY IN THE EVENT OF SUCH DELAY.
JMS ILLEGIBLE
---------------------------- ---------------------------
Landlord's Initials Tenant's Initials
A. TITLE TO PARCEL: Landlord and SDC represent and warrant to Tenant that
Landlord will acquire legal title to the Parcel on or prior to November 4, 1996.
Landlord acknowledges that Xxxxxx has entered into this Lease in reliance on
Landlord's unconditional representation that Landlord will purchase the Parcel.
On or prior to November 4, 1996, Landlord will cause to be issued to Tenant, at
Landlord's cost, by Chicago Title Company or any other title company reasonably
acceptable to Tenant, an ALTA Owner's Policy of Title Insurance ("Owner's
Policy"). The Owner's Policy shall (i) insure Landlord's fee simple title to the
Parcel; and (ii) name Xxxxxx as an additional insured. In the event Landlord
fails to acquire title to the Parcel and provide Tenant with the Owner's Policy
on or prior to November 4, 1996, Tenant shall have the right, but not the
obligation, to terminate this Lease, by giving Landlord notice within ten (10)
days after the November 4, 1996 deadline. In the event of such termination.
Landlord shall reimburse Tenant for all costs and expenses associated with the
preparation of the Tenant Improvement Plans and Specifications by DES
Architects, and both parties shall otherwise be relieved of all obligations to
each other under this Lease, including any obligation of Tenant to pay the
Option Fee.
B. BASE MONTHLY RENT: In addition to all other sums payable by Tenant
under this Lease, base monthly rent shall be payable by Tenant in monthly
installments of One Hundred Ninety-Three Thousand Seven Hundred Eighty Dollars
($193,780.00) ("Base Monthly Rent"). Base Monthly Rent shall commence on the
date thirty-one (31) days after the Commencement Date and shall be due in
advance on or before the first day of each calendar month thereafter during
Lease Term. All sums payable by Tenant under this Lease shall be paid in lawful
money of the United States of America, without offset or deduction, (and except
as expressly provided elsewhere in this Lease, without prior notice or demand),
and shall be paid to Landlord at the address specified in Article 1 of this
Lease or at such place or places as may be designated from time to time by
Landlord. Base Monthly Rent for any period less than a calendar month shall be a
pro rata portion of the monthly installment.
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X. XXXXXX ADJUSTMENT: Beginning twenty four (24) months after the
Commencement Date, and every twenty four (24) months thereafter (an "Adjustment
Date"), the then payable Base Monthly Rent shall be subject to adjustment based
on the increase, if any, in the Consumer Price Index that has occurred during
the twenty four (24) months preceding the then applicable Adjustment Date. The
basis for computing the adjustment shall be the U.S. Department of Labor, Bureau
of Labor Statistic's Consumer Price Index for All Urban Consumers. All Items,
1982-84=100, for the San Francisco-Oakland-San Xxxx area ("Index"). The Index
most recently published preceding the Commencement Date for the first Adjustment
(or previous Adjustment Date, as applicable), shall be considered the "Base
Index". If the Index most recently published preceding the Adjustment Date
("Comparison Index") is greater than the Base Index, the then payable Base
Monthly Rent shall be increased by multiplying the then payable Base Monthly
Rent by a fraction, the numerator of which is the Comparison Index and the
denominator of which is the Base Index. On adjustment of the Base Monthly Rent
Landlord shall notify Tenant by letter stating the new Base Monthly Rent.
Landlord's calculation of the Base Monthly Rent escalation shall be conclusive
and binding unless Tenant objects to said calculation within a thirty (30) day
period following receipt from Landlord of such calculation. Landlord's failure
to adjust Base Monthly Rent on an Adjustment Date shall not prevent Landlord
from retroactively adjusting Base Monthly Rent at any subsequent time during the
Lease Term. If the Index base year is changed so that it differs from
1982-84=100, the Index shall be converted in accordance with the conversion
factor published by the United States Department of Labor, Bureau of Labor
Statistics. If the Index is discontinued or revised during the Lease Term, such
other government index or computation with which it is replaced shall be used in
order to obtain substantially the same result as would be obtained if the index
had not been discontinued or revised.
5. SECURITY DEPOSIT: None required.
6. LATE CHARGES: Tenant hereby acknowledges that late payment by Tenant to
Landlord of Base Monthly Rent and other sums due hereunder will cause Landlord
to incur costs not contemplated by this Lease, the exact amount of which will be
extremely difficult to ascertain. Such costs include, but are not limited to,
administrative, processing, accounting charges, and late charges, which may be
imposed on Landlord by the terms of any contract, revolving credit, mortgage or
trust deed covering the Premises. Accordingly, if any installment of Base
Monthly Rent or any other sum due from Tenant shall not be received by Landlord
or Landlord's designee when due, Tenant shall pay to Landlord a late charge
equal to five (5%) percent of such overdue amount which late charge shall be due
and payable on the same date that the overdue amount in question was due.
Xxxxxxxx agrees to waive said late charge in the event all amounts set forth in
any notice served upon Tenant by Landlord to pay rent or quit in connection with
the overdue amount are paid in full by cashier's check within five (5) business
days after Xxxxxxxx's service upon Tenant of such notice to quit or pay rent.
The parties hereby agree that such late charge represents a fair and reasonable
estimate of the costs Landlord will incur by reason of late payment by Xxxxxx.
Acceptance of such late charge by Landlord shall in no event constitute a waiver
of Tenant's default with respect to such overdue amount, nor prevent Landlord
from exercising any of the other rights and remedies granted hereunder. In the
event that a late charge is payable hereunder, whether or not collected, for
three (3) consecutive installments of Base Monthly Rent, then the Base Monthly
Rent
3
shall automatically become due and payable quarterly in advance, rather than
monthly, notwithstanding any provision of this Lease to the contrary.
IT IS FURTHER MUTUALLY AGREED BETWEEN THE PARTIES AS FOLLOWS:
7. CONSTRUCTION AND POSSESSION:
A. Building Shell Construction. Landlord shall cause the shell of
the Building and the site work (collectively, "Building Shell") to be
constructed by independent contractors to be employed by and under the
supervision of Devcon Construction, or a replacement general contractor to be
selected by Landlord and approved by Tenant, which approval shall not be
unreasonably withheld ("General Contractor"), in accordance with the building
shell plans prepared by DES Architects, or a replacement architect selected by
Xxxxxxxx and approved by Tenant, which approval shall not be unreasonable
withheld ("Architect") and approved by Landlord and Tenant, and guideline
specifications, which are attached hereto as Exhibit "B" and are incorporated
herein by this reference ("Shell Plans and Specifications"). General Contractor
shall construct the Building Shell in accordance with all applicable municipal,
local, state and federal laws, statutes, rules, regulations and ordinances.
Landlord shall pay for all costs and expenses associated with the construction
of the Building Shell. The Building Shell shall include all items set forth in
the Building Shell Definition, attached hereto as Exhibit "C", and incorporated
herein by this reference.
B. Tenant Improvement Plans. Tenant, at Tenant's sole cost and
expense, has hired an architect to prepare plans and outline specifications
("Tenant Improvement Plans and Specifications") with respect to the construction
of improvements to the interior premises ("Tenant Improvements"). A rough plan
and specification list for the Tenant Improvements is attached hereto as Exhibit
"E", which rough plan and specifications are acceptable to Landlord. Final
Tenant Improvement Plans and Specifications will be developed which will be
natural derivations of Exhibit "E". Landlord shall approve the final Tenant
Improvement Plans and Specifications or give Landlord's reasons for disapproval,
within ten (10) days after delivery of same to Landlord. The Tenant Improvements
shall consist of all those items described in the Tenant Improvement Plans and
Specifications. The Tenant Improvement Plans and Specifications shall be
prepared in sufficient detail to allow General Contractor to construct the
Tenant Improvements. Landlord shall cause General Contractor to construct the
Tenant Improvements in accordance with the final Tenant Improvement Plans and
Specifications. Landlord shall provide Tenant a work allowance to be utilized by
Tenant for the construction of Tenant Improvements ("Work Allowance") in the
amount of $30.00 (thirty dollars) per gross rentable square foot of the
Building. The Work Allowance shall be paid by Landlord to Tenant (or to the
General Contractor at the request of Tenant) pursuant to Article 7.G below. In
addition, the Work Allowance may be used by Tenant for architectural fees and
other costs of construction not generated by General Contractor. The Tenant
Improvements shall become the property of Tenant upon installation and shall not
be removed or altered by Tenant without the prior written consent of Landlord,
which shall not be unreasonably withheld, as provided in paragraph 10. Tenant
shall have the right to depreciate and claim and collect any investment tax
credits in the Tenant Improvements during the Lease Term. The Tenant
Improvements shall become the property of Landlord and title thereto shall
automatically vest in Landlord upon expiration of the initial Lease Term or any
earlier termination or extension of the
4
Lease without any payment therefore and shall remain upon and be surrendered
with the Premises at Lease termination.
The Base Monthly Rent was determined based on the assumption that the cost
of fees and permits paid to governmental agencies required for the construction
of the Building would equal $500,000. In the event that the actual total cost of
fees and permits paid to governmental agencies required for the construction of
the Building is greater than $500,000, the Work Allowance shall be decreased by
the amount that such actual total costs exceed $500,000. In the event that the
actual total cost of the fees and permits paid to governmental agencies required
for the construction of the Building is less than $500,000, the Work Allowance
shall be increased by the amount such actual total costs are less than $500,000.
The cost of offsite improvements that are mandated by the City of Santa
Xxxxx in connection with the construction of the Building shall be paid by
Landlord, and a corresponding amount shall be deducted from the Work Allowance
(to the extent such offsite improvements solely benefit the Building).
C. Preliminary Cost Estimates.
i. Tenant Improvements. Within fourteen (14) days after
Xxxxxx's delivery of the proposed final Tenant Improvement Plans and
Specifications to Landlord, the Landlord shall deliver to Tenant the General
Contractor's preliminary cost estimate of the cost to construct the Tenant
Improvements. The preliminary cost estimate shall contain sufficient detail for
Tenant to understand the cost element of each portion of the proposed Tenant
Improvements.
D. Final Pricing.
i. Building Shell. Landlord shall deliver to Tenant, a copy of
the General Contractor's final bid (showing a breakdown for the cost of each
component of the Building Shell) promptly after execution of the construction
contract by Landlord and General Contractor.
ii. Tenant Improvements. Within ten (10) days after Xxxxxx's
approval of the preliminary cost estimate for the Tenant Improvements, Landlord
shall cause the General Contractor to submit to Tenant competitive bids from a
minimum of three (3) subcontractors for each aspect of the work which is to be
performed. The General Contractor must utilize the low bid in each case, unless
Tenant approves General Contractor's use of another subcontractor, and the cost
of the Tenant Improvements shall be based upon construction expenses equal to
the sum of the bid amounts as approved by Tenant. Upon Xxxxxx's written approval
of the contract bids, Landlord and Tenant shall each be deemed to have given
their approval of the final Tenant Improvement Plans and Specifications on which
the cost estimate was made, and the General Contractor shall proceed with the
construction of the Tenant Improvements in accordance with the terms of Article
7.H below. If Tenant does not specifically approve or disapprove the bids within
seven (7) days, Tenant shall be deemed to have approved the bids.
5
E. Change Orders. Tenant shall have the right to order changes in
the manner and type of construction of the Building Shell or the Tenant
Improvements. Any change orders which are signed and submitted by Tenant after
the date which is ten (10) days after the issuance by the City of Santa Xxxxx of
a building permit for the construction of the Building Shell, which change order
indicates that the change will cause the General Contractor's construction
schedule to be delayed. shall cause the Commencement Date to occur one (1) day
in advance of the date the Building is Substantially Completed, as defined in
Article 7.H for each day of delay specified in the change order. Upon request
and prior to Xxxxxx's submitting any binding change order, the General
Contractor shall promptly provide Tenant with written statements of the cost to
implement and the time delay and increased construction costs associated with
any proposed change order, which statements shall be binding on Landlord. If no
time delay or increased construction cost amount is noted on the written
statement, the parties agree that there shall be no adjustment to the
construction cost or the Commencement Date associated with such change order.
All change orders must be signed by Xxxxxx in order to be binding on Tenant. If
signed by Tenant, General Contractor shall implement such change order, and if
the change relates to a Tenant Improvement, the cost of constructing the Tenant
Improvements shall be increased in accordance with the cost statement previously
delivered by General Contractor to Tenant for any such change order. If the
change relates to the Building Shell, and Xxxxxx's requested change increases
the cost of the Building Shell, the additional cost shall be reimbursed by
Tenant to Landlord within five (5) days after the Commencement Date, provided
Xxxxxx signs a written change order identifying this additional cost.
F. Building Shell Costs. Landlord shall pay all costs associated
with the Building Shell and the site improvements as described in Exhibit "B"
and Exhibit "C".
G. Tenant Improvement Costs. The costs of the Tenant Improvements
shall consist of the following costs to the extent actually incurred by Tenant
in connection with the construction of the Tenant Improvements: costs of
construction, General Contractor overhead and profit, costs of permits, design
fees, and cabling. During the course of construction of the Tenant Improvements.
Tenant shall submit to Landlord requests for reimbursement from the Work
Allowance which shall include and be accompanied by either: (i) General
Contractor's certified statements setting forth the amount requested certifying
the percentage of completion of each item for which reimbursement is requested
and certifying that the progress payment requested is due to a subcontractor of
the General Contractor pursuant to a contract between General Contractor and the
General Contractor's subcontractor, or (ii) an invoice from a third party or
agency which relates to the Tenant Improvements. Within fifteen (15) days after
Xxxxxxxx's receipt of the above items, Landlord shall pay Tenant the amount
requested up to the aggregate amount of the Work Allowance. Tenant shall be
entitled to retain ten percent (10%) of the amount invoiced by the General
Contractor until the Tenant Improvements are "Substantially Complete" (defined
in Article 7.H below). Tenant shall pay the retained balance owing to the
General Contractor within thirty-five (35) days after the recording of the
Notice of Completion. and punch-list completion. All costs for Tenant
Improvements shall be fully documented to and verified by Tenant.
H. Construction. Landlord shall use its best efforts to obtain a
building permit from the City of Santa Xxxxx as soon as possible after Xxxxxx's
approval of the Shell Plans and Specifications.
6
The Building Shell and Tenant Improvements shall be deemed substantially
complete ("Substantially Complete") when all of the following shall have
occurred: (i) the Building Shell and Tenant Improvements have been substantially
completed in accordance with the Shell Plans and Specifications and Tenant
Improvement Plans and Specifications, as evidenced by the issuance of a
certificate of occupancy or its equivalent by the appropriate governmental
authority for the Building Shell and Tenant Improvements, (ii) the issuance of a
certificate by the Architect certifying that the Building Shell and Tenant
Improvements have been fully completed in accordance with the Shell Plans and
Specifications and Tenant Improvement Plans and Specifications, subject to the
completion of punchlist items which do not materially affect the use of the
Premises, and (iii) the parking lot has been paved and striped, and the major
plants have been planted in the landscape areas.
In the event Landlord has not obtained permits for the grading, drainage
and foundation from the City of Santa Xxxxx by December 31, 1996. Tenant shall
have the right, but not the obligation, to terminate this Lease by giving notice
to Landlord within the ten (10) days after December 31, 1996, provided Landlord
has not obtained such building permits prior to Tenant's giving of notice. In
the event of such termination, both parties shall be relieved of all obligations
to each other under this Lease, including any obligation of Tenant to pay the
Option Fee.
I. General Contractor Overhead & Profit. Intentionally deleted.
J. Insurance/Indemnity. Landlord shall procure (as a cost of the
Building Shell) builder's risk insurance, insuring the Building Shell and Tenant
Improvements for their full replacement cost while the Building and Tenant
Improvements are under construction, and until the date that the fire insurance
policy described in Article 12 of the Lease is in full force and effect.
K. Punchlist & Warranty. After the Building Shell and Tenant
Improvements are Substantially Complete, Landlord shall cause General Contractor
to immediately (within thirty (30) days after Tenant gives Landlord notice of
the punchlist item) correct any construction defect or other "punchlist" item
which Xxxxxx brings to General Contractor's attention. All such work shall be
performed in a manner designed to cause the least possible interruption to
Tenant and Xxxxxx's activities on the Premises. Landlord shall cause the General
Contractor to provide a standard contractor's warranty with respect to the
Premises for one (1) year from the Commencement Date. Such warranty shall
exclude (i) routine maintenance, (ii) damage caused by the negligence or misuse
by Tenant and (iii) acts of God.
L. Other Work by Tenant. When the construction of the Tenant
Improvements has proceeded to the point where Xxxxxx's work of installing its
fixtures and equipment in the Premises can be commenced, Landlord shall notify
Tenant and shall permit Tenant, and its authorized representatives and
contractors, to have access to the Premises before the Commencement Date for the
purpose of installing Tenant's trade fixtures and equipment. Any such
installation work by Tenant, or its authorized representatives and contractor,
shall be undertaken upon the following conditions: (i) if the entry into the
Premises by Tenant, or its representatives or contractors, interferes with or
delays General Contractor's construction work, Tenant shall cause the
7
party responsible for such interference or delay to leave the Premises: (ii) any
contractor used by Tenant in connection with such entry and installation shall
use union labor and its entry on the Premises shall not interfere with General
Contractor's work. The completion of the Tenant's installation of its furniture
and office equipment not described on the Tenant Improvement Plans and
Specifications shall not affect the date of Substantial Completion.
8. ACCEPTANCE OF POSSESSION AND COVENANTS TO SURRENDER: On the
Commencement Date, Landlord shall deliver and Tenant shall accept the Premises
as being in good and sanitary order, condition and repair, subject to Landlord's
completion of the punchlist items and subject to latent defects. Tenant agrees
on Expiration Date, or on the sooner termination of this Lease, to surrender the
Premises to Landlord in good condition and repair, reasonable wear and tear
excepted. "Good condition" shall mean that the interior walls, floors, suspended
ceilings, and carpeting within the Premises will be cleaned to the same
condition as existed at the Commencement Date, normal wear and tear excepted.
Tenant agrees, at its sole cost, to remove any data cabling lying on the
suspended ceiling at Landlord's request, and to relevel the ceiling if required
due to the cabling lying on the suspended ceiling upon the Expiration Date, or
on the sooner termination of this Lease. Tenant on or before the Expiration Date
or sooner termination of this Lease, shall remove all its personal property and
trade fixtures from the Premises, and all property and fixtures not so removed
shall be deemed to be abandoned by Tenant. Tenant shall ascertain from Landlord
within thirty (30) days before the Expiration Date whether Landlord desires to
have the Premises or any part or parts thereof restored to their condition as of
the Commencement Date. With respect to Alterations, Landlord shall notify Tenant
at the time Landlord gives approval for any Alterations whether or not Landlord
will require Tenant to remove said Alterations at Lease expiration. If Landlord
has informed Tenant that Landlord requires removal of an Alteration, then Tenant
shall remove such Alteration and shall repair and restore said Premises or such
part or parts thereof before the Expiration Date at Tenant's sole cost and
expense. Such repair and restoration shall include causing the Premises to be
brought into compliance with all applicable building codes and laws in effect at
the time of the removal to extent such compliance is necessitated by the repair
and restoration work. If the Premises are not surrendered at the Expiration Date
(as may be extended) or sooner termination of this Lease in the condition
required by this Article 8, (i) Tenant shall be deemed a holdover Tenant
pursuant to Article 34, and (ii) Tenant shall indemnify, defend, and hold
harmless Landlord against loss or liability resulting from delay by Tenant in so
surrendering the Premises including, without limitation, any claims made by any
succeeding tenant founded on such delay.
9. USES PROHIBITED: Tenant shall not commit, or suffer to be committed,
any waste upon the said Premises, or any nuisance, or other act or thing which
may disturb the quiet enjoyment of any other tenant in or around the Premises or
allow any sale by auction upon the Premises. or allow the Premises to be used
for any unlawful purpose, or place any loads upon the floor, walls, or ceiling
which endanger the structure, or use any machinery or apparatus which will in
any manner unreasonably vibrate or shake the Premises, or place any harmful
liquids, waste materials, or hazardous materials in the drainage system of, or
upon or in the soils surrounding the Building. No materials, supplies,
equipment, finished products or semi-finished products, raw materials or
articles of any nature or any waste materials, refuse, scrap or debris shall be
stored upon
8
or permitted to remain on any portion of the Premises outside of the Building
proper without Landlord's prior approval, which approval may be withheld in its
reasonable discretion.
10. ALTERATIONS AND ADDITIONS: Tenant shall not make, or suffer to be
made, any alteration or addition to the said Premises ("Alterations"), or any
part thereof, without (i) the written consent of Landlord first had and
obtained, and (ii) delivering to Landlord the proposed architectural and
structural plans for all such Alterations. At the time Tenant requests
Xxxxxxxx's consent, Landlord shall notify Tenant as to whether Landlord will
require such Alteration to be removed from the Premises at the end of the Lease
term. After having obtained Xxxxxxxx's consent, Xxxxxx agrees that it shall not
proceed to make such Alterations until (i) Tenant has obtained all required
governmental approvals and permits, and (ii) Tenant has provided Landlord
reasonable security, in form reasonably approved by Landlord, to protect
Landlord against mechanics' lien claims. Xxxxxx further agrees to provide
Xxxxxxxx (i) written notice of the anticipated start date and actual start date
of the work. and (ii) a complete set of half-size (15" X 21") vellum as-built
drawings. All Alterations shall be constructed in compliance with applicable
buildings codes and laws. Any Alterations, except movable furniture and trade
fixtures, shall become at once a part of the realty and belong to Landlord, but
shall nevertheless be subject to removal by Tenant if Landlord so notifies
Tenant at the time Landlord provides its consent to the installation of the
Alteration. Alterations which are not to be deemed as trade fixtures shall
include heating, lighting, electrical systems, air conditioning, partitioning,
carpeting, or any other installation which has become an integral part of the
Premises. All Alterations shall be maintained, replaced or repaired by Tenant at
Tenant's sole cost and expense.
Notwithstanding the foregoing, Tenant shall not be required to obtain
Landlord's prior written consent for any non-structural Alterations (which do
not effect the mechanical or electrical systems and are not visible from the
exterior of the Premises) costing Twenty-Five Thousand Dollars ($25,000) or
less.
