HomeMy WebLinkAbout2002 Resolution No. 053•
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RESOL UT ION NO . 5.3
SERIES OF' 2002
RESOLUTION SUPPORTING THE LEASE BETWEEN ENGLEWOOD
ENVl RO ~MENTAL F'OUNDAT ION AND MILLER WEINGARTEN F'OR A PORTION OF
THE CITY CE;NTER ENGLEWOOD .
WHEREAS . The Englewood Envi,,?nm ental Foundation wa s form 'd to reliev e the
burdens which would otherwi se be &•."umed by the City of Engl ewood , Col orado . in
connection with the environm ental 1 .. •mediation. land use planni ng and pre J.i ,1ratio n for
redevelopm e nt of the Cinderell a Cit:· shoppi ng ce nter; a nd
WHE RE AS, the Engl ewood Environmental Foundation was formed to provide s upport for
the redevelopme nt and enhancem e nt of the City's com mercial environment and is a separnte
and distinct co rporation : and
WHEREAS, the Ci ty Council of the City of Englewoo d , Colora do, suppor ted the Master
Plan proposed on Augus t 10 , 1998 by the Englewood Environmental Found ation ;
NOW , THEREF<)RE, BE IT RESOLVED BY THE CITY COUNCIL OF TH E CITY OF
ENGLEWOOD , CO LORADO , THAT:
Siiili!m.l . The City Co uncil of the City of Englewood , Co lor ado , hereby supp orts the
Lease between the Engle wood Environme nta l Fo und ation a nd MiUer Weingarte n. attached
as "Exhibit A", for s pace at the CityCe nter Englewood .
~ This resolution of support in no way waives or delegates the City 's regulatory
pow e rs, duties a nd resp onsi bilitie s with respect to zoning and governm e nta l issues.
ADOPTE D AND APPROVE[, •hi s 6th of May , 2002.
I. Loucrishia A. Ellis , City Cle rk for the City of En
above is a true copy of Resolution No ~ Seri es of 2 _ _,,_..L _,.
LEASE AGREEMENT
wmNOARTIJN /MILLBRll!NOLEWOOn JOINT VBNTURB,
a Texas joinl venture
(u undlord)
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l!NGLEWOOD BNVIRONMENTAL FOUNDATION , INC .
a Colorado corporation
(as Tenant)
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TABLE QF CONTENTS
ARTICLE I
Basic: Lew tnronn1flon ........•....•.•...................•.. I
Section I.I Imns. . ....................................... I
ARTICLE 2
Gnni and Icon ...........................•............... 3
Section l.l Pcmbcd Prcmluw-. . . . . . . ..... , ....• • .. • ..• , .. • .. l
Section l.2 Imo ........................... • .......... • .. J
Section 1.3 Sugplaocntal Acmrncot . . . . . . . . . . . . . .............. 4
Section 2 • .a CoodUloo or 1h1 Prnoiw ■nd T1oant 11 Pttfvm1ore or Work and
Ins11Haelon or tb1uns In Aclnnct or Tffln ..................... 4
Section 2.!: Omoln1 or Ito1nl 11 Slon-...... , ................... S
Section 2.6 Shoooin1 Cruice, ...................... , .•.•...... 5
ARTICLEJ
111111 ................................................... 5
Section~-• Minimum Bmt -......•.........•....•.......•.... s
Section J .. l Rauumcrmca1 .............•...............•.... s
Section J.J Reports by Tmanl ........•.......•.....•.•.•..... s
Section J .4 AddllltDII Bml .......... , ....... , ............... 5
Section J .5 rw Due Addlllonal.B.all ....•.........•.....•.•..... s
ARTICLE 4
Ico1nt11 Work In the Pr:nnbcl .............•..•....••.......... s
Secclon 4.1 Ia,101'1 ObH111lom ...........•..•.•...•.•. , ...... S
ARTICLE!
Ua or Prnutw ..........................•................. s
Section 5.1 UH or PcanbM .....................•............ S
Section 5.2 Bc«■ll Use Aooronl ..................•............ 6
Section 5.J Cmnolltnce wllh l•w1 and Rc,ulaOon, .....•.......•.... 6
Section .1 .4 Slaodud or Ooco!lon .............................. 6
Section 5.5 Camos!lllwi ..................................... 6
Section 5.6 Afflnnalirt Corcnanu or Tenant Brlatlu to Jls■u of Prnobffl .. 6
ARTICLE6
M1lotco ■na llld Rroai.a , ... , ..... , .........•.• , ............. 6
Section 6.1 lb...Li.OJUll!l ................•..•.•...•......•... 6
Section 6.2 JILTmanl .............•.•.......•.•.....•...... 7
Section 6.J ~ .............................. 7
ARTICLE 7
I.am .................................................. 7
Sectkln 7.1 l•ndlord's RcsoonslhlllCy , ...•.•..•........•...•..... 7
S«tlon 7.2 Icnaol's Addlllantl Rtnl .... , .•..•..•..... , .•. , ..... 8
>ectlon 7 .J oUitt.llw, . . . . . . . ...........•............. 8
ARTICLE I
Common Ams and Melotrn1ncc lbtne! ..................... , .... s
s«oon 1.1 Common Arn, ..............•.....•.....•.•...... s
Secclon 8.2 PMrkln1 Am and I l1hlins .........•..•.•...•...•.... 9
ARTICLE9
Sbopoloc CtDIU 0Pmtln1~ ...... ·•··· .................... 9
Sectio n 9.l Shgpplo1 Ct nlcc Ontntln1 CMt1 DdJ ned . . . . . . . , , ..... 9
Section 9.2 Icnan1's Pro 81111 Stuart q[ Shoonln1 Ccotec Ontcalln1 CO:ill 10
Smlon 9.J flau..lrulM1anncr or Payment of Tto1nt'1 Pro B111 Sharen[
5.hmwln1 Ce nt er 0Rtt1Un1 Cotti, Bui E.1t■11 IHM and lmunnn 10
ARTICLE 10
lllllillm . . . . . . . . . . . . . . • . . . • . . . . . . . . . • . . . • . . . . . . . . . . . . . . . I 0
Sectki, 10.1 Ch.lwl ...............•.. , ................... 10
ARTICLE 11
flllUnt, Siem and AUcnlloN ... , •. , , , , . , , , , , , .. , , .. , , • , • , , . 11
S1<1l0 0 II .I i'.'\llll[II .................. , ,, ,, • , , , , , , , , ., .... II
Section 11 .1 S.\1111 . . . . . . . . . . . . . . . • . . . . . • . • . • . . . . • . . . • . . . • . 11
Section 11 .3 Allmllam ......•..................•.•.......•. 11
ARTICLEU
Public I lahllltx IDRICIOCI ••.••..•.. , ..••••••• , ••..• , • , • , ••• , . 11
Section 12.l Tcn1ot 11 J.labllltY IDU4t1DH .....•. , . , · · .. , · , , , · · , · , · 11
Section U.2 lndatnlOGlrtlon oCJAndlord ............•.•.......... 12
Section 12 .J JodannlOcal\on or Tenant . . . . . . . . . . . . . • . • . . . . . . . . . . 12
ARTICLE 13
CIMlllcY IDIYCIDCI .............. , .............•. , . , . . . . . . . 12
Section IJ.t lmunou C9Ymll by l.andlord ..........•. , .•..•.... 12
Section 13 .2 Icn1nt 11 Addltlana l Rent .............•............. 12
Section 13.J WiWJlnce CHHO!IC by Itnanl .....•.•. , ...•.•..•.... 12
Sectkin 13,4 :lfilUl: .................... , , . , .•............. 12
Sedlon 13.5 Addillonal Haunls .................... , ... , ...... 13
ARTICLE 14 namr s · bx F1n or Olbcr Cwal1Y ...............•....... , ...
Section IU t!Ji1kl ...............•.....•.•. , ...... , .•.
Section l4 .2 Partial Daman ........... • • • • • • • • · · · · · · · · • ·
Section 14.l SubstanllMI Illm111 · · · · · · · · · · · · · · · · · · • · · · • · · · ·
Section l4 .4 Dam111 Pudo1 INl Twu Yaen of Tenn ...... , .... , . • ..
Sectkio 14 ,5 ~ .......................... , .....• ,
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Section 14.6 lkOnlllvo of Substanllal P1m111 .. • • ...• • • • • • • • 14
ARTICLE U
£rnlncot llomaln ........................•.................
Section 15.t Padlal or Tola! Condannation .... , ...•...... • • , • • • • •
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ARTICLE 16
Aulcnmmt and Sublcttlnc . . . . . . . . . . . . . . . . . . . . • . . • . . . • . . . . . . . 14
Sectkio 16.I · C•DKDI R19ulad ...........•......•.•.•.•....... 14
ARTICLE 17
AJ dltlonal Constrnttioo ................................•.... 1s
So. 'loo 17.1 Addlllons and Cbmes lo lb• Shopping Cenlec , , , , , , , • , , , , IS
ARTICLE II
lldallll ...................................•.•.•........ 1s
Sedioa ti.I Ttnanl'I DtCauH . . . . • . • . . . . . • • . . . . . . . . . . . . . . . IS
Section 11.2 l.andlord's J.lco . . . . • . • . . . • • . . • . • . • . . . . . . . . • . . 18
ARTICLE 19
Subordination or Suntdodtx oCI&»: .....................•.
Section 19 .l r,ase Suhordloa1lr-~~upedor to Pffd of Tmst
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ARTICLE20
MlsctU@QCOld Pr ,tlllo..m . . . . . . . . . . . . . . . . . . . . . • . • . • . . . . . . . . . . . 18
Section 20 .1 lllll :lo&.i1m ................... , .•............. 18
Section 20.2 No hr1nmhlP . . . . . . . . . . . . . . . . • . . . . . . . . . • . • . . . . . 18
s«:tlon 20.J Coxcn■nt oCOukl Enlonncol ....•. , ................. 19
Section 10.4 F.&loppd Ca:tlDAtl .............•. , ....•..•.•..... 19
Section 10.! Nolloo IA MPl1HICI ............. , , , , , ...........• 19
Sedlon 20 .6 Aul1nmcn1 or Atoll ind IMW .......•.•............ 19
Sedlon 20.1 lnvalldaeloo o[ ParUcular PrQyi.JloN ....•.•............ 20
Section 20.a Prorlslom Blodlnc Etc , ............. , .•..•......... 20
Sedlon 10.9 Gorcmln1 l•w .............. , . , ..• , .• , ... , ..... 20
Section 20 .10 Owncahlo or Icoanl .............•.•.............. 20
Section 20 .1 l Notke of PcCtull ................. , ........•..... 20
Section 20 .12 Garb111 and B\?fuse CoUeclloo .............•..•.•.... 20
Section 20.131.andlord's Jolcrmt ............•...........•...... 20
Settlon 20.14 Bui ■ and RuulaOoN ......•.........•........ 20
Section 20 .u llellua of Goods .......•...•.•....•.•..•........ 21
Section 20.16 tllllkll .............. , ...•........•........... 21
Sedlon 20.17 Pan1nnh Hndlna .....•........ , . , ...•......... 21
Sectlou 20.18 Enllct A1ncmcot ................•.•............. 21
Section 20.191llnllnul1£x ....................•....•..•.•..... 21
Section 20.20 AlllhllclwiRD ...... , . . . . . . . . . • • . • . • . • . . . . . • . . . . . 22
Section 20.21Ad1cnbln110d Pnxnolioo ..........•.•..•..•....... 22
Sec:tlon 20.22 Subsltutloo oC Pmoiw ............................ 22
Section 20 .23 LlgllllL.Lkmll .............. , .•....•............ 22
Section 20.24 Olhec Itnan11 ............•.•.•..•.•............ 22
Sec:tlon 20.25 Mctnuc Clll&a . . . . . . . . . . . . . • . . . . • . • . . • . . . . . . . . . 22
Section 20 .26 He11rdf!u1 Sutmum . . . . . . . . . • . . . , .•............ 22
ARTICLE21
lllsimll ................................................ 23
Section 21 .1 llllull . . . . . . . .............. , ...........•.... 23
ARTICLE22
llmkm ........................ , ....................... 23
Section 22.1 l!mkm . . . . . . . . . . . . . . • . . . • . • . . . . . . . . . . . . . . . . . . 23
Exhlbll A
Exhibit B
Exhibit C
Exhibit C-1
Exhlbll D
Exhibit E
,:.hlblt F
Exhibit G
Exhibit II
Exhibit I
Exhibit J
LIST Ot EXHIBITS
SU• Plan ror Shoppln1 C1n1,r
Lq ■I Description or Shopplna Center
Work Leiter
Addendum lo Work Letter
lulenllonally Oeltetd
Slan Crltttla
Supplemental A1reement
ur.c Flnancln1 Statement
Guarani)'
Renewal Option
Subordlnalk>n, Non•Dlsturbance and AUornment A1r.menl
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I EAst AGREEMENT
TIDS LEASE, made and en1ered ln10 1his _ day or----~ 2002, by and
between Wl!INGARTl!N/MILLER/ENGLEWOOD JOINT Vl!N11JRI!, a Texu joinl ven1u,.
wilh offiw at 2 lnvcmeu Drive Ease, Suite 200, Englewood, CO 80112, hereinafter referred
10 11 •Landlord ,• and ENGU!WOOO E.NVJRON>.,f8NTAL FOUNDATION, a municipa lity
hereinafter refcmxl to as •Tcn.:<nl . •
ARTICLE I
Batie Inst Jnfonnallon
Section l.1 l'.tnm", In addition to 1hc 1cnns which arc defined elsewhere in this Lease,
1he follow ln 1 defined ienns ,,. used in 1his Leas,:
(a) LANDLORD :
Notice Add...,:
'Ann:
WEINGARTEN/MILLEl!/ENGLEWOOD JOINT
VEN11./1Ul
Federal Tax I.U : .16cll6lll.ll ___ _
2 lnvcmcu Drive East, Suite 200
Englewood , CO 80112
Stewart A. Miller
Nilh a copy 11 lhe same lime to :
Name : Isaacson , Rosenbaum , Woods .t. ~! ··f , P.C.
Addn:ss : 633 11" Slloet, Suilc 22110
Denver, CO 80202
Ann: Willia m M. SilbeBlein, Bsq.
wilh a copy at the
Name:
;1lmcto:
Wcingancn Really Managcrnent Company
Addn:ss:
Ann:
P.O. Box 944133 .
Houston, TX m92-4133
or if for personal dtli '.<rJ to :
2600 Ci !Adcl Plan Dri \'C
Suite 300
HouSlon, TX 77008
Presiden1 and General Counsel (one copy each)
(bl TENANT: ENGLEWOOD ENVIRONMENTAL FOUNDATION,
INC., a Colorado corporallon
Notice Addrc.u:
Name :
Address :
Ann :
En1lcwood Environmental Founda1ion, Inc .
1000 En1lewood Pari."way
Englewood , CO 80110
Cily or Englewood Chy Clerk
(<) SHOPPING CENTER: The Cily Cen1er Englewood Shopping Cenler is
generally depicted on the site plan auached hereto as Exhibit A ro 1his
l.n.se which is located on the Northeast comer of West Hampden Avenue
anJ Sou1h Sarua Fe Drive In lhe Cily of Englewood, Counly of Arapahoe ,
Slate of Colorado , and more panicularly described on Exhibit B attached
hereto , and of which 1he Premises , the Building and the Common Areas are
a pan.
(d) Bl!ILlllN!i: 1bc buildinc 10 be co nstNCled cenerally in accordance with
1hc site pl an a111ched hereto as Eahlbll A which comprises a pan of 1~
Shopping Center and in which 1he Premises are localed .
