HomeMy WebLinkAboutAgenda 08-14-2001 - 9d . 1
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: August 14, 2001
Action Agen a
Item No.
SUBJECT: Lease Approval for Central Orange Senior Center Location
DEPARTMENT: Purchasing and Central PUBLIC HEARING: (Y/N) No
Services and Department on
Aging
ATTACHMENT(S): INFORMATION CONTACT:
Pam Jones (919) 245-2652
Draft Lease Jerry Passmore (919) 245-2009
Proposed Floor Plan TELEPHONE NUMBERS:
Photo of Building (under separate cover) Hillsborough 732-8181
Chapel Hill 968-4501
Durham 688-7331
Mebane 336-227-2031
PURPOSE: To consider approving a lease with Horton Enterprises LLC for a 4,000 square foot
suite within the Meadowlands complex (515 Meadowlands Drive) on Highway 70A,
Hillsborough, in which to establish the Central Orange Senior Center.
BACKGROUND: Over the past two years, the Friends of the Senior Center for Central Orange,
in cooperation with the Department on Aging, has been raising support funds and looking for
additional temporary rental space for more accessible, visible and expanded senior center
programming to serve the growing older population. The proposed leased space is
conveniently located on the back side of the Triangle Sportsplex property for easy access for
seniors to use the swimming and fitness facilities and walking path. The Friends organization is
broad based geographically and culturally and includes the following officers: Mary Bacon, Pete
Langan, Leo Allison, Mariah McPherson, Betty June Hayes, Jerry Passmore and Ted Moore.
Additional board members are Helen Miller, Bonnie Davis, Alner Greene, Frances Hamlin, Norm
Gustaveson, Carolyn Thomas, Roy McAdoo, Barry Jacobs and Ina Whitted. Currently, the
Senior Center space is in the Whitted Human Services Building and limited to the nutrition and
art/crafts rooms and the Dept. on Aging conference room. This space would continue to be
used for seniors along with the proposed lease space until a large multipurpose Senior Service
Center becomes a reality. The Friends support the lease of the Meadowlands space for active
as well as frail older adults who will need day care assistance.
The approved Master Aging Plan (M.A.P.) identified and recommended the rental of additional
senior center space in Central Orange (Goal I-A-b2) and the establishment of day care program
(Goal III-A-c3). The proposed lease space would accomplish these M.A.P. objectives.
2 .
Since suitable additional space in a County owned building is not available, a short-term lease
is proposed to accommodate the senior center until such time one can be built. Senior Centers
are a proposed component of the proposed November 2001 bond issue.
Highlights of the proposed leased premises are as follows:
• Approximately 4,000 square feet, of which approximately 3,000 S.F. will be dedicated to
active senior programs and 1,000 S.F."upfitted to accommodate the adult day care function
to be administered in cooperation with Carol Woods Retirement Community.
• Original term of the lease is for five years, beginning September 1, 2001, with an opportunity
for one three-year extension if needed. Although a replacement facility is recommended in
the November 2001 bond,
• Rent:
• $11.85 per square foot rent was established as a result of Jerry Passmore obtaining
significant donations of materials and labor for the upfit.
• $12,500 has been provided by Carol Woods to support part of the rent cost. The
County's net rent amount would therefore be approximately $8.73 per square foot.
• The lease includes a 3% per year escalation clause.
• Utilities are the responsibility of the County. It is anticipated that the Friends of the Central
Orange Senior Center will support much of the cost for utilities.
• The County will provide normal maintenance to the interior of the facility; Landlord will be
responsible for all exterior components of the leased premises;
• Parking is included;
• Janitorial services are the responsibility of the County.
As mentioned earlier in this abstract, partial funding for the replacement Center will be included
in the November 2001 bond issue. A five-year lease term is recommended to support a realistic
time table for project development. Although some flexibility exists, the following timetable has
been historically proven in several other County construction projects:
• Approximately 1 year: Site search and acquisition
• Approximately 2-3 months: Architect selection (RFP, interviews through BOCC
approval)
• Approximately 18 month- 2 years: Planning facility, to include an input process for
users; regulatory approvals; design development with appropriate comment periods
for users, construction document preparation, bidding, BOCC approval.
• Approximately 18 months- 2 years: Construction
• Approximately 2 months: furnish and relocate facility.
In addition, the five-year lease term allowed the Landlord to amortize his portion of the upfit
costs over a longer period of time thereby yielding a lower per square foot rent rate.
Upon Board of Commissioner approval of the lease, the upfit will commence, with anticipated
opening date of the Senior Center no later than November, 2001.
FINANCIAL IMPACT: Full year lease costs total $47,400 ($3,950 per month). Should the
Senior Center open as anticipated (November 2001), the lease cost for the current fiscal year
would be approximately $31,600.
Carol Woods has agreed to contribute $12,500 annually towards the cost of the lease with the
County providing the remaining funds for the lease and the Friends of the Senior Center
3
providing funds to cover approximately $4,800 per year in utility costs. Staff will bring forward a
budget amendment in the near future to allow for the funding elements of the lease.
RECOMMENDATION(S): The Manager recommends that contingent upon final review by the
County Attorney and Staff, the Board approve in substance a lease with Horton Enterprises LLC
for a 4,000 square foot suite at the Meadlowlands, Hillsborough for the establishment of the
Central Orange Senior Center per the terms and conditions cited above, and included in the
attached lease; and authorize the Chair to sign on behalf of the Board.
DRAFT
i
LEASE AGREEMEM
THIS LASE AQREEfuBNT("Lone)made and awed tent a of the— ,day of I& ,2MI.by and
bdwaat Hama &*wptism L.d..C.,a Nortb Cmalioa limited lisbiftty company rLattdlortn and Coati of
a Naa,PartAt orgtriad Coder the lawns of lllaetb Cgutroldra (!'eaarto t
WLTNESSETM
f. P ra9MS AND Rluft:
a) L)ESCR>PTK)N(�pRF11�SE3:S aodlard hw:by Lanes to Towns and Tatar hereby accepts and tads
8vua L,ardlad,eerfaia�orzrrxnrame6owa IgrOe of which 4-M lip he is dMoe apace god�
Square;Ibal is watebouee aPsae.The 09110o sod Warehouse ere hereinafter aclediveiy tetercd b as
We"PnaOtaor".The Ptesiiao datte'ars aFPrcDdMlddY uwc foes loomed in a bu:ldirs
known as "—Flax I (tba'Bulla ) hhrated at 11�adewL�a :
Snits N.C.togtether with ft=VC,n to mo POMMO area+,
driveways, udewaiin and otluer otaomon ISac[itles fiunlrbed by Landlord Rona time to time to We
Buildbttg The Prantisea is ahowa on the plan shaohad haeoo as ExIm-M�.
h) The temr of rhfs Ias9e 96x11 be IN 60 Rgtls beIDmanQ an 3erbsa U 1 12001
2.
Upon ateetufiaa of thb 1.ease,Teran sW dgmft wkh 1anMord I�w a Securky Deposit for
the vermummam by Tenert of the ptevisidru of 9aia i�se.If Teeate s t Landlord mq ere the
Seavky Depmit,or uty of it,m acre the default or to comportsste Landlord for arty damage
su advied by Landlord b�ffom Tem is definiL Taws aha0 bind edy on demamd pay to Landlord
a sumeg ual to the pattion 2dw Security Deposit aapeaded or i1red by Landlord r dad in this
panagrap6 a at to muaam the 9easity I)epask m the team iutithdty&posited with i aMor3 Landlord may i
use the Setanity Deposit tq mote repairs noomary tome spats gnd amendh aim the Prownises,9 Tenure
is toot to deeb5utk$N the expbat=or termimBbtt of tkd9 Lease,latrd_oM=mum the Seaaity Deposit to
To met Upon vacation of Premise by Twv nt!.Atha d tray—Security Deposit to melee arty ropabr as
noted in wasiaph 10"Teosves Covaurt to Repair: if Taiam has not 9sos5darRy followed the
ppr[oo stops as stipulated m PattMpaph 106 bm the eva tt Tersot has bulled m y with requiranads of
Psagisph 10,L wWimd may are all or a portion of the Security Deposit to nee aucb defeadt
3. 3
Tara;will pay Atamal Nd Rat of S � _which is afire and on the fast day of call
Year of the LML However,for and 16 aatua .of the Trneot's fa�ja kirmettee of all of its
obliasmums purnuatt to tlu9 Lamar,the landlord hereby asrom oat Tdmert may pay the Annual Not Raet in
12 ogpd monthly butagmoots of S.� doe an the Seat day of each maaW.The first moralist rail
is due toper excattiott of this Lease For L.andlads remodies for fate payments and other
deft ba,are Paragraph 21.L2y aada are to be made to I—dord9 office,George Harlon Kok,
LLw �d � ea demand by
lthout f wdwr tfrm IBdod wor witbota am offbY Taam
4. RENT AIDJUSTWNTS:
CY_1.►D)3f�ffNTS:
Effective as of tiro beghmbts.of each lawc Yes&&bug the term bwoo m�ep the beat lam Yea
and alraitrg
any vmurim or nwawd aw .r�uw to tho first I,aue Ycar,dwm AWI b0 mod-a GN
A�armhept of the salal root payable iteYamdQ tbaeod oo
Aa meat tiaasgr of 3�4.