11. MAINTENANCE OF PREMISES:
X. Xxxxxx's Obligations: Except as provided in 11.B below, Tenant
shall, at its sole cost, keep and maintain, repair and replace, said Premises
and appurtenances and every part hereof, including but not limited to,
sidewalks, parking areas, elevator, telephone, plumbing, electrical and HVAC
systems, and all the Tenant Improvements in good and sanitary order, condition,
and repair. Tenant shall provide Landlord with a copy of a service contract
between Tenant and (i) a licensed air-conditioning and heating contractor which
contract shall provide for maintenance of all air conditioning and heating
equipment at the Premises; and (ii) a licensed elevator maintenance contractor
which contract shall provide for monthly maintenance of all elevator related
systems. Tenant shall pay the cost of all air-conditioning heating, and elevator
equipment repairs or replacements which are either excluded from such service
contract or any existing equipment warranties. All wall surfaces and floor tile
are to be maintained in an as good a condition as when Xxxxxx took possession
free of holes, gouges, or defacements. Tenant shall also be responsible, at its
sole cost and expense for the preventive maintenance of the membrane of the
roof, which responsibility shall be deemed properly discharged if (i) Tenant
contracts with a licensed roof contractor who is reasonably satisfactory to both
Tenant and Landlord, at Xxxxxx's sole
9
cost, to inspect the roof membrane at least every six (6) months, with the first
inspection due the sixth (6th) month after the Commencement Date, and (ii)
Tenant performs, at Tenant's sole cost, all preventive maintenance
recommendations made by such contractor within a reasonable time after such
recommendations are made. Such preventive maintenance might include acts such as
clearing storm gutters and drains, removing debris from the roof membrane,
trimming trees overhanging the roof membrane, applying coating materials to seal
roof penetrations, repairing blisters, and other routine measures. Tenant shall
provide to Landlord a copy of such preventive maintenance contract and paid
invoices for the recommended work. Tenant agrees, at its expense, to water,
maintain and replace, when necessary, any shrubbery and landscaping.
B. Landlord's Obligations. Notwithstanding the foregoing, Landlord
shall maintain the following portions of the Premises at Landlord's sole cost
and expense: exterior walls, glazing, glazing membrane (including all framing
connections, exterior doors and exterior wall penetrations, pre-cast sections,
spandrel glass sections and connections with parapet flashing), foundation and
sewer lines to the Building. Notwithstanding the foregoing, any repairs of such
items required by Xxxxxx's negligence or misuse, shall be made by Tenant.
In addition, and notwithstanding Tenant's obligation under Article 11.A
above to perform ongoing maintenance of the roof, if replacement of all or any
portion of the roof (including roof membrane) is required during the first seven
and one-half (7.5) years of the Lease, Landlord shall be responsible for the
cost of such replacement, and Tenant shall not be responsible for any portion of
the cost. If a replacement of all or any portion of the roof (including roof
membrane) is required after the first seven and one-half (7.5) years of the
Lease, the cost of the replacement shall be amortized over fifteen (15) years on
a straight-line basis with interest at the rate of 8.25% per annum, and Tenant
shall reimburse Landlord for its share of the cost of the replacement as
follows: Tenant shall pay Landlord one-fifteenth (1/15th) of the replacement
cost (plus interest at the rate of 8.25% per annum amortized over 15 years) in
the Lease year in which the replacement is made, and one-fifteenth (1/15th) in
each subsequent year of the initial Lease term after the replacement is made. It
is understood and agreed by the parties that less than 15 years will be
remaining on the initial Lease term after the replacement is made and therefore
that Tenant will be required to reimburse Landlord for only a portion of the
replacement cost.
C. Allocation of Maintenance Among Tenants. In the event Landlord
constructs another building in the Project, and Tenant is not the sole tenant of
such newly constructed building, Landlord and Tenant shall work together to come
to agreement regarding the allocation of costs of maintenance of any common
areas utilized by Tenant and such tenant of such other building.
X. Xxxxxx of Liability. Failure by Landlord to perform any defined
services, or any cessation thereof, when such failure is caused by accident,
breakage, repairs, strikes, lockout or other labor disturbances or labor
disputes of any character, or by any other cause, similar or dissimilar, shall
not render Landlord liable to Tenant in any respect, including damages to either
person or property, nor be construed as an eviction of Tenant, nor cause an
abatement of rent nor relieve Tenant from fulfillment of any covenant or
agreement hereof. Should any of the equipment or machinery utilized in supplying
the services listed herein break down, or for any cause cease to function
properly, upon receipt of written notice from Tenant of any deficiency or
failure of any
10
services, Landlord shall use reasonable diligence to repair the same promptly,
but Tenant shall have no right to terminate this Lease, and shall have no claim
for rebate of rent or damages, on account of any interruptions in service
occasioned thereby or resulting therefrom. Tenant waives the provisions of
California Civil Code Sections 1941 and 1942 concerning the Landlord's
obligation of tenantability and Xxxxxx's right to make repairs and deduct the
cost of such repairs from the rent. Landlord shall not be liable for a loss of
or injury to person or property, however occurring, through or in connection
with or incidental to furnishing or its failure to furnish any of the foregoing.
E. Warranty Against Defects. Landlord hereby warrants, represents
and covenants that on the Commencement Date, the Premises and the building
systems shall be free from faults or defects and that the Premises and the
common areas shall comply with all applicable laws, statutes, ordinances,
governmental rules, regulations and requirements, including without limitation
all applicable fire and building codes; all covenants, conditions, restrictions
and easements affecting the Premises; and, all requirements of all other leases
for space within the Project. If, within one (1) year after the Commencement
Date, any portion of the Premises is found to be faulty or defective or not in
conformance with the provisions of the Lease, Landlord shall cause the same to
be corrected at its own expense promptly after receipt of a written notice from
Tenant to do so.
12. HAZARD INSURANCE:
A. Tenant's Use: Tenant shall not use, or permit said Premises, or
any part thereof, to be used, for any purpose other than that for which the said
Premises are hereby leased; and no use shall be made or permitted to be made of
the said Premises, nor acts done, which will cause an increase in premiums or a
cancellation of any insurance policy covering said Premises, or any part
thereof, nor shall Tenant sell or permit to be kept, used or sold, in or about
said Premises, any article which may be prohibited by the standard form of fire
insurance policies. Tenant shall, at its sole cost and expense, comply with any
and all requirements, pertaining to said Premises, of any insurance organization
or company, necessary for the maintenance of reasonable fire and public
liability insurance, covering said Premises and appurtenances.
B. Landlord's Insurance: Landlord agrees to purchase and keep in
force fire and extended coverage insurance, earthquake insurance (at Landlord's
election if commercially available), 12 month rental loss income insurance,
general liability insurance with combined limits for bodily injury and property
damage of not less than $1,000,000.00 per occurrence and a general aggregate
limit of not less than $3,000,000.00, which insurance shall be issued by
insurers who are admitted in California and rated at least B+ in the latest
Best's Insurance Guide. The amount of the fire and extended coverage insurance
shall be 90% of the replacement cost of the Building (not including any Tenant
Improvements or Alterations paid for by Tenant from sources other than the Work
Allowance) as determined by Xxxxxxxx's insurance company's appraisers. The
Tenant agrees to pay to the Landlord as additional rent, on demand, the full
cost of said insurance as evidenced by insurance xxxxxxxx to the Landlord, and
in the event of damage covered by said insurance, up to Five Thousand Dollars
($5,000) of any deductible under such policy. Payment shall be due to Landlord
within thirty (30) days after written invoice to Tenant. Notwithstanding the
foregoing, Xxxxxx's obligation to pay for the cost of any earthquake insurance
premiums shall be limited to an amount equal to or less than two (2) times the
cost of the fire and extended coverage premiums. It is
11
understood and agreed that Xxxxxx's obligation under this Article will be
prorated to reflect the commencement and termination dates of this Lease.
Landlord agrees to bid the insurance with at least two insurance companies
annually, unless Landlord has a locked rate for a period of longer than one (1)
year, in which case Landlord shall bid the insurance when the rate becomes
subject to increase.
C. Tenant's Insurance: Tenant, at its sole cost, agrees to insure
its personal property, Tenant Improvements paid for by Tenant from sources other
than the Work Allowance, and Alterations for their full replacement value
(without depreciation) and to obtain worker's compensation and public liability
and property damage insurance for occurrences within the Premises with combined
limits for bodily injury and property damage of not less than $1,000,000.0 per
occurrence and a general aggregate limit of not less than $5,000,000.00.
Tenant's liability Insurance shall (i) be primary insurance, (ii) shall contain
a cross-liability endorsement, and (iii) shall provide for coverage on an
"occurrence basis" rather than on a "claims made" basis. Tenant shall name
Landlord and Xxxxxxxx's lender as an additional insured, shall deliver a copy of
the policies and renewal certificates to Landlord. All such policies shall
provide for thirty (30) days' prior written notice to Landlord of any
cancellation, termination, or reduction in coverage. Notwithstanding the above,
Xxxxxxxx retains the right to have Tenant provide other forms of insurance which
may be reasonably required to cover future risks.
X. Xxxxxx: Landlord and Tenant hereby waive any and all rights each
may have against the other on account of any loss or damage occasioned to the
Landlord or the Tenant as the case may be, or to the Premises or its contents,
and which may arise from any risk covered by their respective insurance
policies, as set forth above. The parties shall use their reasonable efforts to
obtain from their respective insurance companies a waiver of any right of
subrogation which said insurance company may have against the Landlord or the
Tenant, as the case may be.
13. TAXES: Tenant shall be liable for, and shall pay prior to delinquency,
all tares and assessments levied against Xxxxxx's personal property and trade or
business fixtures, and agrees to pay, as additional rental, all real estate
taxes and assessment installments (special or general) or other impositions or
charges which may be levied on the Premises, upon the occupancy of the Premises
and including any substitute or additional charges which may be imposed during,
or applicable to the Lease Term. It is understood and agreed that Xxxxxx's
obligation under this paragraph will be prorated to reflect the Commencement and
Expiration Dates. If, at any time during the Lease Term a tax, excise on rents,
business license tax, or any other tax, however described, is levied or assessed
against Landlord, as a substitute or addition in whole or in part for taxes
assessed or imposed on land or Buildings, Tenant shall pay and discharge his pro
rata share of such tax or excise on rents or other tax before it becomes
delinquent, except that this provision is not intended to cover net income
taxes, inheritance, gift or estate tax imposed upon the Landlord. In the event
that a tax is placed, levied, or assessed against Landlord and the taxing
authority takes the position that the Tenant cannot pay and discharge his pro
rata share of such tax on behalf of the Landlord, then at the sole election of
the Landlord, the Landlord may increase the rental charged hereunder by the
exact amount of such tax and Tenant shall pay such increase as additional rent
hereunder. Tenant shall have the right to seek a reduction of the assessed value
of the Premises on behalf of Landlord. If by virtue of any application or
proceeding brought by or on behalf of
12
Landlord, there results a reduction in the assessed value of the Premises during
the Lease Term, Xxxxxx agrees to reimburse Landlord its out of pocket costs
incurred by Landlord in connection with such application or proceeding.
In the event of an increases in real property taxes that result from
changes in ownership (as defined in the California Revenue and Taxation Code) of
the Premises, the buildings or other improvements in the Project, or the land of
which the Premises are a part, the following shall apply:
A. For the first 12 month period in which any such tax increase is
in effect, Tenant shall be responsible for the payment of the prior tax rate in
effect before the tax increase plus 33% of the additional tax resulting from the
change in ownership and Landlord shall be responsible for the remaining 67% of
the additional tax resulting from the change in ownership. In the subsequent 12
month period, Tenant shall be responsible for the payment of the tax rate in
effect before the tax increase plus 67% of the additional tax resulting from the
change in ownership and Landlord shall be responsible for the remaining 33% of
the additional tax resulting form the change in ownership. Thereafter, Tenant
shall be responsible for the entire increase in property taxes.
B. In addition, Tenant shall not be liable for increases in real
property taxes (whether the increases result from increased rent and/or
valuation) attributable to additional improvements of any kind to the Project
that are constructed after the execution of the Lease, unless the additional
improvements are constructed for Tenant's benefit. If such change in ownership
or construction of improvements increases real property taxes, Landlord shall
calculate Tenant's pro rata share of such taxes by using the most current
assessment prior to such reassessment, plus any standard increase that would
have applied if no construction of improvements had occurred.
14. UTILITIES: Tenant shall pay directly to the providing utility all
water, gas, heat, light, power, telephone and other utilities supplied to the
Premises. Landlord shall not be liable for a loss of or injury to person or
property, however occurring, through or in connection with or incidental to
furnishing or failure to furnish any utilities to the Premises and Tenant shall
not be entitled to abatement or reduction of any portion of the Base Monthly
Rent or any other amount payable under this Lease.
15. ABANDONMENT: Tenant shall not vacate or abandon the Premises at any
time during the Lease Term; and if Tenant shall abandon, vacate or surrender
said Xxxxxxxx, or be dispossessed by process of law, or otherwise, any personal
property belonging to Tenant and left on the Premises shall be deemed to be
abandoned, at the option of Landlord, except such property as may be mortgaged
to Landlord.
16. FREE FROM LIENS: Tenant shall keep the Premises free from any liens
arising out of any work performed, materials furnished, or obligations incurred
by Tenant or claimed to have been performed for Tenant. In the event Tenant
fails to discharge any such lien within ten (10) days after receiving notice of
the filing, Landlord shall be entitled to discharge such lien at Tenant's
expense and all resulting costs incurred by Landlord, including attorney's fees
shall be due from Tenant as additional rent.
13
17. COMPLIANCE WITH GOVERNMENTAL REGULATIONS: Tenant shall, at its sole
cost and expense, comply with all laws, regulations and other requirements of
all Municipal, County, State and Federal authorities now in force, or which may
hereafter be in force, pertaining to the said Premises, and shall faithfully
observe in the use of the Premises all Municipal County, State and Federal laws,
regulations and other requirements now in force or which may hereafter be in
force. The judgment of any court of competent jurisdiction, or the admission of
Tenant in any action or proceeding against Tenant, whether Landlord be a party
thereto or not, that Tenant has violated any such law, regulations or other
requirement in the use of the Premises, shall be conclusive of that fact as
between Landlord and Tenant.
The cost of any structural repairs or alterations or capital improvements
to the Premises or the fire proofing system serving the Premises which may be
required by law (whether presently existing or hereinafter enacted), insurance
regulations or otherwise, which are not required solely because of Tenant's
negligence or Xxxxxx's particular use of the Premises (not just due to Tenant's
use of the Premises for general office use) shall be amortized over the useful
life of such improvement. Tenant shall reimburse Landlord each remaining lease
year thereafter for the amortized amount applicable to that year.
Landlord hereby warrants, represents and covenants that upon Landlord's
tender of possession of the Premises to Tenant, the Premises and the use of the
Premises for general office purposes shall comply with all applicable
governmental laws, rules, regulations and ordinances, including without
limitation all applicable fire and building codes (provided that Tenant's Work,
if any, complies with all such rules, regulations, ordinances and codes); all
air quality standards established by law; all covenants, conditions,
restrictions and easements affecting the Premises; and the requirements of all
other leases for space within the Project.
18. TOXIC WASTE AND ENVIRONMENTAL DAMAGE:
A. Xxxxxxxx's Representations. Landlord represents that as of the
Commencement Date, to the best of Landlords' knowledge, the Premises (and the
area underneath the Premises) are tree of Hazardous Materials (as defined below)
except as described in the Phase I Environmental Assessment Report for the
Premises prepared by E2C Inc., dated March 1, 1996, which has been delivered to
Tenant. Xxxxxxxx agrees that Tenant shall have no liability or responsibility
whatsoever for any Hazardous Materials on or about the Premises or the Project
which were not created by Xxxxxx.
B. Tenant's Responsibility: Without the prior written consent of
Landlord, except for normal office products and household cleaning solutions,
Tenant shall not bring, use, or permit upon the Premises, or generate, create,
release, emit, or dispose (nor permit any of the same) from the Premises any
chemicals, toxic or hazardous gaseous, liquid or solid materials or waste,
including without limitation, material or substance having characteristics of
ignitability, corrosivity, reactivity, or toxicity or substances or materials
which are listed on any of the Environmental Protection Agency's lists of
hazardous wastes or which are identified in Division 22 Title 26 of the
California Code of Regulations as the same may be amended from time to time
("Hazardous Materials"). In order to obtain consent, Tenant shall deliver to
Landlord its written proposal
14
describing the toxic material to be brought onto the Premises, measures to be
taken for storage and disposal thereof, safety measures to be employed to
prevent pollution of the air, ground, surface and ground water. Landlord's
approval may be withheld in its reasonable judgment. In the event Landlord
consents to Tenant's use of Hazardous Materials on the Premises, Tenant
represents and warrants that Tenant will (i) adhere to all reporting and
inspection requirements imposed by Federal, State, County or Municipal laws,
ordinances or regulations and will provide Landlord a copy of any such reports
or agency inspections, (ii) obtain and provide Landlord copies of all necessary
permits required for the use and handling Hazardous Materials on the Premises,
(iii) enforce Hazardous Materials handling and disposal practices consistent
with industry standards, (iv) surrender the Premises free from any Hazardous
Materials arising from Tenant's bringing, using, generating, creating,
releasing, emitting or disposing of Hazardous Materials, and (v) properly close
the facility with regard to Hazardous Materials including the removal or
decontamination of any process piping, mechanical ducting, storage tanks,
containers, or trenches which have come into contact with Hazardous Materials
and obtain a closure certificate from the local administering agency prior to
the Expiration Date.
C. Tenant's Indemnity Regarding Hazardous Materials: Tenant shall
comply, at its sole cost, with all laws pertaining to, and shall indemnify and
hold Landlord harmless from any claims, liabilities, costs or expenses incurred
or suffered by Landlord arising from the bringing, using, permitting,
generating, emitting or disposing of Hazardous Materials on or about the
Premises by (i) Tenant, or (ii) Tenant's agents, contractors or employees during
the Lease Term. Tenant's indemnification and hold harmless obligations include,
without limitation, (i) claims, liability, costs or expenses resulting from or
based upon administrative, judicial (civil or criminal) or other action, legal
or equitable, brought by any private or public person under common law or under
the Comprehensive Environmental Response, Compensation and Liability Act of 1980
("CERCLA"), the Resource Conservation and Recovery Act of 1980 ("RCRA") or any
other Federal, State, County or Municipal law, ordinance or regulation, (ii)
claims, liabilities, costs or expenses pertaining to the identification,
monitoring, cleanup, containment, or removal of Hazardous Materials from soils,
riverbeds or aquifers including the provision of an alternative public drinking
water source, and (iii) all costs of defending such claims.
D. Actual Release by Xxxxxx: Xxxxxx agrees to notify Landlord of any
lawsuits which relate to, or orders which relate to the remedying of, the actual
release of Hazardous Materials on or into the soils or groundwater at or under
the Premises. Tenant shall also provide to Landlord all notices required by
Section 25359.7(b) of the Health and Safety Code and all other notices required
by law to be given to Landlord in connection with Hazardous Materials. Without
limiting the foregoing, Tenant shall also deliver to Landlord, within twenty
(20) days after receipt thereof, any written notices from any governmental
agency alleging a material violation of, or material failure to comply with, any
federal, state or local laws, regulations, ordinances or orders, the violation
of which of failure to comply with, poses a foreseeable and material risk of
contamination of the groundwater or injury to humans (other than injury solely
to Tenant, its agents and employees within the Building).
In the event of any release on or into the Premises or into the soil or
groundwater under the Premises of any Hazardous Materials used, treated, stored
or disposed of by Tenant, Xxxxxx agrees
15
to comply, at its sole cost and expense, with all laws, regulations, ordinances
and orders of any federal, state or local agency relating to the monitoring or
remediation of such Hazardous Materials. In the event of any such release of
Hazardous Materials, Xxxxxx agrees to meet and confer with Landlord and its
Lender to attempt to eliminate and mitigate any financial exposure to such
Lender and resultant exposure to Landlord under California Code of Civil
Procedure Section 736(b) as a result of such release and promptly to take
reasonable monitoring, cleanup and remedial steps given, inter alia, the
historical uses to which the Property has and continues to be used, the risks to
public health posed by the release, the then available technology and the costs
of remediation, cleanup and monitoring, consistent with acceptable customary
practices for the type and severity of such contamination and all applicable
laws. Nothing in the preceding sentence shall eliminate, modify or reduce the
obligation of Tenant under Article 18.C of this Lease to indemnify and hold
Landlord harmless from any claims liabilities, costs or expenses incurred or
suffered by Xxxxxxxx as provided in Article 18.C of this Lease. Tenant shall
provide Landlord prompt written notice of Tenant's monitoring, cleanup and
remedial steps.
In the absence of an order of any federal, state or local governmental or
quasigovernmental agency relating to the cleanup, remediation or other response
action required by applicable law, any dispute arising between Landlord and
Tenant concerning Xxxxxx's obligation to Landlord under this Article 18.D
concerning the level, method, and manner of cleanup, remediation or response
action required in connection with such a release of Hazardous Materials shall
be resolved by mediation and/or arbitration pursuant to the provisions of
Article 45 of this Lease.
E. Landlord's Indemnity Regarding Hazardous Materials: Landlord
shall indemnify and hold Tenant harmless from any claims, liabilities, costs or
expenses incurred or suffered by Tenant related to the removal, investigation,
monitoring or remediation of Hazardous Materials which are present or which come
to be present on the Premises except to the extent the presence of such
Hazardous Materials is caused by (i) Tenant or Tenant's agents or contractors,
or (ii) a third party during the Lease Term, through the surface soils of the
Premises (but not through migration from a neighboring parcel). Landlord's
indemnification and hold harmless obligations include, without limitation, (i)
claims, liability, costs or expenses resulting from or based upon
administrative, judicial (civil or criminal) or other action, legal or
equitable, brought by any private or public person under common law or under the
Comprehensive Environmental Response, Compensation and Liability Act of 1980
("CERCLA"), the Resource Conservation and Recovery Act of 1980 ("RCRA") or any
other Federal, State, County or Municipal law, ordinance or regulation, (ii)
claims, liabilities, costs or expenses pertaining to the identification,
monitoring, cleanup, containment, or removal of Hazardous Materials from soils,
riverbeds or aquifers including the provision of an alternative public drinking
water source, and (iii) all costs of defending such claims. In no event shall
Landlord be liable for any consequential damages suffered or incurred by Xxxxxx
as a result of any such contamination.