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(e) tl!.f.MJ.S.ES: Those premises to be conscructcd In lhe Shoppinc Cen1er
anJ as cross-ha1chod on Eshlbll A to 1his Lease , which premises sha ll
co ntain approltimalely 1,600 square rut, measured rrom theou1sklcof cach
cim:rio r wall or 1hc Building which is also a wall of such premises, the
Ou1sidc of t!Jc score fron1 of such premises, and, in 1he case of Interior walls
separa 1lng such premises from other stores in 1hc Bulldin1 , from 1hc cc n1cr
line of suc h inicrior walls . Tenan1 acknowledges that 1~c square footage set
out in 1his pan11r2ph is only an estimate and lhe exact measurement of tne
Premises sha ll he dc:1cm1incd 111hc comp lcdon of 1he Luw.llon.l's Work in
accordance with £xhlblt C (a.II references 10 Exhibit C shall also Include
Eihlblt C-1) auachl!d hereto, and the panics shall execute an amendment
10 this Le&se confinn lng such measurement and Tenant's Share.
(0 IEBM : Beginnin& on the Commencement Date and ex piring on the
Bxpin11lon DIie .
(1) CQMMF.NCFMENT DATE: The flrtl lo occur of lhe dale on which
Tt:nant opens the Premises for business 10 the public ; or (b) ninety (90)
days following lhc Delivery Date, provided Tcnanl sha ll pay Tenant's Pro
Rall Share of Shoppin& Cen1er Opcraling Coils, Real Esm e Tues and
insurance upon the Delivery Dale . (Sec1ion 2.2)
(h)
(I)
0)
(k)
(I)
(m)
(n)
(o)
(p)
(q)
(r)
PEI D'ERY PATE: Upon mutual execution of the Lease
(Sec 1lon 2.2)
OUTSIDE DEJ,JYEBY DATE: fln1<n1ionally Dcle1cd]
(Soclio n 2.2)
Mim!AI., OUTSIDE DEJ JYERY DATE: [ln1enli ona iiy Dcle1cd]
(Soction 2.2)
EXPIRATION PATE= Upon expinlion of the Ground Lease includin& any
extension, which is currently scheduled for August 2, 207S
MlN1MJJM RENT: Tenant shall pay a lump sum pay,nent in 1he amount
of$ ____ as Minimum Rent. (Section J. I)
PERCENTAGE RENT: [lnten1ionally Deleted )
TENANT SHARE: IBJL \11 (Ankle 9)
GROSS REVENUE: [lntcn1iona,iy Dclctcdl
SEC URITY DEPOSIT : flntcntlonally Dclctcdl
JIBQKERlfil: [lntcn1ionally DclctcJ] (Soction 22 .1)
PERMITTED USE: Cultural ans , City offices, Slorage and related City
uses and any law ful use; provided su ch use does no1 violate the ECR and
any applicable zoning , inc luding retail .,ark.Ing requlreme.u (as defined in
Sectio n_ btlow), such use does noc adversely impact the exiSling retail
parking (but in no event shall such use be entitled 10 less than 3/1 parking),
and such use assoc iated wit h any assignmen t or sublease to this Lease does
not violale any lhcn existing exclusive uses at tho time or mutual execution
of such assignment or sublc:."UC . In addition, ir Tcnan1 desires a re1ail use ,
.Landlord sha ll approve tht use in acconlance wi1h 1~ provisions set ronh
in Section S.2 (Section S, I)
ts) PROHffllTEP USES: Any use ocher than the Pemtincd Use. (Section
5.1)
(I) SSllllllBS: Tcnanl sha ll cnr.tfuct business in a fint clus manner.
(Section 5.2)
(u) B..ENI: The Minimum Rent and AdJitional Rent
(vJ ADOITIONAL RF,NT: Any amounts which this Lcuc requires Tenant 10
pay in addillon 10 Monthly Rent, Including, wi1hou1 limi111ion, Tcnanl 's
Shan: or Opc11tlng l!xpcnse,,
(w) COMMON AREAS : Thos, arus defined u such in Article 8.
h:) I.EASE YEAR: A period or twelve <12) ,onsecu1ivc calcnd&r months
commcrd ng, If the Commencement dale Is the first day or a month, on the
Commer..:cmcnt Date . U 1hn Commcnccm,.,u D11c is not lhe fl~• day of
a mon1h, •wse Year• mean, a period or1.vclvc (12) consecutive calendar
11on1hs commcnci111 on the finl day of the month immediately followin&
1hc Commencement Date , and 1hc finl Lease Year shall include such partial
month .
(y) PRIME RATE: The rate of interest from time to lime r.nr.ounccd by
Citibank, N.A .1 New York , New York tCllibank•), or ilnY successor to
il, u its prime n1e . tr Ci1ibank or any successor to it ceases to announce
ils prime ra1e , Landlord will dcliCMle a subSlitulc financial institulion for
purposes of dete!mlning the Prime Rate .
I( any other provision or this Luse conlndlcts any definition set fonh in lhls Article, lhc
01her pro vision will prevail for purposes of such provisions.
ARTICLE2
Grant and Tenn
Section 2.1 Demised Purolsn-In considcntion of the rcnls, covena nts, and
agreements herein (eserved and co ntained on the pan of Tenant to be perfonned , Landlord docs
h(!rcby lease 11,d 1fcmise un10 Tenant the Premises , Landlord reserve, unto itself the roof and
exterior walls or 1hc Building and the right 10 place in the Premises (in such manner as 10 mducc
10 a minimum the interference with Tenant 's use or the Premises) u1ili1y lines, ripes, and the like
10 serve premises other 1han the Premises, and to replace , maintain , and repair ~!lch utilit y li nes,
pipes , and the li~c in, over, and upo:'I the Premises , Ttnant agrees 1h11 the noor aru and
Tenant's S!aa re as thole 1enns are defined in Sec1ion I. I, may be ~alculated in 1he evcn.t lhat the
Shoppin, (."enter and.",:,r the Premises arc remeasured 11 any time during the Lease Tenn, as
hereafte1 ,I fi ned , and i1 is detennincd 1hat 1he mtal number of square feet of rcn1able floor area
in improvv,t)efll1 i:onStructctJ in 1hc Shopping Center and/o r 1hc noor area of 1he Premises differs
from thOS( st~ fonh herein . The noor aru or tl u: Premi ses shall no1 be incru;,!'.d or decreased
by an amuw,1 h1 cx~eu ur fiv e percent (51') as a re.l ull or such remeasurement.
Settlon 1.2 Imn-TI1e Tem1 or this Ltase shall be as set fonh in Scc1ion: .1(1). If
the Tenn is e1t1ended (pursuanl 10 an option co 1111i ed herein , Jr any, or ot herwise), 111 rcfcrcnces
in 1hls l..e3sc 10 Tenn sh;tll au1oma1ically be co ns1med 10 include any suc h exlension TI\C Tenn
and Tenan1 's obliga1b n 10 pay rent hereunder shall commence on the Commencement Dale L, set
runh in Sec1ion 1. l \a), No1wi1hstanding the dal C' sci ronh in I. l(g) above, ·r Landlord has noc
completed Llndlord's Work in acconlance with Exhibit C auachcd hereto on er before said dare ,
ihe dare in I. l(g) above shall be l1elayi:d by 1hc number of days by which Lamllord 's Work was
so delayed , and this Wse sh.;all co n~inue in full force and d'fec l in accordance with i1s tenns . Tiie
delay of the Commencement Date shall be in full sa1israc1ion or any cla ims TeRJ.nt mighl
.Ml J )I IOJ
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otherwise h, ,c as a rn.n1lt of suet: delay . The Rxpirarlon Date shall be the last day of lhc Tenn.,
as ii may be extended .
Section 2,J Supp)cmcnlal Acrttcucnl-tr, in accordance with 1he fopgoing provbionl),
1hc Comr1cnccmcn1 Dare would occ ur on 01hcr th11 .1 th: firs1 day of a ca lendar mr,11h, 1hc.
Comm cncc mc:nl Da le sh11 II be delayed umil Che first ll1&y of the nex t calendar month and the Tcrm1
shall he mea sured fmm said dine; provided, however , durin& any period prior 10 such de layetd
Co111mcnccmcn1 Dille all 1cnns and provisions set fonh In lhis Lc3sc , including, but not limiu:ul
co, Tcnan1's obliga1ions 10 pay all rem, Addicional Rc:nl , and all 01hcramounu requi red to be paud
hereunder , shall co mmen ce as of such ea rl ie r date . In onJc r 10 place in writing 1he cxact d.itcs mf
commcnccmcm and rcnninari on of 1hc 1cnn of 1his Lase, 1hc pan ics sha ll , llS soon as prac1icabl ~
after 1he Commence men I Da1c , eKccu 1e a supple menial agr~mcnt to become a pa n hereof, senm !:(;
fo nh 1he commence ment and renu ina ti on da1es of che 1enn of thi s Lease as de1ennin«:tl und er uu::
pro vis ions of this Aniclc 2. The fom1 uf the Supplemental Agrcemenr shall be. similar 10 lh au
which is a11achcd hereto as E111:hlblt 1''.
s«1lon 2.4 Condition nC lhc Premlw and Tenant's Ptrlonnanco or Wnek amd
lnstaUalinn n[ Fhourct In Adnocc o[ Itnn-Cons1ru c1ion of 1he Premises shall be 1111
ac co rcJancc with 1ht:: Wor k Lener anachcd hen:10 as E.llhibll C and incorpora1r.d by refercnc:e
hen::in for all purposes . All wo rk and ma1eria ls specifically idenrified on E.w:hlbll C as being Jll
l.a ndlon.l 's sole cos 1 and expcn~ sha ll be referred to herein as •Landlord's Work .• All fini11h
worL: including insra lla1 ion of lradi: filuurcs and fumishings , 01hertha n Landlord's Work , requ irc:d
10 make 1hc Premi ses suitable fo r Tenan t's occupancy and operation of ils business 1hercin shall!
be n:ferrcJ 10 herein as •Tenant's Work ,• whi ch 1enr shall include those ponions of Tenam :·.s
Work which LancJl ord 's con 1rac1or has agreed 10 perfom1 at Te n;m's sole cost and eKpense. Pmur
10 en1ering upon the Pn:misi:s, Ti:nanl shall ohlain Landlord 's wrinen approv:il or Tc:n:i nt ' s plams
and spcc ilica1i ons , c!eposil wilh Landlord certilica lts or insurance as rettuircd pursuan t to Scc1imn
12.1, and com pl y whh 01her requi r-:mc:nu which may be set fo nh C' Exhlbll C. Tenant's plani.s
and s1>c:cifica 1ions fo r Tenant's Wor ~ have: bc:c:n approved . Landlc.ru !' rc:view of Tenant 's p!:uns
and spc:c ifi ca ti ons arc so lel y for Landlord's co nvenience, :ind f and lord's approval of such plams
and spcci fi ca cions shall r.ot cn ns1hutc r:vidence of complia n i.: of su ch plan s with any appllc:WUc
loc31 or state governmental code or regulat ion governing lhc same o, the adequacy thr:rcof ffur
Tenar.t's proposet.J use of lhc premises . Landlord shall ad vise Tenant of lhc earliest da re whic:h
Tcr.anl ca'l enter the Pn:mi scs for commencem ·nt of Tc:nant's Work (the •De li very Oa1c'"'L
Tenant shall en1er upol" lhi: Premises forthe purpose ofptrfom1ing Tenant's Work, and all suc:h
work sha ll be done in such manner u not 10 in 1erfere with any other tenants in the Shoppnng
Ccn1e r :a nd in co mpliance wi1h thi s L:ase . If on 1hc Di:livr:ry Dale Landlord 's contractor has mm
co mph:.tOO LandlorcJ's Work orponions ufTenant's Work whi ch Landlord's co mraclor has a1rc:::.ct
10 ~rfolTll at Tenant's sole cost and eKpense , Tenanr sha ll ..:oord inatc comple1ion of iu work w,uh
the rnmpleti on of Landlord 's Work and such othe r wo rk as Landlord may have agreed 10 llawc
co 1111uc:1ed . Landl orc.J agrees 1hat as of the Delivery Date, Lam.llord's Work will be complded
101hi: point 1hnt Te nant can effeccively co mmence Tc:nan l's Work in 1he Pre mi ses. Commenc:mg
on 1he Delivery Date , Tenant agrees 1ha1 all 1cm1s and provi si on s of th !:; IA!ase shall be in cffc:::t,
including but noc lim ited co Te11ant 's oh lig a1ion 10 pay for che ulilities (gas, heat . waler :und
el cc1rici ty} which shall be fum is hc:J 10 lhe PremiSt:s , except Tenant shall not be ohliga 1ed tu JlllY
Rent as described in Anicle J un1il required in accorc.Ja ncc: with chis Anic lt: 2. To the ..:x 1e::it
Tcnanl'S share ca n be determincc.J haSc<l on ac tu al usage through rhc use of se parate submc1c:rs ,
such suhmerers shall be usOO in calcu la1ing Tena111's AJditional Rent .
Section 2,5 !lllfllln1..illrlllillCJ..SJJw:, (ln1en1iunally Dolc1etl J
Sec:tlon 2.6 ShnDDiDI Ce nter. Landlord curren1l y leases the Shopping Cen 1er 1iTum
Englewoo d Environmen1al Founda1ion , Inc ,, a Cl.)lorallo non-pr ofit corpora1ior, (•Ground Lthorr")
in accordl11c,: wi th 1ha1 ce u ai n Gro und Leas e dated as of Au!!US I 4, 2000 , as amc:nded (1he •Lam.ilmrd
Lt:u ,") Te nant aclrnowlc:dges 1ha1 this Lea se ii; in all rcspccu subject 10 the term~ and prov1S1 mns
of1he Landl ord Lease ,rnd 10 all nmdifica 1ions , amen:Jmenu, an d revisi ons thereof .
ARTICL[l
BlnJ
Src:lion l.1 Minimum Rcnl , Tenant agrees 10 pay to Landlord at the office or Landlord
or at such 01her place as Lr.ndlord may dcsisn■te in wri1in5 in advance, without notice, offset, or
deduct ion of any kind whatever, Minimum Rent as set forth iri Section 1.1(1). The amount due shall
be payable in advance on 1he Delivery Date and only Additional Renl (as defined in Section l .4
btlov,) will be payable lhercaftcr.
Stet Ion 3.1 Rcmc ■1urcmcnf. In 1heeven1 thAt Landlord elec1s10 rcmeasure1he Premises
as set forth in Section J. I herein, 1he pro ra11 share for Add i1iooal Rent shall be recalculated .
Sccelon l .l Benona hY Icn ■nt -(ln1cn1ionally Oetaed)
Section J .4 Addlllooal Ren 1. Any other sums of money or charses 10 be paid by Tenant
pursuant 10 the provisions of any other sections of this Lease shall be designated u • Additional Rent•
and shall be payable without notice, suoff, offset, or deductiOA of any kind .
Sullon 3.5 PHI Due Addition ■! Rcn1 . If Tenant shall fail 10 pay any Addl1ional Ren1,
such unpaid amounu shall bear interest from the date thty are due (if not cured wi1hin Che permiued
ti v4.l (S) day business day period set forth in Section I B. l(a) herein) to the dace of payment al the rate
of fiftctn percent (IS%) (hereafter the •ocf1ult Interest Rate•). Funher, in the event any renls or
other amounts owing hereunder arc not paid within five (S) days after 1ho same is due and payable,
landlord and Tenant 111ree that Landlord will incur additional administrative expenses, 1he amount
of which will be difficult if not impossible to detennine . Accordin gly, Tenant shall pay the Lanci:nrd
an additional , one•time la1c chargo for any l11e payment in the amount of One Hund red Dollars
($100). Any 1moon1s paid by Lamllord 10 cure any defaults ol'Tenant hereunder, which Landlord
shall have the right , but not the obligation 10 do, shall, if not repaid by Tenant within five (S) days of
demand by Landlord , thereafter bear interest at 1he default inacnst rate set fonh above.