erratsWai,
(3)-Me*T4*M!% Mcammummew Prime In
(4). MIS WAM a!
almoner W, Al'al-
ii}
al) Any delays or Mum of Landlord in row Lease Yaw la computing or biU&*for tha teat r4urlmaas
bwdn above provided,shall not cordit to a waiver of at in nay way impair ttr continuing obHodlan
of Tempt to pay such tax;aduaWmas baeunder.
5
s• ALJESATIOM
a) Teou*ala0 have the right,inside the Premises,at it own cost sad ctpwm sod 9w it good vrorkmea ijoa
mahmr,to maim tnooemictdasi atitrodaos,suds as elect shelves,Hess,maddnay and trade B=in as it
may deem adviuble rid to mark paint,ley Boor coverings and Iesall looks and boa,provided (0 prior to
aemmanrmsg work an any bhorsatons.Taint Sivas Landlord wrhten nieloa of sQ proposed ahaalons ad
Siva Iandlad omptes of 41MMSlm plea and Weaiilcerlaos for Latdora review;(n)Lwadim4 in hs
disrre im,after review of the TOMM)s proposed aitermi m plan+ned specl8ordiar,provides Taint wriam
aOnsGnt sod to begin work on the altaatiom;(iii)du;andaatiorrs do not advendy affM the
sotrm re of the$uiiding or advaaely affect the rigbp of d>tber Twmm (v)TWAM mraeaa the Paaniaw to
Its rrulaa�aed rcipintimsd and()Taard don not)matte ohm wilt sN applicable cc dx mad govaaooera
tray Lien whits►esarsbas fcmtra a chat aYadiaos.
b) Naswidrhsrdrug bd"ao die coca ry corwhsod tin ilia Lma=Q)Taint is not to scuwvv boy fixgscs or
other kam inalaibdby -Landlord an Tamils bdWat tie termination der aghatim of alas Leese a bay adtor
time:and.r)Tensr*ding have duel right pew to tie tatma on a expiration of the Loom m remove any
trade fitasros installed by Tmaoq provided that prior to the termination,or expiration of the L.eeeq Tempt
rurons the%smiles to is conditln pier to such inata isdon.
c) in the ava*that Tenant does net exercise its rigbt,a described herein.pier to treuineeon or aldreddm of
OW Laaaq m remove any Saartt%situations or other item trawled by Tmfft,such fitoles.alma ens and
Oil otter horn shall aoatue m the buieSt sod ownership of Landiar t
6. =OFP pMSEL-
a) Tempt sho are the Ppmases far Debug office sod warelcoae purposes 8r the dar,.aaes..s ad ardaa far
Man each sad hr o0 Oita use wrihout the prior written consent of Landlord Tabard 41nba arm to
comply with all taws.odkunooa.«'dos,code regudadoos. Acted—With Dies6iftiss Act tegoletionv,
reguiltiums Wd nonilig rogitiegoerss of any 1avvAtl govoruoaettN authcrky,a=nnoy a atlas ptablic or private
!epldery ffid"ity(including mouranx Underwriters,nnmwgW One sordid or tafta buroan)irwag
)unadictidn over rho Promises. Tenet andi rave and hold Landlord bar mlea 8om mW and all parties,
Shat costs,expires or damages resulting Scat hilre to to comply.Tmaot abs11 not do any art or follow
any practice relating to aba Premised,lac d snail a mataae a n adsome or danset in soy way 8om the
repu bd n of too Building et a lint class real dataae developmcm Titania dudes in this reswd stall bw4udt
asking asrorrgetneraa at TmnraS expense for the proper sUrW and tiorely disposal of"dkw.keeping all
immedhtely sdi aoort sidewalks a a we and orderly caoMom Am Does n*bbh and splaying go nodouu or
oliemive odors,fimaes,gcaes,smoke,due,steam or vapors.or any land or 4hunbitrg noise or vAndiUr to
origilaae in of Cool*tan Vic prmniap.Tercet ahev oat place,Lsrmll or openaeon The Promine at in my part
of rite Brdlding;alp fanwo.slovo or industrial stove,or cook for commaraial pinposn thereon or dMOK
whhmd exprus a consent oflaodlord.
b) HAZARDOUS SUBSTANCES-
TIM tam"Eieardda Su6eaoos0."as used in this Lease, siedi Wdude, wMicad limmrton flaUmebier,
c4lcalves.gd oectivia matarWa,asbestos,polyddnrizabo l bhpbcrWk(PCBs),a xmoab known to noose
®leer ur 7Cpmducdve Wohy, poUts$tt% uuuscolve tor, bsaavlous winks, toxic wAsumes or related
mataials,pearolamt and pa'de mh products,sad subsu mess declared to be haardar or horde under any law
or re®oMan now or hereafter exeanbed or prnewtgeted by any govennaahaal atithwhy.
c) TENANrS RESTRICTIONS;
1) Te"M shop not dmue or permit to oaar soy violation of any Encash.sett,or load law,orammer,or
nWA11 ion now or bwsmw auaeed, rdsesd to environmental conditions on, under. at abort the
Premises,or imam;km Tamils nsa or occ%gMq of the Premises,including but not GmkW in,owl
WA grormd weer catdhiens;or
11) Tuat t sham not Lek soneree,release,numu*cum wfsrte;produce„pmoow store,or dispnas of say
liardtdws Substance ca6 under.or about the Premises,or the traighorteim m or from the Promises of
AMY Hazardona Substamc cxcgx ns spaifiealty,cOw4o nd in tbia Lease.
1) Tana drU,a Taros's own oxperoe,comply wiUt an laws paVOWAS the one,gpanaiors,storage,
oraarpaataiay or dbpmW o f fbo rdou s Subaseues C`Lxa i*}
li) T�am,�an,,ahaU,it Tesset4 own a�e�e malraU submission tor. de all inSm'madon required by,and
ladxnply with all totpsisemaub ofd!govasaaettal suMetiis(�o Ywutbori>3+'a"Antboritia')order tba
Ili) Should r0 Andwity or any tided demand the a deaoup plm be propoed and dw a dam vp be
Udatdcen became of depmit,+pill,dncbwip%er udwr telarw of f'Lamdons Substances the
occurs daritdg the cam of�s I.eau,at or from the heralses.or which tines at saw time from Tarot's
i
use or occiVency of the Peemlaes,then Taunt shell at Taawift own c.penpae std submit tic
rdodpuieed plans and a island bands sad ctlaw fnuncisl assurances;and Tenant,WWI carry ow all nub
�puss.
I
iv) Tanana,ship provide WI bdonoeion r�na the me, atwagQ."070 rm,or
d(aposal of l�a�d�a Subaraass fist is swquaaaed by if Tarvrt fails to 811 soy duty
imposed under this Pass4aph(d)-arkbin a reasonable cane.LBadad may do so;and In such cane.