F. Environmental Monitoring: Landlord and its agents shall have the
right to inspect, investigate, sample and/or monitor the Premises, including any
air, soil, water, groundwater or other sampling or any other testing, digging,
drilling or analysis to determine whether Tenant is, complying with the terms of
this Article 18, provided Tenant has given Landlord cause to believe that the
Premises requires environmental monitoring. If Xxxxxxxx discovers that Xxxxxx is
not in
16
compliance with the terms of this Article 18, any such costs incurred by
Xxxxxxxx, including attorneys' and consultants' fees for the inspection,
investigation, sampling and/or monitoring shall be due and payable by Tenant to
Landlord within five days following Xxxxxxxx's written demand therefore.
19 INDEMNITY: As a material part of the consideration to be rendered to
Landlord, Tenant hereby waives all claims against Landlord for damages to goods,
wares and merchandise, and all other personal property in, upon or about said
Premises and for injuries to persons in or about said Xxxxxxxx, from any cause
arising at any time to the fullest extent permitted by law, and Tenant shall
indemnify and hold Landlord exempt and harmless from any damage or injury to any
person, or to the goods, wares and merchandise and all other personal property
of any person, arising from the use of the Premises by Tenant, its employees,
contractors, agents and invitees or from the failure of Tenant to keep the
Premises in good condition and repair, as herein provided, except (i) to the
extent due to the negligence or willful misconduct of Landlord, and (ii) except
for damage or injury arising from the presence of Hazardous Materials on the
Premises, which is separately addressed in Article 18 hereof. Further, in the
event Landlord is made party to any litigation due solely to the acts or
omission of Tenant, its employees, contractors, agents and invitees, Tenant will
indemnify and hold Landlord harmless from any such claim or liability including
Xxxxxx's costs and expenses and reasonable attorney's fees incurred in defending
such claims.
As a material part of the consideration to be rendered to Tenant, Landlord
shall indemnify and hold Tenant exempt and harmless (i) from any damage or
injury to any person, or to the goods, wares and merchandise and all other
personal property of any person, arising from the negligence or willful
misconduct of Landlord, and (ii) as set forth in Article 18.E hereof. Further,
in the event Tenant is made party to any litigation due solely to the negligence
or willful misconduct of Landlord, its employees, contractors, agents and
invitees, Landlord will indemnify and hold Tenant harmless from any such claim
or liability including Landlord's costs and expenses and reasonable attorney's
fees incurred in defending such claims.
20. ADVERTISEMENTS AND SIGNS: Landlord hereby permits Tenant to install
monument and exterior Building signage bearing Tenant's corporate logo, which
signage shall be up to the maximum size permitted by the local governmental
agencies. Tenant will not place or permit to be placed, in, upon or about the
said Premises any signs not approved by the city or other governing authority.
Tenant will not place, or permit to be placed, upon the Premises, any signs,
advertisements or notices without the written consent of the Landlord as to
type, size, design, lettering, coloring and location, and such consent will not
be unreasonably withheld. Any sign so placed on the Premises shall be removed by
Tenant, at its expense, prior to the Expiration Date or promptly following the
earlier termination of the lease and Tenant shall repair, at its sole cost and
expense, any damage or injury to the Premises caused thereby, and if not so
removed by Tenant then Landlord may have same so removed at Tenant's expense.
Landlord and Xxxxxx shall work together to design temporary signage for the
Premises (which names Tenant, Landlord and one or more contractors) during the
construction of the Project.
17
21. ATTORNEY'S FEES: In case a suit or alternative form of dispute
resolution should be brought for the possession of the Premises, for the
recovery of any sum due hereunder, to interpret the Lease or because of the
breach of any other covenant herein, the losing party shall pay to the
prevailing party a reasonable attorney's fee including the expense of expert
witnesses, depositions and court testimony as part of its costs which shall be
deemed to have accrued on the commencement of such action. In addition, the
prevailing party shall be entitled to recover all costs and expenses including
reasonable attorney's fees incurred by the prevailing party in enforcing any
judgment or award against the other party. The foregoing provision relating to
post-judgment costs is intended to be severable from all other provisions of
this Lease.
22. TENANT'S DEFAULT: The occurrence of any of the following shall
constitute a material default and breach of this Lease by Tenant: a) Any failure
by Tenant to pay any rent under this Lease on or before the date such rent is
due under this Lease which failure continues for five (5) days after written
notice from Landlord to Tenant; b) The abandonment or vacation of the Premises
by Tenant: c) A failure by Tenant to observe and perform any other provision of
this Lease to be observed or performed by Tenant, where such failure continues
for thirty (30) days after written notice thereof by Landlord to Tenant;
provided, however, that if the nature of such default is such that the same
cannot reasonably be cured within such thirty (30) day period Tenant shall not
be deemed to be in default if Tenant shall within such period commence such cure
and thereafter diligently prosecute the same to completion; d) The making by
Tenant of any general assignment for the benefit of creditors; the filing by or
against Tenant of a petition to have Tenant adjudged a bankrupt or of a petition
for reorganization or arrangement under any law relating to bankruptcy (unless,
in the case of a petition filed against Tenant, the same is dismissed after the
filing); the appointment of a trustee or receiver to take possession of
substantially all of Tenant's assets located at the Premises or of Tenant's
interest in this Lease, where possession is not restored to Tenant within thirty
(30) days; or the attachment, execution or other judicial seizure of
substantially all of Tenant's assets located at the Premises or of Tenant's
interest in this Lease, where such seizure is not discharged within thirty (30)
days. The notice requirements set forth herein are in lieu of and not in
addition to the notices required by California Code of Civil Procedure Section
1161. Any notice given by Landlord to Tenant pursuant to California Code of
Civil Procedure 1161 with respect to any failure by Tenant to pay rent under
this Lease on or before the date the rent is due shall provide Tenant with a
period of no less than ten (10) days to pay such rent or quit.
A. Remedies: In the event of any such default by Xxxxxx, then in
addition to any other remedies available to Landlord at law or in equity,
Landlord shall have the immediate option to terminate this Lease and all rights
of Tenant hereunder by giving written notice of such intention to terminate. In
the event that Landlord shall elect to so terminate this Lease then Landlord may
recover from Tenant: a) the worth at the time of award of any unpaid rent which
had been earned at the time of such termination; plus 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
for the same period that Tenant proves could have been reasonably avoided; plus
c) the worth at the time of award of the amount by which the unpaid rent for the
balance of the Lease Term after the time of award exceeds the amount of such
rental loss that Tenant proves could be reasonably avoided; plus d) any other
amount necessary to compensate Landlord for all the detriment proximately caused
by Xxxxxx's failure to perform its obligations
18
under this Lease or which in the ordinary course of things would be likely to
result therefrom, and e) at Landlord's election, such other amounts in addition
to or in lieu of the foregoing as may be permitted from time to time by
applicable California law. The term "rent", as used herein, shall be deemed to
be and to mean the minimum monthly installments of Base Monthly Rent and all
other sums required to be paid by Tenant pursuant to the terms of this Lease,
all other such sums being deemed to be additional rent due hereunder. As used in
(a) and (b) above, the "worth at the time of award" is to be computed by
allowing interest at the rate of the discount rate of the Federal Reserve Bank
of San Francisco plus one (1%) percent per annum. As used in (c) above, the
"worth at the time of award" is to be computed by discounting such amount at the
discount rate of the Federal Reserve Bank of San Francisco at the time of award
plus one (1%) percent.
B. Right to Re-enter: In the event of any such default by Xxxxxx,
Landlord shall also have the right, after terminating this Lease, to re-enter
the Premises and remove all persons and property from the Premises; such
property may be removed and stored in a public warehouse or elsewhere at the
cost of and for the account of Tenant and disposed of by Landlord in any manner
permitted by law.
C. Abandonment: If Landlord does not elect to terminate this Lease
as provided in Article 22.A or 22.B above, then the provisions of California
Civil Code Section 1951.4, (Landlord may continue the lease in effect after
Xxxxxx's breach and abandonment and recover rent as it becomes due, if Tenant
has a right to sublet and assign, subject only to reasonable limitations) as
amended from time to time, shall apply and Landlord may from time to time,
without terminating this Lease, either recover all rental as it becomes due or
relet the Premises or any part thereof for such term or terms and at such rental
or rentals and upon such other terms and conditions as Landlord in its sole
discretion may deem advisable with the right to make alterations and repairs to
the Premises. In the event that Landlord shall elect to so relet, then rentals
received by Landlord from such reletting shall be applied: first, to the payment
of any indebtedness other than Base Monthly Rent due hereunder from Tenant to
Landlord; second, to the payment of any cost of such reletting; third, to the
payment of the reasonable cost of any reasonably necessary alterations and
repairs to the Premises; fourth, to the payment of Base Monthly Rent due and
unpaid hereunder; and the residue, if any, shall be held by Landlord and applied
in payment of future Base Monthly Rent as the same may become due and payable
hereunder. Landlord shall have no obligation to relet the Premises following a
default if Landlord has other available space within the Building. Should that
portion of such rentals received from such reletting during any month, which is
applied by the payment of rent hereunder, be less than the rent payable during
that month by Tenant hereunder, then Tenant shall pay such deficiency to
Landlord immediately upon demand therefor by Landlord. Such deficiency shall be
calculated and paid monthly. Tenant shall also pay to Landlord, as soon as
ascertained, any costs and expenses incurred by Landlord in such reletting or in
making such alterations and repairs not covered by the rentals received from
such reletting.
D. No Termination: No re-entry or taking possession of the Premises
by Landlord pursuant to 22.B or 22.C of this Article 22 shall be construed as an
election to terminate this Lease unless a written notice of such intention be
given to Tenant or unless the termination thereof be decreed by a court of
competent jurisdiction. Notwithstanding any reletting without
19
termination by Landlord because of any default by Tenant, Landlord may at any
time after such reletting elect to terminate this Lease for any such default.
23. SURRENDER OF LEASE: The voluntary or other surrender of this Lease by
Xxxxxx, or a mutual cancellation thereof, shall not automatically effect a
merger of the Lease with Landlord's ownership of the Premises. Instead, at the
option of Landlord, Xxxxxx's surrender may terminate all or any existing
sublease or subtenancies, or may operate as an assignment to Landlord of any or
all such subleases or subtenancies, thereby creating a direct Landlord-Tenant
relationship between Landlord and any subtenants.
24. HABITUAL DEFAULT: Intentionally deleted.
25. LANDLORD'S DEFAULT: In the event of Landlord's failure to perform any
of its covenants or agreements under this Lease, Tenant shall give Landlord
written notice of such failure and shall give Landlord thirty (30) days to cure
or to commence to cure such failure prior to any claim for breach or for damages
resulting from such failure, provided, however, that if the nature of such
default is such that the same cannot reasonably be cured within such thirty (30)
day period Landlord shall not be deemed to be in default if Landlord shall
within such period commence such cure and thereafter diligently prosecute the
same to completion. In addition, upon any such failure by Landlord, Tenant shall
give notice by registered or certified mail to any person or entity with a
security interest in the Premises that has provided Tenant with notice of its
interest in the Premises ("Mortgagee"), and shall provide such Mortgagee a
reasonable opportunity to cure such failure. Xxxxxx agrees that each of the
Mortgagees to whom this Lease has been assigned is an expressed third party
beneficiary hereof. Tenant shall not make any prepayment of rent more than one
(1) month in advance without the prior written consent of such Mortgagee, except
as set forth in Article 24. Tenant waives any right under California Civil Code
Section 1950.7 or any other present or future law to the collection of any
payment or deposit from such Mortgagee or any purchaser at a foreclosure sale of
such Mortgagee's interest unless such Mortgagee or such purchaser shall have
actually received and not refunded the applicable payment or deposit.
If Landlord fails to perform Landlord's maintenance obligations. Tenant
shall after thirty (30) days prior written notice to Landlord (except in the
case of emergency, in which case no notice shall be required), have the right
(but not the obligation) to perform such obligation on Landlord's behalf and
the cost thereof shall be due and payable to Tenant within thirty (30) days
after notice thereof.
26. NOTICES: All notices, demands, requests, or consents required to be
given under this Lease shall be sent in writing by U.S. certified mail, return
receipt requested, or by personal delivery addressed to the party to be notified
at the address for such party specified in Article 1 of this Lease, or to such
other place as the party to be notified may from time to time designate by at
least fifteen (15) days prior notice to the notifying party. Notices send via
certified mail shall be deemed given three (3) days after so deposited in the
U.S. mail. After the Commencement Date, Xxxxxx's address for notices shall be at
the Premises, attn: Legal Department.
27. ENTRY BY LANDLORD: Upon 24 hour prior notice to Tenant, Tenant shall
permit Landlord and his agents to enter into and upon said Premises at all
reasonable times subject to any
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security reasonable regulations of Tenant for the purposes of (i) inspecting the
same, (ii) maintaining the Premises, (iii) making repairs, alterations or
additions to the Premises, (iv) erecting additional buildings) and improvements
on the land where the Premises are situated, or on adjacent land owned by
Landlord, or (v) performing any obligations of the Landlord under the Lease
including remediation of hazardous materials if determined to be the
responsibility of Landlord, without any abatement or reduction of rent or
without any liability to Tenant for any loss of occupation or quiet enjoyment of
the Premises thereby occasioned. Tenant shall permit Landlord and his agents, at
any time within one hundred eighty (180) days prior to the Expiration Date (or
at any time during the Lease if Tenant is in default hereunder), to place upon
the Premises "For Lease" signs and exhibit the Premises to real estate brokers
and prospective tenants at reasonable hours.
28. DESTRUCTION OF PREMISES:
A. Destruction by an Insured Casualty: In the event of a partial
destruction of the Premises by a casualty for which Landlord is required to
carry insurance pursuant to this Lease, during the Lease Term from any cause,
Landlord shall within thirty (30) days thereafter notify Tenant of the amount of
time Landlord reasonably determines will be required to restore the Premises.
Landlord will forthwith repair the Premises, provided such repairs can be
made within one hundred eighty (180) days from the date of damage (as reasonably
determined by Landlord), unless Xxxxxxxx's lender has disallowed the use of the
insurance proceeds for rebuilding and (i) Landlord has not been successful in
obtaining replacement financing for the restoration; and (ii) Tenant has not
exercised its right to loan Landlord the necessary restoration costs as set
forth below. Xxxxxxxx agrees to use reasonable efforts to cause Xxxxxxxx's
lender to allow use of the insurance proceeds for restoration and failing that,
to obtain alternative financing for the restoration. However, if after use of
reasonable efforts, Landlord is unsuccessful in obtaining its lender's approval
for use of the insurance proceeds for restoration, Tenant shall have the right,
but not the obligation, to loan to Landlord the construction costs to restore
the Premises. Xxxxxx's loan to Landlord would be repaid by Landlord to Tenant in
monthly installments of principal and interest at the interest rate of 2% above
the then-existing prime rate established by Union Bank amortized over the
remaining original Lease term. Xxxxxx's right to loan the costs to Landlord is
subject to the requirement that the monthly installments of principal and
interest under such loan, when combined with Landlord's monthly payments on any
other existing loans on the Premises, would not result in monthly payments by
Landlord in excess of the monthly rent payable by Tenant to Landlord under this
Lease.
Any partial destruction shall in no way annul or void this Lease, except
that Tenant shall be entitled to a proportionate reduction of Base Monthly Rent
while such repairs are being made, such proportionate reduction to be based upon
the extent to which the making of such repairs shall interfere with the
business carried on by Tenant in the Premises. For purposes of this paragraph
"partial destruction" shall mean destruction of no greater than one-third (1/3)
of the replacement cost of the Premises, excluding the replacement cost of the
Tenant Improvements paid for by Xxxxxx. In the event the Premises (i) are more
than partially destroyed, or (ii) the repairs cannot be made in one hundred
eighty (180) days, Landlord or Tenant may elect to terminate this Lease within
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fifteen (15) days of determination by Landlord of the foregoing. In no event,
however shall Landlord be required to replace or restore (i) Alterations, (ii)
Tenant Improvements paid for by Tenant from sources other than the Work
Allowance, or (iii) Tenant's fixtures or personal property. In respect to any
partial destruction which Landlord is obligated to repair or may elect to repair
under the terms of this paragraph, the provision of Section 1932, and of Section
1933, Subdivision 4, of the Civil Code of the State of California and any other
similarly enacted statute are waived by Xxxxxx and the provisions of this
Article 28 shall govern in the case of such destruction.
B. Destruction by an Uninsured Casualty: In the event of a total or
partial destruction of the Premises by a casualty for which Landlord is not
required to carry insurance pursuant to this Lease, the Lease shall
automatically terminate, unless (i) Landlord elects to rebuild at Landlord's
cost, and (ii) the damage can be repaired within one hundred eighty (180) days.
29. ASSIGNMENT OR SUBLEASE:
A. Consent by Landlord: Except as specifically provided in this
Article 29, Tenant may not assign, sublet, hypothecate, or allow a third party
to use the Premises without the express written consent of Landlord, which
consent shall not be unreasonably withheld. In the event Tenant desires to
assign this Lease or any interest therein including, without limitation, a
pledge, mortgage or other hypothecation, or sublet the Premises or any part
thereof, Tenant shall deliver to Landlord copies of any such proposed agreement
and of all ancillary agreements with the proposed assignee or subtenant,
financial statements, and any additional information as reasonably required by
Landlord to determine whether it will consent to the proposed assignment or
sublease. The notice shall give the name and current address of the proposed
assignee/subtenant, proposed use of the Premises, rental rate and current
financial statement; and upon request to Tenant, Landlord shall be given
additional information as reasonably required by Landlord to determine whether
it will consent to the proposed assignment or sublease. Landlord shall then have
a period of ten (10) days following receipt of the foregoing agreement,
statements and additional information within which to notify Tenant in writing
that Landlord elects (i) to terminate this Lease as to the space so affected as
of the date so specified by Tenant in which event Tenant will be relieved of all
further obligations hereunder as to such space if the sublease is for the
remainder of the Lease term, (ii) to permit Tenant to assign or sublet such
space to the named assignee/subtenant on the terms and conditions set forth in
the notice, or (iii) to refuse consent, which refusal shall set forth Landlord's
reasons therefore. If Landlord should fail to notify Tenant in writing of such
election within said ten (10) day period, Landlord shall be deemed to have
elected option (iii) above. If Landlord exercises its option to terminate this
Lease in part in the event Tenant desires to sublet or assign part of the
Premises for the remainder of the Lease term, then (i) this Lease shall end and
expire, with respect to such part of the Premises, on the date upon which the
proposed sublease was to commence, and (ii) from and after such date, the Base
Monthly Rent and Tenant's allocable share of all other costs and charges shall
be adjusted, based upon the proportion that the rentable area of the Premises
remaining bears to the total rentable area of the Premises. If Landlord does not
exercise its option to terminate this Lease, Landlord's consent (which must be
in writing and in form reasonably satisfactory to Landlord) to the proposed
assignment or sublease shall not be unreasonably withheld, provided and upon
condition that: (i) the proposed assignee or subtenant is engaged in a business
that is limited to the use expressly permitted under this Lease; (ii) the
proposed assignee or
22
subtenant is a company with sufficient financial worth and management ability to
undertake the financial obligation of this Lease, and Xxxxxxxx has been
furnished with reasonable proof thereof; (iii) the proposed assignment or
sublease shall be in form reasonably satisfactory to Landlord; (iv) Tenant shall
reimburse Landlord on demand for any costs that may be incurred by Landlord in
connection with said assignment or sublease, including the costs of making
investigations as to the acceptability of the proposed assignee or subtenant and
legal costs incurred in connection with the granting of any requested consent,
not to exceed $1,000 in the aggregate. In the event all or any one of the
foregoing conditions are not satisfied, Landlord shall be considered to have
acted reasonably if it withholds its consent.
Xxxxxxxx's prior consent shall not be required for any assignment,
sublease or other transfer of Tenant's interest in the Premises or the Lease to
any corporation with which Tenant may merge or consolidate or become affiliated
as a parent, subsidiary, holding company or otherwise, or to an entity in which
Tenant has a controlling interest. However, Tenant shall give Landlord prior
notice of any such assignment, sublease or other transfer of Xxxxxx's interest.
A subsequent public offering and sale of stock in Tenant's business, or a
transfer of any amount of Tenant's stock shall not constitute an assignment of
the Lease.
B. Assignment or Subletting Consideration: Any rent or other
economic consideration realized by Tenant under any such sublease and assignment
in excess of the rent payable hereunder (including an allocation of the purchase
price attributable to Tenant's leasehold interest in the event of a sale of the
Tenant's business), after the net unamortized cost of the Tenant Improvements
for which Tenant has itself paid from sources other than the Work Allowance, and
reasonable subletting and assignment costs, shall be divided and paid fifty
percent (50%) to Landlord and fifty percent (50%) to Tenant. The above
provisions relating to Xxxxxxxx's right to terminate the Lease and relating to
the allocation of bonus rent are independently negotiated terms of the Lease,
constitute a material inducement for the Landlord to enter into the Lease, and
are agreed as between the parties to be commercially reasonable. No assignment
or subletting by Tenant shall relieve Tenant of any obligation under this Lease.
Any assignment or subletting which conflicts with the provisions hereof shall be
void.