ARTJCL[ 4
Ito1n1 11 Work in lhc Prc■isu
:;eccion ,.1 Itn ■nl'I OhUc ■tlon1 . Tenant't Wort shall be performed in a good and
workmanlike maMcr, in compliance with all applicable governmental laws, codes, rules and
regulat ions, and free of any liens r,r labor and materials and subject to reasonable requiremen1s u
Landlord may impose . Tenant agrees to indemnify Landlord and hold Landlord harmless ag11ins1 any
loss, liability, or damage, cost or expense resulting from any such Tenant Work performed by or for
it.
ARTICL[5
Ilse of Premises
Secclon !i.l Use of Prem Un . During the Tenn 1he Premises shall be used solely for 1he
Pcrmiltcd Use as defined in Section I. l(r) above and for no other purpose . Tenant may not change
the Pcnni11cd Use of the Prem ises excep1 wilh !he express prior wriuen constnl of landlord wh.ich
may be granted or denied in Landlord's sole discretion Any ,iolation of1hesc use res1ric1ions, no
mancr how minor, shall be deemed a ma1erial default by Terwu under 1his Lease.
Secllon 5.1 ~•J.llUII.I. In the event Tmant desires 10 use the Premises for a
reiail use , Tenant shall ob11in prior ,pproval from Landlord , provided , however, if Landlord fails 10
approve or reject a proposed 1enan1 within founcen ( 1-1) day1. following 1he date such approval is
requested in wri1ing , such pr oposal shall be deemed approved _ Such approval shall be in Landlord't
sole discretion fora period orsixty (60) months following the Commencement Dace and commencing
in the sixty-firn (6lst) month , Landlord shall use its reasonabk discret io n for 1he remainder of1he
Term in exercising Landlord's approval riHhl.
Stccion 5.3 Co.mnlw1c:e :vrilb Laws ind Ruul11P,n1 Tenant shall II all times main1ain
and conduct iu business, insofar as che sa me relates 10 Tena.nrs use and occupancy orthe Premises.
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in a lawful manner, and in strict compliance with any maintenance and/or easement agreement, all
3ovcmmcn1al laws , rules , regulations , and orders and provisions ofinsurancc um.lcrwrilers 1pplicable
tu I he business ofTl!nan t conducted in and upon the Premises includins 1hose wilh respect 10 s1or111e,
handling, discharge, and lranspon of any pallutant , contaminant or huardous, toxic or dangerous
substance.
Section 5.4 Sl1od1rd oCOncnUan . [Intentionally Deleted)
Scc li on 5.5 ~. (lntcnllonally Deleted)
Sccrloa !1.6 Affirm ■UYC Covenants oCitn■nl Rdallvc In UsHe oCPumisc,. Ten ant
hereby covenants and 11n:4:s :
(a) To keep 1he sidewalks in front of and around said Premises free from ice
and snow (provided , howev~r, t hat Landlord, as pan of 1hc Common Arca Main1enanc1
included In 1he Shopping Center Operating Costs, shall use commercially reasonable
erfons 10 keep the sidewalks of 1he Common Arca clear), and said sidewalks , service,
and/or loading areas for the Premises free from all liner, din, and obstructions, and no1 to
display merchandise on sidewalks, mall, or other public areas ; and
(b} To keep said Premises clean and in the sanitary condition as required by the
ordinances , and the health, sani1ary , and police regulations of any governmental unit having
jurisdiction ,
(c) Nei1her to permit nor suffer sa id Premises, or the walls or floors thereof, 10
be endangered by overloading.
ARTICLE6
Malnlcnance and B191ln
Sedlon 6.1 llx..Ll.n.dlArJ , Subject 10 reimbursement as provided in Aniclc 9, Landlord
agrees 10 keep in good order, condition, and repair lhe exterior, founda1ions 1 roof, and s1rue1ural
ponions of 1he Building (exccp1 doors , glass, and glass windows, but lncludlna gutters,
downspouls, all service pipes, lines, anrl mains leading 10 and from the Premises); provided,
however, if the damage thereto was caused by any acl or negligence of Tenant , its employees,
agents , li cense.cs, or contractors , Tenant shall be solely responsible fo r the cost of su ch
maintenance or repair. Landlord shall not be responsible for making any plumbin g, electrical ,
or mechani cal repairs or rci,lacemenu or other improvemenls or tt:pain of any kind upon or
wi1hin the Premises exccp1 as may be cxptt:ssly required in !his Lease. Tenant covenants and
agrcc:s to penni1 Landlord al any time to enter the Pn:miscs to examine and inspect the same or,
if Undlord so elc.:u, 10 pcrfom1 any obligations of Tenant hen:under which Tenant shall fail to
pcrfonn whi ch faih1tt: is not cured wi1h in five (S) days af1er notice from Landlord (in which even!
Landlord shall be: entitled 10 charge Tenant the cost of such items plus fifteen percent (IS$) for
overhead due from Tcnanl upon presentation of a bill 1herefor) or 10 pcrfonn such cleaning ,
maintenance , janilorial services , repain , alldilions, oral1era1ionsas Landlonl may deem necessary
or proper for 1he safely, improvemen1 , or ptt:serva1ion of 1he Premises or of other ponions of 1he
Shopping Ccn1er or as ma y be required by governmental au1hori1ies through any code, rule,
rcgula1ion . · .11ance and/or law . Any such reentry shall not cons1inue an eviction or enlit le
Tc:nanl to al .i .. ment of rent.
Section 6.2 Bx..T.mant. Te nant from and afte r the Delivery Dare , and until the end of
lhc Tenn, agrees 1hnt il will be responsible at its sole cost and expense for all repairs,
main1enance , and replacements 10 lhc Premises other 1han those specifically required 10 be
pcrfonncd by Landlonl in Scc1ion 6.1 aml 1his S«lion 6.2, including hu1 not limited 10 chc
incerior and exterior ponions of all doors , windows , pla1e glass, and show case ; surrounding the
Premises; 1hosc mechanical, plumbing , heating , air conJilioning, ventilaling , and electrical
equipment and systems; panitions and all other fixtures, appliances, and facilities furnished or
Installed by Tenant or Undlord . Subject 10 rcimburseme nl as provided in Ar1icle 9, Landl ord will
enter a maintenan ce co ntra ct for the HVAC uni t for the Premises which coniract will cover routine
inS(lCClion and routine 111aln1enancc or the IIVAC unh . l11e maln1enance co111ract shall not serve
to muJiry Tenant's obligailons unde r the Luse for repair or rcplaccmcn1 or th e Premises ' HVAC
11ni1. All work in the Pn:mises sha ll be perfonnOO by Tenant in a good and workmanlike manner
in co mpl iance wi th all ap1llkabh: govemmc111nl laws, C(kh:.,, rules , aml rcgula1ions rn!e or any
liens for l:ibor :ind malcrials , antl subject 10 such reasonab le requirements u Landlord may
impose . l..andl onJ shall ha ve the righl 10 [)OSI the: Premises with a notice of a non •liability in
co nn1.-c ti on with any such work pcrfonned hy or on bc:lu,lf ofTena nt.
Sec.1lon 6.J Surre nder n[ Premlus . At the e1tpira1ion of 1he Tenn , or any artier
1ermination of 1hc Lease , Tcn:int shall surre nder !he Premises in the same condi tion as c1tistcd
upon 1hc completi on of all Tenanc's Work , ordi nary wear and 1e.u excep1ed and Tenant shall
remove all of its furniture , 1rade 1ix1ures and equipmenl not a!tached 10 the Premi ses or other or
Tenant 's personal pmpcn y. In the event T1.-nam fails 10 vaca1 c the Premises on a timely basis as
n:quired, Tc,1an1 sha ll be responsible 10 Landlord for all cos ts incurred by Landlo rd as a rcs uh or
such failure, including, but not limi1cd to, any amounts require<l 10 be paid In th ird panics who
were 10 have occupietJ lhc Premi ses . All furniture, 1rade fixtures and e.quipment not anached to
1he Premises, or other ofTcn:mt's persona l propcny, not so removed shall conc lusively be deemed
10 have been abandoned and may be appropria1ed, so ld , stored, destroyed or otherwise disposed
of hy I...and lord wilho u1 notice 10 Tenant or any other person and wi1hou1 ob ligation 10 accoun t
1herefor; and Tenanl shall pay Landlord all upenses incurred in connectio n wi1h such propcny ,
incltnling , bul n,11 limilcd 10, the cos1 of repa iring an) damage 10 1he Premi ses ca used by removal
or su ch projl(ny. Tenant's obligation hereunder shall survive the e11pira 1ion or 01h..:r tenninati on
of 1his Lease .
ARTICLE 7
ram
S«llon 7. I I.1rndlnrd'!1 fte.,WlJl.UbJ..lJU_. Subjec1 10 reimbursement as prov ided in
An ic lc 9 and Secti on 7.2 bc:low, Lilndlonl shall be responsible for the 1imely payment o( aJI
gene r.al and specia l 1111es and assessme nts and all other govemmen1al cha rges levied , assessed or
imposr.d on the Shopping Ccn1er , and all improv..:men1 s co nstructed !hereon {i ncluding Common
Areas locatetl thereon (as hereinafter defined)), all assessments for loca l improvements, ir any ,
:11tribu 1ablc 10 the Shopping Cen1e r, and any new taxes which may be levied or assessed on
LamJlord or the Shopping Ce nter basetl upon gross rcm:ils in lieu of or in additi on to the cum:nl
~al pmpcny laxes (fo r the purpose s of determining suc h new tax ; however, 1he Shopping Cen1er
shall be d~mcd 10 be Landl ord's sole propen y)(hereafte r co llcc1i vcly th e •Real Es1a1c Taxes •).
Landlord shal l pay 1hc Real Es 1a1e Taxes before the y become ddinqucnt. Jlow i:vc r, if :iu1horitics
hav ingju n sdi ctio n USC:iS Real Es1a1e Taxes which La.ndlorJ deems e1tccssive, Landlo rd may defer
co mplian ce 1herc wi1h IO the cx 1e1H pc nnin cd by 1he laws or 1he S1a1c or Colorado , so long as 1hc
vn lillity or ilmou111 1hcrt0f is co nt es ted by L.rndlord in good faith and so long as Tenant 's
occu pancy of 1he Prem ises i~ not dis1urhcd or 1hrca1encd .
Section 7.2 · Ienan1•s Addumoiu..Rml . Tcnanc shall pa y during each Lease Year
durin g tht! Tenn , as Addi1ional R..:nl , Tc :v·1t 'sSharc of all of1hc: above •dcsc rihed re.JI cs 1a1e 1ucs
1111he manner se t fonh in Scclion 'J .J b..low, subj ec t 10 the following :
(a) Prior 10 or at any time after 1he commenccmcn1 of 1he 1enn of the t.nse,
!he Tl!nant (or any agency or Tenan t) sh:ill have the righ l 10 request and take appropriate
:ic1ion 10 punuc 1he requl!st, if necessary, 1/m 1he Pn:miscs (or any ponion thereof) be
de1e m1incd to be c1tempt fro m real propen y tues. Lilndlonl will coo perate wilh Tenant
in rcques1ing :i nd punuing such lax e1tcmp1i on. If 1he Premi ses are not tu ,u empt during
any po n ion of a Lc:ise Yc::ir during 1hc Tcnn, Tcnanl shall l'l:iY as A<ldiliona l Rent ,
Tcnani 's Share of nil of 1he above -dc sc ribetl Rea l Esiate Ta xes in 1hc manner set fonh in
Section 9.J below ; provillOO 1ha1 iflhe Premisc:s are IU•exempl during a po ni on or !llch
Lease Year , Tcnan1 ~hall onl y ht: oblig:11cd 10 make a poni on or 1uch paymen1 equal 101he
po nion or the Lease Yl!a r in wt11c h !he Premi ses were not 1a1t -ex empt . If a po n ion and 1101
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all of 1he Premises ue deemed 10 be IU ·eltcmpt, Tenan1 's Share for purposes of 1hls
Sec 1io n will he reco mp111 ed baSttl onl y on square foo1age of that ponion oi the Pn::111iscs
1ha1 is not IU ·CXC lllpt .
Sedlon 7.J 01.htc.Inct . Tcnan1 shall pa y all 1axes asseucd on its merchand ise , in.de
fi xtures, am l eq uipment in ur upo n 1hc Prerni~ and also genera l lice nse or frandusc laxes anti
rent tallcs, if any, which may he required fo r the co ud uc t of Tenant's business .
ARTIC LE I
Com mon Ams and Mal nrcn anre Theme
Sectio n 8.1 Commo n Areas. Landl ord hereb y grants 10 Ten an t 1he non-<.zclusivc rig hi
10 use 1he Com mon Areas, as herui naflerd efincd , subject 10 th~ co ndil lo ns hereinafter Staled. Th e
co ndil io ns of Tenant 's use of suc h Commo n An:as arc as foll ows :
(a) The Commo n Areas shall be used by Tenan1, its agenu, employees,
cusco mers , and inv icccs, in co mmon with agenlS, emp loyees, cusl omers , and invitees of
Landlord and 1he Ol her ow ners , oc cupan cs , and 11:nanu from time 10 tim e in the Sho pping
Cente r.
(b) Tenant 's right 10 use lhe Common Areas shall tennimlc upon the
1ennina1iun of 1his Lease by lapse of time or 01herw isc.
(c) Tena nt shall make no use of the Common Areas whic h sh.a.It interfere in any
way wit h the use of 1hc Common Areas by 01hers.
(dl Subject 10 the provisio ns hereo f, Landl ord shall ha ve lhe right from 1ime
10 lim e 10 co nscru ct ocher 1empora.ry and pcnnanenl buildin gs or impf'O\'cmenls in lhe
Common Arc.JS or elsewhere in the Shopp ing Ce nt er, 10 change the loca1ioa or character
of, 10 make aJ1er.11 lons of or additions 10 the Co mm on Areas , to n:pair and rccons1ruc1 lhc
Co mm on An::as, and 10 do any suc h 01her acls in and to lhe Co mmon An:as as chcy may
dee m desi rabl e 10 improve 1hc convenience !hereof, provided that none oi the foreg oi ng
sha ll unrcasonab ly in 1erfcrc with Tenant'" use of the Prem ises,
(c) Use of all 1.arki ng areas or other Comm on Areas shall be sut>;ect to chc niles
anJ n:gula1ions from lime 10 time approved by Landl ord .
The •common Area s• as used here in sha lt mea.1 and refer 10 all of the following to the
Clt lcnt 1hey an: loca ted in 1he Shopping Cent er: parking areas; sidewalks; canopia~ mall; suec1s ;
p,asscnger ve hicle roadways; lm ck roadway,; loadi ng platfom1s, and s1airs not conuincd in sc ores ;
pu bli c and com mon was hrooms; lounges and shcl1 ers; and any other faci litic availab le for
co mmon use by all 1enan1S and occupa nls of space in the Shopping Center and tbcir emp loyees ,
agcnls , cus 1omen , liccnsec:s, and invi1ecs, as Chey may from time 10 time Cllist lklri ng the Tenn .
L.1ndlortJ res erv es th e rig ht 10 prc ve nc 1hc ac qu isitio n of publi c righ1s in such areas, or 10
discourage 11unc us10111er parking . Subjec:110 the pro visio ns of Section 6.1, and in ICCOrdance wich
any main1 cnn nce and/o rcasc:mcnl ai;n!l.·menl , the Co mmon An::1sshall 00 mainlaincd and opcrn1ctJ
in good, clean , and onlcr ly condition . TI1e 111anner in whic h Co mm on Arc.as UWI be mainta ined
and op;:,rated and 1he eltpe nd i111res therefo r shall he al 1ht: so le di sc reti on of LandJord.