Tdmast dlaU ocopata writ Landlord in order to prepare ail dooumeras Lsnmmd dram pastry err
vprbpe to deli ilm the opplicebiltty dal tht laws In the Prudes aid Testmty we tbaeot sod Jbr
(panne tlratvrish and Tenant dall acco we all doaoaasts proosptly upon Landlord's h lumt.No
sue+ecdoo by Landlord end vs - -'deck by Laodlasd to mat (dameya der saw Law shell
aeatYiate a waive Of aiy of TaamCs obiigetiota voila ilia Pars . under
v) Teeamh obligations and GaWkiea order thin PaW%&(d)dhdl survive the cV=tim of this Lease.
� 6
i -
e) rvr• ter,mv:
i) Tawt stall ien k lly,defend,add held harmless l aodlorA the manager of the property,end their
raapebtive of ioara,dawh^tmobets, bawfidaties. Aweholdera,pWftWM 49MM and MPioyeos
from all flogs,sdta,proogdotca,claooa.sod nations of ovary ldvA and all costa asocimad dwowith
(beehPdag aaornOW and eorrulq%W J=)arcing out of er in any wry—wood with any deposk sOX
axisaw.or other to case of Iiaadas Subalaoaes that ow s dwaics the tcnoe of this I.m=at or from
the Premium,or which irisce at ary time fiam Terott an or oowpancy of the Promise;or Gam
Tenet's tlilure m provide all luftmatim maim all submissions,and tali all steps required by all
Audho tt ea under the taws and all odor embo sumotel laws.
ii) Tessa,&eblig�rtieos and 1jeR itin ender this Paragraph(a)shelh awrvive the espbatim of this Lcaw
7. TA
we boom do uuIqwymbWAvkIwA
2.
Landlord shall procure,carry sod rnainain fire hma:roe,with eumded oovmP,covering the Building to an
smou sa equal to nl nett'percent(90%)of tba inamable value(La.fWacemes cost less daprocielwn)thereof.If
Tenses uses the Pnaoaas**ep pusp�use or in any mama which osuom an Inaeaae in Landlord's inmrsaw
rases,Team shell pay suds eddidonal premium% m deny(36)days Am demand firm LaxRoed,Tanew
famine:agrees to cease any safivity which an jeaI ff insurance owerrve for the Pemlees,red to make MY
tirngm seeded to comply with arty law,regulation or mtrnenae carapsny ra*dresne m
9. LbNnl QMS 1.a stT halm Vg1gARrr TO AFFAIR Aim B%e�wA
During the term of the Laaxy landlord shot be responsible fit repairs and replacements to the roK exterior
wails,and rnwdarai members,Including Lsnndatim and subfloontng of the Premises. Iandlora and
eepianrme:ss shall be nude within a rasoeshln time,not to exceed one homed and tweedy(12� edzr
written nature fan Tenet of the nmd for mptdrs.if Lamtbord camwL�sing�dire dilill -coripld;its mpsirs
within(120)days agar wdtbm nottoe from Tenet,then either party may termicaso this lasso affeaove upon thirty
(30)days prior written outiaa wiehad peyudloe to Landlord's eights to eeootvc psyioa d from Tons for uohwrad
ded atges aeraed d ircesiy at bdbadly by Tetmt as sue ad below,wwoM however,if tba Sawa of each rapebs a
replamneeds are the raudt of the negltge sas misoandaff or iuID maional acts or cesisioes of Tasant its
rmploseea,a ems,invitees or ilansees,the Tenzat shall not have the d&to tas�nate this LAW-If the aura of
auuPOclnirepurs or replaamam is the result of the 000WOM misoamdtiat air 10ta tiomal sa4 or emissions of Ta"
in empk*aM egwas,imbm or licuscos,and the expene of oacb�s1n or replaaea cras are not My oorvar;d
and pporaeud by Landlordti msQU�the Tu de t " pay Landlord the Cull amoed of expenses not wvmad.
i Landlord shall not he reggwoaelrla bar sapeie:M.repia�eara due be va rKbdium to Trent's Prerdses or pugs met
Property Ina tad dx mm,with the ataepti0n to glees or phis gloss,doors or door hares.Lm di ords duty to eel abr
or rcplsz as p eembed in this Paragraph 9 andl be Taemsth silo nmrcdy and shit be in lieu of all otter
waeraaies or gu ffusWes of Landlord,espeas or imph e&
10. TENANT'S COVENANT TO REPAIR:
Tersnt shall be mWomsible fir the maintenance in good order and con M of ell�iaA and tomponects of the
Promisee, other thus those specified for webseaanae tr Landlord sbovs, iehdradrOgswithout limiudita4 the
phumbmg„electrical sysu ms,b"systems,or corditwauS syttean,doors,and overhead data,equgmm
sae"haing fin uses,tmiess smeh tapstes or are required as a me&of the neglyemda aois�rd or
iraetion al acm ofar a sissiers ofLandiod.(ts e a loyces,invireas or licensees in wbleh eveme lamdbrd ebali he
responsiblewh such w repairs.Tana Siess or y be fW%doors or�Seras�and of of iaas+s,
Trust shall ncshrn.tbc Ptosusas to landlord In a good a comdi$an a they ware whin r000tved csolping only
normal war and tear,em of God and repairs te*&W to be made by Lasdlotd ha sndar.Normal year and taer
shall not 6ncludc tow mower tee sbld rtrnda In wudxww area or damage m dqwas of masonry walls lien
Gxl ft if nooeasnr);landlord will have Ta=6 spew cleaned end rapmsad d Tcdwd'd ogerree T=saft dkW
to melanin the hearing and air eanditiariag systems shalt specifically belude the duty to hoped and service the
systems each)fll and sprint of crab lase year by a lioerred HVAC company,replace fikae moatbly and to
i paiortm�otbet taoorarmerded paiodlc aaviie3ng,if n9aQS we necessary these stall be the r oearbility of the
lI eeaaNN A Brad imrpecdon,upon saemizedon of the Lane,shall be nada by Lendiord,to soeAeim aosglianoe
and,if necessary,to determine dsmega by Tenant's falbme to amply with requited maioamattoe and inspection
at TesrmCs egwsse.
I.I. INSPE ON
Leodlmd shall have the right tin eon and impact the Ptamieas at cry time,an reasonable notice to Tarot,during
normal business boors,for the popose of aoerosming the caudbion of too Premiss or In ceder to mane arch
repairs as now be mpbvd to be made by Landlord under der terms of this Lassa During Ste period dW is six(6)
made prior to the aid ofhere tam hcra*4 Landlord and iwndlorCs spros and rephsaDaoe"vas shill hove the tiplht
to rotor the Remises at cry limo,during;reasonable bu simsa)wars.on measble:rode;to Torten for toe Purpose
of siawbv the Promises and Adl bntve the right m red on the Premises a sub"sign indicating the Premises is
avallable.
12. EKEMM ;
Landlord will urppiy approphu algsega 1br Premtees.Tenors shall Pbrc;m signs ups me CUM&walls or Poor
of the Ptamisa.owgx wlthlhe express wriumh Pmaa ohhe Landlord Any and all signs placed an the Promises
by Tears aboll be ma iraimd in compliance with my apptidsble Smarnumad laws,oeuianssogs.ieptuladons and
other raqulresrwu.Terns shell«move all such silos at the u mivadon of this Lease.Such inpalla ats and
famovals shall be made in such moor a to avoid mlpry or dAcco rd oftbe Building and Ober imp memam.
13. t EMITMS
Landlord agrees to provide water,sewer gas and demai gauss/+dose Man the Premises as speaflod an Bnhibit
7
ice.Tows shall pry for utliva or mvica related to ho use of Am Preasim tnclod ins dearieiyy,R�bed
tsephWA and jannand acvtaes. 1:leola dty and an shelf be seperareiy watered by the local ht0itiee
Imndl rd deems Tema to be an excessive wooer mar.Landlord way in"a aeporm theses,at Teoam's expense,
Landlord snail not be rempor mble for tic�oppa�or"" tvph a aptitia reorder other then as required by its
limited cowaeaot to alas and replace at set foetli above I. aod3ard shall rut be liable bar any Interruption.or
failure of utility services on the Premisn.,Tataslt s1uD Po a flat 53=far wa WrAmmtry hem a mob pep 6b
to GOMW Hokea Fastorpriesy LLC&w as the 1"of�twill.