C. No Release: Any assignment or sublease shall be made only if and
shall not be effective until the assignee or subtenant shall execute,
acknowledge and deliver to Landlord an agreement, in form and substance
satisfactory to Landlord, whereby the assignee or subtenant shall assume all of
the obligations of this Lease on the part of Tenant to be performed or observed
and shall be subject to all of the covenants, agreements, terms, provisions and
conditions contained in this Lease. Notwithstanding any such sublease or
assignment and the acceptance of rent by Landlord from any subtenant or
assignee, Tenant shall and will remain fully liable for the payment of the rent
and additional rent due, and to become due hereunder, for the performance of all
of the covenants, agreements, terms, provisions and conditions contained in this
Lease on the part of Tenant to be performed and for all acts and omissions of
any licensee, subtenant, assignee or any other person claiming under or through
any subtenant or assignee that shall be in violation of any of the terms and
conditions of this Lease, and any such violation shall be deemed to be a
violation by Tenant. Tenant shall further indemnify, defend and hold Landlord
harmless from and against any and all losses, liabilities, damages, costs and
expenses (including reasonable attorney fees) resulting
23
from any claims that may be made against Landlord by the proposed assignee or
subtenant or by any real estate brokers or other persons claiming a commission
or similar compensation in connection with the proposed assignment or sublease.
D. Effect of Default: In the event of Tenant's default, Tenant
hereby assigns all rents due from any assignment or subletting to Landlord as
security for performance of its obligations under this Lease and Landlord may
collect such rents as Xxxxxx's Attorney-in-Fact, except that Tenant may collect
such rents unless a default occurs as described in Article 22 and 24 above. The
termination of this Lease due to Tenant's default shall not automatically
terminate any assignment or sublease then in existence; at the election of
Landlord, such assignment or sublease shall survive the termination of this
Lease and, upon such election, the assignee or subtenant shall attorn to
Landlord and Landlord shall undertake the obligations of the Tenant under the
sublease or assignment; provided the Landlord shall not be liable for prepaid
rent, security deposits or other defaults of the Tenant to the subtenant or
assignee, or any acts or omissions of Tenant, its agents, employees, contractors
or invitees.
30. CONDEMNATION: If any part of the Premises shall be taken for any
public or quasipublic use, under any statute or by right of eminent domain or
private purchase in lieu thereof, and only a part thereof remains which is
susceptible of occupation hereunder, this Lease shall as to the part so taken,
terminate as of the day before title shall vest in the condemnor or purchaser
("Vesting Date"), and the Base Monthly Rent payable hereunder shall be adjusted
so that the Tenant shall be required to pay for the remainder of the Lease Term
only such portion of such Base Monthly Rent as the value of the part remaining
after such taking bears to the value of the entire Premises prior to such
taking; but in such event Landlord shall have the option to terminate this Lease
as of the Vesting Date. If all of the Premises, or such part thereof be taken so
that there does not remain a portion susceptible for occupation hereunder, this
Lease shall thereupon terminate on the Vesting Date. If twenty-five percent
(25%) or more of the Premises shall be taken, Landlord and Tenant shall each
have the right to terminate the Lease. If either Tenant or Landlord intends to
terminate the Lease such party shall notify the other within sixty (60) days
after such taking and the Lease shall be terminated on the date set forth in
such notice, which date shall be within thirty (30) days of the date of such
notice. If a part or all of the Premises be taken, all compensation awarded upon
such taking shall go to the Landlord and the Tenant shall have no claim thereto
but Landlord shall cooperate with Tenant, without cost to Landlord, to recover
compensation for damage to or taking of any Alterations, Tenant Improvements
paid for by Tenant from sources other than the Work Allowance, business
goodwill, and for Tenant's moving costs. Tenant hereby waives the provisions of
California Code of Civil Procedures Section 1265.130 and any other similarly
enacted statue are waived by Xxxxxx and the provisions of this Article 30 shall
govern in the case of such taking.
31. EFFECTS OF CONVEYANCE: The term "Landlord" as used in this Lease,
means only the owner for the time being of the Premises so that, in the event of
any sale or other conveyance of the Premises, or in the event of a master lease
of the Premises, the Landlord shall be and hereby is entirely freed and relieved
of all covenants and obligations of the "Landlord" hereunder, and it shall be
deemed and construed, without further agreement between the parties, or the
master tenant of the Premises, that the purchaser or master tenant of the
Premises has assumed
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and agreed to carry out any and all covenants and obligations of the Landlord
hereunder. Such transferor shall transfer and deliver Xxxxxx's security deposit
to the purchaser at any such sale or the master tenant of the Premises, and
thereupon the such transferor shall be discharged from any further liability in
reference thereto. The release of Landlord from any liability accruing after the
date Landlord transfers title to the Premises and the agreement by Tenant to
look solely to Landlord's successor-in-interest shall be conditioned upon (a)
delivery to Xxxxxxxx's successor of any and all funds in the hands of Landlord
at the time of the transfer in which Tenant has an interest, or in lieu thereof,
delivery of such funds to Tenant; (b) the assumption, in writing, of all of
Landlord's obligations under the Lease by Xxxxxxxx's successor in interest.
32. SUBORDINATION: This Lease is subject and subordinate to ground and
underlying leases, mortgages and deeds of trust (collectively "Encumbrances")
which may now affect the Premises, to any covenants, conditions or restrictions
of record, and to all renewals, modifications, consolidations, replacements and
extensions thereof; provided, that the holder or holders of any such Encumbrance
("Holder") execute a non-disturbance agreement in a form suitable to Tenant to
the effect that the Lease shall not be terminated in the event of any default
under any ground lease or underlying lease or any foreclosure or sale pursuant
to the terms of any mortgage or deed of trust, so long as Tenant is not in
default (after the expiration of all applicable cure periods) under the terms of
the Lease. If any Holder shall require that this Lease be prior and superior to
such Holder's Encumbrance, within seven (7) days after written request of
Landlord to Tenant, Tenant shall execute, have acknowledged and deliver any and
all documents or instruments, in the form presented to Tenant, which Landlord or
Holder deems necessary or desirable for such purposes. Landlord shall have the
right to cause this Lease to be and become and remain subject and subordinate to
any and all Encumbrances which are now or may hereafter be executed covering the
Premises or any renewals, modifications, consolidations, replacements or
extensions thereof, for the full amount of all advances made or to be made
thereunder and without regard to the character of such advances, together with
interest thereon and subject to all the terms and provisions thereof; provided
only, that Holder executes a non-disturbance agreement for the benefit of Tenant
which provides that in the event of termination of any such lease or upon the
foreclosure of any such mortgage or deed of trust, Xxxxxx agrees to recognize
Xxxxxx's rights under this Lease as long as Tenant is not then in default and
continues to pay the Base Monthly Rent and additional rent and observe and
perform all the provisions of this Lease to be observed and performed by Tenant.
Within ten (10) days after Xxxxxxxx's written request, Tenant shall execute any
and all documents required by Landlord or the Holder to make this Lease
subordinate to any lien of the Encumbrance. If Tenant fails to do so, then in
addition to such failure constituting a default by Tenant, it shall be deemed
that this Lease is so subordinated to such Encumbrance. Notwithstanding anything
to the contrary set forth in this paragraph Tenant hereby attorns and agrees to
attorn to any entity purchasing or otherwise acquiring the Premises at any sale
or other proceeding or pursuant to the exercise of any other rights, powers or
remedies under such encumbrance.
Xxxxxxxx agrees to deliver to Tenant, within sixty (60) days after the
date hereof, a non-disturbance agreement in form and substance reasonably
satisfactory to Tenant, executed by any lender which currently holds a deed of
trust which encumbers any property of which the Premises are a part as of the
date of execution of this Lease.
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33. WAIVER: The waiver by Landlord of any breach of any term, covenant or
condition, herein contained shall not be deemed to be a waiver of such term,
covenant or condition or any subsequent breach of the same or any other term,
covenant or condition herein contained. The subsequent acceptance of rent
hereunder by Landlord shall not be deemed to be a waiver of any preceding breach
by Tenant of any term, covenant or condition of this Lease, other than the
failure of Tenant to pay the particular rental so accepted, regardless of
Landlord's knowledge of such preceding breach at the time of acceptance of such
rent. No payment by Tenant or receipt by Landlord of a lesser amount than any
installment of rent due shall be deemed to be other than payment on account of
the amount due. No delay or omission in the exercise of any right or remedy by
Landlord shall impair such right or remedy or be construed as a waiver thereof
by Landlord. No act or conduct of Landlord, including, without limitation, the
acceptance of keys to the Premises, shall constitute acceptance of the surrender
of the Premises by Xxxxxx before the Expiration Date (only written notice from
Landlord to Tenant of acceptance shall constitute such acceptance of surrender
of the Premises). Landlord's consent to or approval of any act by Tenant which
require Xxxxxxxx's consent or approvals shall not be deemed to waive or render
unnecessary Landlord's consent to or approval of any subsequent act by Xxxxxx.
34. HOLDING OVER: Any holding over after the termination or Expiration
Date with Landlord's consent, shall be construed to be a tenancy from month to
month, terminable on thirty (30) days written notice from either party, and
Tenant shall pay Base Monthly Rent to Landlord at a rate equal to one hundred
thirty-three percent (133%) of the Base Monthly Rent due in the month preceding
the termination or Expiration Date plus all other amounts payable by Tenant
under this Lease. Any holding over shall otherwise be on the terms and
conditions herein specified, except those provisions relating to the Lease Term
and any options to extend or renew, which provisions shall be of no further
force and effect following the expiration of the applicable exercise period.
Tenant shall indemnify, defend, and hold Landlord harmless from all loss or
liability (including, without limitation, any loss or liability resulted from
any claim against Landlord made by any succeeding tenant) resulting from
Xxxxxx's failure to timely surrender the Premises to Landlord and losses to
Landlord due to lost opportunities to lease the Premises to succeeding tenants.
35. SUCCESSORS AND ASSIGNS: The covenants and conditions herein contained
shall, subject to the provisions of Article 29, apply to and bind the heirs,
successors, executors, administrators and assigns of all the parties hereto; and
all of the parties hereto shall be jointly and severally liable hereunder.
36. ESTOPPEL CERTIFICATES: Tenant shall at any time during the Lease Term,
within ten (10)days following written notice from Landlord, execute and deliver
to Landlord a statement in writing certifying, if true, (i) that this Lease is
unmodified and in full force and effect (or, if modified, stating the nature of
such modification); (ii) the date to which the rent and other charges are paid
in advance, if any; (iii) acknowledging that there are not, to Tenant's
knowledge, any uncured defaults on the part of Landlord hereunder or specifying
such defaults if they are claimed; and (iv) such other information as Landlord
may reasonably request. Any such statement may be conclusively relied upon by
any prospective purchaser or encumbrance of the Premises or Landlord's interest
therein. Tenant's failure to deliver such statement within such time shall be
26
conclusive upon the Tenant that: (i) this Lease is in full force and effect,
without modification except as may be represented by Landlord; (ii) there are
not uncured defaults in Landlord's performance. Xxxxxx also agrees to provide
the most current three (3) years of audited financial statements within five (5)
days of a request by Landlord for Landlord's use in financing the Premises or
Landlord's interest therein with commercial lenders.
37. OPTION TO EXTEND THE LEASE TERM:
X. Xxxxx and Exercise of Option: Landlord hereby grants to Tenant,
upon and subject to the terms and conditions set forth in this Article, one (1)
option (the "Option") to extend the Lease Term for an additional term (the
"Option Term") of one hundred twenty (120) months. Such Option shall be
exercised, if at all, by written notice to Landlord no earlier than the date
that is twelve (12) months prior to the Expiration Date but no later than the
date that is nine (9) months prior to the Expiration Date. If Tenant exercises
the Option, each of the terms, covenants and conditions of this Lease except
this paragraph shall apply during the Option Term as though the expiration date
of the Option Term was the date originally set forth herein as the Expiration
Date, provided that the Base Monthly Rent to be paid by Tenant during the Option
Term shall be the greater of (i) 90% of the Base Monthly Rent payable for the
first month of the original Lease Term as provided in Article 4 of this Lease,
or (ii) ninety five percent (95%) of the Fair Market Rental, as hereinafter
defined, for the Premises for the Option Term. Anything contained herein to the
contrary notwithstanding, if Tenant is in monetary or material non-monetary
default under any of the terms, covenants or conditions of this Lease either at
the time Tenant exercises the Option or at any time thereafter prior to the
commencement date of the Option Term, Landlord shall have, in addition to all of
Landlord's other rights and remedies provided in this Lease, the right to
terminate the Option upon notice to Tenant, in which event the expiration date
of this Lease shall be and remain the Expiration Date. As used herein, the term
"Fair Market Rental" for the Premises shall mean the rental and all other
monetary payments including any escalations and adjustments thereto (including
without limitation Consumer Price Indexing) then being obtained for new leases
of space comparable in age and quality to the Premises in the locality of the
Building that Landlord could obtain during the Option Term from a third party
desiring to lease the Premises for the Option Term based upon the current use
and other potential uses of the Premises. The appraisers shall be instructed
that the foregoing five percent (5%) discount of the Fair Market Rental is
intended to reduce comparable rents which include (i) brokerage commissions,
(ii) tenant improvement allowances, and (iii) vacancy costs, to account for the
fact that Landlord will not suffer such costs in the event Tenant exercises its
Option.
B. Determination of Fair Market Rental: If Tenant exercises the
Option, Landlord shall send to Tenant a notice setting forth the Fair Market
Rental for the Premises for the Option Term within thirty (30) days following
the Exercise Date. If Tenant disputes Landlord's determination of the Fair
Market Rental for the Option Term, Tenant shall, within thirty (30) days after
the date of Landlord's notice setting forth the Fair Market Rental for the
Option Term, send to Landlord a notice stating that Tenant either (i) elects to
terminate its exercise of the Option, in which event the Option shall lapse and
this Lease shall terminate on the Expiration Date, or (ii) disagrees with
Landlord's determination of Fair Market Rental for the Option Term and elects to
resolve the disagreement as provided in Article 37.C below. If Tenant does not
send to Landlord a
27
notice as provided in the previous sentence, Xxxxxxxx's determination of the
Fair Market Rental shall be the basis for determining the Base Monthly Rent to
be paid by Tenant hereunder during the Option Term. If Tenant elects to resolve
the disagreement as provided in Article 37.C below and such procedures shall not
have been concluded prior to the commencement date of the Option Term, Tenant
shall pay as Base Monthly Rent to Landlord the Fair Market Rental as determined
by Landlord in the manner provided above. If the amount of Fair Market Rental as
finally determined pursuant to Article 37.C below is greater than Landlord's
determination, Tenant shall pay to Landlord the difference between the amount
paid by Tenant and the Fair Market Rental as so determined in Article 37.C below
within thirty (30) days after the determination. If the Fair Market Rental as
finally determined in Article 37.C below is less than Landlord's determination,
the difference between the amount paid by Xxxxxx and the Fair Market Rental as
so determined in Article 37.C below shall be credited against the next
installments of rent due from Tenant to Landlord hereunder.
C. Resolution of a Disagreement over the Fair Market Rental: Any
disagreement regarding the Fair Market Rental shall be resolved as follows:
1. Within thirty (30) days after Xxxxxx's response to
Landlord's notice to Tenant of the Fair Market Rental, Landlord and Tenant shall
meet no less than two (2) times, at a mutually agreeable time and place, to
attempt to resolve any such disagreement.
2. If within the thirty (30) day period referred to in (1)
above, Landlord and Tenant can not reach agreement as to the Fair Market Rental,
they shall each select one appraiser to determine the Fair Market Rental. Each
such appraiser shall arrive at a determination of the Fair Market Rental and
submit their conclusions to Landlord and Tenant within thirty (30) days after
the expiration of the thirty (30) day consultation period described in (1)
above.
3. If only one appraisal is submitted within the requisite
time period, it shall be deemed to be the Fair Market Rental. If both appraisals
are submitted within such time period, and if the two appraisals so submitted
differ by less than ten percent (10%) of the higher of the, two, the average of
the two shall be the Fair Market Rental. If the two appraisals differ by more
than ten percent (10%) of the higher of the two, then the two appraisers shall
immediately select a third appraiser who shall within thirty (30) days after his
or her selection make a determination of the Fair Market Rental and submit such
determination to Landlord and Tenant. This third appraisal will then be averaged
with the closer of the two previous appraisals and the result shall be the Fair
Market Rental.
4. All appraisers specified pursuant to this paragraph shall
be members of the American Institute of Real Estate Appraisers with not less
than ten (10) years experience appraising office and industrial properties in
the Santa Xxxxx Valley. Each party shall pay the cost of the appraiser selected
by such party and one-half of the cost of the third appraiser.
5. Upon determination of Fair Market Rental (and the
calculation of Base Monthly Rent as being the greater of (i) 95% of that value
or (ii) 90% of the Base Monthly Rent payable for the first month of the original
Lease Term as provided in Article 4 of this Lease) for an
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extension term. Tenant shall have the right to withdraw its exercise of its
option to extend by giving Landlord notice of withdrawal within five (5) days of
Tenant's receipt of notice of the determination. In the event Tenant does
withdraw its option exercise, (i) Tenant shall pay all appraisal fees incurred
by Landlord and Tenant in determining the Fair Market Rental, and (ii) the Lease
shall be automatically extended for three (3) months beyond the original Lease
termination date, with the Base Monthly Rent during such three (3) month period
being as calculated based on the Fair Market Rental so determined. In the event
Tenant does not withdraw its option exercise, then upon determination of the
Base Monthly Rent for the extension period as described above, the parties shall
execute a certificate specifying the Base Monthly Rent for such extension
period.
38. OPTIONS: All Options provided Tenant in this Lease are personal and
granted to VeriFone, Inc. and are not exercisable by any third party should
Tenant assign or sublet all or a portion of its rights under this Lease, unless
Landlord consents to permit exercise of any option by any assignee or subtenant,
in Landlord's sole discretion. In the event that Tenant hereunder has any
multiple options to extend this Lease, a later option to extend the Lease cannot
be exercised unless the prior option has been so exercised.
39. QUIET ENJOYMENT: Upon Xxxxxx's faithful and timely performance of all
the terms and covenants of the Lease and except as otherwise provided in this
Lease, Tenant shall quietly have and hold the Premises for the Lease Term and
any extensions thereof.
40. BROKERS: Tenant represents it has not utilized or contacted a real
estate broker or finder with respect to this Lease other than Colliers Xxxxxxx
International and Xxxxxx agrees to indemnify, defend and hold Landlord harmless
against any claim, cost, liability or cause of action asserted by any other
broker or finder claiming through Tenant. Xxxxxxxx agrees to pay Colliers
Xxxxxxx International a leasing commission of Three Hundred Thousand Dollars
($300,000), with 50% payable upon full lease execution by Landlord and Tenant
and approval of this Lease by Xxxxxx's Board of Directors, and 50% being payable
on the Commencement Date.
41. LANDLORD'S LIABILITY: If Xxxxxx should recover a money judgment
against Landlord arising in connection with this Lease, and Landlord shall have
obtained title to the Parcel, the judgment shall be satisfied only out of
Landlord's interest in the Premises including the improvements and real property
and neither Landlord or any of its partners, officers, directors, agents,
trustees, shareholders or employees shall be liable personally for any
deficiency. And furthermore, Xxxxxx expressly waives any and all rights to
proceed against the individual partners or the officers, directors or
shareholders of any corporate partner, except to the extent of their interest in
said limited partnership.
42. BOARD OF DIRECTOR APPROVAL OF TENANT: Tenant represents and warrants
that it is duly formed and in good standing, and that this Lease is binding upon
said corporation in accordance with its terms.
Notwithstanding the foregoing, this Lease is subject to and conditioned
upon Tenant obtaining approval of this Lease and Xxxxxx's execution thereof, by
Xxxxxx's Board of Directors on or prior to October 22, 1996. In the event Tenant
is unsuccessful in obtaining said Board of
29
Director approval of this Lease and Xxxxxx's execution thereof on or before
October 22, 1996, Tenant shall have the right to cancel and terminate this Lease
by giving Landlord written notice of such cancellation and termination within
three (3) business days after October 22, 1996. In the event Tenant so cancels
and terminates this Lease, Tenant shall be responsible for the reimbursement to
Landlord of the following amounts as a cancellation fee ("Cancellation Fee"),
within fifteen (15) days after submission to Tenant of invoices and receipts for
such amounts (with Xxxxxx's obligation to pay the Cancellation Fee surviving the
termination of this Lease):
A. The non-refundable loan commitment fees, application fees or
standby letter of credit costs and payments actually paid and incurred by
Landlord in obtaining the financing from Metropolitan Life for the construction
of the Building, not to exceed Six Hundred Sixty Eight Thousand Dollars
($668,000) in the aggregate, to the extent the financing and loan commitment
fees are actually paid to Metropolitan Life and/or the standby letter of credit
is actually drawn upon by Metropolitan Life (as substantiated with receipts,
bank invoices, etc.), and such amounts are not applied towards another one of
Landlord's projects financed by Metropolitan Life.
B. The design fees and expenses incurred by Landlord for the design
of the Building up through the date of termination of this Lease by Xxxxxx.
C. Any planning review fees charged by the City of Santa Xxxxx up
through the date of termination of this Lease incurred by Landlord in connection
with the review of the Building design.
This foregoing Cancellation Fee shall be Landlord's sole and exclusive
remedy in the event of a cancellation of this Lease by Tenant pursuant to this
Section 42.
In the event Tenant is successful in obtaining approval of this Lease by
its Board of Directors, Tenant shall provide Landlord with corporate resolutions
authorizing the execution of the Lease.
43. TRANSPORTATION DEMAND MANAGEMENT PROGRAMS: Intentionally deleted.
44. RIGHT OF FIRST REFUSAL TO PURCHASE: Landlord hereby grants Tenant a
right of first refusal to purchase the Premises. Prior to Landlord accepting any
bonefide offer to purchase the Premises from a third party, Landlord shall give
Tenant written notice of such offer and the terms and other information
constituting such offer to purchase the Premises. Provided at the time of
exercise, Tenant is not in default, Tenant shall have the option, which must be
exercised, if at all, by written notice to Landlord within ten (10) days after
Xxxxxx's receipt of Landlord's notice, to purchase the Premises at the sales
price and terms of sale specified in the notice. In the event Tenant timely
exercises such option to purchase the Premises, Landlord shall sell the Premises
to Tenant, and Tenant shall purchase the Premises from Landlord in accordance
with the price and terms specified in Landlord's notice. Landlord and Tenant
shall, in good faith, attempt to reach agreement on the terms of a mutually
acceptable purchase agreement consistent with the terms set forth in Landlord's
notice within thirty (30) days of Landlord's notice. In the event (i) Landlord
and
30
Tenant are unable to reach agreement on a mutually acceptable purchase agreement
within such thirty (30) day period or (ii) Tenant fails to exercise Tenant's
option within said ten (10) day period, Landlord shall have one hundred eighty
(180) days thereafter to sell the Premises at no less than the sales price and
upon the same or substantially the same other terms of sale as specified in the
notice to Tenant. In the event Landlord fails to sell the Premises within said
one hundred eighty (180) day period or in the event Landlord proposes to sell
the Premises at less than the sales price or on other material terms which are
more favorable to the prospective tenant than that proposed to Tenant, Landlord
shall be required to resubmit such offer to Tenant in accordance with this Right
of First Refusal.