Section 8.2 Purkin c Arn and l lchUnl , All of 1he pa rldng areas exi sting in the
Shopp ing Cente r, including 1hc li ghti ng 1hen:of, sha ll be maintaini!U in good rq>air and cle.1 n
condhion, reasonab ly clea r of ice and snow , al all timc:s during 1he Tenn and any ClltCn5io ns
llen:of, in acco rdance with any maimcna ncc and/or castmen1 agrccmem . Landlord agrees chat
Tena111 may , du ring lhe Tenn , wilh Ol hers , have !ht: non-ell clus ive ri ght 10 use .ill parking are.is
of 1he Shop ping C..:nl cr fo r 1he accommod.11 1ion and p:1rk ing of suc h au lomobiles of Tenant , us
offi cers, age n1s, an<l cmp loya:s, anJ cus1omen while shop ping in 1he Shoppi ng Cenccr: but II is
unt.lcrscootl ;111J agn:ed 1ha1 Land lord shall have lh t: right , to be: exercised reasonably, to des ignate
from li me to 1imc and 10 change from 1ime 10 lime, 1he loca1 ion and direc tion of suc h parkin g
lanes and nrcas and 10 rearrange nnd rel ocat e pa rking iuus so long as adcqua1e pa rking fo r :tnc
Shopping Ce nter is mainlainet.l . Adequate parking sha ll me.a n that r.11io of parki ng spaces 10 s1cn::
area required by app lica bl e gov ernmenta l a111horith:s. Tenant agrees 10 cause il s cmpl oyec::s 10
p;irk 1hd r c;irs only on such areas as Landl ord may from 1imc 10 time de siana 1c as cmplo ~c::
parking arca.1 , and such em ployee parking arca.1 may be: loca ted ou uide the Shopping Cen1c,
pro \·il1etl 1hc same arc wil hin a re:1sonablc di stance or che Premises . Upo n req uest of Landlon:rl ,
Te nan t shall fu rn is h 10 Lanl11ord a co mple1e li st of the lice nse numbc:rs of all aut omobilr:s oper.uc:.d
by Tc nnnl , its empl oyees , sublcssce.1, co ncessi onaires, or lic ensee.1 .
ARTICI.E9
Sho notn1 Ccnlcc Onenuln c...C.O.W:
See r lo o 9.1 Shon nine re nice Qperalln 1 Costs Penned . ~s hopping Ce n1 cr Opcr.u11 ng
Cos 1s · shall mean all costs am.I ex 1,cnsl!.I of any kind or nature whi ch arc nece ssa ry , and .m:
cu st omari ly in currcJ in l...andl onJ 's opera ti on and maimena nce of the Shopp in g Ce nt er arising ,.aw
uf Landlord 's ohli ga 1ion 10 maint ain aml repa ir undcr I hi s l...&!.1se , or which arc reasona bly to '1 1C
di:tc nn lncd by Land lord appropriate ro r 1hc bcsl in1 cresu or the Shopping Cc111c r, lnclulli ni£,
wi1hmn lim i1a tio n, lhe Built.ling Opera ting Cos t (as dc fin et.l be low ) all cos ts anti cxpense::s uf
operating, ma intaining, repa iri ng, replaci ng, lighting, cleani n1 , painting , stripi ng, and policmg
all Co mm on Areas alltl all impro ve ments th eret o (includ ing cost of unifonns, equip ment, and .all
cmploymeni caxesl; co m or utilit ie s for lhc Co mmon Arc.as; coSIS of all roof re pair; cosu of ..wll
supp lics; cost of sa lari es fo r Landl ord 's on•s ile sta ff, if any; insura nce premiums for lia b1 iiuy
insurance fo r perso nal injury, death , and propeny damage; coses or wo rk er's co mpcns.u11:m
in surance covering perso nncl and fi de lity bo nds fo r J>e rsonne l; com of insu rance against liabiliu y
fo r dcfamati on anti claims of false am:~t occ urrin g in and aboul the Co mm on Areas ; cow iur
n:mova l of snow, ice, and deb ri s (except as se t fo nh in Sec1ion S.6 above); monit ori ng or fi n: Jmd
sec urit y sys1c111s fo r Co mmon Areas ; com fo r regu lat ion or traffi c; cosu and expcMC:S of
n:placcment of paving, curbs, wa lkways, landscaping , drainage, and lighcing faci li ties for :the
Co mm on Areas ; cosis and expenses of plant ing, n:p lan 1ing, and rep lac ing fl owers and shrubbery
and plante rs ; all cos1s of labo r, includ ing wag es anti 01hcrpayme n1 s including disabilit y insu r.u-=,
payroll rues, welfare, ant.I all lega l fct s and othcr coslS or expe nses incurred in resolvi ng llilY
labor dispu tes ; cos1s and ex pen se for the n:n1 al of mus ic program services ;ind loudspc:a.=r
sys tems, includ ing furnis hing elcct ricily 1hercfo r; sprinkler maintenance com; management l=s
for 1he opcr.1 1ion and mainlen:m ce of th e Shopp ing Cen 1er. Shopping Ce n1erOpcr.11 i11g Cosu siuall
nm i;,cludc: real es 1a1c 1axes as defined in Anic le 7; insurance as lJescribed in Ankle 13 : CClllS
of work pcrfonncd excl usively fo r any 01hcr tena nt in lhe Shopping Cc nler other lhan won: .:rf a
kind anti sco pe which l..and lurd wo ulll be ohli ga 1cd 10 provid e 10 all 1enan1s; leasin g co mmiillL"1115
an d mhcr expen ses a11ri bu1 able so lr:ly 10 leasing of spa ce in 1he Shoppi ng Ce mcr ; cos ts of rq,atm
or rebui ld ing nccessi 1a1cd by conde mn a1io n; costs of capilal improvemem s excepl su ch ~ma!
improvemenis which otherwise rc<lu ce overa ll Opera ting Costs; or dcprccia1io n on 1he ShoAHmg
Ccnle r, ex cep t as i:xprcss ly provided above. The Buil di ng Ope r.illing Costs shall in cl ud e all ..:::ms
and expc:nscs of opcra1 ing , ma intai ning, repairing, rep lacing , li ghcing , clea ning, pain1i ng , .imd
policing !he Buil ding, including , bul not limitttl lo those poni ons of th e Bui ldi ng co mmcmly
know n as the lire s1air•wcl ls, fin: closet, Building co mmon arc:a , fin: alann syste m and associ:uted
monitoring costs :md fce s.
Secti on 9.2 Temm l', Pro Rai a Sha ai o[Shnunin@ Cen ter Ooenrin a: Cosf s. Dur.mg
each Le ase Yea r during the Term 11 nd any e1t 1e11s1on th ereof, including the firn Lease Yc:ar, T eiur.,1
will pa y Landl ord Te nant 's Share of Shopping Center Opc:ra1ing Com as hcrealler pro1.1uc:d
Tena m's Share of Shopp111g Center Opcra ling Cos ts shall be co mpu1cd by calcu la1 ing a fr ac tio n. .:he
nume ra tor of which 1s th e sq uare foo tage of noor area in 1hc Premises, th e dcnominahlr of v.hu..:..,i ,s
et\ual 10 1he 101al square foo tage of Ooo r area in all bu 11tl ings loca1 etl on Lois 2 and 4 in th e ShopJJlmg
Center whi ch Lois con 1a111 all uf1he in-line retail spac e, Such fraction shall 1hen be mu l1iplicd b~ :rhe
l11 •L1 ne Sha re of Shoppmg Cc:mer Opcratiny Cos ts For purp oses of 1his Sec 1io n 9.2, the ln -Lme
Shar e: of Shopp111g Ce111cr Opcnrnng costs sha ll be :?8 J I ~• uf 1he total Sho pping Ce nter Opcnamg
Cmas wluc h has been caku la1cd hydi v1diny 1he 101.11 land arc:a of Lots:? an d 4 by the 101al land m"Ca
of 1hc Sh opping Cen1er For th ose item s 1ha t ca n be tle 1crmi nctl by usage, such figur es sha ll be •J~d
111 detcrm111111g suc h share •
··,•
•
Section 9,J Place ■nd M ■nncroCPnmcof oCisn ■nl'J Pro 8111 Shiu o[Shonuin1
Cc:nlct QpcnUn1 Colla, Ht ■I ESl ■lc T11t1, 10d fmur■oct Commenci ny wit h 1he
Commencement Oare, and each month thereafter duriny 1he Term, Tenant sha ll pay one•twelfth
( 1/12) ofils es1 imaied,Ten1nt's Share of Real Euat e Taxes, u described in Sec1ion 7.1 above (based
upon lh e ac 1u1I Re al Es11 1c Taxes fo r lhe prior IIX year, if any, or if no ne , based on La ndlord's
es1imat e there of), oue-twclft h (1 /12) ofi11 es1ima1cd Tcn1n1's Skare of Sho pping Cen1er Operatin11
Cos11 (wit h 1hc excep1ion or the costs of u1ili 1ies, for which Tenant's payment obliga1ion sha ll
co mmen ce as of the Delivery D11i,) as described in Section 9.1 above (based upon ac iu al Shopping
Cen ter Operating Cosu fo r 1he prior twelve( 12) month period, if any, or if none, based on Landlord's
es1i ma1e 1hereot), onc-twelnh ( 1112) ofi 1s estimated Tenant 's Share orinsura ncc prem iums described
in Section I 3.1 bclow(baseJ upon aciua l insurance premiums for 1he pri rirtwelve( 12) month period,
if any, or ir no ne , based on Landlord's es1im11e thereo f) and, if u1ili tlu arc not separal ely metered,
on e•lwelf\h (1/12) ofi1s estim11etJ Ten1n1 's Share ofu1ili1 ics not sepu ately metered (based upon
actual utUity charses for the prio r twelve ( 12) month period, if any, or irnone, based on Landlo rd's
es1im11e tlu:rcof) (hereafter collcc1ively referred 10 as •Ten.vu's Aggregate Pro Rata Share •) in
adva nce in equa l mon1hly ins11llmen1s. As soon as prac 1icable following 1he end or each Lease Vear
during 1he Term , incl ud ing 1he•fi rs1 Lease Year, Land lord w.11 not ify Te na nt or1he 1c1u1I amount
of Ten an1 's Aggrcgace Pro Raia Share and the difference between it and 1hc estimated amount
actua ll y paid by Tenant during the Lease Year just comple1ed, if any and the es1ima1ed Aggregate Pro
Rafa Share for 1hc cu rrent Lease Year. If, 11 the end of any Lca,e Yea r Tcnan1'sacmal Agg reg11c
Pro Rua Share exceeds, oris less tllan, the es1imatcd amount paid by Tenant during 1he Luse Year
just co mpleted , Ten1n1 shall pay 10 Landlord wi1hi n thiny (JO) days following L. ndlord's nocice to
Te nant, or Landlord ihall pay 10 "' nt, as the case may be, such amounu as are necessary 10 co rrect
chc discrepancy . The es1im11c r 1ant 's A1tareg11e Pro Raca Share shall be paid 11 1he same lime
and place as 1he Minim um Rent ; p 'lidcd, however, that Tawu's firs l r-1ymcn 1 of Tenant's Sh are
after rcce iot of no1ic:c fr om L ,o !lord se lling fo nh suc h amounl sha ll 1110 include one twelfth (1/12)
of such amount for each momh ofl he current Lease Year which hu elapsed prior to the making of
such lirst payment. For convenience, Tenant may inc:ludc paymenl of it s estimated Aggrega1e Pro
Rall Share and any ocher charges, ifany, payab le under the 1cm,s of1his Lease and 1he Minimum
Rent in one check, provided all sai d charges and said rent arc separately shown thereon.
ARTICLE 10
l!lill1ln
Scdion 16,t .cbJ..tu1, Tenant shall pay for all u1ility services, includi ng gas electricity,
domesli c wat er, sa ni11ry and storm sewer, and all other u1ili1y services furnished 10 Tenant for ult
in 1he Premises and cos ts fo r any elec1rical ca pacity or usage above lhose provided for in the Work
Leit er, and fo r any co m incurred as a resu lt of requircmen1s of any governmental Jr quasi•
governmen tal agency . If any such services arc not scpar11ely memed , Tenant shall pay ils
proponiona 1c share I hereof, as reaso nab ly dc 1ermined by Landlord based upon the number or te nants
who use such services and the 1ypc orbusiness in which each such 1enan1 is engaged . lf1 he Premises
is loca ted in a build ing 1hat u1ilizes a ce ntral HVAC sys1em for hea ting and coo ling , then Tenant sha ll
pay its proponionate share (based on the relati ve sq uare foo 1age of space in 1he Premi1ts com pared
aga inst the 1011 1 square foo 1age served by suc h sys1em) of all u1 ili1 y charges and maintenance related
10 the ope ratio n of su ch sys 1em . Tenan 1 shall pa y all such amoun1 s in 1he maMcr set fonh in Sec1ion
9 3 above Thi:rc slu&II be no abatem ent or deduc1ion from renl for any in terrup1 io n of services.
ARTICLE II
FhlUUS, Si 1ns ■nd ,\ltcn1ion1
Stclion 11. I fillllw. All fiw:tu re s ins1 11lcd on the Prem ises shall be new unless 01hcrwise
approved by Landl ord Said fix1urcs sha ll include, hut not be limiced to, unless otherwise provi ded
in 1he work le1ter , all ligluin~ fixtures, Ooo r coveri ngs , and inte rior p1in1ing and decora 1ing .
Stet Ion 11 .l SitnJ. Tenant !ehall not erect any exterior sign or any interior window or door
signs wi1ho u1 tirst obtaining lhe wri11en co nsenl of Landlord . All signage which is vis ible fro m 1he
CJClerior of the Pre:ni ses sh,1 11 he subjec t 10 1he sig n cri1e1 ,a set fon h in [1hlbi1 E, 1111ched hcre10,
made a pan hereor. 11 .I incorpor11ed herein by rercrcncc. Any other interior signs shall at all 1imcs
10
be in good 1a,;te and be main111incd in a ncal and clean cond ili on. In no event shall a roof sign; be
approved nor shall any ele ctrical sign whi ch utilizes moving pans or flashing , oscilla1ing, or muwmg
ligh1 s or va ri able lighling int ensities be approved, Fun her , all illuminated signs shall derive liglu trrom
a conceal ed so urce (no exposed globes , tub ing, neon, et c.).