14. ASSIR460M AND aTi NG
Tatra adrR not lervo the right directly or indirectly,to ateitte or coaanbw Us La ma,or to sublet,In while or
Past without tie prior written consent of andlord,nonwittrtoo ft the aionessK Tenons may assign dds I cese or
Goblet the whole err any part of the hUniees to aaneyy of'as dfifistes or subsidiaries during the term hemof or any
axtemion lboroof witlaiR the onus of the Larrdlord, dud Te sat notifies Lardtord of mach esaigraeaat or
sublenlo`An affiliate or sub"
_n under this 14 is de6rsed as sn ertky wbida owns:ncre then 50%oC
Test,or Me ere�y of wNoh eemmd owns nose than SOX,Ndwitlntsa6ng any pordtted aedfiomat or
andikttio&To slvl) 9 all bites raoaio fully soon and liable for the psp�mmt of iha tent 6srein oil and ownVamm"M oaf
and*F tine ocmN0,00 oof an"eved of desalt"asierernafler defined,iff the�ar eery part Lila eof ne the a'm
or ambles.Landlord,in addition to any odor resnea6a herein provided,or provided by Low,may,ad its option.
collet daec dy Sam such mlgme or subscuot all arcs hemming aloe to Team tosser soda Sa=ignmpa or
sublow and epdy sear reot,phnet any scam dues to h by T«smt hesecader,and no sadt ecll sW he
constsuad to nose a novadan or a rrlam oeTema Sam the fertha pw1benn to a or' obi Iraeuerler.
If,with IA"Ordls *7ittert ossam ,Taasat enblaaea to other doer an of fift err&A so demo dbwd
above,a&y reetd,e a firm received by Team in wicom i of the Annual Not Ratal to Landlord
haxeurhder shall be also paid to Landlord as additional ramral fader this Lase.Consent to one awigomad or
subletting will not be deamod coosert to soy other.
1S. FIRE AND CASUALTY DAMAGE:
s) If the Building or the Promim am ramdorod partially or wholly tateneatable by use or other casualty,and if
such damage cannot in LmAorala reasatnWe conic on,be araee iafly restated within ono loomed wady
(160)days of such dorwi,that Landlord malt',at is"opton,to nt into drier Lem as of the aloe of mush
Bra or casualty.Landlord shall exao0sa its optim peovidod both by written macs to Tenant within sway
(60)days of ouch fire or other casualty.For purpose;baroof. me Bundling or Prmdses shall be doomed
°nwaidly restored°if they arc in such cond"aion as would not proven cr ensoodally hoorfore with Tames
use of the Preraises for the purpose for which it was thor being reed.
b)If this love is act haaiimted pursuant to Subpefgtaph(a),than Landlord shall pocaed with an doe
dillatmoc so repair and nstors the Building,at L rdluds cost.or the Pmenimm(at L.aedforsto cost if the
awAdty is hosed under insislaw coverage tie Landlord does a is reapmed to nary and otherwise at
Teneray oat),exupt die Landlord amsy elan not to rebuild if stash demgo occurs during the last year of the
Lease toot exclusive ofarq apd n which is awatac ised of the date of such demsgc.
e)If this Isere shall be hundnoted phashuax to SubpsslWg6(a)how&the tam of min Lase shail and on die
date of dmngp as if tlrt dome had beto cediooally fixed in Ibis i ware for the oopir*kn of the set on hm=E If
this Laws shag net be to miessed by I mdkrd poewnrt to Subparagraph(a)and in no event go Landlord
should fall to nonhplete mesa repaida and material restoration wtthlo am hundred sbdy(NiD)dor after the
dose of much datnew.Tenant easy at its option said as its male rernady tetaimte this Lasso by delivering
written nation to Landlord,whoeopon the Lase shall card on the daft of such notice as if the date of much
notice were she date aaigvsihy fixed is this Inane for the acpiradm of she tam hereof provided,hewevdr,
tlro if ooswtructio t is sidayed bcomam of do rigor,doleSoaa,at tdMOM in consttuclion requmtodby Tenant.
mttilet4 locimubi essualtim ass of Ood,war,n akdai or labor shorbgms,gsvanmmfal remAem or control
or other causes beyond the reasonable control of Landlord the period for restoration.repair or rebuilding
shell be extended for the smorat of limo Landlord is so delayed.
d)Team agrees tale during arty period of lesso swim or repair of tot Pramima, Tenet Mal continuo the
operation of Teases business within.me Provisions to the extent t prnxicab le.Acing sho period tom do data
nftbe deluge until the scare too tot uatapnstl>ae ppogtrpboonn of the Promises is aoataially moored,the tact ahett
be reduced to the chess of the proportion of the Preedses which is uoeaaasfhl%boweyar,dim shalt be no
eb katuat of athor sums to be paid by Tamot to landlord as nnoired by this Lamm
i e) In no evert shall Landlord be required to rebuild,rtpok or anpiste any part of the patitime. fKuxea,
additions and other ieoprovemmte which may have berm placed in or about the Prestoaa by Tenet except to
the omest that dump to the wawa is insisted under bw romm polices that Landlord eaafa or is enquired in
arty:slid pntvidod fist iaidbord has;the A&bra not the oblipdm to rebuts rqx*or replace at Tanews
cqxm so thharh of the pasrtltiaxtt,tbdhsas ad [otr and otter impeoveaert4 as may be aeoeaeeey to ease
that the Pm tua is mstaially restored.Any iraunam which array be carried by Landlord or Tweet agalmt
loss or damage to the Budldlatl or Promises shall be for the sole benefit of the party onhyhrg such insurance
and under its Oak cooled omept do Laedford'm insurance mrW be subject to cartfot by the bolder or bolds
or any indebodnas secured by a margphge or deed of teen covering on.irQae st of Landlord in me Premises
or tae lauding.
I) Notwithstsnding'W"Mft hassle to the eootrsy,in the evaot the odder of any indebtedness aensed by s that any insurance
mortgage or dead of Vust covering the prcasds be pad to is,than I shall b�iv�right m�tamhiae requests written ndice
of termination to Town within fif3em(13)days after soda tegtaremad is made:by any much price,
whereopm the Lease shall and on the 4efe of such dengga m if the doe of such damage were the does
ortpaity fixed in tans Lem fir the espindon oftba am
DarLiB the period floe tie data of the alengge mall the data tlhst the mtamtsble potion of**Prsmaav is
ana axially restored the rot dull be vedaeed to the oasis of the proportion of the Prrndsea, which is
untawtabla.
16. LIA�•„jVMER OF,ti'LIR1Kaca&IM
a)I asdiard shall not be liable to Torment:or Terstal mrpioyors,agents pemrorm or victors,or to any other
person whotuoover.for stn lgiury to peaaes or damage to property on or about the Prarodses—a—A by any
acts of Tama,Its&Beats,savmss or employees,or hey other pease entering upon tie Praaises uida
8
i expess or implied invitation of Town,or caused by the Pneatim beoorbing out of enpair,or caused by
1 ledage of M olL water or stns or by dotricky emaasdlit ffrnn the Prumiaa.of due to any cease
i whatsoever,and Tanatt agrees to oodetnidly Landlord and hold it hermlem from any lass,expert"or claims,
including attenmyls fees nu ft out of soy so*dmage or bOwn.exogtt for say noury to person or derange
to property steed by the negligenct or lateatimal arm of Landlord,and landlord awes to lndwsrt*
Tooant and hold It harmless(rote aq;asd all leas,crease ar dW-%including MoravA Lees,asisirhg not of
such derange or injury mod by landlords negligence or itterdsonal am.Taoat shall procure and mainteln
0rouhgbcut the tam of this Lease a po6oy or policies of iaetaaaay inuring Teasel against all dslans.
demmds or actions arising out of or in connection with Tarertk use or ooatp oncy of tiro Premises.Landlord
1 shell be listed a on additional insured an the CertiBosae of las ranm The 1®its of such policy or policies
"I be in m anamt not less than 5500,i1OMOO in respect to itilurks to or loth of any am person,and be an
j amomc not kn tiro SlAkOD0.00 in tmpect vasty one anadhsnc a disasex,and in an anamt rid Irons tbnq
{ SIMODO.00 In rhape .to property dmtaged or destroyed.Tenant aball lint Awnisb to Landlord copies of
I policies or eadficnm of houreaee evidencing the required cuvorege prior to the occupancy duo sd
thaeaRa prior to each policy renewal dine All policies ngdred of Tenent haeorder Mall eoetsisn a
provisim whereby the manna is"allowed to cone or materially-1 ge the coverage without fond giving
10 days wrinan nation to Landlord.