This Right of First Refusal shall automatically terminate upon the
expiration or sooner termination of the Lease. In addition, this Right of First
Refusal shall not apply to a foreclosure or other involuntary transfer of
Landlord's interest in the Premises, but the Right of First Refusal shall remain
in full force and effect thereafter. The parties agree to execute a Memorandum
of this Right of First Refusal to Purchase, which Memorandum Tenant shall have
the right to record in Santa Xxxxx County. Notwithstanding the foregoing, this
Right of First Refusal shall not apply to transfers of all or a portion of the
Premises to (i) Xxxx X. Xxxxxxx and/or Xxxx X. Xxxxxxx (individually and
collectively "Sobrato"), (ii) any immediate family member of Sobrato, (iii) any
trust established, in whole or in part, for the benefit of Sobrato and/or any
immediate family member of Sobrato, (iv) any partnership in which Sobrato or any
immediate family member, either directly or indirectly (e.g., through a
partnership or corporate entity or a trust) retains a general partner interest,
and/or (v) any corporation under the control, either directly or indirectly, by
Sobrato or any immediate family member of Sobrato.
45. DISPUTE RESOLUTION: Except for the failure by Tenant to timely pay the
Base Monthly Rent, any controversy, dispute, or claim of whatever nature arising
out of, in connection with, or in relation to the interpretation, performance or
breach of this agreement, including any claim based on contract, tort, or
statute, shall be resolved at the request of any party to this agreement through
a two-step dispute resolution process administered by JAMS or another judicial
and mediation service mutually acceptable to the parties involving first
mediation, followed, if necessary, by final and binding arbitration administered
by and in accordance with the then existing rules and practice of the judicial
and mediation service selected, and judgment upon any award rendered by the
arbitrators) may be entered by any State or Federal Court having jurisdiction
thereof.
46. MISCELLANEOUS PROVISIONS:
X. Xxxx: All monetary sums due from Tenant to Landlord under this
Lease, including, without limitation those referred to as "additional rent",
shall be deemed to be rent.
B. Management Fee: Intentionally deleted.
C. Performance by Landlord: If Tenant fails to perform any
obligation required under this Lease or by law or governmental regulation,
Landlord in its sole discretion may without notice and without releasing Tenant
from its obligations hereunder or waiving any rights or
31
remedies, perform such obligation, in which event Tenant shall pay Landlord as
additional rent all sums paid by Landlord in connection with such substitute
performance including interest as provided in Article 46.D below within ten (10)
days following Xxxxxxxx's written notice for such payment.
D. Interest: All rent due hereunder, if not paid when due, shall
bear interest at the maximum rate the parties are permitted to contract for
under California law accruing from the date due until the date paid to Landlord.
E. Rights and Remedies: All rights and remedies hereunder are
cumulative and not alternative to the extent permitted by law and are in
addition to all other rights and remedies in law and in equity.
F. Survival of Indemnities: All indemnification, defense, and hold
harmless obligations of Landlord and Tenant under this Lease shall survive the
expiration or sooner termination of the Lease.
G. Severability: If any term or provision of this Lease is held
unenforceable or invalid by a court of competent jurisdiction, the remainder of
the Lease shall not be invalidated thereby but shall be enforceable in
accordance with its terms, omitting the invalid or unenforceable term.
H. Choice of Law: This Lease shall be governed by and construed in
accordance with California law. Venue shall be Santa Xxxxx County.
I. Time: Time is of the essence hereunder.
J. Entire Agreement: This instrument contains all of the agreements
and conditions made between the parties hereto and may not be modified orally or
in any other manner other than by an agreement in writing signed by all of the
parties hereto or their respective successors in interest. This Lease supersedes
and revokes all previous negotiations, letters of intent, lease proposals,
brochures, agreements, representations, promises, warranties, and
understandings, whether oral or in writing, between the parties or their
respective representatives or any other person purporting to represent Landlord
or Tenant.
K. Representations: Tenant acknowledges that neither Landlord nor
any of its employees or agents have made any agreements, representations,
warranties or promises with respect to the demised Premises or with respect to
present or future rents, expenses, operations, tenancies or any other matter.
Except as herein expressly set forth herein, Tenant relied on no statement of
Landlord or its employees or agents for that purpose.
L. No Presumption Against Drafter: Landlord and Xxxxxx understand,
agree, and acknowledge that: (i) this Lease has been freely negotiated by both
parties; and (ii) that, in any controversy, dispute, or contest over the
meaning, interpretation, validity, or enforceability of this Lease or any of its
terms or conditions, there shall be no inference, presumption, or conclusion
32
drawn whatsoever against either party by virtue of that party having drafted
this Lease or any portion thereof.
M. Headings: The headings or titles to the Articles of this Lease
are not a part of this Lease and shall have no effect upon the construction or
interpretation of any part thereof.
N. Exhibits: All exhibits referred to are attached to this Lease and
incorporated by reference and are set forth below:
Exhibit "A" Premises, Building & Project
Exhibit "B" Shell Plans and Specifications
Exhibit "C" Building Shell Definition
Exhibit "D" Option to Lease
Exhibit "E" Tenant Improvement Plans and Specifications
33
O. Reasonable Consent. Except as limited elsewhere in this Lease,
wherever in this Lease Landlord or Tenant is required to give its consent or
approval to any action on the part of the other, such consent or approval shall
not be unreasonably withheld.
IN WITNESS WHEREOF, Xxxxxxxx and Xxxxxx have executed this Lease on the day and
year first above written.
Landlord: Sobrato Interests III
a California Limited Partnership
By: /s/ ILLEGIBLE SIGNATURE
-----------------------------
Title: /s/ ILLEGIBLE
--------------------------
Tenant: VeriFone, Inc.
a Delaware Corporation
By: /s/ ILLEGIBLE SIGNATURE
-----------------------------
Title: SR. VP FINANCE/CFO
--------------------------
Agreed to and Consented to by:
Sobrato Development Companies,
a California General Partnership
By: /s/ ILLEGIBLE SIGNATURE
-----------------------------
Title: GENERAL PARTNER
--------------------------
34
EXHIBIT A
[MAP]
EXHIBIT "B" - Shell Plans and Specifications
1. Plans and Specifications prepared by DES Architects dated September 6, 1996
(Job No. 8052.03)
SHEET NO. SHEET NAME
A1.1 Site Plan
A2.1 First Thru Fourth Floor Plans
A2.2 Fifth Floor & Roof Plan
A3.1 Exterior Elevations
A3.2 Exterior Elevations
A3.3 Exterior Elevations
A3.4 Wall Sections
A3.5 Wall Sections
2. Landscape Concept Plan prepared by Xxxxxxxx and Associates dated August
16, 1996
36
EXHIBIT "C" SHELL DEFINITION
The Building Shell shall be a five-story structure with 100% of the
perimeter containing glass. The shell shall include the following:
1. Building Structure
(a) Foundations including footing piers, caissons, pilings, grade beams,
foundation walls or other building foundation components required to
support the building structure.
(b) Five inch (5") thick concrete slab on grade with welded wire mesh and
any other reinforcing or structural connections that may be necessary
or required as specified by structural engineer.
(c) Lightweight braced-frame steel structure with metal deck and concrete
topping over steel beams does include framing for HVAC units and
framing for HVAC duct shafts and elevator shafts and HVAC units on
curbs.
(d) High performance glass with GFRC exterior building skin. All six (6)
exterior doors; door closers and locking devises as necessary. R-19
insulation at roof only and fire safing are included. Exterior wall
insulation is not included. Building is fireproofed.
(e) Four (4) ply built-up roofing with cap sheet by Xxxxx-Xxxxxxx, Xxxx
Xxxxxxxx, or equal, and all flashings over a rigid insulation board.
Roof hatches and walking surfaces are included. All exterior soffits
are included.
(f) Exterior painting where required, all caulking of exterior GFRC and
glass.
(g) Building stairs - Two sets of metals stairs with concrete pans from
ground floor to 5th floor and handrails as required by code. A code
complaint ships ladder to the roof is included.
(h) Trellis is included as a $100,000.00 allowance.
(i) $31,000.00 is allowed for an exterior canopy.
(j) Standard trash enclosure.
2. Sitework
(a) All work outside the building perimeter walls shall be considered
site work for the Building Shell and shall include grading, asphalt
concrete, paving, landscaping, landscape irrigation, storm drainage,
utility service laterals, curbs, gutters, sidewalks, specialty paving
(if required; i.e. reinforced roadway section to truck doors),
retaining walls, planters, parking lot and landscape lighting, and
other exterior lighting per code.
(b) Paving sections for automobile and truck access shall be according to
the Geologic Soils Report.
(c) All parking lot striping to include handicap spaces and signage.
(d) Underground site storm drainage system shall be connected to the city
storm system main.
3. PLUMBING
(a) Underground sanitary sewer laterals.
(b) Domestic water main connected to the city water main in the street
and stubbed to the building.
(c) Xxxx drain leaders and downspouts piped and connected to site storm
drainage system.
(d) Gas lines connected to the city public utility main and run to gas
meters adjacent to, and in close proximity to the building. The meter
is supplied by the utility company.
4. ELECTRICAL
(a) A primary electrical raceway service from the street to the building,
including underground conduit, wire feeders and transformer pads.
Underground conduit and secondary feeders from transformer pads into
the building.
(b) Underground conduit from the street to the building for telephone
trunk lines by Pacific Telephone.
(c) An electrically operated landscape irrigation system, with controller,
that is a complete and functioning system.
(d) Underground conduit from the building to the main fire protection
system post indicator valve (PIV) for installation of supervisory alarm
wiring.
(e) Four (4) 4" conduits stubbed out to Phase II (T.L. allowance of
$5,000.00).
5. FIRE PROTECTION
(a) Fire sprinkler rises to 6" above slab.
6. All improvements not generally within scope of the Building Shell as
defined above shall be considered Tenant Improvements.
EXHIBIT "D" - Option to Lease
Recitals:
A. As part of the consideration for Tenant entering into the Lease,
Landlord is willing to grant to Tenant an option to lease a building to be
constructed on the "Option Land" as defined in the Lease outlined on Schedule I
(portion of APN 104-04-145). Such building currently does not exist, but
Landlord is willing, subject to the conditions set forth herein, to construct
the building if Tenant exercises such option to lease, all pursuant to the teams
and conditions set forth below. Such building and property is herein referred to
as the "Option Building."
B. The parties now wish to document the terms of such option to
lease the Option Building.
NOW, THEREFORE, in consideration of the execution of the Lease by both parties,
and in consideration of the mutual covenants set forth below, the parties agree
as follows:
1. Grant of Option/Consideration. Landlord hereby grants to Tenant
an option to lease the Option Building (the "Option") subject to the terms and
conditions set forth in this Agreement. Tenant agrees to pay Landlord each month
commencing with the date Landlord acquires title to the Parcel and provides
Tenant with the Owner's Policy (assuming Tenant has not terminated this Lease
due to the failure of Landlord to acquire the Parcel and provide Tenant with the
Owner's Policy by November 4, 1996, as provided in Article 4.A of the Lease, or
obtain certain building permits from the City of Santa Xxxxx by December 31,
1996, as provided in Article 7.H of the Lease) until the date of exercise of the
Option, the sum of Twenty Three Thousand and No / 100 Dollars ($23,000.00)
(prorated for any partial month) as consideration for the Option ("Option Fee").
In the event Tenant terminates the Lease pursuant to Article 4.A or 7.H of the
Lease, Tenant shall not be required to pay any Option Fee. In the event Tenant
does not so terminate the Lease, the Option Fee shall commence on the date
Landlord acquires Title to the Parcel and provides Tenant with the Owner's
Policy, however the Option Fee for the period commencing on the date Landlord
acquires Title to the Parcel and provides Tenant with the Owner's Policy up
through and including December 31, 1996, and the Option Fee for the month of
January, 1997, shall be due an payable on January 10, 1997.
2. Term of Option. Tenant shall be entitled, subject to paragraph 3
below, to exercise the Option at any time prior to the earlier to occur of (i)
the date Tenant fails to make an option payment specified in Article 1 above, or
(ii) thirty six (36) months following the date of this Lease. Such period shall
herein be referred to as the "Option Period."
3. Exercise of Option. Tenant shall exercise the Option only by
delivery of written notice to Landlord within the Option Period of such exercise
("Exercise Date"). Tenant shall be
38
entitled to exercise the Option only if at the time of such exercise Tenant is
not in uncured default under the terms of the Lease.
4. Conditions Precedent. Landlord's obligation to construct the
Option Building is expressly conditioned upon Landlord's ability within one
hundred twenty (120) days of the Exercise Date to (i) secure a commitment from a
lender to make a fixed rate non-recourse non-participating loan to Landlord in a
minimum amount equal to eighty-five percent (85%) of Total Project Costs (as
defined below), (ii) if required, to obtain a release of the land (parking) area
for the Option Building from the existing lender on the Premises (which release
Landlord shall use reasonable efforts to obtain, including the offering of
alternative parking rights, etc.) and (iii) obtain all permits and governmental
approvals necessary for the construction of the Option Building. In the event
any of the foregoing conditions precedent are not satisfied, and Landlord is not
obligated to construct the Option Building, Landlord shall promptly return to
Tenant all Option consideration paid by Tenant to Landlord pursuant to Article 1
above.
5. Lease of the Option Building. Within thirty (30) days after
Xxxxxx's exercise of the Option, Landlord and Tenant shall use reasonable
efforts to enter into a written lease of the Option Building (the "Option
Building Lease"). The Option Building Lease shall be on the same terms as the
Lease, except as follows:
(a) The Premises shall be Option Building. References in the
Lease format shall be changed in the Option Building Lease to refer to Option
Building.
(b) Landlord shall provide 3.5 parking spaces per 1,000 square
feet of leasable space within the Option Building. In the event the Option
Building is in excess of 75,000 square feet, Landlord shall also construct, as a
Building Shell Cost, a parking structure to accommodate the additional required
parking.
(c) The term shall commence upon the date of Substantial
Completion (as the term is defined in the Lease) of the Building Shell and
Tenant Improvements for the Option Building ("Commencement Date"), and end on
the twelfth (12th) anniversary thereof.
(d) Rent shall be payable beginning on the Commencement Date.
Base Monthly Rent shall be determined utilizing the following formula:
After receipt of the final pricing for the Building Shell for
the Option Building, Landlord shall determine Total Project Costs
(as defined below) based on competitive bids. During this period
Landlord shall also solicit permanent loan quotes from institutional
lenders to determine the best available financing. Based on these
inputs Landlord shall then apply the following formula to determine
the Base Monthly Rent due under this Lease.
Base Monthly Rent shall be equal to one hundred twenty five
percent (125%) of the product of the (i) Total Project Costs as
defined below and (ii) the best non-
39
participating fixed rate permanent loan with the lowest debt service
constant available prior to the start of construction of the
Building. The determination of which loan comprises the best
available financing shall be made in good faith by both Landlord and
Tenant.
Total Project Costs shall be equal to the sum of (i) the value
of the land based on a land value of Sixteen and 58/100 Dollars
($16.58) per land square foot, (ii) payments by Landlord for labor
and materials to contractors performing construction work in
connection with the Building Shell, (iii) the Work Allowance. (iv)
fees for building permits, licenses, inspection, utility connections
or extensions, and any other fees imposed by governmental entities,
(v) fees of engineers, architects, consultants and others providing
professional services in connection with the construction of the
Building, (vi) construction loan interest paid by Landlord including
interest on Landlord's equity with respect to the construction of
the Building, calculated at the reference rate charged by Union Bank
plus one percent (1 %), (vii) loan fees payable for the permanent
loan for the Building (viii) real property taxes and assessments
levied against the Property during the period the Building is
constructed. (ix) liability and builders risk insurance premiums and
completion bond premiums paid by the general contractor with respect
to the construction of the Building, and (x) an agreed amount for
the general contractor's construction and development services
including onsite and offsite supervision and management services.
For example, if Total Project Costs were $128 per square foot,
and Landlord is able to obtain a 8.00% loan with a 20 year
amortization, the Base Monthly Rent would be 125% X ($128 X.008364),
or $1.34 per square foot.
(e) The Work Allowance shall be modified to (i) reflect a Work
Allowance of Thirty and No/100 Dollars ($30.00), as adjusted upwards per the CPI
from the time of the execution of the Lease to the time of exercise of the
Option, times the number of gross rentable square feet of space in the Option
Building, and (ii) require Tenant's submission to Landlord of its Working
Drawings as set forth below in this Agreement.
(g) The Lease shall be amended to extend the original Lease
Term so as to be coterminous with the original term of Option Building Lease.
The rent for the Premises under the Lease during the extended term shall be
increased per the CPI as set forth in the Lease.
(h) The parties shall execute a new lease agreement for the
Option Building, which shall contain the same terms and conditions as the Lease
(other than Base Monthly Rent and Work Allowance and Scheduled Commencement
Date, and shall provide Tenant with an option to extend the Option Building
Lease on the terms and conditions set forth in Article 37 of the Lease. The
parties will establish a new Scheduled Commencement Date for the Option Building
in the Option Building Lease.
6. Construction of Shell and Tenant Improvements.
40
(a) Within sixty (60) days after Xxxxxx's exercise of the Option.
Landlord shall deliver to Tenant plans and specifications for construction of
the shell of Option Building (together called the "Shell Plans"). The Shell
Plans shall contemplate construction of a building of between 70,000 and 150,000
square feet of leasable square feet. "Leasable Square Feet" shall include all
square footage within the Option Building measuring from the exterior surface of
exterior building walls as to each such floor, including any loading docks,
balconies, or other recesses covered by a structural roof. The Shell Plans shall
contemplate construction of a Building Shell of a design similar to the Building
Shell of the Premises.
(b) Within sixty (60) days after Xxxxxx's receipt of the Shell
Plans, Tenant shall submit to Landlord, for Landlord's approval, Working
Drawings respecting Tenant Improvements that Tenant desires Landlord to
construct in the Option Building. General Contractor shall commence construction
of the Option Building as soon as reasonably possible after removal of the
conditions precedent outlined in paragraph 4, and continue diligently to
construct the same until completion thereof in accordance with the Shell Plans.
All costs of construction of the Building Shell of the Option Building shall be
borne solely by Landlord. The costs included within the Building Shell
construction shall be as set forth in Exhibit "C" of the Lease. All costs of
Tenant Improvements in excess of the Work Allowance shall be borne solely by
Xxxxxx.
7. Memorandum of Option. The parties shall record within ten (10) days
after execution of this Agreement by both parties hereto a short form memorandum
of this Agreement in form reasonably satisfactory to both parties against title
to the Property.
8. Successors. The Option provided Tenant in this Agreement is personal
and granted to VeriFone, Inc. and are not exercisable by any third party should
Tenant assign or sublet all or a portion of its rights under this Lease, unless
Landlord consents to permit exercise of any option by any assignee or subtenant,
in Xxxxxxxx's sole discretion. Except as previously provided, the terms and
provisions hereof shall be binding upon and inure to the benefit of the
successors and assigns of the parties hereto. In no event, however, shall any
lender be obligated to perform the terms this Option in the event of a
foreclosure of Landlord's interest in the Premises or the Property.
9. Quitclaim Deed. In the event Tenant does not exercise the Option within
the Option Period or upon sooner termination of this Agreement, then upon
request to do so by Landlord, Xxxxxx shall execute and acknowledge a quitclaim
deed transferring any right, title, or interest it may have in and to the
Property to Landlord or Xxxxxxxx's designee. Such quitclaim deed shall be in
form reasonably designed to effectuate the foregoing and shall be delivered by
Tenant to Landlord within five (5) days following Xxxxxx's receipt thereof from
Landlord.
41
Schedule 1 - Property
[MAP]
EXHIBIT "E"
ROUGH SPECIFICATIONS FOR TENANT IMPROVEMENTS
I. BUILDING CORES
Work required to complete the "Cold Shell" to the tenant-ready level.
A. ELEVATORS - Three (3) overhead traction elevators including 2 passenger
and one swing freight complete with plastic laminate interiors, lighting,
painted doors and jambs and carpeted floor. Construction of the penthouse and
shaft walls is included.
B. TOILET ROOMS - Men's and Women's toilet rooms on each floor with
fixtures as required by National Plumbing Code and local ordinance for standard
office occupancy. Includes tile floors and wet walls, metal partitions, tile
counters, and construction including walls, doors lighting, etc.
C. FIRE PROTECTION - Base building sprinkler system including risers and
mains to all building areas.
D. LIFE SAFETY - Base Building life safety systems including riser and
panels for horn/strobes, etc.
E. AIR CONDITIONING SYSTEM - Base building units (type to be defined),
supply and return shafts, distribution loop to all building areas, and required
rooftop construction including penthouse or roof screen.
F. ELECTRICAL SYSTEM - Main switchgear, risers and power and lighting
panels on each floor including construction of electrical room and electrical
closets on each floor.
G. BUILDING LOBBY - Improvement of main lobby with gyp board walls and
ceilings, special lighting and stone flooring.
F. PERIMETER WINDOW COVERINGS - Levelor blinds on all perimeter windows
II. INTERIOR IMPROVEMENTS
A. INTERIOR PARTITIONS - Standard non-rated walls for offices and other
closed rooms for 30% of the space, and fire walls as required by code.
B. DOORS - Stain grade interior doors with knock-down frames and standard
hardware and sidelights
C. CEILINGS - Non-rated, suspended acoustical 2 x 4 ceilings in all areas
D. FLOOR COVERING - 32 oz. level loop carpet with rubber base in all
office
areas. Vinyl tile in coffee, work, and file rooms.