Section 11.l Al.lulJ.i.g_nJ . Tenant may, from1imc10 lime, during the Tenn make , 11 its lllwn
co st and upense, an y reasonable nonsiru ctural al!c ra1i ons or changes in the interior of the Premuscs
provi ded the aggregate cost therefor in an y one instan ce docs no! exc eed Ten Thousand Dml la rs
($10 ,000 00) and pro vided fimher 1hey arc no! visibl e fr om the ex 1erior of 1he Pr emises . -~Y
ah cnui on or change wh ic h is· (a) vi sible from the ext eri or of the Premises (reg ardless of1hc .=os t
thtrc l>f), or (b) exceeds Ten Tho usau d Dollars ($10,000 00 ) in co sts , ma y be made o nl y •.wuh
Landl ord's pri or wriu en conscni fo ll owing Landl ord's revi ew and approval of plans and speci licamnns
fo r such alterations. All alterati ons or ch an11cs which Tenant has the right 10 make hereund er ,m 1s
pcrm i1tcd to mak e shall be perfo rme d in a good and wo rkmanlik e manner, in compli ance wi1 tr. all
applicable ~overnm cn1tl laws , codes, rule s and regulati ons, free of any lien s for lab or and m11 emal s
and subj ect 10 reaso na ble requirements Landl ord may impose, including but not lim1t eu:. 10
maintenan ce by Tenant of ade quate liability and workmen's compensation insurance. It is undersnnod
1hat "nonstructur al• shall include moving of .>tud partili l>ns, minor plumbing and ele ctri cal wo rk . and
modificat io n and re arran3cmcn1 of fix1ures . Landl ord agrees 10 cooperate with Tenant rbr the
purpose of securing necessary pennits for any changes , allerati ons, or additions penni1tcd under ·thi s
Sect io n 11.3 wi1huut expense 10 Landlord . Tenant will not alter 1he ex1cri or of th e PrCfTTU2S
{incl uding s1ore front an d sign !I) and shall have no right to make any change, alteration, or addimon
to the Premi ses which would impair 1hc s1ruc1ural soundness or diminish or increase the size th~or.
withoul lhe pri or wrincn co nsent of Landl ord , All costs of an y such wo rk shall be paid promptl w by
Tenant so as 10 prevent the asscnion of any liens for labor or ma1crials . All alterati ons or chamges
Tenant may make in lhc Premi ses shall be the Tenan1's res pons ibi lit y to maint ai n, repair and inuure
in 1he manner scl fonh in thi s Lease . All alterations and permanent fi xtures ins1all ed in !he Prcm1!J:Cs,
inclu ding , by way ofillustra1ion and n01 by limitat io n, all paniti ons, paneling , carpecins, drapi:5 or
oth er win dow covering s, and light fixtures (but not includ ing movabl e furniture or fixture,: not
auached to the Premises), shall be deemed a part of1he real estale and the propeny of1h c Lanutlord
and shall remain upon and be surren dered with the Premises u a pan then:ofwi1hou1 molcs11uuon,
Jis1urbancc or injury at 1he end of 1hc Tenn, or any extensi on 1hcrcof, whether by lapse of tim~ or
01herwisc, unl es s Landlord by notice gi ven to Tenant no later 1han fifteen ( 15) days prior 10 the-end
of the Tenn shall elect 10 have Tena'lt remo ve all or an y of th e aherati ons, and in such event. T~nt
shall promptl y remove ll Tcnanl 's .:.<pen sc the aheratton s spccilied by Landl ord and rc1um 1hcYrc-
miscs to th ei r condi1 ion pri or to lhe making ufthe same , reasonable wea r and 1car exce pted .
ARTICLE 12
f..ltl!!k.l.iahililY Insurance
Sec1ion 12 .l Ttnanl's l.i ahifily Jn su ranrc . Tenant shall , during the Term, keep im full
force and effect a poli cy of comm erc ial general publi.; liability insurancc {i nd uding liquor law liamility
cov erage fo r bodil y injury, death . and propen y damage ari si ng out of1hc sale or co nsumpu om of
alco holic beverages on the Prem ises, if all owe d by Tcnan1 's Perm i11ed Use) wi1h personal inj urf and
pro pcny damage liabilit y lim ils in an am ou nl Ill)! less th an One Mill io n Dollars (S 1,000,000 00). The
poli cy shall na me La ndlord as an add i1io nal insur ed, name Ten ant as an in sured and shall co m.um a
clause th at th e msur er w1 1I nut c:.ncd or chang e 1hc insurance wi thoul fir st giving La ndlmd 1cn 11 I 0)
days' prior wriu en notic e The insurance shall be in an insurance compau y itpprovcd 10 do buS111iess
in Co lorado , and a copy of1hc poli cy or evidence of insurance, in form approved by Landl ord . .3ha ll
be ddivc red lo Landlord.
Sccllon 12.2 lndcmni0t11inn o[ Landlord . Tenant will indemnify Landl ord and sawc it
harml ess from and against any and all cl ai ms nf third panics, damages, liabilil y, and expense.
includinij , wi thoul li mi taliJn, re aso nab le att orr.eys' i~cs in co nn cc 1ion with tos soflifc, personal 1m1u ry ,
~nd/or tla ma ijC 10 pro perl )' arisi ng fr om or out of an y occu rre nce in. up on. or at the Premises. lllt the
l>(..:·,pan cy or use b)' Tenant of the Premises or any part th ereof. or occas ioned wholl y or in pW11 by
any act or omissio n of Tcn11111 , iu agents , empl oyees, co mra ctors, subless ees, co nces sionaires, or
lice nsees, exce pt if ca used by the act or neglecl of Landl ord , ils ayc nis or empl oyees. Thi s ind cmmity
shall appl y in co nnec1i on wi1h cl aims , cau ses of act ions, or jud gmcnlS ar is ing oul of the use mf 1hc
II •
•
Co mmon Areas , in the event of lhe ca relessness and neslect of Tcnanl , i1s agents , employees,
contractors, sub lcssces , concessiomures, or li censees , and shall also appl y to Tenant's occup ancy of
!he Premises du ring cons tru ctio n and during the ins 1alla tio n of its fix1u rc s and equipme nt eve n th ough
!ouch occupa ncy may be prio r 10 the Co mm enccmcm 011e .
Sec1 io n 12.l lndcrnnl0c11ion or Jcoaoc Landlo rd wi ll inde mn ify Tena nt and save it
har ml ess from and against any an d 11II claims of third panics fo r damages, liabi lity, and ex pense in
connec tio n w;th toss oflife or perso nal injury, arising from or out or any occurrence in, upon, or 11
the Com mon Areas whi ch is oc casione d who ll y by any ac 1 or omissi on of La ndlord, ils ayenu, or
em ployees .
ARTICLE ll
CuualO'. ln mnncc
Secti on 13 .1 In surance Cov cragc by I anillo rd . Subject 10 reimhu rsemcm as pro vid ed
in Anicle 9 and Sec 1ion I J 2 below, Landlord shall keep all improvements which Landlo rd has th e
ob lig atio n 10 maimain and repair , above found 1nion walls. co nst ru cte d on the Shopping Center fr om
time 10 time, insured agai nst loss or damage by fir t1. Suc h ins urance cove rage shall be in such
amounts from such compa nies and on suc h term s and c.mdi1ions, incl uding endo rseme nts fo r all ri sk s,
va ndal ism and mal icio us mischie f and loss or rent as Landlord dee ms appropria te, fr om lime to time.
Secti on 13.2 J cn1nJ's Acldicio nal Rene . Te nant shall pay during ea ch lease Year during
the Tenn, as Addi lional Rent , Tenant's Share, as hereinafte r defin ed , ofthcahove-dc scrib cd insu rance
premiums T cnant shall pay such pro rata share in th e manner se t fo r1h in Sec tion 9) above.
Sec.lion 13.l lnsuranccCnvuau..bl..Ic.nln!-Ten1n1 agrees th11 it shall keep its furniture ,
fhmires , merchandi se, equi pme111 and all i1ems Tena nt is ohliga1ed 10 mai nt ain and rep ai r un de r 1his
Lease insured agai nst loss or damage by lire with the all ri sk endo rseme nts . It is undemood and
agreed 1ha1 T ~mrn l assume s all risk of damage 10 its own propcny ari si ng from any cause wha tsoever,
incl udi ng wi1hou 1 limication, loss by theft or 01herw isc .
Seclion ll.4 ID.h Anyt hing in this Leas: to the comra.ry notwit hstan ding , neit her
Landl ord nor Tena nt shall be liable to the other fo r any business interruption or any loss or damagt
to propcny occurri ng on the Premi ses or lhc adjoini ng propen ics. sidewalks , s1ree1s. or all eys or in
any manner growi ng ou t or or connecte d with Te nan1 's use and occupa1ion of the Premises . or the
co ndition thereof. or of side wa lk s, s1ree 1s. or all eys adjoining. ca used by 1hc negl ig rncc o r fault of
La ndlord or Tenant or of thei r respective agenu emi;loyees , suUtenanu , licen sees. or assignees , 10
1he extent that such bus ine ss interrup tio n or loss or damage 10 propcny is covcr :i.l.'le by a standard
all -risk or speci al fonn policy(inclu di ng, at a min imu m, lire and ex1~nded covera ge insur ance insurin g
against loss by fire, wind storm , ri ot, ma lici ous mischie f, va nd alism , smok e, wa ler dam age, including
damage cau sed by acci den tal dis charge or leakage fr om spri nkler plumbing, h~a 1ing or air
co nditioning sys 1ems) or a busine ss inco me policy (regardless or whether such insurance is carried
or not, or if so ca rried, payable to or pro tects Landlord or Tenan t or both} or for wh.ich su ch pany
is 01 hcrwise reimbursed, and Land lord and Tenant each hereby respective ly wa ives all right of
re cuvery agai nst 1he other, iu agents, emp loyees, sub tenants, li cense es, and assignee s, for an y such
lo ss or fo r damage to 1hc propeny of the wai ving pany No th ing contained in this sectio n shall be
co nstnml 10 impose 11ny other or grea1er liabili1y up on ei the r Landlord or Te nant than would ha ve
&:;\is1ed in !ht: absence or 1his Sc:c11on I J -I Each of tlte parties sha ll notify 1hcir re spective insu rance
ca rriers 1ha1 the foregoing waiver is co n1 ained in th is Le ase and sha ll requi re such earlie r to inclu de
an appropriate waive r of subrogation provi sion in its po licies.
Serlio n IJ.5 Ail 1ti1 in91 I llazards Tena nt cove nant s and agree s tha t i1 wi ll not do or
permit anything lo be J one in or up on the Premises or bring in anyt hing or kee p anything 1herein
whic h shall inc reas e 1hc rate or insuran ce on th e 1•remi ses or on the 01her bui ldings lo ca led in the
Shoppi ng Cem er above the siandan• rate on sai d Premi ses an d buildings with a s1ore of 1he type
desc ribed in Sec tio n S I located on the Premises , and Tc:nant ti 1nher agrees 1ha1 in 1hc event it shall
Jo an y of 1he foregoing , i1 will promp tl y pay 10 Landlord on de mand an)' such incre ase resu lt ing
1hc:refrom whi ch shall be due and payab le as t\dJitional Rent he reu nd er.
12
ARTICLE I~
Damnc hY Fire or Qlhcc C.uu ■llv
Sec1ion 14.1 tiilJ.1.u . Tcnan1 sh all give immcdia1c wrh1cn noti ce lo Landlord or any dam•~
cau sed 10 the Premises by fire or Olhcr casuall y.
Section 14 .2 ranlal Jl1m11c . Subject 10 St:e ti on 14 .4 bel ow, in case during 1hc Term t~
Prem is es shall be pan ia ll y damagc:d (as distin guished fr om "subs1an1 i11lly damaged • as 1hat tcnn 1ss
hcrc inancr dc tincd) by fire o r o ther casuah y 1hc risk of wh ic h is covered by Landlo rd's insurance:.
Landlord shall prm np1l y proce ed IO commence repair of such damage and rc s1orc th e Prcmi sc::s la.>
subs 1a ntially i1s co ndil io n at the time of su ch damage 10 1hc cx1cn1 L1ndl01d is obl igated 10 rep air thee
Premises pursuani 10 1h1 s Le as e and including only thu ponio n of Landl ord's Work 10 the cx1er9 1
insuran ce proceeds reco vered by Landl ord arc dirccll y a11 ri b111able 1hcreto Subject to to ning lav.-vs
and building cmlc s th en in cxi'..tcn ce, Landlord shall complete such repa irs subject 10 any d,:l ar whiciJ ,
ma y result from any cause be yond Landl ord 's reasonable co 111rol. Tenan1 agrees 1h11 , promp1l y a.rlc:r
complctmn of such work by Landl ord , Tenant will proceed with reason ab le diligence 11 its so le co.m
and expen se 10 repair and rc s1ore th ose porti ons of th e Premis es whi ch arc Tenant's obliga1 io ns tm
repair pursu ant 10 thi s Lease and re s1orc i1s fixture s and equipment and rein venl o ry the Piemises tOJr
reopening fo r bu siness as soon as possible . This Lease shall continue in full force and effect durid§;
an y such peri od of repair and restoration .
Scclio n 14.J Sulutanlial P1magc. In case during the Tenn the Premises or Shoppi~
Ce nter shall be substan1i all y damaged or des1royed by fire or other casuall y, Landlord shall have 1~
ri ght , to be exerc ised by wri11en notic e 10 such effect deli vered 10 Tenant within fon y-five(45) Jaws
allrr 1he oc curren ce or such even1 , to tem1inate 1his Lease . If Landlord fails 10 timely give Wc:Jl
not ice orits clecli o n 10 1ennina1e, this Lees e shall . excep1 as hereinafter pro vi ded , remain in full force:
and cffc c1, anti Lan dlord shall proceed 10 co mmen ce repair or rcbuildin11 of1he Premise s 10 1he eJtltmt
La 1dlord is obliga1ed 10 repair the Premises pursuant lo this Lease (or if the damage rela1es 10 otheer
poni o ns of the Shopping Cen1er, such ponions there of as !..andlord reasonably de1cnnincs aa:a::
nccesury 10 be rep aired) 10 subs1an1ially 1heir condition al the time of such damage or destruc1i0J1n
(in cl uding as 10 1hc Premises, onl y that ponion or Landl ord's Work to the ex1,:nt of insurar.ccc
proceeds recovered by Landlord direc1 ly auributable 1here1 0), subject to zoning laws and bu ild~
codes 1hen in ex istence, but Landl ord shall no! be responsible for any dela y which may result from,
an y cau se be yc .:d Landl o rd 's reasonable control. If the Lease is terminated pursuant to 1has
Art icle 14, Landlord shall pay to Ten an t a port io n of an y casualty insurance proceeds recei ved my
Landlord pertain ing 10 the Bu ild ing dc1ennim:d by muh ipl ying such pr oc eeds by a fra ction, t bne
numcraior of whi ch is the: amou111 set fonts in Sec ti on 1.1 (I) and the den omina1or of which is S _
____ , an G as of said date both Landlord and Tenant shall be relie ved of all fu n her rights JJJJd
obl igat io ns hcr e1...nder
Sect ion 14 .4 Qamagc During Ltsl Two Yun o(Ttrm . Notwi thsranding anyth ing to,~
contra ry set fonh herein , if the: Premises or Shopping Center shall be da maged 10 1he extent oftwcnny
perc ent (:?O,~l or more of the 1hen cos t ofreplaccmeni du ring the last two (2) years of the Terrat,
Landlord ma y cl ec 1. with in fort y-li ve (45) days after 1hc occ urr r nce of .iu ch event , ei1her tl.) repair co r
rebuild the Premises 10 the extent Landlord is obligated 10 rep air 1he Pr emises pursuanl 10 thi s Ld.Ste
or the Shoppin g Cent er , as 1he case may be, or to terminati: thi s Lea se, which tenninali on shall tme
d 1Cc 1ivc upo n givmg notic e oftcrminiui on 10 Tena nt in writ ing wi 1hin fo rt ) ,ive (4 5) da ys alter t tme
happen ing of the eve nt ~au smg the damage . If Landl ord fa il s to 1imcl y gi ve such notice ..»I
1crmina1i on, this Lease shall , exc ep t as hen:inafl cr provi ded, rema in in fu ll force and effec1 , amd
Landl o rd shall pro ceed to comm en ce repair or rebui ldin g in acco rd ance w,1h Scc1ions 14 .2 or I ~l
above
Ste lion 1-1 .5 A.luUc.t.utn.l Tenant agree s th at du ri ng an y peri od of reconstruclion or rcpaau
of 1hc-Prem is es, i1 will co nt inu e the opcr11.111.1n of it s busi ness wi rhin 1he Premises to th e ex 1ce111
pract ic:iblc Durin g th e peri od fro m th e occurrence of the cas ually um il Landlord's repa ir~ :ucc
cornp lc1cd , provi ded th at tl1 edamage or destru cti on is not the faul1 ofTenant , the Min imum Rent a.mi
all Addi1i ona l Re nt se t fo rt h herein shall aba1e du ring any peri"d of rep air and rcs 1ora1i on but oray
10 1hc e:o:tcnt of any rc ~o vcr)' l>y Landlord under 11s ren tal ins uran ce rcla1cd 10 the Prem ises , in t tm:
same pro port io n 1ha1 1hc po,,il)n of 1he Prem is~ rende re d untcn ant able bea rs to the whole , howevttr,
•
•
there siia ll be no abatement of other charge s proviii cd fo r herein . In 1he even1 1ha1 fifty percen1
(50'/,) or more or the gross leased area in the Shopping Ce nter shall be damaged or destroy ed 11,y firt.
or other casua lt y 2:nd th e Pr emi ses arc 1e11an1ablc and Landl ord ele cts 10 rebuild, Tenant's Shu&re of
13u ih.J in11 Opcr at in y CoslS sha ll abate unti l such rebuild is comple1c , provided , however , Tenllml i.hall
be oblii;11 cd 10 pay any Addi 1ion1I Re111 due durini; such peri od.