b)Teresa stall.at all draw droning the term ha w&no at Its cat mod aepeosS owinain in efff'ak policies of
iosuatce aoverrog its trade fiaursch ntedgwy,oquWrac n4 morobstdue and other personal property tram,
in,m or upon the Pianism.in m arAmm equal to tMr 6il1 f*sconet value,providing protection
any peril Included within the dasificttion'Fire and Extended Coverage."
e)Each of landlord and Tenant hereby expressly releaea the other from any and all h'ability or respoodbift to
j the dher or anyone claiming through or adder them by way of mAwgidam,or otbeewise for say lass or
dams to pr�pety caused by Sae or any other perils insured in policies of iomm one ooveainq such property.
evm dsu¢ic lose a deretege sbdt have boor nnxd by flout o rrdhgerm of tho arbor party,or anyone hl:
whom such party rosy be tespau-ft hadraft ery other tmarts or occopmos of the temninder of the
BuiMatg•provridal bowevaar,titer des rolesee 9a9 be w1able and In&,=and effict only to the oant
that arch rdesae shall be lasrfid at that time and in asV event only with recent to lass or dery MM=
during atcb draw as the releeeefs paliciea dWI ainlam a divan or endorsement to this elfaa runt shy sodt
release shell not adversely affect or impdr said policies or prejudice the right of die rdasser to recover
berenmder and then only to the arrest of the inseranoe p Weeds psysble under such policies.Each of the
landlord and Tathaar sgtnes thsR it will roquins its loaraooe carriers to mdude in Its policies soak a etmae or
endorsehoart Fsikae to obtain ardt mdoracmers skull not relese the waiver amesinod is this lease.
17.
Sbocdd Teoaot,or any of its savocsson in interest.bold ova as the Pteaeses,or my pit tbes > slaw the
expiration of rim term of dm lose(°Hdd Ova'),unless otherwise weed in writing such holding ova shall
constitute act be omseved as tcouwy from owdiiWamoo&only,at a nd mombly rental equal to twice Ire
rooW psymble for the last month of da turn of this nose.The Inclusion of pecedtat awtatoe shall not be
cooatruod as landoed4 perasitsiorh for Tmert to bold ova,nor clad)it be ootntraed s moptam to attend this
Leas&In the event taatt alit)become a Hold Over tenant,all the provisions,tarns and coadidaa of this lane
Agreement shall remain to elEoa durim the trill tams of the Hold Over period
18, OEHET MOYNM*NT.,
Landlord covaoa43 doer it now has,or will a qdm before Tenant takes possession of Premises,good title to the
Building,of which Preadsa is a pot,free aid des of d1 flow and aroumbronom ocegfing only the lieu Srr
current tsars tot yes due,such mntgtnge at marrprges as are permitted by the tams ofthis Line,and esme=s,
restrictions and covenants.fiber conditions of record,none of which prddiit the use of tic Premises as sd forth
in Paragraph 6.Landlord represents and warrants that It bas full right and surbority to maw Into rule Lame and rust
Tenant.span paying the read herein set forth and pariura tug its other covenants and a{gmemeab berefa to fork,
shall peaceably and quietly have, hold and enjoy the Premises tar*o tam banal; without hindrance or
tnoleetatiar from La dlmd.subject to the tams and poviaiors of"I.ease
i
19. MMM OF DEFAULT'
The following evertor shaii be detmod to be everts of dabalt by Tm t unnder this Less:
a) Termed Aall Malt to pay when or behm due any rent of other sum of matey b000mirg due to be paid to
Landlord brander,sod such Must"matirate Ow a period often(10)days from the date scab pgmeot
was dice;or
b) Tames shall fail to comply with any tent,provision or cover a rt Of this 14M other than by failing to pay
when or before due say sum of money becoming due to Landlord hereunder.and shell not are such f9h3e
within tweray(20)days(fathwitk,If the deflolt involves a hesedoas condition)after wrtaea ei thereof
to teaianq or
o) Tamar shag abermderh or vacdc s!Y substantid�Q�i of WO Pranisce.The torture to ooWpy std operate
The p emiseu EM five(S)coosoahbve digs or oW dap(9)in soy 30 dug period sbell be devoted an act of
j abandonment and vstatian;or
d) �Mse,or t sWm tandrudon of'Terhe 6 right eato possession y totnsticn of lids Lase,by ligne of time or or
e) The lessaold interest of Team&ball.be levied upon hm I exertion or be afte hod by process of law or
Teams Wall eel to contest diligently the validty of liar claimed lice and give euffidat seoriny to
tdcamA and sudm dc�sld�or motunwefor Iort(10)drys son jwrTmn tkaaon�have tke same
t) Defimk by airy gusesoscr ofUds kas oftbe taut%of ins gusanty,or the benbWcq or insolvency ofary
guursofor•
20. REMEDIES FOR DEFAULT.,
UP-0e:occ rreaa of any stab wets of desalt desoribod in Psmpaph 19 bantod;Landlord shall have time
9
option to Paun My on,or mare of the following reins"without any notice or dmmwW a haaoever.
a) t Landlord e may,at Loom tQmitue this Ise a terminate Temms tip¢to Wanes fan only,withoua
b) [)pm ma terminsliaa at tick iare,.whouta by lapse of limn or oche wise.or elan dry taminedot of
Ttrmtlr HOW to Possession,vrldtotm terminstion of the Loom Tecate stall nmaide Mad vac me
the Piemisea immorfiaaey,end deliver possasiob thereof to Landlord,and Talent ha+e onto Lmdlard
Pull and flee lfeam to ama Ito and upon the Premises in such event with or without proam of law aed to
j eepossas Landlord of the Promises a of Lodkrda former rite"and en aryd or mate Tmne and
atlmms who OW be ocwgdng or within t o riMrtka am w rmwva.q•acrd alf pnopeety dan ti®,weltw
being doused In any memo g,dley of, evimion or facdble may or daeabter,tad wtkbot t bt waft
arty damitty far any damage rombiog them firm,Tmaa bareby waiving any right to claim dwye for such
and Q �wi�thout tefnquisbing Landlord's rips m rat or�y athor rig?tt even w Ls diced
hensundw c) Upon tercel cation of this Lca,whether by kPsa cf dme or dmherwiaq Iandad MOB be mtided w wwwr
as damages,ail amt end after soma due Ind pmmbk by Taamt on tla dew of hemieerieq Phu the sour,of(j)
an amount equal to the theses palest value of the rot and oebor arms provided herein to be paid by Team fir
the'emakder of do dated two horaofoticuksed mint;a d@cotam ate @gust to the avgrep deooum sae for
auctioned 3-month Tmwxy DIU&as of the dme of n rmiosioo of this L+a.e.has the Sir ward value of doe
Premed for tacit ftamdnder ofthe&rated tarn(tinting into sosouat the tithe and acPame nooeeery to obtain
a arlso@caft tenant or waarms,indudog crpmses nelabng to mcovery of tha Promises,propantlan fir in
latims and for valmang hwK iadudbtg without limitation awneays'has and W&W oaomiaiaes)and(if)
the cat of p xhrndmg aaty other eana mis which would have otherwise berm perSemod by Tom@
d) [f soy teamihmBatt of rawuth sight to pamesdat ody vviticotrt tamlrtrioa of low,Landlord malty
take poasmioru a daoeibed in subamion(b)welaaart atrah awry amt poasesYomr tetnwtsong an LAnc,or
rdeASiog Tessa in whole or ice poet,fiaae nay ablfpdat.irdtadirag 7lemsatY oWigaom so pay 6n teat
haasder fins me Ail ae>tad tam Lsrdkmd mop,but need cent told the Pdemlaes tr,my pperaetc tberoof for suet
amt aced uPam wit tams a Iamd{aed ice its cola disauton atmlk datermime(sodeigtrg dte w rdat the
Amuses for o gmatar rt leases tam thra them teaotaitdgg tndee thin Lmaae,the ri�c w tenet Se Yr rehm as
poet of lager tree.sod the rigid oo daatOc fta chatama or uaa made otfte Ptao )add 1011 ►d altdn rot
ba reyuQOd w aoeept any temmt o�aod by TmMet oe/u obaavo e:ty imtrnatims given by To"abort such
teiemmg It sty=togWV=-vik'b wr . anams n or to te Plemises,and
ale serue lardlud demo meopesry err daend Tear andl,open d-MoA the lost timna, Lmdlada aspoom of rdddog rodu�z�.wirbout lta�tiae; baaltars
commission reimc►rsad Landlord..lf the consideration mlleded by 1md1or0� such re kitg phs
y a in t �tir collected ft m Tang are tat sufFicim to pay the fail emomt of all ram std orhr,Mass the rmabft two hereof,together with tits noRs of MW raps&,1lk4adasm,
additiota,tudoaQmtisg and LmWlordlh aatparats of rd and fhe:collection of the rat morn-ing there
from(including aooraucys'lose and brokoa'oomoeiaaimer).7 art@ shelf pry to LnaUmd tiw amotmt of such
deficioncy upon de mnd aced Tarot agrooa to Landlord eery file wit w rocovr any sums true under
tkis aufaeation fiaro dme w timm landlord reserves tie right to brie# action or kgd for the
recovery of imT deficits resombft unpaid es[Andlard mq dorm advnatie,from rime to dree,widma bsisg
ohliWed
to coat law the sad of the tam heaaoP or of arty ronewils or odemsioss thereof for the 5m1
determination of Tmrb account.