E. PAINTING - All interior partitions, perimeter and core walls
F. SPECIALTIES - Projection screens, fire extinguishers, etc.
III. MECHANICAL - Includes the following:
A. HVAC - VAV boxes and secondary distribution to individual zones,
including controls. Zones are at 600 sf each
B. PLUMBING - As required for two sinks per floor for coffee rooms
C. FIRE SPRINKLERS - drops from the main distribution loops as required by
code
D. ELECTRICAL - Includes the following:
1. Lighting - 2 x 4 parabolic fixtures to provide for 1.5 xxxxx
per sf
2 Special lighting - Dimmable downlights at each conference room
and lobby
3. Power - Convenience outlets as required to provide 6 xxxxx per
sf of office area plus special power for the main computer
room and individual server rooms on each floor
4. Lifesafety - Horns, strobes and other devices as required by
code
44
[SOBRATO DEVELOPMENT COMPANIES LETTERHEAD]
November 29, 1999
Xx. Xxx Xxxxxxx
VeriFone, Incorporated
0000 Xxxxx Xxxxxxx Xxxxxxx
Xxxxx Xxxxx, XX 00000
Dear Xxx:
Back at the time the parties entered into the lease for 4988 Great America
Parkway, it was known that a second building would be constructed on the site
along with a parking structure. The lease provides that the parties will work
together to come to agreement regarding the use of and allocation of the costs
associated with the common areas utilized by VeriFone and the tenant in the new
building. Now that the new building is nearing completion, we have amended the
original declaration of easements and covenants to address the use of
maintenance of the common area after construction of the new building.
We are very close to leasing the new building to Brio Technology and thus want
to verify that the enclosed amendment is acceptable to both tenants prior to
recordation and that both tenants will agree to be bound by its terms. We thus
ask that you please review the enclosed and advise me on any comments that you
may have within the next two weeks. We have also requested the same of Brio.
Please also feel free to give me a call should you wish to discussed the
enclosure by phone.
Best regards,
/s/ XXXX X. XXXXXXX
Xxxx X. Xxxxxxx
General Partner
xxxxx@xxxxxxx.xxx
WISE & XXXXXXX LLP
COUNSELLORS AT LAW
0000 XXXXXX XXX, XXXXX 000
XXXX XXXX, XXXXXXXXXX 00000-0000 TELEPHONE: ILLEGIBLE
TELECOPIER: ILLEGIBLE
October 23, 1997
VIA FACSIMILE
Xx. Xxxxxxxx Xxxxx
Springs Xxxxx Xxxxxxxx Xxxxxxx Xxxxxxx
000 Xxxxxxxxxx Xxxxxx, 00xx Xxxxx
Xxx Xxxxxxxxx, XX 00000
Re: Sobrato/VeriFone, Inc. Subordination
Dear Xxxxxxxx
I have reviewed the revised Estoppel Certificate and Subordination,
Nondisturbance and Attornment Agreement you faxed me on October 15, 1997.
The Estoppel Certificate is now in acceptable form. The following are my
final comments to the Subordination, Nondisturbance and Attornment Agreement:
1. Section 3:
Revise (iv) as follows:
"(iv) bound by any amendment or modification of the Lease, including
any amendment, modification or other agreement to terminate the
Lease (EXCEPT FOR ANY TERMINATION MADE PURSUANT TO THE PROVISIONS OF
THE LEASE) made without the written consent of Beneficiary;"
Add to end of Section 3:
"LANDLORD CONFIRMS THAT SUBSEQUENT TO BENEFICIARY'S ACQUISITION OF
TITLE TO THE PROPERTY, LANDLORD SHALL CONTINUE TO (i) REMAIN LIABLE
TO TENANT FOR ANY ACT OR OMISSION OF LANDLORD TO THE EXTENT LANDLORD
WOULD HAVE BEEN LIABLE TO TENANT FOR SUCH ACT OR OMISSION
NOTWITHSTANDING BENEFICIARY'S ACQUISITION OF TITLE TO THE PROPERTY;
(ii) REMAIN SUBJECT TO ANY OFFSETS OR DEFENSES THAT TENANT MAY HAVE
HAD AGAINST LANDLORD UNDER THE LEASE; (iii) BE BOUND BY ANY RENT OR
ADDITIONAL RENT WHICH TENANT MIGHT HAVE PAID IN ADVANCE TO LANDLORD
FOR A PERIOD IN EXCESS OF ONE MONTH OR FOR ANY SECURITY, DEPOSIT,
CLEANING DEPOSIT OR OTHER SUM THAT TENANT MAY HAVE PAID IN ADVANCE
TO LANDLORD; AND (iv) BE OBLIGATED TO TENANT WITH RESPECT TO THE
REPRESENTATIONS AND WARRANTIES MADE
WISE & XXXXXXX LLP
Xx. Xxxxxxxx Xxxxx
October 23, 1997
Page 2
BY LANDLORD TO TENANT AS SET FORTH IN THE LEASE TO THE EXTENT
LANDLORD WOULD HAVE BEEN OBLIGATED TO TENANT FOR SUCH
REPRESENTATIONS OR WARRANTIES NOTWITHSTANDING BENEFICIARY'S
ACQUISITION OF THE PROPERTY.
2. Section 4:
Revise last line to read as follows:
"in Exhibit D of the Lease by virtue of acquiring title TO THE
PROPERTY pursuant to a Foreclosure Sale thereof, AND PROVIDED THAT
THE LOAN IS NOT SECURED BY THE OPTION PARCEL."
3. Section 9:
Delete first sentence reading in full as follows:
"Notwithstanding anything to the contrary contained herein, in the
event that Beneficiary acquires title to the Premises or the
Property, Beneficiary shall have no obligation nor incur any
liability beyond the lesser of Beneficiary's then equity interest in
the Premises or Five Million Dollars ($5,000,000)."
Please give me a call if you have any questions or comments.
Very truly yours,
/s/ XXXX
Xxxx Xxxxxx Xxxxxxx
of WISE & XXXXXXX LLP
LBA:ke
cc: X. Xxxxxxxx
X. Xxxxxxx
--------------------------------------------------------------------------------
CITY OF SANTA XXXXX 0000 Xxxxxxxxx Xxxxxx
XXXXXXXX XXXXXXXXXX XXXXXXXX Xxxxx Xxxxx, XX 00000
Office of the Building Official Phone #: (000) 000-0000
FAX: (000) 000-0000
================================================================================
- CERTIFICATE OF OCCUPANCY -
================================================================================
The enclosed Certificate of Occupancy is to be posted in a accordance with the
1994 Edition of the Uniform Administrative Code, Section 309.5. This section
states that the "Certificate shall be posted in a conspicuous place on the
premises and cannot be removed except by a building official".
Thank you for your cooperation.
Building Inspection Division
/s/ XXXXX X. XXXXXXXXXXX
Xxxxx X. Xxxxxxxxxxx
Building Official
COPOST.DOC(11/91)
--------------------------------------------------------------------------------
CITY OF SANTA XXXXX
Certificate of Occupancy
CERTIFICATE #: 7348
THIS CERTIFIES that A Five Story Type II F.R. Building (132,368 sq ft)
located at 0000 Xxxxx Xxxxxxx Xxxxxxx authorized under BUILDING PERMIT No.
113520 & 111916 been inspected for compliance with the UNIFORM BUILDING
CODE as a GROUP B occupancy.
Fully Sprinklered
Property Owner: Sobrato Development Co.
----------------------------
Owners Address: 00000 X. XxXxxx Xxxx. #000, Xxxxxxxxx, XX 00000
Date: 11/26/98
Xxxxx X. Xxxxxxxxxxx
Building Official
Inspected By:
--------------------------------
Building Inspection Division
Check with Inspection Division regarding any change of occupancy
This certificate must be posted in a conspicuous place
ASSIGNMENT AND ASSUMPTION OF TENANT'S INTEREST IN THE LEASE
Property Address: 0000 Xxxxx Xxxxxxx Xxxxxxx, Xxxxx Xxxxx, Xxxxxxxxxx
VeriFone, Inc., a Delaware corporation, ("Assignor") does hereby assign, and
Hewlett-Packard Company, a California corporation, ("Assignee") does hereby
assume, all its rights title and interest and obligations in the lease between
Sobrato Development Companies #961, a California limited partnership as Landlord
and Assignor dated September 18, 1996. Landlord consents to such assignment and
assumption.
Effective Date:
--------------------
ASSIGNOR
VeriFone, Inc., a Delaware corporation
by: /s/ ILLEGIBLE SIGNATURE
--------------------------------
ASSIGNEE
Hewlett-Packard Company, a California corporation
by: /s/ XXXXX X. XXXXXXXXXXX
--------------------------------
LANDLORD
Sobrato Development Companies #961, a California limited partnership
by: /s/ XXXX X. XXXXXXX
--------------------------------
RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO:
SOBRATO DEVELOPMENT COMPANIES
00000 Xxxxx XxXxxx Xxxxxxxxx
Xxxxx 000
Xxxxxxxxx, XX 00000-0000
Attention: Xxxxxxx Xxxxxx
SPACE ABOVE THIS LINE FOR RECORDER'S USE
--------------------------------------------------------------------------------
FIRST AMENDMENT TO DECLARATION OF RECIPROCAL EASEMENT EASEMENTS
AND COVENANTS
This First Amendment to Declaration of Reciprocal Easement, Easements and
Covenants ("Amendment:) is made this ___ day of ________, 1999, by Sobrato
Development Company #961. A California Limited Partnership ("Owner").
A. Owner is the owner in fee of those certain parcels of real property
(referred to herein individually as "Parcel 1" and "Parcel 2" and collectively
as the "Parcels") located in the City of Santa Xxxxx, County of Santa Xxxxx,
State of California. Owner, in its capacity as the fee owner of Parcel 1 is
referred to herein as the "Parcel 1 Owner", and in its capacity as the fee owner
of Parcel 2 is referred to herein as the "Parcel 2 Owner".
B. On October 23, 1997, Owner recorded that certain Declaration of
Reciprocal Easement, Easements and Covenants ("Declaration") in the office of
the Recorder of the County of Santa Xxxxx, State of California, as Document
Number 13905495. The Declaration established certain easements benefiting the
Parcels, as more particularly set forth therein. As of the date of recordation
of the Declaration, the configuration of the Parcels was as more particularly
described on Exhibit A and Exhibit B, respectively, attached to the Declaration.
X. Xxxxxxxx to a Xxxxx Xxxx executed by Declarant dated August 2, 1999,
and recorded in the office of the Recorder of the County of Santa Xxxxx, State
of California concurrently herewith. Declarant caused the lot lines of the
Parcels to be adjusted, to the effect that the Parcels are currently configured
as more particularly described on Exhibit A attached hereto and made a part
hereof.
D. Due to the construction of improvements on Parcel 1, certain
additional easements benefitting the Parcels are necessary. Owner now desires to
amend the Declaration to provide for certain easements on, across, over and
through the Parcels, as more particularly described herein. In addition, due to
the lot line adjustment described in Recital C and construction of a driveway
and the Parking Garage (defined in Section 1(e) below), portions of the
Ingress/Egress Easement (as defined in and created by the Declaration) as shown
on the Parcel Map (as defined in the Declaration) can be vacated, and Owner
desires to grant an additional Ingress/Egress Easement to conform the
Ingress/Egress Easement to the actual location of the driveway.
NOW THEREFORE. Owner does hereby declare that (i) the Declaration is
amended as set forth herein, and (ii) Parcel 1 and Parcel 2 are and shall be
conveyed, hypothecated, encumbered, leased, occupied, built upon, or otherwise
used, improved or transferred in whole or in part subject to the additional
easements created upon severance of title to the Parcels and subject to
additional quasi-easements created as of the date of this Amendment (both the
additional easements and the additional quasi-easements are collectively
referred to herein as the "Additional Easements").
1. Creation of Additional Easements.
(a) Private Utility Easement. Upon recordation of this Amendment
and Owner's conveyance of title to either of the Parcels, there shall be a
non-exclusive easement for the purpose hereinafter stated, appurtenant to and
for the benefit of Parcel 1 on, over, across and through those portions of
Parcel 2 located in the Private Utility Easement Area (as hereinafter defined).
This Private Utility Easement shall be deemed to have been created as of the
recordation of this Amendment.
(b) Additional Electrical Easement. Upon recordation of this
Amendment and Owner's conveyance of title to either of the Parcels, there
shall be a non-exclusive easement for the purpose hereinafter stated,
appurtenant to and for the benefit of Parcel 1 on, over, across and through
those portions of Parcel 2 located in the Additional Electrical Easement Area
(as hereinafter defined). This additional Electrical Easement shall be deemed
to have been created as of the recordation of this Amendment.
(c) Emergency Vehicle Access Easements. Upon recordation of this
Amendment and Owner's conveyance of title to either of the Parcels, there shall
be (i) a non-exclusive easement for the purposes hereinafter stated,
appurtenant to and for the benefit of Parcel 1 and the City of Santa Xxxxx,
on, over, across and through those portions of Parcel 2 located in the
Emergency Vehicle Easement Area I (as hereinafter, defined), and (ii) a non-
-exclusive easement for purposes hereinafter stated, appurtenant to and for the
benefit of Parcel 2 and the City of Santa Xxxxx (the "City") on, over, across
and through those portions of Parcel 1 located in the Emergency Vehicle
Easement Area II (as hereinafter defined). Emergency Vehicle Access Easement I
and Emergency Easement Access Easement II are collectively referred to herein
as the"Emergency Vehicle Access Easements. The Emergency Vehicle Access
Easements shall be deemed to have been created as of the recordation of this
Amendment. If required by the City, Owner (or the Parcel 1 Owner and/or the
Parcel 2 Owner) shall have the right to grant both Emergency Vehicle Access
Easements separately to the City, or to such other public agency as may be
directed or required by the City, for emergency vehicle access to both Parcel 1
and Parcel 2.
(d) Visitor Parking Easement. Upon recordation of this Amendment
and Owner's conveyance of title to either of the Parcels, there shall be an
exclusive easement for the purpose hereinafter stated, appurtenant to and for
the benefit of Parcel 1 on that portions of Parcel 2 located in the Visitor
Parking Easement Area (as hereinafter defined). This Visitor Parking Easement
shall be deemed to have been created as of the recordation of this Agreement.
(e) Parking Garage Easement. Upon recordation of this Amendment
and Owner's conveyance of title to either of the Parcels, there shall be an
exclusive easement for the
purpose hereinafter stated, appurtenant to and for the benefit of Parcel 2
for the use of thirty-eight (38) parking spaces (the "Parcel 2 Spaces") within
the parking garage constructed on Parcel 1 (the "Parking Garage") within that
portion of the Parking designated as the Parking Garage designated as the
Parking Garage Easement Area (as hereinafter defined) and for ingress and egress
to and from and through the Parking Garage to access the Parcel 2 Spaces. The
Parking Garage Easement shall be deemed to have been created as of the
recordation of this Amendment.
(f) Garage Access Easement. Upon recordation of this Amendment and
Owner's conveyance of title to either of the Parcels, there shall be a
non-exclusive easement for the purpose hereinafter stated, appurtenant to and
for the benefit of Parcel 1 on, over, across and through that portion of Parcel
2 located in the Garage Access Easement Area (as hereinafter defined). This
Garage Access Easement shall be deemed to have been created as of the
recordation of this Amendment.
(g) Garage Maintenance Easement. Upon recordation of this Amendment
and Owner's conveyance of title to either of the Parcels, there shall be a
non-exclusive easement for the purpose hereinafter stated, appurtenant to and
for the benefit of Parcel 1 on, over, across and through those portions of
Parcel 2 located in the Garage Maintenance Easement Area (as hereinafter
defined). This Garage Access Basement shall be deemed to have been created as of
the recordation of this Amendment.
(h) Additional Ingress/Egress Easement. Upon recordation of this
Amendment and Owner's conveyance of title to either of the Parcels, there shall
be a non-exclusive easement for the purposes hereinafter stated, appurtenant to
and for the benefit of Parcel 2 on, over, across and through that portions of
Parcel 1 located in the Additional Ingress/Egress Easement Area (as hereinafter
defined). This additional Ingress/Egress Easement shall be deemed to have been
created as of the recordation of this Amendment.
(i) Defined Terms. From and after the date of this Amendment, the
term "Easements" as used in the Declaration shall mean and include the
Additional Easements described above.
2 Purposes of Easements.
(a) Private Utility Easements. The Private Utility Easement herein
created is for the purpose of providing of permitting the Owner of Parcel 1 to
construct and maintain and repair private underground utilities including,
without limitation, a private water line, storm sewer line and sanitary sewer
line, across the Private Utility Easement Area. The Owner of Parcel 2 agrees
that its use of surface of the Private Utility Easement Area shall not
unreasonably interfere with or obstruct the installation, maintenance or repair
of such private utilities.
(b) Additional Electrical Easement. The Electrical Easement herein
created is for the purpose of permitting the Owner of Parcel 1 to construct and
maintain and repair private underground electrical facilities across the
Electrical Easement Area. The Owner of Parcel 2 agrees that its use of surface
of the Electrical Easement Area shall not unreasonably interfere with or
obstruct the installation, maintenance or repair of such underground electrical
facilities.
(c) Emergency Vehicle Access Easements. The Emergency Vehicle
Access Easements herein created are for the purpose of permitting emergency
vehicles serving Parcel 1 and Parcel 2 non-exclusive vehicular access to and
from Parcel 1 and Parcel 2 across the Emergency Vehicle Access Easement Areas
to and from Old Ironsides Drive and to and from Great America Parkway. The
Owner of Parcel 1 agrees that the use of the Emergency Vehicle Access Easement
Area I shall not unreasonably interfere with or obstruct the business,
operations and use of Parcel 2. The Owner of Parcel 2 agrees that the use of
the Emergency Vehicle Access Easement Area II shall not unreasonably interfere
with or obstruct the business, operations and use of Parcel I.
(d) Visitor Parking Easement. The Visitor Parking Easement
herein created is for the purpose of permitting the Parcel 1 Owner to provide
twenty-seven (27) parking spaces, for the exclusive use by customers and
invitees of the Parcel 1 Owner, its lessees and/or sublessees, and to
construct, maintain and repair such parking spaces.
(e) Parking Garage Easement. The Garage Parking Easement herein
created is for the purpose of permitting the Parcel 2 Owner to use thirty-eight
(38) parking spaces within the Parking Garage, for the exclusive use of the
Parcel 2 Owner, its lessees and/or sublessees, and for ingress and
egress to and from and through the Parking Garage to access such spaces.
Initially, the Parcel 2 Spaces shall not be specially designated for the
exclusive use of the Parcel 2 Owner, and the Parcel 2 Owner (or its lessees or
sublessees) shall have the right to use thirty-eight (38) parking spaces within
the Parking Garage on a non-exclusive basis with the Parcel 1 Owner (or its
lessees or sublessees). If either the Parcel 1 Owner or the Parcel 2 Owner is
not satisfied with the administration and management of the use of spaces
within the Parking Garage on a non-exclusive basis, the Parcel 2 Owner shall,
at its cost, install appropriate striping and signage designating the Parcel 2
Spaces (in the locations identified on Exhibit G as the Garage Parking Easement
Area, as the specific thirty-eight (38) spaces for the exclusive use of the
Parcel 2 Owner or its lessee and/or sublessee). In such event, the parking
spaces used by the Parcel 2 Owner shall be limited to the Parcel 2 Spaces, and
the Parcel 2 Owner shall have no right to use any other spaces within the
Parking Garage.
(f) Garage Access Easement. The Garage Access Easement herein
created is for the purpose of providing non-exclusive vehicular and pedestrian
access to and from the Ingress/Egress Easement to and from the Parking Garage
for the Parcel 1 Owner and its lessees, customers, invitees, licensees and
subtenants, and maintenance of a portion thereof by the Parcel 1 Owner. The
Garage Access Easement Area has been improved with a concrete apron and an
asphalt driveway providing access to and from the Ingress/Egress Easement Area
to and from the Garage.
(g) Garage Maintenance Easement. The Garage Maintenance
Easement herein created is for the purpose of allowing the Parcel 1 Owner
non-exclusive use of the Garage Maintenance Easement Area to maintain and repair
the exterior of the Parking Garage.
(h) Additional Ingress/Egress Easement. The Additional
Ingress/Egress Easement herein created is for the same purpose as, and is a
realignment of, the Ingress/Egress Easement created in the Declaration, i.e.,
for the purpose of providing non-exclusive vehicular and pedestrian access to
and from Parcel 1 and Parcel 2 across the Ingress/Egress Easement Area and the
Additional Ingress/Egress Easement Area and maintenance thereof to and from
Great America
Parkway and to and from Old Ironsides Drive for the owners of Parcel 1 and
Parcel 2 and their respective lessees, customers, invitees, licensees and
subtenants. All references in the Declaration to the Ingress/Egress Easement
Area shall mean and include the Additional Ingress/Egress Easement Area.
3. Easement Areas.
(a) Private Utility Easement. The Private Utility Easement Area is on,
over, across and through only those portions of Parcel 2, as shown upon the map
and legal description attached hereto as Exhibit B (the "Private Utility
Easement Area").
(b) Additional Electrical Easement. The Electrical Easement Area is
on, over, across and through only those portions of Parcel 2, as shown upon the
map and legal description attached hereto as Exhibit C (the "Additional
Electrical Easement Area").
(c) Emergency Vehicle Access Easements. The Emergency Vehicle Access
Easement Area I is on, over, across and through only those portions of Parcel 2,
as shown upon the map and legal description attached hereto as Exhibit D (the
"Emergency Vehicle Access Easement Area I"). The Emergency Vehicle Access
Easement Area II is on, over, across and through only those portions of Parcel
1, as shown upon the map and legal description attached hereto as Exhibit E
(the "Emergency Vehicle Access Easement Area II").
(d) Visitors Parking Easement. The Visitor Parking Easement Area is
on that portion of Parcel 2, as shown upon the map and legal description
attached hereto as Exhibit F (the "Visitor Parking Easement Area").