Sccllon 14 .6 Orfiuitlon o[Sub1 I10I l1I O ■macc The terms •s ub s1antia lly damayo.:f• and
•s ubs 1a111ial dam age: as used in th is Article 14, ~hall mean and refer 10 dam.age 10 1he Prem1:ses of
1he Shopp ing Center of such a chara cter as c.1nno1 reaso nabl y be ex pected lo be repa ired or res1or ed
with in one hu ndred fitl y ( 150) d11.ys from 1he lime 1h11 such repa ir or res 1orat lo n work wc wld be
co mmenced
ARTICLE 15
[m incn1 Domain
Stclion 15.1 Partial or Toll! Condemnation If 1he whole or 1ny pan or the Premises
shall be 111.:en by any publi c auth orit y under the power of eminen1 domain , Tenam shall have no clai m
10 nor sha ll it be cnd1l ed to any port io n of any award fo r damages or otherwise , except as sc: forth
herein In the eve nt only a portion of the Premises arc 11kcn, the Lease shall cease IS 10 tine pan
la ken and 1hc Add i1io nal Rent, •n d 01 her charges herein reserved , ir any, shall be adjus ted ;11,0 that
Tenan t shall be req ui red to pa y fo r thi: balan ce of lhe Term 1hat ponion of the Addi11onal Reru and
othe r amou nts herein reserved which the value of the pan of the Premises remainin~ after
co ndemn111 on bears 10 the va lue or1he Premises immedi11el y pri or 10 the date of condemnaucm The
01her charges shall be apponioned as aforesaid by agreement between 1he panics or ~• legal
proccetl ings, but pend ing suc h Jeterminauon, Ttnani shall p1y al the time and in the maMcr above
pmvided all 01\\er charges herein required 10 be p1i1 by Tenant, withou t deduction, If. howe\lCI', by
re ason of the condcm11 a1io n there is 1101 suffi ci ent space left in the Premises for Tenant 10 conduct
business 1n substant ially 1hc manne r in which ii wH being conducted immediately prior 10 such111k..ing,
or the taking or parki ng and Common Arca is ro substantial H 10 render 1he Premisu unsuiumle and
unfit fo r which th ey were ren1ed , then and in su ch event the Lease sh11l 1ermina1e Althcwgh 111
damages in 1he even l of condemna1i on bel ong 10 Landlord whether awarded u compensac1 on for
diminut io n in value of the leasehold or 10 the fee of the Premises, in the event ofa condemruunon or
the Building whi r ti terminates the Lease, Landlord shall pa y 10 Tenant a pon ion of any condcmma1 io n
awa rd received by La ,dlord pena ining 10 the Build ing determined by muhiplying said awaad by a
frac 1io n, the numer11 01 of which is 1he 1mount se t forth in Section 1.1(1) and 1he dcnomima10r of
wh ic h isS _____ _
ARTICLE 16
A.ni&!!.m.rnl and SubltUing
Sntlo n 16.1 ConlCDI Rcouirrd l ·nan1ma y notassign 1his Lea sewi 1hou1i ne ach 1ms1ance
ob 1aining the prior wri n en perm issio n of La: dlord whi ch wi ll not be unrealOnabl y wuluhcld or
delayed Tenant shall ha ve the righl , subj ect 10 Landl ord's approval of the lease, 10 sublease the
1•rem ise s in its ent iret y 10 David Ta ylor Danc e Thea1rc No tw i1hs1anding anyt hing heretm 10 the
co ntrary , Tenant may, witho ui 1hc neces-s ny al the co nsent of Landlord, at any time ass ign. :&Ubleasc
or 01herw1sc transii:r this Le ase or an y portion 1hcreof to an age nc y of the ENGL E'"'4 'OOD
ENVlltONMENTAI . FOUN DA TION (hereinafter, a "l1em1i11ed Transfer ") AJI olh er $Ul%lh:11ing
shall requi re 1hc pnor wn ucn co nscm of Lmd lmd , wluch will not be unre aso nab ly wuhrhcld or
del ayed Any ::.ublcning or ass igning of 1his L~asc shall not vio la1e an y 1hc n exist ing exclu,a:vc uses
at th e 1ime of mu1 11al execu tion of suc h assignmi:n1 or sub lea se and co mply wi th th e prov1:s 1ons of
Sec11o n 5 :?. if appl icab le 1•ri or 10 any assii&nment or sublease and upo n Tenam 's wri llcn ;,:q uest .
Landl ord )h all provide Tcnani a curren t lis:1 of any lhcn exis1ing exclusive use~ in the 51uopping
Cenie r The consen t of Land lord 10 any assi gnmcl\l or sublening shall not co nst itute a w11vc:r of the
necessi ty fo r suc h co nsen t 10 any s11bseq ucn1 assig nment or sub lening This prohibi 11on. aga inst
l\ss1g nm g or subl cnm g shall include II prolub11i on agam s1 any assig nment or sublen ing of th1:1 Luse
or the rrem1scs byopenu,on of law lftlus Lease be as sign ed , or if1he Premises or any part t hereof
be under let or oc r Jp1ed by an ybody 01her 1han Tenan 1. Land lord may co llect rent from 1he J.'UIKnee,
und encnan t, or occ upant , and appl y lhe ne t amou nl co llected 10 ch e rem he rein reserved . l:w1 in no
such ass1gnmen 1, undtrletti ng , occ upancy , or collcc11on shall be deemed a wa iver of 1his l:01Jenan1 ,
14
or the acccp11ncc orchea ~sigf\Ce, undertenanl, oroc:wpant u tenant, or a release orTenant from 1he
l\inhcr pcrfonmnce by Ten,nt or covenants on 1hc pan ofTenant herein contained . Notwithstanding
any assignment or sublease, Tenant shall remain primarily liable on 1hi1 Lease and shill 001 be released
from performing any of the temu, covtn1n11, and condi1ion1 of this Lease. Notwillu1andin11 anythina
con11ined herein to the 1;on1rary, any usi11nmen1 or subleuec: (including a Permitted Transfer) shall
be subject 10 all 1erm1, provisions, covcnanll and conditions of this Lease includina all modifications,
amendments and revisio ns thereof.
ARTICLE 17
Addillontl C9Bllrutlion
Setllon 17.1 Addllions 11d Chances to the Shonnln1 Ccnfcr. Landlord reserves the
right, al any time , 10 make altcr11ions, expansions, or additions 10 the Shopping Center and/o r 10
build an additional siory or siories on rhc buildinaor 1he ponionorthe Building and 10 build buildings
adjoi ning the same, provided , however, 1h11 such changes shall not ma1cri1lly aher the size o( the
Premises , deny reuonable ingress to and egress !Tom the Premises, unreasonably interfere wi1h
Tcnanl's use of the Premises, or de11y reasonable parking. u described in Section 8.2 In tht event
Landlord (o r such owner or owners) exercises any of its righll hereunder, 11 the oplk>n of landlord,
such areas shall be treated u lhough they wac originally a pan of the Shopping Center and
1ppropri1te modifications ofTen1n1'1 Share, Tenant's Aggregate Pro Ra11 Share and other shared
expenses u SC1 fonh herein shall be made .
ARTICLE II
lllwllt
S«don I I. I Icnanl'I Pc[auh -Any one or more of the follow;ng events sha ll be deemed
an •event of defauh•:
(a) Any failure by Tenant to pay the rent or any other monct&f)' s<JmJ required to
be paid hereunder from lhe dale such sums are due ; provided, however, Tenanl may cure a
default under 1hi1 pro vision by paying such sum1 to Landlord prior-10 five (5) business days
after such sum1 are due;
(b) (lnteruionally Deleted]
(c) This Lease or the estate of Tenant hereunder shaU be transferred 10 or shall
pus 10 or devolve upon any other person or pany except in the ma;mer herein provided ;
(d) This Luse or 1he Premises or any pan !hereof shall be taken 1.!pon CJl:tculion
or by ot her process orlaw direcled against Tenant , or shall be taken upon or subjecr 10 any
enachmen1 at lhe instance of any creJitor or clair.wu against Tenant, and said laking or
111 1chmcnt shall no1 be discharged or disposed of \,l!rhio.t fifteen (IS) days llftcr the levy
thereo f,
(e) Tenant shall file a pet ition in bankruptcy or insolvency or for rcorpniz:ation
or arTangemcnt under the bankruptcy laws of the Uni1cd ~!:t::. _,r under any insolvency aa
or any s111e, or sha ll volun11rily 11L:e 1dvan1a11e of 11.y such law 01 :l':t by answer or
01herwisc, or shall be disso lved or shall make an assig nmen: for the be nefit of crcciitors;
(0 lnvolun11ry prQ1;..--tdings under ,,n y sue~ banknipl cy faw or insolvency act or
for 1he dlssolu1ion of Tenant shall ~•c lns1i1utf'J against Tc~~. or a rec~vtr or 1rus1ee shall
be appoin1cd of all or substantially LIi of1h : propcny of Tenant, and such proceeding WII
001 be dismissed or such receivership ?r 1rus\ccship vacated withi n sixty (60 ) days after such
insti1u1ion or 1ppointmen1:
(g) Tenant, or any panncrs ofTen.,nt ifTcnan1 is a pannership , genually fails 10
pay ill debts IS lhcy become due ,
tM60J illlllJ IS
•
•
(h) Ten anl shall fai 1 10 1ake possessio n of 1he Premises on 1he Commencemem
Dale;
(ii Tenanl sha ll fail 10 appropriale lhe fu nd s n«:ess1uy 10 perform any of dhe
1erms, covenants, conditio ns or obligaliO'lS of 1his Lease;
(j) Tenant shall fail to perform any of the other agreeme nts , lenn s, covenants. tlll'
contli1ion1 hereof on Tenan1'1 pan to be performed , and such no n-performance shJII co numuc:
for a period oflhiny (JO) days after wriuen not ice lhereorls given by Landlord 10 Tenant. .::sr
if such performance cannot be reasonably had w;thin such thiny (JO) day period, Tenant sh1111l1
not in good fai th have commenced such performance w;thin such thin y (JO) day period .und
shall not diligentl y proceed 1herewith 10 co mpletion ,
If an event of default occurs Landlord shall have lhe right, at i1s ele c1ion, then or at any Ii~
I hereafter 1rd wh ile any such event of default shall continue, either: (I) In the case of Tenant's failum:
to j>ay Minim1 .1 Rent or Addi1ional Rent, Landlord shall be entitled, at iu elec1ion , 10 bring su it !i::Jr
the collection of the Rent or other amounu for which Ten.Ill mp.y be in del'auh , wi1hout en1ering 1mm
possession or tmninating this Lease: or (2) in the case of any other .went of default, incl uili mfl
Tenant 's failure lo appropria te funds under 18 . l(i) above, Land lord shall be entitled to either :
(A) To 81 "e Tenant wrinen notice ofintenti on to terminate this Lease am
the dale of such given 00 1ice or on any later dale specified therein, and on the dmc
specified in such notice, 'fenant's right to possession of the Premises shall cease .Jnld
11\is Lease shall thereupon be tcrmina1ed, except as 10 Tenan1's liabili1y hereunder u
ilereinafter provid ed , u iflhe expiration of1he lerm fixed in such notice were 1hc end
of1 he Tenn originally demised; or
(B) Wi1hou1 demand or notice, 10 recn1er and cake possession of tmc
Premises or any pan 1hereof, and repossess the same as of landlord's former csmue
and expel Tenant and those claiming thro ugh or und\:t Tenanl , and remove 1he effi=::::ts
of both or ei1her, using such force for su ch purposes as may be necessary, withmw
being liable for prosecuci on thereof, wi1hout being deemed guihy of any mtnne!" af
lrespass , and without prejud ice to any remedies for arrears of rcn 1 or preceding brea:h
of covenanls or co ndit io ns. Should Landlord elect to reenter as provided in UIUJ
subparagraph (2), or should La ndlord take possession pursuan t 10 legal procecdimgs
or pursuant to any notice pro vi ded fo r by law, Landlord may, ftom time 10 urme ,
wi1hout 1enninati ,,g 1his Lease, relet lhe Premises or any pan thereof, eit her alone or
in co njunctio n wi th 01her ponions of the building of which lhe Premises area put. m
Landlord's or T,:nant's name, but for 1he account of Tenant , for such 1erm or temns
(whic h may be r,rea1er or less than 1he pe riod which would otherwise have consti~
the bala nce of 1he Term) and on such condi1io ns and upon suc h 01her lenn s {whu.th
may include co ncessio ns of free rent 1:-. i. •Iteration and repair of the Premiscs 11 u
Landlord, in its~ discre1 ion , may determine, and Landlord may collect and rea:1ve
the rents 1herefor. Landlord shall in no way be res po nsible or li abl e for any fail~ 10
relct 1hc Prem ises, or any pan 1hereof, or for an~• failure 10 collect any rem due up1on
such rc lctting. No suc h reeniry or laking possessionof1he Premise~ by landlord smMJ I
be construed as an election on Lan dlord's pan 10 terminate this lease unl ess a wn1rL-n
nocice of such in1en1ion be 11iven 10 Tenant No no1ice from La nJlord hereu nder or
und er a forcib le eniry anti deta iner Halutc or simila r law shall co ns1 i1u1e an elcc:uon
by Landl ord 10 tenn inat e 1his Lease unless such no1icespecilically so s1a1es. La ndlmrd
reserves 1he rig ht fo ll owi ng any suc h reentry and/or re lcning lo exe rcise iu righc to
terminate th is Lease by yiving Tenant such wri tten no tice, in which event lhe L=se
wi ll 1em1ina1c as specified in said no1ice.
In the eve nt that Landlord does not el ect 10 terminate this Lea se as pcm1i11ed in subparaKJ3Ph
(A) of Section 18 I, bu t, on 1he con crary, elects lo tak e possession as provided in sub paragraph 1:B)
1hereof, Tenanl shall pay 10 La ndlord (i) the re nt and other sums as herein provided, which would: be
paya bl e he:cunder if such re possessio n had not occurre d, less (ii) the ne1 proceeds, if any, or" .an y
rele ning of the Premi ses after deducting all of Landlord's expenses incu rred in connec1ion with sw::h
16
releuing, incl 11 1in9, bu, without limi11tion, all repossession costs, brokerage commissions, lqpil
expenses, anomcys' recs, expenses or empl oyees, altcralion and repair coJIJ, and ~xpc.nses oI
preparation for such relt"tting. Ir, in connection wi1h any rcletting. the new lease 1erm extends bcyo~
the e1ohtine Tem1, or 1he Premises covered 1hereby include other Premises no1 pan or 1he Premisa.,
a rair apponionmenl or the rent rece ived frorn such relening and the expenses incuncd in conncc1ioa
!herewith as provided aforesaid wm be made in determining the net proceeds from such relening. la
1ddi1ion , in de1erminins the nel proceeds fr om such releuin&, any rent concessions will be
apponioncd over lhe 1enn ort"e new lease. Tenant shall pay such rent and othe1 sums 10 Landlar.i
monthly on the days on which lh e renl would have been payalJle hereunder irposscuion had not bCCIII
re1aken and Landlord shall be entitl ed 10 recei ve lhe same from Tenant on each such day.