e) Az1y and all property which may be removed film the Premises by Landlord puteuamt to the trthority ofthe
L erne or by law,to which Teat k or nay be emitted,may be handed,removed and stand by or at the
dno Lion of Lace lad a the risk,cost and eapmse of Tesmk aced Landlord loll in run evatt be repanaadble
for the value,preservation,or saE"iq tiueteot Teawm shalt pay w L aedtord,upon demand,erg and all
iraanred in Moth now" mad Sell starer obargea agamnet sodsptoappeernty w long a tlw name shall be
fo powerion or under landlords oc000l.Any stair propauty afTaamt set pots h by Tmamt Slam
a�wtlhm t rt t(3 Mud d nsda this Lore as the Premises aL am at Landlord'e optim be ds®od
conveyed by by s bill of sale without further peyroc t or eredt by
Landlord to Tmae.
If grey Payments of amt or additional rat are in aroma for more then shay(60)daps,eery and ail options for
rencerels.extensions,ad right of Sat re fmmk am immedktely canceled without Landlo ft written noewe to
g) Purarlt of say of the Goeggoing remedies AA ant pcdv&pursuh of arty of the odor remadin Marlin
provided or sq other romedia provided by law(all ash remedies bong aemuled re),nor&hell per of
OW randy baron p wadod aonetca 6 a for khan or waiver a t shy rat due w Lend ed haatmder a to ny
dmpas avuimg to Lrmdard by vaaaon*film vdnlsbon of nay of the arms,pnwisions aid coveomts heroin
aonm od.No act or Sing dame by Landlord or its @gazes dtngg the teem Wanted shall be doomed a
tamioation of this Lana or an of dun sormuder of the Pramism,and no agnme am to termh haw
tb3s LAW or aooeltt a oleander of the Pedmisrs aftell be vaW unless in wtidng eiWesd by Laediord
L.amdlasdk aooepssace of tie payment of rest or other pa�meM lweemder sfkr the=Waco a of so event of
dafiult shall mat be aonanued as a new of such debult=Landlord so notfie Tetra in vwfdog
Forbearance;by landlord in cdarhtg one or more of the remedies herein provided upon art avant of defies t
sheil not be dowsed or amskued to cotmidnte a waivrer of and de hok or of Lamdkr&ride to aofMm dry
such remedua wits respect to web defleuk or any wb@aqute I defad@ X on aoeamt army bnadh a defier@
by Tana in Tatra'&obUptiam under the am sad oorrditorn of this Leads,It shalt become neoeatty or
,lone for Landlord w empkwy or consult whb an attorney amareing a to esSoeee or defied any of
eA&M or remedies haarodr,Tama,@gnaw w pay wy win nap,fees to intexped
21. IRANSFIM OF lbrrEREST,
Lr t edkud shot Wk alga or enesfw am a nay pact of is' - in mro Pmdsb a.o is due tonne b a sotmesew n
ie&ssw I whisk agasrly umar tee oble"os of Lsodlad haeuadec,the L a illord shall Oarecpea he ndessed or
dwdw*ud cheer dl coveesew and shlissam llwwsder,and Terse uhat leak eddy in swab asomrr i he eent for
perweeraos of all of Lanlettd,obtrmtliaer.Tawsa4 oWiawkm Bader able Lass shit he w meow be a8saW by
Landimts aselBmast hs+seder,sad Tears ahem tYswleratems eed look wady to aaoxtsor in' as the L oalord
trweodr
1�
22.
to hbe event l.andlud at Tenwatgshall be delayed,hi dared or psverted fern the�moe�e of my act Surkee.am or any
hmvupd�'by room at resaooa beyond tide aasaQVl,the Pmfonn®ce of nseb aet�shall exanad� of �r tnd
the period!br of any such act shall be eiUOnded as xmeuaey to avqulete parkmans be applicable to Towaift abliptions
iooppWAmw t�Re cc�edwr vet argx CIMNsvo�acparea►eq*red by 0&Leases.
23. RF_s2MIp3 Cl.MLn&=- ONWAi:"Blu
Unless otherwise spedSW in airs Lawn an eased'of Landlord shall be considered eawkwive of eery ether
rumedy.bIt shall be distinct.faQatalC and ctanttitaitro sritlh albs available,raam6c.Eath 1C00dY avaitabd0
under this Loam or a law,at in 0 , mmqqyy be xavis d by Lodkrd or Tanta toot time to time a o@ea
a the treed may arise.No rahrse of c=bawaen Landlord and Ta vol,or any daisy at orandon of
Landlord or Team in o—edam any ri sewins boon the other part's daf alt,shall lumpier each rif t or be
caub ed tobe awaive ofa defsalt
24. `MCHAAJCS LIENS
Tenant shell bon no asuthotity,expr®or buPhO.to trade at place sapryy tart or a o mtbnnae of ay Iced or
ranee whaboeva rpm,a m any manner to bird the intact neLsadiord in the&d a to t>}rtge the
reams payable hereunder for cry dam in kvw of say peesm deaft with Touni t�ee swiss
may fianttsh mdafals or pafarm labor for any construction or npabs,and each suer dabn affect end
each uxb lien dull suarb to,if a all,only the 9 caschold Internal grated to Teresa.by this ioataoent.
Tarsi will psy or cmuse to be paid all oases and ebwgm for wart:done by it or caned to be dare by k in ar
to sus Prune.and for all materials 6aeddrod for or in eameetion with wadi wade Tama will indamoily
Landlord and hold Landlord harmless fmm all Ih ,lieu,deans,and danmda on wor as of
sueb work N�otwilbsteadieg my prrmoon of dw Lease reieft to taprovema t%additions,nhaaioos,
repair e,anchor reconstruction of or to the Promises,Lanmad and Tama haft agree sod confirm the:
a) landlord bas not consented nod will not consort to the furnishing of arsy labor or raaariais to the
Premiss them wadd mu&in any racctauica or armorial men's lien atrahrng to landlords loam In the
Premism,
b) Treed is not the vast of Landlord for the patpaae of sly nerd►improvemda,addition.sh raiam
repairamndiatemsatnactim:std
a) owept as e gmuly ptovWW herein,Landlord bas=hand no a muvl over the mama in w%dh any
such tmpnwaeaas,addrtiuu,alterations,[ewes"or reconstruction arc at is accon*llahad,and has
made no varaeuvent to snake or be napoea'l>te far cry payramat to at for the bbaa field ad aqr person
furaisbitsg Lobar aodlar vueaials is conoemon thaewitt<No aaoh person tarnish labor smaller eaa0aiala
to or&F the aoomm t of Tarn shag be tended to claim rqr lien agsdat the irdoot of Landlord in the
Premiss and such ppson(s)shell loon solely to Team and the has W.M biterant of Teaat a.d.di.