(e) Parking Garage Easement. The Parking Garage Easement Area is on
that portion of Parcel 1, as shown upon the map attached hereto as Exhibit G
(the "Parking Garage Easement Area"). In addition, the Parcel 2 Owner shall
have ingress and egress to and from and through the Parking Garage in the same
areas as are available to the Parcel 1 Owner. The foregoing notwithstanding,
unless and until the Parcel 1 Owner requires, or the Parcel 2 Owner desires,
the separate designation of the Parcel 2 Spaces for the exclusive use of Parcel
2 Owner, as provided in Section 2(e), the thirty-eight (38) parking spaces used
by the Parcel 2 Owner shall not be restricted or limited to the Parking Garage
Easement Area.
(f) Garage Access Easement. The Garage Access Easement Area is on
that portion of Parcel 1, as shown upon the map and legal description attached
hereto as Exhibit H (the "Garage Access Easement Area").
(g) Garage Maintenance Easement. The Garage Maintenance Easement Area
is on that portion of Parcel 1, as shown upon the map and legal description
attached hereto as Exhibit 1 (the "Garage Maintenance Easement Area").
(h) Additional Ingress/Egress Easement. The Additional
Ingress/Egress Easement is on that portion of Parcel 1, as shown upon the map
and legal description attached hereto as Exhibit 1 (the "Additional
Ingress/Egress Easement Area").
4. Parking Easements.
(a) PARKING GARAGE. The Parcel 1 Owner may establish from time to
time such reasonable and non-discriminatory rules and regulations applicable to
the Parking Garage as it may deem necessary or prudent for the efficient use
and operation thereof, which rules and regulations may provide, among other
things, for towing of cars parked in violation of posted signs. The Parcel 1
Owner shall have the right to install parking access gates and/or security
systems or devices, provided that the Parcel 2 Owner (or its lessees or
sublessees) shall at all times have access to the Parking Garage Easement Area.
The Parcel 2 Owner shall cooperate with the Parcel 1 Owner in assuring that the
total number of vehicles parked in the Parking Garage by the Parcel 2 Owner (or
its lessees or sublessees) and invitees to the Parcel 2 Owner's building does
not exceed thirty-eight (38) (i.e., the number of Parcel 2 Spaces). If the
Parcel 2 Owner installs striping and signage designating the Parcel 2 Spaces as
required by Section 2(e), then the Parcel 2 Spaces shall be regulated and
administered as exclusive parking spaces.
(b) Visitor Parking. The Parcel 1 Owner (or its lessee and/or
sublessee) shall have the right to install appropriate striping and signage
designating the Visitor Parking Easement Area for the exclusive use of the
Parcel 1 Owner or its lessee and/or sublessee), for visitor parking for its
customers and invitees. The Parcel 1 Owner shall cooperate with the Parcel 2
Owner in assuring that the total number of vehicles parked in the Visitor
Parking Easement by visitors and invitees to the Parcel 1 Owner's building does
not exceed twenty-seven (27) and that such visitors and invitees do not park
vehicles outside of the Visitor Parking Easement Area.
5. Cost of Repair and Maintenance.
(a) The Parcel 1 Owner shall maintain, repair or replace the private
underground utilities installed in the Private Utility Easement Area, the
underground electrical facilities installed in the Additional Electrical
Easement Area, the surface of the Emergency Vehicles Access Easement Area II,
the concrete apron that provide access to the Parking Garage within the Garage
Access Easement, and the landscaped area within the Garage Maintenance Easement
which is adjacent to the Parking Garage between face of the Parking Garage and
the curb line at the drive aisle (but not the landscape area on Parcel 2 which
is contiguous with the landscaped areas along Old Ironsides Drive), keeping the
same in good condition and repair at its own cost and expense.
(b) The Parcel 2 Owner shall maintain, repair or replace the surface
of the Emergency Vehicle Access Easement Area 1, the surface of the Visitor
Parking Easement Area, and the asphalt area within the Garage Access Easement,
keeping the same in good condition and repair at its own cost and expense.
(c) Except as expressly provided below, the Parcel 1 Owner shall
maintain and repair the Parking Garage, keeping the same in good condition and
repair at its own cost and expense. If the Parcel 2 Owner installs striping and
signage designating the Parcel 2 Spaces as required by Section 2(e),
maintenance and repair of the same after the initial installation thereof shall
be the obligation of the Parcel 1 Owner
In the event of any damage to or destruction of the Parking Garage,
the Parcel 1 Owner may repair and restore the Parking Garage as its sole
option. If the Parcel 1 Owner elects to
repair and restore the Parking Garage, then the parking Garage shall be
repaired and restored either (i) to substantially the same condition existing
immediately prior to the event of damage or destruction or (ii) in such other
manner that will provide the Parcel 2 Owner with thirty-eight (38) parking
spaces substantially the same as the parking spaces which existed immediately
prior to the event of damage or destruction. If the Parcel 1 Owner elects not to
restore the Parking Garage, then the Parcel 1 Owner shall provide the Parcel 2
Owner with the use of thirty-eight (38) surface parking spaces in the
approximate location where the Parking Garage existed prior to the event of
damage or destruction.
(d) The foregoing notwithstanding, if the use of any Easement or the
maintenance of any Easement Area by the Owner of the dominant Parcel causes
damage to the surface of the servient Parcel, or damage to or destruction of any
improvements located thereon (including buildings, structures, lawns, shrubbery
or trees), the provisions of Section 4(d) of the Declaration shall apply.
6. Real Property Taxes. Each Owner shall be responsible for the payment
of real property taxes and assessments levied and assessed against its Parcel,
notwithstanding the existence and use of the Visitor Parking Easement and the
Garage Parking Easement.
7. Vacation of Portions of Ingress/Egress Easements. That portion of the
Ingress/Egress Easement benefiting Parcel 1 as shown upon the map and legal
description attached hereto as Exhibit K is hereby vacated. That portion of the
Ingress/Egress Easement benefiting Parcel 2 as shown upon the map and legal
description attached hereto as Exhibit L is hereby vacated.
8. All Other Terms Unchanged. Except to the extent expressly amended
hereby, all other terms and conditions of the Declaration shall remain in full
force and effect and shall apply to the Additional Easements described in this
Amendment and to the use and maintenance thereof.
9. Effectiveness. This Amendment, executed as of the date hereof, shall
take effect only upon, from and after its recordation in the Office of the
County Recorder of Santa Xxxxx County, California.
IN WITNESS WHEREOF, Owner has executed this Amendment as of the date first
set forth above.
OWNER
SOBRATO DEVELOPMENT COMPANY #961,
A California Limited Partnership
By: Sobrato Interests III,
A California Limited Partnership
Its: General Partner
By: The Xxxx Xxxxxxx Xxxxxxx 1985
Separate Property Trust
Its: General Partner
By: __________________________
Xxxx Xxxxxxx Xxxxxxx,
trustee
METROPOLITAN LIFE INSURANCE COMPANY, a New York corporation, hereby consents to
the foregoing grant of additional easements and vacation of portions of existing
easements in its capacity as beneficiary under that certain Deed of Trust
recorded November 20, 1997 in the office of the Recorder of the County of Santa
Xxxxx, State of California, as Document Number 13946376.
METROPOLITAN LIFE INSURANCE COMPANY,
a New York corporation
By: ______________________________
Name: ______________________________
Its: ______________________________
STATE OF CALIFORNIA
COUNTY OF _________
On_____________, before me,___________, personally CAPACITY CLAIMED BY SIGNER
appeared____________.
Though statute does not require the Notary
[] personally known to me -OR- [] proved to me on the basis of satisfactory to fill in the data below, doing so may
evidence to be the person(s) whose name(s) prove invaluable to persons relying on the
is/are subscribed to the within instrument document.
and acknowledged to me that he/she/they
executed the same in his/her/their
authorized capacity(ies), and that by his/ [] INDIVIDUAL
her/their signature(s) on the instrument the [] CORPORATE OFFICERS(S)
person(s), or the entity upon behalf of which ____________________________
the person(s) acted, executed the instrument. Title(s)
[] PARTNERS [] LIMITED
WITNESS my hand and official seal. [] GENERAL
[] ATTORNEY-IN-FACT
__________________________________ [] TRUSTEE(S)
SIGNATURE OF NOTARY [] GUARDIAN/CONSERVATOR
[] OTHER: _____________________
_____________________
SIGNER IS REPRESENTING:
Name of Person(s) or Entity(ies)
_______________________________
_______________________________
STATE OF CALIFORNIA
COUNTY OF _________
On_____________, before me,___________, personally CAPACITY CLAIMED BY SIGNER
appeared____________.
Though statute does not require the Notary
[] personally known to me -OR- [] proved to me on the basis of satisfactory to fill in the data below, doing so may
evidence to be the person(s) whose name(s) prove invaluable to persons relying on the
is/are subscribed to the within instrument document.
and acknowledged to me that he/she/they
executed the same in his/her/their
authorized capacity(ies), and that by his/ [] INDIVIDUAL
her/their signature(s) on the instrument the [] CORPORATE OFFICERS(S)
person(s), or the entity upon behalf of which ____________________________
the person(s) acted, executed the instrument. Title(s)
[] PARTNERS [] LIMITED
WITNESS my hand and official seal. [] GENERAL
[] ATTORNEY-IN-FACT
__________________________________ [] TRUSTEE(S)
SIGNATURE OF NOTARY [] GUARDIAN/CONSERVATOR
[] OTHER: _____________________
_____________________
SIGNER IS REPRESENTING:
Name of Person(s) or Entity(ies)
_______________________________
_______________________________
SUMMARY OF EXHIBITS
EXHIBIT A - Lot Line Adjustment - Description and Maps
EXHIBIT B - Plat Map and Legal Description - Private Utility Easement
EXHIBIT C - Plat Map And Legal Description - Additional Electrical Easement
EXHIBIT D - Plat Map And Legal Description - Emergency Vehicle Easement I
EXHIBIT E - Plat Map And Legal Description - Emergency Vehicle Easement II
EXHIBIT F - Plat Map and Legal Description - Visitor Parking Easement
EXHIBIT G - Plat Map and Legal Description - Parking Garage Easement
EXHIBIT H - Plat Map and Legal Description - Garage Access Easement
EXHIBIT I - Plat Map and Legal Description - Garage Maintenance Easement
EXHIBIT J - Plat Map and Legal Description - Additional Ingress/Egress Easement
EXHIBIT K - Plat Map and Legal Description - Ingress/Egress Easement Vacation I
EXHIBIT L - Plat Map and Legal Description - Ingress/Egress Easement Vacation II
June 24, 1999
BKF No. 986142-10
EXHIBIT A
TASMAN II
XXXXX DEED
LEGAL DESCRIPTION
LANDS OF SOBRATO
ADJUSTED PARCEL 1
All of Parcel 1 as shown upon that certain parcel map entitled, "Parcel Map
being a subdivision of a portion of Parcel 38 as shown upon that certain Parcel
Map filed for record on April 19, 1977 in Book 393 of Maps at page 18 Santa
Xxxxx County Records", which Map was filed for record in the Office of the
Recorder of the County of Santa Xxxxx, State of California on September 15, 1997
in Book 693 of maps at pages 45, 46 and 47. TOGETHER WITH the following
described parcels:
Parcel A:
Being a portion of Parcel 2 of parcel map recorded September 15, 1997 in Book
693 of Maps at pages 45, 46 and 47. Records of Santa Xxxxx County, more
particularly described as follows:
Beginning at the Southwesterly most corner of Parcel 1, as shown on last
said Map, and proceeding Thence North 00 degrees 00 minutes 00 seconds West
212.00 feet along the Westerly Lot Line of said Parcel 1 to the TRUE POINT OF
BEGINNING:
Thence from said True Point of Beginning North 00 degrees 00 minutes 00 seconds
East a distance of 12.02 feet Northerly into said Parcel 2:
THENCE leaving last said line. North 90 degrees 00 minutes 00 seconds East a
distance of 152.12 feet to an easterly line of said Parcel 2:
THENCE leaving last said line. South 00 degrees 00 minutes 00 seconds West a
distance of 12.02 feet proceeding Southerly along said Easterly line of Parcel
2 to an existing Northwesterly corner of Parcel 1:
THENCE leaving last said line. North 90 degrees 00 minutes 00 seconds West a
distance of 152.12 feet Westerly along the existing Lot Line of Parcel 2, to
the TRUE POINT OF BEGINNING of this description.
Containing an area of 1828 square feet, more or less.
A plat showing the above described parcel is attached hereto and made a part
hereof.
EXHIBIT "A"
Page 1 of 7
Parcel B:
Being a portion of Parcel 2 of parcel map recorded September 15, 1997 in Book
693 of Maps at pages 45, 46 and 47. Records of Santa Xxxxx County, more
particularly described as follows:
Beginning at the Southwesterly most corner of said Parcel 1, as shown on last
said Map, and proceeding Thence North 00 degrees 00 minutes 00 seconds West
212.00 feet along the Westerly Lot Line of said Parcel 1. THENCE leaving last
said line. North 90 degrees 00 minutes 00 seconds East along the existing Lot
Line of Parcel 2, a distance of 152.12 feet. THENCE leaving last said line,
North 00 degrees 00 minutes 00 seconds West a distance of 361.07 feet
proceeding Northerly along the Westerly Lot Line of said Parcel 1, to the TRUE
POINT OF BEGINNING, the most northerly northwest corner of said Parcel 1.
Thence from said True Point of Beginning North 00 degrees 00 minutes 00 seconds
East a distance of 15.15 feet Northerly into Parcel 2:
THENCE leaving last said line. North 82 degrees 00 minutes 00 seconds East a
distance of 202.00 feet to the Easterly line of said Parcel 2:
THENCE along said easterly line. South 00 degrees 00 minutes 34 seconds East a
distance of 9.04 feet:
THENCE along a tangent curve to the right of radius 210.00 feet, for a distance
of 6.12 feet through an angle 01 degrees 40 minutes 10 seconds to a point on
the existing Lot Line of Parcel 1:
THENCE leaving said curve, South 82 degrees 00 minutes 00 seconds West a
distance of 201.91 feet Westerly along the existing Lot Line common to said
Parcel 1 and 2, to the TRUE POINT OF BEGINNING of this description.
Containing an area of 3030 square feet, more or less.
A plat showing the above described parcel is attached hereto and made a part
hereof.
Adjusted Parcel 1 containing an area of 149.584 square feet, more or less.
This description was prepared by me or under my direction in conformance with
the Land Surveyor's Act.
/s/ XXXXXX X. XXXXXXXXXX
----------------------------
Xxxxxx X. Xxxxxxxxxx. P.E. 30747
License expires: 03-31-00
[SEAL]
Dated: 7/12/99
-------------
EXHIBIT "A"
Page 2 of 7
ADJUSTED PARCEL 2
All of Parcel 2 as shown upon that certain parcel map entitled, "Parcel Map
being a subdivision of a portion of Parcel 38 as shown upon that certain Parcel
Map filed for record on April 19, 1977 in Book 393 of Maps at page 18 Santa
Xxxxx County Records", which Map was filed for record in the Office of the
Recorder of the County of Santa Xxxxx, State of California on September 15, 1997
in Book 693 of maps at pages 45, 46 and 47, EXCEPTING THEREFROM the following
described parcels:
Parcel A:
Being a portion of Parcel 2 of parcel map recorded September 15, 1997 in Book
693 of Maps at pages 45, 46 and 47, Records of Santa Xxxxx County, more
particularly described as follows:
Beginning at the Southwesterly most corner of Parcel 1, as shown on last said
Map, and proceeding Thence North 00 degrees 00' 00" West 212.00 feet along the
Westerly Lot Line of said Parcel 1 to the TRUE POINT OF BEGINNING.
Thence from said True Point of Beginning North 00 degrees 00' 00" East a
distance of 152.12 feet to an easterly line of said parcel 2;
THENCE leaving last said line, North 90 degrees 00' 00" East a distance of
152.12 feet to an easterly line of said parcel 2;
THENCE leaving last said line, South 00 degrees 00' 00" West a distance of 12.02
feet proceeding Southerly along said Easterly line of Parcel 2 to an existing
Northwesterly corner of Parcel 1;
THENCE leaving last said Line, North 90 degrees 00' 00" West a distance of
152.12 feet Westerly along the existing Lot Line of Parcel 2, to the TRUE POINT
OF BEGINNING of this description.
Containing an area of 1828 square feet, more or less.
A plat showing the above described parcel is attached hereto and made a part
hereof.
Parcel B:
Being a portion of Parcel 2 of parcel map recorded September 15, 1997 in Book
693 of Maps at pages 45, 46 and 47, Records of Santa Xxxxx County, more
particularly described as follows:
Beginning at the Southwesterly most corner of said Parcel 1, as shown on last
said Map, and proceeding Thence North 00 degrees 00' 00" West 212.00 feet along
the Westerly Lot Line of said Parcel 1. THENCE leaving last said line, North
90 degrees 00' 00" East along the existing Lot Line of said Parcel 1, a distance
of 152.12 feet. THENCE leaving last said line. North 00 degrees 00' 00" West a
distance of 361.07 feet proceeding Northerly along the Westerly Lot Line of said
Parcel 1, to the TRUE POINT OF BEGINNING, the most northerly northwest corner of
said Parcel 1.
EXHIBIT "A"
Page 3 of 7
Thence from said True Point of Beginning North 00 degrees 00' 00" East a
distance of 15.15 feet Northerly into Parcel 2;
THENCE leaving last said line. North 82 degrees 00' 00" East a distance of
202.00 feet to the Easterly line of said Parcel 2;
THENCE along last said easterly line. South 00 degrees 00' 34" East a distance
of 9.04 feet;
THENCE along a tangent curve to the right of radius 210.00 feet, for a distance
of 6.12 feet through an angle 01 degrees 40' 10" to a point of the existing Lot
Line of Parcel 1;
THENCE leaving said curve, South 82 degrees 00' 00" West a distance of 201.91
feet Westerly along the existing Lot Line common to said Parcel 1 and 2, to the
TRUE POINT OF BEGINNING of this description.
Containing an area of 3030 square feet, more or less.
A plat showing the above described parcel is attached hereto and made a part
hereof
Adjusted Parcel 2 containing an area of 257.398 square feet, more or less.
This description was prepared by me or under my direction in conformance with
the Land Surveyor's Act.
/s/ XXXXXX X. XXXXXXXXXX
----------------------------------
Xxxxxx X. Xxxxxxxxxx, P.E. 30747
License expires: 03-31-00 [SEAL]
Dated: 7/12/99
----------------------------
EXHIBIT "A"
Page 4 of 7
[PARCEL MAP]
[Parcel Map]
[Parcel Map]
October 26, 1999
BKF No. 986142-10
EXHIBIT B
TASMAN CORPORATE CENTER
"PRIVATE UTILITY EASEMENT"
Being a private utility easement, across a portion Parcel 2 as shown upon that
certain parcel map entitled, "Parcel Map being a subdivision of a portion of
Parcel 38 as shown upon that certain Parcel Map filed for record on April 19,
1977 in Book 393 of Maps at page 18 Santa Xxxxx County Records", which Map was
filed for record in the Office of the Recorder of the County of Santa Xxxxx,
State of California on September 15, 1997 in Book 693 of maps at pages 45, 46
and 47, more particularly described as follows:
Beginning at the southwestern most corner of said land, thence North 00 degrees
00 minutes 34 seconds West along westerly property line of said Parcel 2 a
distance of 51.21 feet, thence along said property line a distance of 174.06
feet along a curve to the left with a radius of 842.00 feet, through a central
angle of 11 degrees 50 minutes 39 seconds to the TRUE POINT OF BEGINNING of
this description.
THENCE continuing along said property line a distance of 93.59 feet along a
curve to the left with a radius of 842.00 feet, through a central angle of 06
degrees 22 minutes 06 seconds:
THENCE North 71 degrees 46 minutes 40 seconds East a distance of 10.00 feet;
THENCE a distance of 59.48 feet along a non-tangent curve to the right with a
radius of 852.00 feet and radial bearing North 71 degrees 46 minutes 40 seconds
East, through a central angle of 3 degrees 59 minutes 59 seconds;
THENCE East, a distance of 206.05 feet;
THENCE North, a distance of 280.02 feet;
THENCE East, a distance of 20.00 feet to a point on the easterly property line
of said Parcel 2;
THENCE South, along Easterly property line a distance of 206.05 feet;
THENCE West, a distance of 227.89 feet to the TRUE POINT OF BEGINNING of this
description;
[SIGNATURE]
[SEAL]
Containing an area of 14.616 square feet, more or less.
A plat showing the above described easement is attached hereto and made a part
hereof
This description was prepared by me or under my direction in conformance with
the Land Surveyor's Act.
/s/ XXXXXX X. XXXXXXXXXX
-----------------------------
Xxxxxx X. Xxxxxxxxxx, P.E. 30747
License expires: 03-31-00
Dated: 11/17/99
------------ [SEAL]
[PARCEL MAP]
October 26, 1999
BKF NO. 986142-10
EXHIBIT C
TASMAN CORPORATE CENTER
"ADDITIONAL ELECTRICAL EASEMENT"
Commencing at the intersection of the easterly line of Easement 1, a 10-foot
wide underground electric easement as described in that document entitled Grant
of Easements, which was filed for record in Book C444 of Official Records, at
Page 600, said County Records, with the most southerly line of said Parcel 2:
Thence, from said Point of Commencement, along said easterly line of said
electric easement, North 00 degrees 00' 34" West, 51.21 feet;
Thence, along the arc of a tangent curve deflecting to the left, concave to the
west, having a radius of 852.00 feet, through a central angle of 11 degrees 32'
43", and an arc length of 171.68 feet to the True Point of Beginning;
Thence, leaving said easterly line, North 44 degrees 59' 26" East, 52.00 feet;
Thence, North 89 degrees 59' 26" East, 210.00 feet;
Thence, North 00 degrees 00' 34" West, 24.00 feet;
Thence, South 89 degrees 59' 26" West, 17.00 feet;
Thence, South 00 degrees 00' 34" East, 6.50 feet;
Thence, South 59 degrees 59' 51" West, 15.00 feet;
Thence, South 89 degrees 59' 26" West, 184.15 feet:
Thence, South 44 degrees 59' 26" West, 49.64 feet to a point on said easterly
line of said electric easement, being a point on a non-tangent curve, concave
westerly, having a radius of 852.00 feet, a radial line to said point bears
North 77 degrees 38' 35" East:
Thence, along the arc of said non-tangent curve deflecting to the right, through
a central angle of 0 degrees 48' 08", and an arc length of 11.93 feet to the
True Point of Beginning; and,
Containing an area of 2,915 square feet, more or less.