In 1he event, however, th is Lease is terminated (except as provided in 1he Sec1ions on casually
and condemn11ion), Tenant shall remain liable to Landlord for damages in an amount equal 10 I heres
and other sums which would have beeu .,wing by Tenant hereunder ror the balance orthe Term, ha.i
this Lease not been 1ermina1ed, leu the net proceeds , ir any, or any releuing or the Premises t,,,
Landlord subsequent .lo such temtlnation, after deducling all or Land lord's expenses incuned ia
connection with such rcleuing, incl ud ing, but without limi111ion. the expenses enumerated abo"'c.
Landlord shall be ent i1led tn collec1 such damages from Tenant mon1hJy on the days on which the reaa
and other amounts would have been payable hereunder irchis Lease had not been 1ermina1ed, amd
Landlord sha ll be entitled 10 receive 1he same from Tenant on each such day . AJtema1ivdy, at tac
option or Landlord, in 1he event this Lease is terminated , Landlord shall be en1illed lo recover
fonh\V11h against Tenant, as damages for Ion or1he bargain and not IS a penally, an aggresate sua
which, al the 1ime of such termination, represents the excess, ifany, or the aggregate of the rent md
all other sums payable by Tenant hereunder 1ha1 wou lJ have accrued for the ualancc or the Term 0\111'
1he aggregate rencal value or lhe Premises (such rental value 10 be compuled on 1hc basis of a .en.a.a
paying not only a rent 10 Landlord for the use and occupation of the Premises. but also such other
cha rges IS are required 10 Uc pai d by Tenant under the 1erm1 or this Lease) ror the balance or tire
Term, both discounccd 10 present wonh at the rate orrour percent (4%) per aMum .
Suit or suits for the recovery or 1he amounts and dMnages sec fonh hercinabove may be
hrought by Landlord , from time to time, at Landlords' election, and notlung herein shall be deemed
to requ ire Lanilord 10 await the date whereon tlus Lease or the Term wou ld have expired had there
been no such derault by Tenant, or no such 1ermina1ion, u the case may be. Each righl and remedy
provided for in this Lease shall be cu mulative and shall be in ,ddition to every other risht or remedy
provided for in this Lease or now or hereafter existing at law or in equity or by stalule or otherwix,
and the exercise or begiMing or the exercise by Landlord of any one or more of 1he rights or remedit:s
provided for in this Lease or now or hereafter existing at law or in equity or by statute or otherwtslC
shall not preclude 1he si multaneous or la1er exerciu by Landlord ohny or :di 01her rights or remedies
provided for in 1his Lease or now or hereafter exis1ing II law or in equity or by s111u1e or 01herwix.
LANDLORD AND TENANT AGREE THAT ANY ACTION OR PROCEEDING ARISING our
OF THIS LEASE AGREEMENT SHALL OE HEARD BY A COURT SITTING WITHOUT A
JURY , AND WAIVE ALL RIGHTS TO A TRIAL DY JURY. All com incurred by Landlord m
connec1ion with collecting any amounts and damages owing from Tenant pursuant 10 1he provisiams
or this Lease or 10 enforce any provision or 1his Lea ;e, including reasonable anomeys' recs from Ult
due any such maller is 1u rned over 10 an auorney , whccher or not one or more aclions •c
com menced by Landlord, shall also be recoverable by Landlord from Ten.mt. In addition, landloint
and Tenant agre~ that the prevailing pany in any action brought 10 enforce any or the terms asnd
provisions or thi, tease shall be entitled to its reason able cos es and expenses , including, withed
limi1a1ion, reaso nable 11uorncys' rc:cs.
No railu reb y Landl ord lo insist upon the slrict pcrrormance or any agrecme nl, tenn , covenaa:r.,
or condi1ion hereor or 10 exercise any righl or remedy consequen t upon a breach thereor, and 1111C>
accep11 ncc or full or panial rent during the continuance of any such breach, shall constitute a war-ct
of any such breach or such agreement , 1crm, covena nt , or co ndition Na agreement , 1erm, covenan...
or condi ci on hcreor 10 be performed or comp lied with by Tcn1n1 , and no breach thereor, shall be
waived , altered, or modified except wrinen ins1rumen 1s executed by Landlord No waiver or a.y
breach shall affect or alter this Lease , bu: ~ach and every agreem ent , :erm , cov enant , and conditia1
hercor shall co ntinue in full force and effect with respect 10 any 01her then existing or subsequau
breach 1hereor Notwithstand ing any 1ermina1 io n or this Leise or expiration of 1he Tenn, llll'/
17
•
•
•
provisions hereof which require observance or performance of Landlord or Tenant sub sequ ent tm
1ermina1ion or expiration sha ll con1inue in fo rce amt effect and survive fuch expira1ion or 1em1ina1iom
No1hing con 1aincd in this Art ic le sha ll limit or prejudice the right of Landlord 10 prove anal
obnin as liquidated damages in any bankruptcy, inso lvency, receivership, rcorganiza1ion, arr
dis solution proceeding, an amount equal to 1he maximum allowed by any smu1e or rule of luw
governing such proceeding and in cffec1 al th e time when such damages arc 10 · •e prov ed , whc1hcr
or not such amounl be grea1er, equal to, or less th an 1hc amounts recoverable, either as damages wr
rent , referred Ill in any of the preceding provisions of this Art icle.
No1wi1hs1anding any,hing con cained hcrcinabovc in 1his Aniclc 10 the co n1rary , any suc."TI
proc eeding or action involving bankrup1cy, inso lvency, reorganiza1ion , arrangement, assignmcm frur
th e benefit of credit ors. or app ointment of a re cei ver or trustee, as ou 1lincd in sub paragraphs (c) i1llUl
(I) above, shall be conside re d 10 be an event of defauh on ly when suc h proceeding, ac1ion, or remco.w
sha ll be 1aken or brought by or against the 1hcn holder of 1he leasehold estate under this Lease.
Scc1ion U .l l.aodlord'J Lien . (ln1en1 ionally Deleted)
ARTICLE 19
Su hordinalion or SuncriorilY or Luse
Scc1io n 19.1 1.u,r Suhnrdin1Jign orSunrrior10 Ottd o[Trud -The rights and in1cre:ss1
of Tenant under !h is Lease shall be subjtct am.I subordina1e to any undtrlying or superior financi"!G
affcc 1ing 1he Premises, and any other mongages or deeds of trust that may hereafter be placed upom
lhe Sho pp ing C.:nter , and to any and all advances 10 be made thereunder, and lo the in1ercs1 thercmi.
and all renewals, modifica1ions, replaccmcnls , and extensions thereof. Any wongagceor lrustec m&l y
eh:cl to give th e rii;h1s and i111erest of Tenant under this Lease priority over 1he lien ofilS mon~
or deed of !rust. In the even! of tither such clcc1ion, and upon notification by such mongagcc wr
1rus1ce 10 Tenant 101 ha1 effec1, the rights and intc1cs 1 of Tenant under 1his lease shall be deemed 1m
be subo rdin ate 10. or 10 have priority over, as 1hc case may be, th e lien of said mongagc or deed lllf
1rus1, whether 1his Lease is da1ed prior to or subseq uent 101he dale of said mongage or deed of mwt.
Tenan1 sha ll execute and deliver wha 1ever instruments ma y be required for such purposes, and in thee
event Tenant fai ls so to do wit hin ten (10) days allcr demand in writing, Tt.:nant docs hereb y make:,
consiitutc, and irrevo cably appoi nt Landlord as its an orncy in facl and in i1s name , place , and ste:Md
so 10 do . Tenant hereby agre es to auom to all successor ow ners of the Premises whether sw::h
ownership is acquired by foreclosure deed in llc u of forecl osure , or 01herwisc . The provision.s olthus
paragraph will be subjccl 10 Landlord's obtaining from the holder of any financing, mortgage or dc=:J
of 1rus1 11. non -disturbance agreement fo r the benefit of Tenant in a form substan1 ially similar 1m
E1hibi1 J auached hereto .
ARTICLE 20
Miscdlancou, Provision,
Scclion 20.1 ll!!.Whie.....fiill (lntemionally Delc1cdJ
Scclion 20.l No Parln.mhin. It is express ly undcrs1ood thal Landlord and Tenant arc oou
partners, and Landlord has no ,i~i,t , 1i1te, or interes1 in and 10 1he business of Tenant. and Landlorrd
has no right to repre sent ur lliml Tenant in any respect whauocvcr, and 1hat nothing herein co ntainta.l
shall be deemed, held , or c11ns1n1cd as making Landlmd a partner or associate: or Tenan1, or .w
rendi:ring Lamllord liable rur 1my1.kb1s . liabi lities, or obligations incurred by Tenant, ii bei ng rxpresiriv
under stoo d 1ha1 1ht: relat io nship between th e panic s heret o is , and shall at all times remain. 1haa .uf
landl or d and tenant .
Seclion 10.J Cuttntnl of Quiel [njoymrnl Tenanl, subject lo the teITns and provisioms
of this Lease on paym ent of the rent and obser\'ing, kee ping, and performing all of 1he 1crms ilmd
prO\•is io ns uf1his Lea se on i1s part to be observed , kept , and perfor med . shall lawfiilly, peaceably . .lDld
qu1e 1l y have. occupy , and enj oy the Premi ses during the Term wit hout hindrance or ejectio n by amy
per sons law fully claim ing under Landlord le is funhe r und ersroo d and agreed that wi1h respca an
an y services 10 be furni shed by Landl ord 10 Tenam . 1.andl or tl shat/ in no eve nt be liab le fo r fa.ilureuo
18
furnish 1he same when prevented from so doing by s1riL:e, lockout, breakdown. 1ccideni, order, or
regulation ofor by any governmental authority , or failure of supply, or in1bilhy by the exercise of
reasonable diligence 10 ob1ain supplies, pans, or employees necessary to furnish such services, or
betause of war or 01her emergency, or for any cause beyond Landlord's reasonable control, or for
any c:ause due to any act or neglect of Tenant or iu servants, agenlS, employees, licensees, or any
person claiming by, lhrough, or under Tenant or any termination for any reason of Landlord's
occupancy of lhe space from which the service is heing supplied by Landlord, and in no event shall
Landlord ever be liable 10 Tenant for any indirect or consequential damage.
Stcclon 20.4 Es1onncl Cu1mca1,. Tenant lur1her agrees It any time and from lime to
1.ime, upon not less than 1en (10) days' prior wrinen request by Landlord, to execute, acknowledge,
and deliver 10 Landlord a s11temen1 in writing cenifyin& 1ha11his Lease is unmodified and in lull force
and effect (or ir there have been modifications, lhll the same is in lull force and effect u. modified,
and stating the modificacions), 1ha1 there have been no defaults thereunder by Landlord or Tenant (or
if 1herc have been defaults, senins fonh the nature thereoO, the dale to which the rent and other
charges have been paid , in advance, if any, and any other mauers relating 10 this Lease u Landlord
may specify, it being intended that any such statement delivered pur:oan1 to this Section may be relied
upon by any prospect ive purchaser of all or any ponion of Landlord's interest herein, or a holder of
any mongage or deed of1rust encumbering the Shopping Center. Tenant's failure to deliver such
s1atement within su ch 1ime shall be an event of default undu this Leue and shall be conclusive upon
Ten :mt thal (i) this Lease is in full force and effect, withoul modification except as m,,y be represented
by Landlord ; (ii) there arc no uncured defaulls in Landlord's perfonnancc; (iii) that 001 more than one
(I) month's rent has been paid in advance; and (iv) that such other m11tcrs addressed therein are u
represented by Landlord . Funhcr, upon request Tenant will supply to Landlord a corpor11c
resolution cenifying 1h11 the pany signing said s111ement on bchalfofTcnanl is properly authorized
to do so .
Seclion 20.5 NoOcc 10 MOr11Hff· After receiving wrilten notice from any person, firm,
or 01her entity that ii holds a mor111ase (which term shall include a deed of 1rust) which includes u
pan of the mongaged premises the Premises, so long as such mongagc is outstanding, Tenant sh.all
be required 10 give 10 such holder 1he same n01ice as is required to be given 10 Landlord under the
terms of this Lcnse, but such notice may be given by Tenant lo Landlord and such holder
concurrently . his lur1heragrccd 1h11 such holder shall have the same opponunity to cure any default,
and the same time within which lo effect such curing as is available to Landlord ; and, if nccc.ssary to
cure such a default, such holder shall have access to the Premi ses .
Scc1ion 20.~ Anicnmcnl o( Rents and l.c un. Wi1h reference 10 any assignment by
Landlord of Landlord's interest in this Lease or the rents payable hereunder, conditional in nature or
01t,crwise, which assi gnment is made 10 the holder of the first mongage or deed of trust on the
Premises, Tenant agrees :
(a) That the execution thereof by Landlord, and 1he acceptance thereof by such
holder, shall never be deemed an assumplion by such holder, of any of 1he obligations of
Landlord hereunder unless such holder shall , by wrillen notice senl 10 Tenant, specifically
otherwise el ec t; and
(b) That, except as aforesaid, such holder sh all be treated as having assumed
Landlord's obliga1ions hereund er only upon foreclo sure of such holde(s mongage or deed of
tru st or taking title in lieu 1hereof and the lak ing of possession of the Premises ; and
(c) To execute such instrumcnu as ma y be required 10 assure such holder that
wi1hou11he written co nsent of such holder {i) no rent shall be prepaid hereunder other 1han
for 1he currenl and next ensuing mon1h ; (ii) no moditicaiions shall be made in 1he provisions
of this Lease nor shall 1he Term be exlen~ed or renewed, excepl as provided herein ; (iii) 1his
Lease shall not be 1ermin11ed except as providc:d herein , nor shall Ten ant tender or accep1 a
surrender of the Lease except incident 10 a termination provided for herei n; or (iv) this Lease
sha ll nol be subordinated 10 any lien subordinate to such firs1 mongage .
19
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Stcllon 20. 7 ln vallda1lon 0CP1rtlcul1r Provuiont I tany 1enn or provision of this Lease ,
or the applicaiion there of to any person or circumstance shall be invalid , or unen fo rceab le to any
extent, the remainder of this Lease, or 1he application of such term or proviJion to persons or
circumstan ces other than those as to which it is held invalid or unenforceable, shall not be affected
thereby , an<i each 1enn and provision of this Lease shall be valid and be enforc.ed to the fullest extent
permilled by law.
Secllon 20,1 Provlaion1 Hindin~-Except as herein oth erwise expressly provided, the
1erms hereof shall be bimJiny upon and sha ll inure 10 the benefit of the succ essors and assigns ,
respecti vely, of Landlord and Tenant Each 1erm and each provision of1his Lease 10 be performed
by Tenant shall be co nstrued 10 be bo1h a covena nt and a condi1in n and shall run wi 1h the land 101he
fulles1 extent permitted by law The reference co ntained 10 successors and assigns by Tenant is nnt
intended to cons1i1utc a co nsent 10 assignmenc by Tenant, but as a reference only to those ins1a nc es
in which Land lord may later give wrinen consent 10 a panicular assignment as required by the
provisions of Sec tio n 16.1 hereof.
Seccion 20 .9 C.onming Law . This Lease shall be governed exclusively by the provisions
hereof and by the laws of the Slate of Colorado as 1he same may from time to lime cKist.
Srttion 20.10 QwncnhiP ofTen ■nl. (ln1en1ionally Deleted]
Sec lion 20.11 Nolitt oCDcc■nh. In 1he event of any alleged default on the pan of Landlord
hereunder, Tenant shall give wri llcn no1icc to Landl ord in 1he maMer herei n set fonh and shall afford
Landlord a reasonable o pponuni ty 10 cure any such default ln addition, Tenant shall send notice of
such default by cenifi~d or rer,istered mai l, pos1 1gc prepaid , 10 the holder of any man gages or deed s
of trust covering 1he hop ping Cen 1er, as described in Sec1ion 20 .S above. In no event will Landlord
be responsib le for any consequential damages incu rred by Tenanl including but not limited 10 lost
profi1s or in1errup1ion of business as a resuh ofany alleged default by Landlord hereunder.