Lease for srmsfae"of asp web claims
25. GOVBBAIING LAW:
This Lento"I be govaaed by and eoratrood in meoardarce with the laws of than Sate of Naeth GluQWA In
the evert any are or arse provisiora of this lease are triad by any cast of competnt jurisdiction to be
taaeoforeanhle,vAch finding of rmsrfombility shall not aquae the remainder of the taros and aatditiam of
rids Iraae to be oneofaraadlt
26. RECORDING: retpret
The st
harm,ifif�platy sball*teoord dais I.dae or a memamndum of d"I.Asse,ft Arty so moranQ sholl be
liable tr the espke rasa thereof:
27. NOTIM;
Each provlsian of"ironsoUd Cr cry nPPtCISIAD gowaemheohi laws,ordmssess, and otba
�wish rofaeme to the sax%&mrdllng a delivery of cry notice.a the m ofrorry pgymat
to Taoatt a with teietaooe to rte aadi S mil or delivery of a notion err the making of
ray paymaat by Trot m landkod AW be deemed to be area y�ied witb when and if*.ibllowiruy elope aro
tairat:
a) All gate and other payments rorogqneed to he made by Teen to Landlord haeoodac stall be ached
In the address brow,or at sucit oeha r addres as La elk d may specify tan tine to time by
written notice delivered in accordance herewitig
b) All payments rogrdred to be toads by Landlord to Tenant hanetader shall be payable to Tara at
the addrnu haeio below rat forth,or at much amber address within The rood ne atel United 9btre as
Temrt may specify tivan tuns to time by writsm notdos delivered in acsasdaeoa herervitln;
o) Any notice or dooemad required at paradvAd to be delivered heawmdar Yell be creased to be
deelivad wl cdw actually racelved or not whams deposited in the United Stria mail,postage pro.
paid.catitied or repi stexed melt,addressed to the parties hereto at the respective addresses;set out
apposite tbeir tames below,or at suach otba address as Wry hove tisaetobsrs spa3fied by wrium
=dcc dailvered in scooedanee baeewolL The Tarmt'a adhere for ramoving sodas or dmanads
shell be else addrns s deaadbod in P—owm b 1,and the Tenant d all provide m shmsde physical
address,ifappl'otable,
i
11
LANDLORD: TENANT:
Go i TlT+i[PRMM LLC Taaot Bill To:
f�Uhu�E�102 PO Bcoc 8t[Ql
HMsberaogln,NC 27279
if std when tntlnrded within the am 4.nd unt,s wed in this ino toroM there b mere Chart am perwM
firm or ampmalion,all afssli jointlyy wromp tenant them elvves for do*joint atemAm of such a mNce
Pwtim�handded inn the rmlalandlord shell be bound by notices of m a mrdmroe �tlrc i d
of d&paagreph to tine same effect as if eadh had received arch notice.
2L jam,+;
Time is of the essence of tilts Lesse mod of tare pafimnnanae of each*Wall of its provisions.
29. MEMERANM PARTIAL WAL m�•
1f arty team„coveartt,or condition ofdds Lame or the application thaoofto and pawn or drCumdetoos
shall,fo e"be bmW or u sulbreemble,the ranidrdo of this Lease,or the application of such em%
ooratms or modiom topvaerr or drraem�ofim thm those its to w d&it is invalid er
uuv&roetbie,shall nor be tkotaattTi d thereby end acb tent,oovarm a 000ditlao oftbus kaae still be rod
and be as wed to the Minot adead permitted by law.
30. ATPORt m_te'.R fEM,
If either petty owned herein brigp an action to atfaeom the ter nm hermof or declare rights hereunder.the
prevailan�parr its arty suet adiak on trial or appeal,shall be ankled to his reuoraus uncrows fees to be
paid by the Iosreg paty.
31.
e) Words of irony gooder umW in thin Lent sMU be held and construed to include arty poder,aid
the anptla cumber shall be hold to bsohde the plum,union;the ooesma otherwise
requir-
b) The terns,provisions slid coveaerm sad nonditims conteiasd in this Lase shell to imae to
the bone&of and he binrtine upon the pertim heroeo sand upon dwir respective bean, bag
repreeemta4ves,mwoomn canaddpermitted asdgm,accept as otherwise hertbt aproesly provided.
c) The ospticm we humored in this Lease for omme lesme only and in no wW define,limit,at
deeaibe the scope or' of"Lame,or cry aha proviOm hereof,nor in arty vay aifea the
uaerpmudm of"Lew-
d) Thin Lmn may ant be akarcd,ahmtged or amended except by an itntrmntatt in wfldng eigrmd by
LanNord rid Tmrmat.
e) If this Lease is termiamed for sty reum other Oran defeuk of tine Temink aU lfabilides of the
patina sbaU he agprsted o0 of the effoaive drta d tamieretisr►Aar te�miriricn hersaf by reason
of*debult of the Team dull act aDbd any obligstian or liability of Tenant®der this Lease
which toanod prior to the effmdvm dale aftermiaerion,and A subobltpptiam and liabilidee of
Tome shall sumve such termintieos.
1) Lase Review-Thm sabmis lm of the Lase to Tenons for review dos not cormtknao a reservation
ofor option for the Premiss,and ibis Lams OM become efibaive es a omuma only Won
commmon and ddivecy by Landlord and Terrors.
g) Rules sad Landlord Stith bane the right*om tints to time to p um be reasonable
evles and for TaoWs we of the Pmadsm and the f ltdidhog;Terse 'stall sbi<k by std
saintly ash,sU Its aalrloymm,sVmta,invitees and&ocrum arch rims iodating
tin center ides iP nL P of vobedos is dositnsamd and or allacsod pordaos of
h) Landlord herd Tears bwcby sBm that aaylime during Chia 1 oast,La&4 at Landlady expmn
may raloate Tened to comparable space awned by Land lord((or other specie a dtmble to Ten an if
Landlord does not have morpaable spm a available)upm the following conditions:
1) The&die Lease,the term,and offm room cast of oca Immy we the came
(ii) Tbst the building ammoido we ansper+ada
(Lit) Tiat Toren has tae hmdmd mad sboy(160)days nodes of Landlord's idera.
(iv) Titre Landlord pays all Tmrarty cost of the move,inducting moving etspafam huirrm
ibme cram ,and coy other moving rdood mats
i) Lhnksdm m Larded's Liabiilty-kasha Lea4 any pwb m of Landlord aw my p!rmer of
eery psswer of LsudWW shell have my perm d Uabiiity with mops to my of the povisicn of
this Leese or my oblipow rising Sam,or in oo hneaim with,this Lease.If Tanta shell asst a
elalm splost L.arm9m4 Tenant shell be Hmktd to L.sndlor&owrnera*trkaest in the Prerrnsds
lir sedsEaedm a ell dsims and/or retrte lia ofTertd.
j) Napre cad Extant of Agreers"-Thies Lease,WpOw with all exhibits and Wm&m lamb,
coeteFes the complete tgmmaa of die perdm emoerning the a*JM ratter.od that ere m oral
or wrltlm undasdmodeO,representations,or agreemeds pawning thereto witch bane not been
j 12
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inowporme heron This Lasso aromas only the rob timuMp of Landhard and Tome belwroe the
polies,end nodung herein sbaR impaee upon either poly m y powers.obbSOMM at ramiations
not esFressed heroin.