A plat showing the above described easement is attached hereto and made a part
hereof.
This description was prepared by me or under my direction in conformance with
the Land Surveyor's Act.
/s/ XXXXXX X. XXXXXXXXXX
------------------------------
Xxxxxx X. Xxxxxxxxxx, P.E. 30747
License expires: 03-31-00
Dated: 11/17/99
----------------- [SEAL]
[Parcel Map]
NOVEMBER 12, 1999
BKF NO. 986142-10
EXHIBIT D
TASMAN CORPORATE CENTER
"EMERGENCY VEHICLE EASEMENT I"
Being an emergency vehicle access easement, across a portion Parcel 2 as shown
upon that certain parcel map entitled, "Parcel Map being a subdivision of a
portion of Parcel 38 as shown upon that certain Parcel Map filed for record on
April 19, 1977 in Book 393 of Maps at page 18 Santa Xxxxx County Records", which
Map was filed for record in the Office of the Recorder of the County of Santa
Xxxxx, State of California on September 15, 1997 in Book 693 of maps at pages
45, 46 and 47, more particularly described as follows:
Beginning at the southwestern most corner of said land, thence North 00 degrees
00' 34" West along said westerly property line of Parcel 2 a distance of 51.21
feet, thence along said property line a distance of 285.75 feet along a tangent
curve to the left with a radius of 842.00 feet, through a central angle of 19
degrees 26' 41", thence North 19 degrees 27' 15" West along same said westerly
property line a distance of 225.21 feet to the TRUE POINT OF BEGINNING of this
description,
THENCE continuing along said property line North 19 degrees 27' 15" West a
distance of 25.51 feet;
THENCE North 81 degrees 59' 26" East a distance of 293.06 feet;
THENCE South, along the easterly property line of said Parcel 2 a distance of
322.37 feet;
THENCE West, a distance of 161.28 feet;
THENCE a distance of 17.76 feet along a tangent curve to the left with a radius
of 10.00 feet, through a central angle of 101 degrees 45' 03";
THENCE a distance of 178.30 feet along a reverse curve to the right with a
radius of 857.62 feet, through a central angle of 11 degrees 54' 41";
THENCE West a distance of 25.00 feet;
THENCE a distance of 185.12 feet along a non-tangent curve to the left with a
radius of 832.62 feet and a radial bearing of West, through a central angle of
12 degrees 44' 20";
THENCE a distance of 44.76 feet along a reverse curve to the right with a radius
of 25.00 feet, through a central angle of 102 degrees 34' 25";
THENCE East, a distance of 123.63 feet;
THENCE a distance of 39.27 feet along a tangent curve to the left with a radius
of 25.00 feet, through a central angle of 90 degrees 00' 00";
THENCE North, a distance of 272.37 feet;
THENCE a distance of 34.21 feet along a tangent curve to the left with a radius
of 20.00 feet, through a central angle of 98 degrees 00' 34";
THENCE South 81 degrees 59' 26" West a distance of 288.00 feet to the TRUE
POINT OF BEGINNING of this description;
Containing an area of 25,851 square feet, more or less.
A plat showing the above described easement is attached hereto and made a part
hereof
This description was prepared by me or under my direction in conformance with
the Land Surveyor's Act.
/s/ XXXXXX X. XXXXXXXXXX
----------------------------------
Xxxxxx X. Xxxxxxxxxx, P.E. 30747
License expires: 03-31-00 [SEAL]
Dated: 11/17/99
----------------------------
[PARCEL MAP]
[XXXXX XXXXXX XXXXX XXXXXXXXXX] Subject: EMERGENCY VEHICLE
----------------------------
EASEMENT I PLAT
-------------------------------------
Job No. 996014
----------------------------
By DB Date 10-26-99 Chkd. MBP
---- ---------- -----
NOVEMBER 12, 1999
BKF NO. 986142-10
EXHIBIT E
TASMAN CORPORATE CENTER
"EMERGENCY VEHICLE EASEMENT II"
Being an emergency vehicle access easement, across a portion Parcel 1 as shown
upon that certain parcel map entitled, "Parcel Map being a subdivision of a
portion of Parcel 38 as shown upon that certain Parcel Map filed for record on
April 19, 1977 in Book 393 of Maps at page 18 Santa Xxxxx County Records",
which Map was filed for record in the Office of the Recorder of the County of
Santa Xxxxx, State of California on September 15, 1997 in Book 693 of maps at
pages 45, 46 and 47, more particularly described as follows:
Beginning at the southwestern most corner of said land, thence North, along
said westerly property line a distance of 212.00 feet, thence East, long the
northerly property line of said Parcel 1 a distance of 29.77 feet to the TRUE
POINT OF BEGINNING of this description.
THENCE North, along said westerly property line a distance of 47.10 feet;
THENCE 47.12 feet along a non-tangent curve to the left with radius of 30.00
feet and radial bearing of East, through a central angle of 90 degrees 00' 00";
THENCE East, a distance of 160.08 feet to a point on the easterly property line
of said Parcel 1;
THENCE South 00 degrees 43' 43" West along said easterly property line a
distance of 26.00 feet;
THENCE West, a distance of 29.03 feet;
THENCE South, a distance of 186.53 feet;
THENCE West, a distance of 25.00 feet;
THENCE North, a distance of 186.53 feet;
THENCE West, a distance of 105.73 feet;
THENCE 31.73 feet along a tangent curve to the right with radius of 55.00 feet
through a central angle of 33 degrees 03' 07" to the TRUE POINT OF BEGINNING of
this description;
Containing an area of 9.705 square feet, more or less.
A plat showing the above described easement is attached hereto and made a part
hereof
This description was prepared by me or under my direction in conformance with
the Land Surveyor's Act.
/s/ XXXXXX X. XXXXXXXXXX
----------------------------------
Xxxxxx X. Xxxxxxxxxx, P.E. 30747
License expires: 03-31-00 [SEAL]
Dated: 11/17/99
----------------------------
[PARCEL MAP]
[XXXXX XXXXXX XXXXX XXXXXXXXXX] Subject: EMERGENCY VEHICLE
----------------------------
EASEMENT II PLAT
-------------------------------------
Job No. 996014
----------------------------
By DB Date 11-12-99 Chkd. MBP
---- ---------- -----
SHEET OF
October 26, 1999
BKF No. 986142-10
EXHIBIT F
TASMAN CORPORATE CENTER
"VISITOR PARKING EASEMENT"
Being a visitor parking easement, across a portion Parcel 2 as shown upon that
certain parcel map entitled, "Parcel Map being a subdivision of a portion of
Parcel 38 as shown upon that certain Parcel Map filed for record on April 19,
1977 in Book 393 of Maps at page 18 Santa Xxxxx County Records", which Map was
filed for record in the Office of the Recorder of the County of Santa Xxxxx,
State of California on September 15, 1997 in Book 693 of maps at pages 45, 46
and 47, more particularly described as follows:
Beginning at the southeastern most center of said land, thence North, along the
easterly property line of said Parcel 2 a distance of 212.00 feet, thence along
the southerly property line of said Parcel 2 East, a distance of 110.11 feet
thence North, a distance of 53.67 feet to the TRUE POINT OF BEGINNING of this
description.
THENCE North, a distance of 237.40 feet;
THENCE East, a distance of 17.00 feet;
THENCE South, a distance of 237.40 feet;
THENCE West, a distance of 17.00 feet to the TRUE POINT OF BEGINNING of this
description;
Containing an area of 4,036 square feet, more or less.
A plat showing the above described easement is attached hereto and made a part
hereof.
This description was prepared by me or under my direction in conformance with
the Land Surveyor's Act.
/s/ M. B. PARISSENTI
--------------------------------
Xxxxxx X. Xxxxxxxxxx, P.E. 30747
License expires: 03-31-00
Dated: 11/17/99
-------------------------
[PARCEL MAP]
[XXXXX XXXXXX XXXXX XXXXXXXXXX] Subject: VISITOR PARKING EASEMENT PLAT
-----------------------------
-------------------------------------
Job No. 996014
----------------------------
By DB Date 10-26-99 Chkd. MBP
---- ---------- -----
OCTOBER 26, 1999
BKF No. 986142-10
EXHIBIT G
TASMAN CORPORATE CENTER
"PARKING GARAGE EASEMENT"
Being a portion Parcel 1, as shown upon that certain parcel map entitled,
"Parcel Map being a subdivision of a portion of Parcel 38 as shown upon that
certain Parcel Map filed for record on April 19, 1997 in Book 393 of Maps at
page 18 Santa Xxxxx County Records", which Map was filed for record in the
Office of the Recorded of the County of Santa Xxxxx, State of California on
October 23, 1997 in Book 693 of maps at pages 45, 46 and 47, parking garage
easements more particularly described as follows:
PARKING GARAGE EASEMENT 1:
Beginning at the southwestern most corner of said Parcel 1, thence North along
the westerly properly line of said Parcel 1, a distance of 56.21 feet, thence
leaving said westerly properly, East, a distance of 2.69 feet to the TRUE POINT
OF BEGINNING 1 of this description;
THENCE North, a distance of 133.67 feet;
THENCE East, a distance of 19.00 feet;
THENCE South, a distance of 133.67 feet;
THENCE West, a distance of 19.00 feet to the TRUE POINT OF BEGINNING 1 of this
description;
Containing an area of 2,540 square feet, more or less.
PARKING GARAGE EASEMENT 2:
Beginning at the southwestern most corner of said Parcel 1, thence North along
the westerly property line of said Parcel 1, a distance of 154.01 feet, thence
leaving said westerly properly line, East, a distance of 47.19 feet to the TRUE
POINT OF BEGINNING 2 of this description;
THENCE North, a distance of 17.50 feet;
THENCE East, a distance of 127.50 feet;
THENCE South, a distance of 17.50 feet;
THENCE West, a distance of 127.50 feet to the TRUE POINT OF BEGINNING 2 of this
description;
Containing an area of 2,231 square feet, more or less.
PARKING GARAGE EASEMENT 3:
Beginning at the southwestern most corner of said Parcel 1, thence North along
the westerly property line of said Parcel 1, a distance of 196.53 feet, thence
leaving said Westerly property line, East, a distance of 105.69 feet to the
TRUE POINT OF BEGINNING 3 of this description:
THENCE North, a distance of 19.00 feet;
THENCE East, a distance of 69.00 feet;
THENCE South, a distance of 19.00 feet;
THENCE West, a distance of 69.00 feet to the TRUE POINT OF BEGINNING 3 of this
description;
Containing an area of 1.311 square feet, more or less.
AND TOGETHER WITH and appurtenant to Parking Garage Easements 1, 2 and 3
hereinabove described, subject to the vertical limitation between elevations of
5.5 feet and 18.0 feet based on Benchmark located Northeast corner of Great
America Parkway and Tasman Drive.
A plat showing the above described easement is attached hereto and made a part
hereof
This description was prepared by me or under my direction in conformance with
the Land Surveyor's Act.
/s/ XXXXXX X. XXXXXXXXXX
----------------------------------
Xxxxxx X. Xxxxxxxxxx, P.E. 30747
License expires: 03-31-00 [SEAL]
Dated: 11/17/99
----------------------------
[PARCEL MAP]
[XXXXX XXXXXX XXXXX XXXXXXXXXX] Subject: PARKING GARAGE EASEMENT
----------------------------
PLAT
-------------------------------------
Job No. 996014
----------------------------
By DB Date 10-26-99 Chkd. MBP
---- ---------- -----
October 26, 1999
BKF No. 986142-10
EXHIBIT H
TASMAN CORPORATE CENTER
"GARAGE ACCESS EASEMENT"
Being a garage access easement, across a portion Parcel 2 as shown upon that
certain parcel map entitled, "Parcel Map being a subdivision of a portion of
Parcel 38 as shown upon that certain Parcel Map filed for record on April 19,
1977 in Book 393 of Maps at page 18 Santa Xxxxx County Records", which Map was
filed for record in the Office of the Recorder of the County of Santa Xxxxx,
State of California on September 15, 1997 in Book 693 of maps at pages 45, 46
and 47, more particularly described as follows:
Beginning at the southeastern most corner of said land, thence South 89 degrees
59 feet 26 inches West along the southerly property line of said Parcel 2 a
distance of 57.81 feet: thence North, along the easterly property line of said
Parcel 2, a distance of 212.00: thence along said southerly property line East,
a distance of 25.41 feet: thence North, a distance of 12.02 feet to the TRUE
POINT OF BEGINNING of this description
THENCE North, a distance of 33.02 feet:
THENCE 15.71 feet along a tangent curve to the right with radius 10.00 feet
through a central angle of 89 degrees 59' 42 ":
THENCE North 89 degrees 59' 42" East a distance of 90.71 feet:
THENCE South, a distance of 25.00 feet:
THENCE South 89 degrees 59' 42" West a distance of 73.21 feet:
THENCE South, a distance of 18.02 feet to a point on the southerly property
line of said Parcel 2:
THENCE along said southerly property line West, a distance of 27.50 feet to the
TRUE POINT OF BEGINNING of this description:
Containing an area of 2,992 square feet, more or less.
A plat showing the above described easement is attached hereto and made a part
hereof
This description was prepared by me or under my direction in conformance with
the Land Surveyor's Act.
/s/ XXXXXX X. XXXXXXXXXX
----------------------------------
Xxxxxx X. Xxxxxxxxxx, P.E. 30747
License expires: 03-31-00 [SEAL]
Dated: 11/17/99
----------------------------
[PARCEL MAP]
[XXXXX XXXXXX XXXXX XXXXXXXXXX] Subject: GARAGE ACCESS
----------------------------
EASEMENT PLAT
-------------------------------------
Job No. 996014
----------------------------
By DB Date 10-26-99 Chkd. MBP
---- ---------- -----
SHEET OF
October 26, 1999
BKF No. 986142-10
EXHIBIT 1
TASMAN CORPORATE CENTER
"GARAGE MAINTENANCE EASEMENT"
Being garage maintenance easement, across a portion Parcel 2 as shown upon that
certain parcel map entitled, "Parcel Map being a subdivision of a portion of
Parcel 38 as shown upon that certain Parcel Map filed for record on April 19,
1977 in Book 393 of Maps at page 18 Santa Xxxxx County Records", which Map was
filed for record in the Office of the Recorder of the County of Santa Xxxxx,
State of California on September 15, 1997 in Book 693 of maps at pages 45, 46
and 47, more particularly described as follows:
Beginning at the southeastern most corner of said land, thence South 89 degrees
59' 26" West along the southern property line of said Parcel a distance of 31.99
feet to the TRUE POINT OF BEGINNING of this description.
THENCE North, a distance of 51.20 feet;
THENCE 180.97 feet along a tangent curve to the left with radius 874.00 feet
through a central angle of 11 degrees 51' 48";
THENCE 53.34 feet along a reverse curve to the right with radius 30.00 feet
through a central angle of 101 degrees 51' 48";
THENCE East, a distance of 167.25 feet to a point on the easterly property line
of said Parcel 2;
THENCE South, along said easterly property line, a distance of 43.02 feet;
THENCE North 89 degrees 59' 57" West a distance of 152.12 feet;
THENCE South, a distance of 224.02 feet;
THENCE along said southerly property line South 89 degrees 59' 26" West a
distance of 25.82 feet to the TRUE POINT OF BEGINNING of this description;
Containing an area of 15,056 square feet more or less.
A plat showing the above described easement is attached hereto and made a part
hereof
This description was prepared by me or under my direction in conformance with
the Land Surveyor's Act.
/s/ XXXXXX X. XXXXXXXXXX
----------------------------------
Xxxxxx X. Xxxxxxxxxx, P.E. 30747
License expires: 03-31-00 [SEAL]
Dated: 11/17/99
----------------------------
[PARCEL MAP]
[XXXXX XXXXXX XXXXX XXXXXXXXXX] Subject: GARAGE MAINTENANCE
----------------------------
EASEMENT PLAT
-------------------------------------
Job No. 996014
----------------------------
By DB Date 10-26-99 Chkd. MBP
---- ---------- -----
SHEET OF
NOVEMBER 12, 1999
BKF NO. 986142-10
EXHIBIT J
TASMAN CORPORATE CENTER
"ADDITIONAL INGRESS/EGRESS EASEMENT"
Being an ingress/egress easement, across a portion of Parcel 1 as shown upon
that certain parcel map entitled, "Parcel Map being a subdivision of a portion
of Parcel 38 as shown upon that certain Parcel Map filed for record on April
19, 1997 in Book 393 of Maps at page 18 Santa Xxxxx County Records", which Map
was filed for record in the Office of the Recorder of the County of Santa
Xxxxx, State of California on September 15, 1997 in Book 693 of maps at pages
35, 46 and 47, more particularly described as follows:
Beginning at the southwestern most corner of said land, thence North, along
said westerly property line a distance of 212.00 feet, thence East, along the
northerly property line of said Parcel 1 a distance of 152.12 feet; thence
North, along said westerly property line of said Parcel 1 a distance of 47.03
feet to the northwest corner of a 26 foot wide private ingress/egress easement
as shown on said parcel map, being the TRUE POINT OF BEGINNING of this
description.
THENCE North, along said westerly property line a distance of 30.00 feet;
THENCE leaving said property line a distance of 47.12 feet along a non-tangent
curve to the left with radius of 30.00 feet and radial bearing of east, through
a central angle of 90 degrees 00' 00";
THENCE West, a distance of 30.00 feet to the TRUE POINT OF BEGINNING of this
description;
Containing an area of 191 square feet, more or less.
A plat showing the above described easement is attached hereto and made a part
hereof
This description was prepared by me or under my direction in conformance with
the Land Surveyor's Act.
/s/ XXXXXX X. XXXXXXXXXX
----------------------------------
Xxxxxx X. Xxxxxxxxxx, P.E. 30747
License expires: 03-31-00 [SEAL]
Dated: 11/17/99
----------------------------
[PARCEL MAP]
[XXXXX XXXXXX FOUIK LETTERHEAD] Subject: ADDITIONAL INGRESS/EGRESS
----------------------------
EASEMENT PLAT
-------------------------------------
Job No. 996014
----------------------------
By DB Date 11-12-99 Chkd. MBP
---- ---------- -----
SHEET OF
November 12, 1999
BKF No. 986142-10
EXHIBIT K
TASMAN CORPORATE CENTER
"INGRESS/EGRESS EASEMENT VACATION I"
Being a southerly portion of the 26 foot Private Ingress/Egress Easement within
Parcel 2 as shown upon that certain parcel map entitled, "Parcel Map being a
subdivision of a portion of Parcel 38 as shown upon that certain Parcel Map
filed for record on April 19, 1977 in Book 393 of Maps at page 18 Santa Xxxxx
County Records", which Map was filed for record in the Office of the Recorder
of the County of Santa Xxxxx, State of California on September 15, 1997 in Book
693 of maps at pages 45, 46 and 47, a 30.04 foot by 26.00 foot area of said
easement to be vacated more particularly described as follows:
Beginning at the intersection of the easterly line of said 26 foot
ingress/egress easement and the southerly property line of Parcel 2, as shown
on said parcel map, being the TRUE POINT OF BEGINNING of this description.
THENCE West, a distance of 26.00 feet:
THENCE North, a distance of 30.04 feet:
THENCE East, a distance of 26.00 feet:
THENCE South, a distance of 30.04 feet to the TRUE POINT OF BEGINNING of this
description:
Containing an area of 781 square feet, more or less.
A plat showing the above described vacation is attached hereto and made a part
hereof
This description was prepared by me or under my direction in conformance with
the Land Surveyor's Act.
/s/ XXXXXX X. XXXXXXXXXX
----------------------------------
Xxxxxx X. Xxxxxxxxxx, P.E. 30747
Licence expires: 03-31-00
Dated: 11/17/99
[PARCEL MAP]
[XXXXX XXXXXX XXXXX XXXXXXXXXX] Subject: INGRESS/EGRESS
----------------------------
EASEMENT VACATION I PLAT
-------------------------------------
Job No. 996014
----------------------------
By DB Date 10-26-99 Chkd. MBP
---- ---------- -----
SHEET OF
November 12, 1999
BKF No. 986142-10
EXHIBIT L
TASMAN CORPORATE CENTER
"INGRESS/EGRESS EASEMENT VACATION II"
Being a westerly portion of the 26 foot Private Ingress/Egress Easement within
Parcel 1 as shown upon that certain parcel map entitled, "Parcel Map being a
subdivision of a portion of Parcel 38 as shown upon that certain Parcel Map
filed for record on April 19, 1977 in Book 393 of Maps at page 18 Santa Xxxxx
County Records", which Map was filed for record in the Office of the Recorder of
the County of Santa Xxxxx, State of California on September 15, 1997 in Book 693
of maps at pages 45, 46 and 47, an area of said easement to be vacated more
particularly described as follows:
Beginning at the intersection of the southerly line of said 26 foot private
ingress/egress easement and the easterly property line of Parcel 1, as shown on
said parcel map, being the TRUE POINT OF BEGINNING of this description,
THENCE North, a distance of 8.90 feet;
THENCE 31.73 feet along a non-tangent curve to the left, with radius of 55.00
feet and radial bearing of North 33 degrees 33' 07" East through a central angle
of 33 degrees 03' 07";
THENCE West, a distance of 30.00 feet to the TRUE POINT OF BEGINNING of this
description;
Containing an area of 86 square feet, more or less.
A plat showing the above described vacation is attached hereto and made a part
hereof
This description was prepared by me or under my direction in conformance with
the Land Surveyor's Act.
/s/ M. B. PARISSENTI
--------------------------------
Xxxxxx X. Xxxxxxxxxx, P.E. 30747
License expires: 03-31-00
Dated: 11/17/99
--------------------------
[PARCEL MAP]
[XXXXX XXXXXX XXXXX XXXXXXXXXX] Subject: INGRESS/EGRESS EASEMENT
----------------------------
VACATION II PLAT
-------------------------------------
Job No. 996014
----------------------------
By DB Date 11-12-99 Chkd. MBP
---- ---------- -----
SHEET OF