32. STIPULATIONS:
Any special gdPtigdam at eat fnnh®n the Wtsdw d Ed" A.B&C.In so fw as mid Spaad Strom
aonlRot with airy of t'o foregoing peovislaw add Spedel Stioulorm sban annnol
=EWS WHEREOF,Lsedk rd and Tasrt bo<vo rrspea'v*sigacd this i emc m the dates sad the
Pkan me
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EXECUTED BY LANDLORD,THIS LANDLORD:
I
DAY OF !u!v 2001 C—ga Hw-1'snwmses,LL.0
WITNESS
j By: Ci A.Halton m
I
l►tl►►tttltll►tttt►ttlltHlttttt/N1N►111►ri►tt Mtt�tN�►t►�lltttt•
EXECUTED BY TENANT.THIS TENANT-
Of .2001 S�uo4YS�
wrMSS
Beverly A-134th,Clack
By: Stephen Hdbaft Asir
i
ii
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` Exhibit "A"
ARMN CitlM Cattf►t Up-Fit
18,kn 41 FIMt DDrs R&Ased
Four Brouemrd go.ft.of Una June 28.3001
Fir4eh front speow.1840
ag ft tirdlnlatred back T 180 R
Base Rent la 17.50 f7af eq ft Nettle M bold tyo*Orovidsd b71 Ienatm
# Amortised on a Ove year bases
Prices as Per dnwMngs dated Jura 11,2001 Coed
Added
sa. -TO-Gram mom
{ Fees and Panrdts 1
E
! Tout Linear interior webs 1 2 sods ME Unear 11 WA ft
Meal Nutt naabaial DOW 424 f s
Meth Studs labor ordy 295 i 8.88 S 2 580.80 4 0.18
shmetnoek -4 X 7 -M s 200 S f f
S11eeVOCk Latw 200 $ 20.00 s 4 000.00 S 0.25
CffM for demtrJ webs M d 100 f 30.00 f 800.00 i O.T4
fzaw--of inferior doors w 1 no
W 1 4 .31
r 37 X T wood w .1
i Credit for demist waU doors two 2 S 450. S 90900 f 0.08
I Addtlonef door hurdwsn door ckwom 5 S 100.00 f 500.00 s 0.03
1 Satind bets 1800 5 0.80 $ 98D.00 f 0.05
and two f fVsh moats
Prints coat 7800 : 0.08
{ Two finish comb 7800 : 0.35
kdeftr rAnaomw le 2 f 700.00 ES2,3M.50
II' Accoustlovl ceti In sofiv and front 1840 f 1.36 S 0.15
VCT the in four bmthroonis 120 S 1.80 S 0.01
28 o¢. In scU ' office and 1810 1.45 0.15 am=acs offt _ROM
Rubber Base SOD timer ft+•10%wrists 880 f 1.43 f 0.08
Fkmvww for two betwomw and Byes adolorw sinks
OA concrete S 300.0014 2 400.OD f 0.15
Rough pkwnbbm in afsb 1 f3 375.00 : 3.375.0D S 021
pkmnbbv 1 f2 725.00 S Z72&w s O 17-
Finhh fbdures 1 s 860.00 5 2,860.00 f 0.18
Shower elan w ciaUn ! 3 800.00 S 800.00 S aW
Both"Ordf re 2 s 300.00 s 800.00 $ 0.04
Elecbical service by Landlord 360.00
V Bug, in rsr Wee landlord
AU addMorut WMEN,efeatrlc.
and switches 1 10,825.00 f 0.88
1 MVAC
j
t!gM and 2 $6.425.00 $ 10,850.00 s 0.88
Credit ter fm Nig units 2 S .00 f 1.800. f 0.11
secufft
Lbnftd b-%--MW-ow ! f 982.80 :
i; irOW two exterior doors in rear of 2 S 900.00 IS !800.00
Kitchen cW*wals 1 f a,295 S 8,295.00 s 0.38
Cover roil up doors
i Fib In overhead door opw dn,lwfatuoog wan 2 s1 .00 S 2 500.00 $ 0.18
Add one pair of W X IF windows 2 $1,212.50 $ 2,425.00 0.15
Sub Totsl $2,W.30 f 3.91
$7.50 per pq ft beep rate
4.35 per aq ft P.d O. 6 7,124.42 1 8 944
R
RaW estate $ 89,989.72 1 $ . 4.36
14
'1
Mlbit"B"
Thursday,July 12,2001
County of Orange
S IS Meadowlands Drive,Suite 400
: Hillsboro NC 27278
1 • Business 70A&NC86
: George Horton s,LLC
{ r, A.Horton,III
4,000 useable space
i QUOTED BASE_ RENT: Starting at$11.85 per sq.&.For offloe/warehouse
with a fig gWad kW=of 3% yearly escalation.
Yuan 1: $ 11.85 per square foot or$3,450.00 mo./$47,400.00 yr.
Year 2: S 12.21 per square foot or$4,070.00 mo./$48,840.00 yr.
Year 3: $ 12.58 per square fool or$4,192.10 mo./$50,305.20 yr.
Year 4: S 12.% per square foot or$4,319.13 mo./$51,829.60 yr.
Year 5: S 13.35 per square foot or$4,449.60 mo.I S53,395.20 yr.
Total rent for±±-=term based on a flat annual 3%yearty escalation:S 251770.00
ITEMS NOT INCLUDED IN THR BASE REM:
[X]WATER [ ]SEWER [X)ELEC.CRIC [X]GAS [ ]TRASH REMOVAL
! [ )COMMON AREA MAINTENANCE [X]INSURANCE [ ]REAL ESTATE TAX
[X]ESTIMATED ADDITIONAL MONTHLY COSTS$,x .22 Water&Sewer only
j OTHER
ADDMONAL COMMENTS:
I,
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Tenant bas a 3 Year Renewable Option
Tenant shell pay for any additional upgrades over the allowance.-See,Exhibit A
Common Area Parking-fifteen(15)unassigned spacers
Tenant shall be responsible for interior office cleaning and janitorial supplies
Tenant shall pay water/sewer,electric,gas,telephone cost
Landlord is responsible for exterior maintenance and landscaping
DflMaAL: Stephen FlaOdotis,Chair-County of Orange
fMIAL: George A.Horton,III,Miaoager-Goorga Horton Enu rprism LLC
15
Effective Date
01101/01
} LOW-C!
Horton Enterpris",LLC
## RULES AND REGULATIONS
"Heston—Flax I"
I. 11w sidewalks, arbranom green areas and parking areas in front of each unit shan not be
obstructed or used for any purpose other than uW ss to and egress freer the units.
2. All garbage refuse is to be deposited only is the facilities provided each building for that
purpose. Al remba61e rellare imad be dkl;WW of ar+WMf hl each ag The City of
_
HM&=vA does not aftm&U sgtdhad boxes of ss+v hiad ja he Aaanaed of In the
SiMM dona4w. a we ask that am—& bowd MM.*5 Ord aaakdd ie the
Cautdoer s utW"CARDBOAW load matt to the trotiar aaitwe evotalwar,Arty
j trolkat found disposing cardboard material in the garbage diner will be fined by Landlord.
1 3. Automobile parking spaces shell be used solely and arctwivety for that purpose. They shell
not be used for the storage of boats,mopertuivc vrd>ioles,or any purpose other than patldag
facilities,as aforesaid.
4. Each Tones aball I=*its unit in a good stage of presavatieo sad cleanliness and shall not
swap or throw or pasnit to be swept or throvua fberefrom, or been the doors or windows
thereof,any dirt or other substance.
S. No radio or hdcv m asiat and or satellite dish shell be attached to or hung kom the exterior
of units without the prior written approval of the Landlord or Property Manager of"Horton-
Flat 1"Building:
6. Taants shall not catty or permit Day unusual at objectionable noise, lights or odors to be
produced upon or m emandte from their uuib. Tbere will not be Day pets allowed on the
i prenu es without prior permission from the Property Manager. The otdy exception is if the
E annual is used for handicap purposes only.
7. Tenant shall not store or use any dangerous or hazardous chemical.substance or mawriai an
the leased premises, including but not hue ha# to asbestos, toxic cbsricais, radioactive
materials,chemical waste,medical waste or pollutants. Tenant shall not release or discharge
any dangerous or hazardous chornical, substance or material on the leased pranises. to the
evert that do tenant causes or allows aW enyworimental discharge or damage to the leased
premises,tenant$hat(be fully responsible for all arviraumotel clan-up expensm atsarticys'
fens and other coat of compliance with applicable environmental laws and mgtdatiom.
S. These rube and regulations may be amended at any time and at the sole discratm of the
Landlord or Prop"Manager of"Horton-Flax r%ildiv&
I
NWIAL: swptan 1•wadatt,emir-cowdy ot orange
I
WMAL: a A.Horton,Owr fitep.-taeorpe Horton Entwprises.LLC
i
16
$ qui • ,
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• •' 403. +
vc 40
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