Sr:c 1ion 20.12 G1rh1gc and Rdu,e CollecJjog . All garbage and refuse shall be kept in the
I.ind of con1aine rs designa1ed by Landlord anJ shall be placed outside of the Prem ises prepared for
c0 Uec1ion in such manner and al such limes and places specified by Landlord . The cost of such
removal :i.hall be borne by Tenant and should Lindlord determine !O provide a service for pic king up
said garbage and refuse, Tenant sha ll use and pay fo r same upon rcceipl of an invoice from Landlord ,
or, at Landlord's electio n, as pan of Shopping Cen ter Operatiny Costs.
Sec lion 20 , lJ (.andlord's lnltrCSI. No1wi 1hsta ndin g Jnything 10 the contrary contained
herein, Landlord 's liabi lity under thi s Lease shall be limi 1ed 10 ils in1ercs1 in lhc Shupping Cente r.
Sec.lion 20.14 Rulrs and Rtguhniona . h is funher agreed that Tenant shall comply wi1h all
reas onable rul es and regulations which may be adopted fr om time to time by Landlord with respect
10 1hc Shopping C .:n 1er, and Tenant agrees that , from tim e lo time, Tenant's employees and agen 1s,
or any 01hcrs permined by T cnant to occupy or en1 cr the Premi ses, will at all times abide by said rules
and re gu la1ions. Tenant agrees 1ha1 Landlord and such other owners may amend , modify, dele te , or
add new and addi 1io nal rulc:s and regula1 io ns wi th re spect 10 1he use and care oft he P1emises and lhe
Shopping Cemc r. Tenam agrees IO comp ly wi th all such rules and regulations upon no1ice to Tenanl
fro m Landl ord 1hercof In 1hc event of any breach of any rules and rcgula1i ons so establish ed , or any
amendments, motlitica1i ons , or additions theret o, Landlord shall have all remedies in 1his Lease
pr ovided fo r in 1hc event of defau lt by Ten am
Ste lion 20 .15 Odh'HY nf Go011J . All de liveries of goods for usage in 1he Premises shall be
done only at sm:h limes , in lhc areas , 1111d through the eniranccs designated fo r such purp os e by
Landlord
Sec lion 20.16 ri!U.iw Any no1icc which may be required 10 be given under this Lease shall
be tlclivcrcll in person or sent by rc1;i s11:ret.l or ce11 ified mail, pose age prepaid , and shall be addressed
to t andl urt.1 at the addresses set funh in Sc:c1ion I I and 10 Tenant u che add re sses set forth in
Scc1 1un I I, or to either pan y at suc h oth er add ress as shall be designa 1ed by wrinen no1icc 10 1he
20
01her pany , All notices or demands required to be given to Tenant hereunder shall be in writina: aml
shall be deemeu duly Jel'\lcd when deli vered personally 10 any officer (or panncr ofTenan1 ifTman1
is I pannership or 10 Tenant individually if Tenant is I sole proprie1or) or manacer of Tenant -.hose
office is in 1he buildina or when deposilcd in 1he U.S. mail , po sia ge prepaid, ccnified or regisund.
rcl um receipt requested, addresscti 10 Tenant 11 the applicable addresses sci fonh in Section I l.,
depend ins upon whether or not Tenant has taken possessionof1he Premises 11 the 1imeof1he nocic:e.
Section 10, 17 Pancrapb Ocadinu. Thn headings , section numben , and anicle l'llUNla'S
appearing in !his Lease ,n 1101 intended in any manner to define , limit , or describe 1he sco pe oi In)'
such section or anicle and u~ solely insened as a m111er of convenience.
Secllon 10.11 [nUr:c Acrccmcru . Thls Lease and any exhibicsor riders made a pan henof
constitute the entire agreement bc:tween 1he panics and no subsequent change shall be bind ins unkss
reduced to writing and signed by the panics hereto.
Section 10.19 llmknm.lu-Landlord and Tenant understand 1h11 notwhhstandina cenain
provisions to the contrary contained herein, a trustee or debtor in possessior. under the B111bup,1cy
Code oflhe Uni1cd States (the •eank.rup1cy Code•) may have cenai n righll to assume or L•.sign l1u
Lease. Landlord and Tenant agree and s1ipulate 1h11 this is a lease of real propeny in a sbo\,¥DI
ccnl er whhin the meaning of Section J6S(b)(J) of 1he Bankruptcy Code . Landlord and Tenana further
understand 1hat in any event Landlord is entitled under 1hc Bankruptcy Code 10 adequate a.uun.nca
of fut ure performance of the tenns and provisions of this Lease. For purposes of any sach
usump1ion or wi11nmen1, the p11nies hereto agree thal the term •adequate assurance" shall inc:illde
at lea.st 1he following :
(1) In order to assure Landlord 1ha1 the proposed assi anee will have the rcsaurces
with which 10 pay lhe .. enl called for herein, the Anancial condilion and opr.ra1ing performance
of the proposed assignee and its guarantors, if any, shall be similar 10 1he financial condition
and operating performance of the Tenant and ils gu arantors, if any, IS of 1he da1e of a.bis
Lease . Additionally, any propose(I assignee must have u demonstrated lo undlonl's
s11 is faction net wonh (as d,.1-fi ncd in accordance with generally accC'Jted accounting principles
consis1cntly applied) 11 le11st II great IS the net wonh of Tenant on the Commenccmenr Due
increased by seven pcrce 11 (73/•) for each year from the effecti ve date of the LC45C dvougb
the dale of1he proposed assignment , The financial condition 1-d resources ofTenaN wue
1 ma1erial inducement to Landlord in en1ering this Lease .
(b) Any propo .ed assignee must have been eng aged in the Permitted Use far 11
least five (S) years prior 10 any such proposed assig nment.
(c) In enteringin10 this Lea se. Landlord considered ext ensively 1he Permincd Use
and determined that such Permitted Use wo uld add subs1an1i11ly to La ndlord's tenant balance
and th at if it were nol fo r Ten ant's agreement 10 ma~e onJ y th e Penniucd Useof1he-Premises.
Landlord would not have entered into 1his Lease . Landlord's overall operation will be
subs11n1ially impaired if the trustee in bankruptcy or any assignee of this Lease makes any use
of1hc Premises 01her than the Permitted Use. Therefore , the right of the Tenanl, lruslCC. or
assignee 10 as sume or assign 1his Lease shall be subject 10 all 1heprovisio ns thereof, induding.
but not limited 10, pro visio ns such .1s radius , loca 1ion, use, or exclusivi ty provision.. and will
not breach any suc h provi si on co n11inct! in 1his Lease or in any olher lease, financing
agreement. or mas1er IMreement relal inM to the Shopping Ce nter. Nor shall any such
ass umpt ion or usignmen1 dismpt any 1enan1 mix or balance then existing in •tic Shopping
Ce n1er.
(d) Any proposed auignee of chis Lease must assu me and agree lo be pcnooally
bound by 1he terms, provi si ons, and cove nan1s of1h is Lease.
Sccllon 10.10 AY lh oriz alion . Tenan1 and the pany executing 1his Lease on behllfo(Tcnan1
represent 10 Landlord th at such pany is au1hurized 10 do so by requi si te actio n of lhe board of
directors, panners , or members. as lhe case may be, and agree, upon requ es t, 10 deli ver 10 Landlon:I
a reso lut io n or simil ar docume nl or opinion of co unsel 10 that effect.
2 1
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St'~llon 10.11 Advcrtbln1 Ind Promollo ■. In the event Undlord determines that it would
be in 1he best i111cres1S oft he Shoppiny Ci:ntcr to implemer.l an advenising or promo1ional campaien
for the Shopping Center, Land lord will cont11ct Tenant to discuss the details of such campaign,
including 1he proposed timing and cost . If such an advenisina and promotional camp&J11n is
undcnakcn. and if Tenant elcc1110 paniciparc, Tenant shaJI pay ils shari, of costs for 1uch camp1i9n
in the amounts and 11 ,uch times as agreed to prior to commencement of such campaign. In 1he event
Tenant co nscn1s 10 be a pan of ch campaign but fails to pay the monc1 1ry sum required 10 be pai d
for such campaign on the I.Jate SI ~h sums arc due, Tcnanl shall be in default under this Lease.
Section 10.21 Suh1tllullon of Prtml1c,. (lnten1ion1lly DelccedJ
Sec lion 20.13 lJ.Au.grJJc.mu:. Tenanl, as a 1en1nl, covenanu and agrees nol lo pro1es1 any
1pplica1inn by Landl ord or any 01her lenanl for a liquor license for use within 1he Shopping Cen 1er.
Nothing herein shall prohibi1 Tenant ftom ac1ing as a municipality through i1s 0111.1 11 1 and customary
proceu of reviewing gran1ing, or denying such licenses and permits .
Secllon 20.14 OlhlC Itnantl• Landlord reserves 1he absolu1e right 10 effcc1 such 01her
1enancies in 1he Shopping Cen1er ■s Landlord, in 1he eltercise of its sole business judgment,
determines shall best promo le 1he in lerestsoflhe Shopping Cenler. Tc:nanl hereby acknowledges 1h11
chis Lease shall nol be deemed, inlerprcted, or cons1rued 10 contain, by implica1ion or otherwise,
exp ress or implied, any wamnty, represen1a1ion ofagreement on 1he pan o(Landlord that any 01hcr
merchant shall open or remain open for business or occupy or continue lo occupy any Premises in or
adjoining the Shopping Center during all or any pan of1he Tenn.
Secllon 20.25 MaitYR Qay,c. Wherever 1h"-re is provided in this Lease a time limimion
for perfonnance by Landlord of any obligalion, such ti rr,e sha ll be extended 10 1he exlent 1ha1 delay
in compliance with such limi1alion is due 10 any oihcr factor beyond the reasonable control of
Landlord .
Sec:don 10.16 Hu1nlo111 SuL111JlW .
(a) Landlord hu fuffUshcd 10 Tenant a repon (the •Environmental Rcpon •)
prepared by a co nsultant repon ing on H121rdous Subs11nces(i(any} at 1he f",'Cmiscs. Tenant
hu reviewed the Envirorunen1al Report, has no objce1ion lo ii, and accepts 1he Premises
subject 10 any items noted in 1he Environmen1al Repon .
(b) Tcnanl covenants with Landlord to gener11e and s1ore Hazardr.us Substances
at 1he Premises only in amounts as are incidenl 10 and necessary for 1he notml'! operation o(
Tenant as penniued by 1hi1 Lease, 10 comply wi1h all oblig11ions imposed by 1pplicable law.
rules, regula1i ons, or requirements of any governmental authority regarding such gener11ion
and storage of lfazard ous Subs1ances, 10 prohibit any generation, s1orage, or disposal ol'
ll uardous Substances at the Premises except as pennilled above, to deliver promptly 10
Landlord true and complelc co pies of all noliccs received by Tenant from any governmental
au1hority wi1h respect to 1he generuion, storage or disposa l by Tenanl of Hazardous
Subs 1ances, to promp1ly notify Landlord of any :spills or accidents involving a Hazardous
Suhstance, and lo pennil reasonable entry on to 1he Prem ises by Landlord for verifica1ion of
Tenam's compliance with thi1 covenant. Tenanl shall insta ll and maini,in a self-contained
system for collecting, re11ining and disposing of lla.z.ardous Subs1ancc.c and :shall no1 all ow
any Hazardous Subs1anccs 10 enter subsurface soils or to be discharged into any sani11ry or
sionn sewer sys 1em. Tenanl agrees 10 utilize only tra,uponers approved by the
Environmental Protection Agency and State of Co lorado to deliver and remove Hazardous
Substan ces from 1he Premises. Tenant alw agrees 10 indemnify and defend Landlord (with
le gal counsel reaso nab ly acceptable to Landlord) from and against any costs, fees or expenses
(includi ng, withoul limitation, clean-up expc:nscs, third pany claims and environmen11I
impairment expenses, and reasonable anorneys' fees and expenses) incurred by Landlord in
conncc1ion with Tenan1's generati on, storage or disposal of Haurdou1 Sub s11nces. This
indem ni fication by Tena n1 shall surviv e the 1em1in11ion or exp iration of1his Lease .
22
(c) On or befon 10 days before 1he cxpiralion date of tho Term (u it may be
extended), Tenant shall, 11 ils sole co11 and expense, update the Envfronmental Repon, usina
1he consuhant who inhir.lly prepared lhe repon or another licensed consullant reasonably
1ccep11ble to Landlord, 10 determine the environmen11l s111u1 oflhe Premi1e1 u of the dale
of 1h11 update. To the t1Cten1 the updale or any inspec1ion by Landlord prior to Tenan1'1
rtelivery of the Premises 10 Landlord reveals 1h11 Tenanl has gener11ed , stored or di1p01td
ofH1Z1rdcu1 Substances contrary to the provisions of this Leuo, Tenant shall immedialely,
11 ill sole e,cpense, commence and pursue 10 comple1ion a remedi11ion proar11n II to such
Hazardous Substances and shall, 10 Landlord's reasonable sa1isfaction , brina 1he Preff'Uscs inlo
an environmen11I condition equal or heller lhan 1he condilion disclosed under the initial
Environmental Repon described in subscc1ion (a) above . If Tenant fails 10 comply wi1h 1he
provisio ns of this subsecdon or ofany other pro..,;sions of1hi1 Scc1ion prior to the expir11ion
or earlier 1ermina1ion of lhe Tenn, or prior 10 Tenan1 '1 vac11lng t{IC Premises, then Landlord,
in addition 10 Landlord's right to u1ilize all or any ponion of any security dep.>sil 10 111isfy
Tenant'sobliga1ions hereunder, sha ll have the option of either consided na th.is L~ as ha..,;na
ended or 1reatins Tenant as a holdover Tenant in possession of1hc Premises in which event
in addi1ion 10 complyine wi1h all rcquiremenls of this Section and the Luse, Tcna n1 shall pay
monthly to Landlord double lhe Minimum and Addilional Monddy Rent which Tenant would
otherwise pay under this Lease unlil such time u Tenan1 lulfill1 iu obligations under 1hi1
Sec1ion, and during such holdover period all of the terms of 1hi! Leu,1 and Tenant's
obli11a1ions hereunder shi ll remain in full rorce and effect .
(d) 'Haurdous S11bS11nces ' shall man (i) 'hazardous substances' u defined in
1he Comprehensive Environmental Response, Compen111ion and Li ability ACI , u amend~.
(ii) •pees• u defined in 40 C.F.R. 761 , '1.,Kg., or analogous regula1ions pnunulga,cd under
lhe To,cic Sub11ance1 Ccinirol Act, 11 amended, (iii) •asbeslo1• :11 defi11t-J in 29 C.F.R
1910.100 I, '1,Kil,, or analogous rt11ul11ions promulgated under 1he Occupal iona! Safely and
Hcahh Act of 1970, u amended , (iv) oil and pet:roleum hued products , (v) radioactive
material or waste, (..,;) biological and other medical products and waste materiaJ, and (..,;i)
•hazardous wastes• u defined in Resource Conservation and Reco very Act, u amended ; u
such ac11 may be amended from time 10 time, and as such tenns may be expanded by
additional legislation or a general nature.
ARTICLEll
llnwi1
Section lt.1 IltJwit. (lnten1 io nally Deleted)
ARTICLE 22
llllkm
Section 22,I llml!m (ln1en1ionally Dele1cd]
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JN WlTNESS WHEREOF, 1he panies hereto have affixed their signatures the day ar.d year
first above wrinen .
..,.._.J.JtJIIOJ
WEINGARTEN/MILLER/ENGLEWOOD
JOINT VENTURE , a Texu joint venture
By : Miller EnsJewood LLC, a Colorado limited
liability compa ny, Joint Venturer
By:
S1ewan A. Miller, Manaaer
"Landlo,d "
ENGLEWOOD ENVIRONMENTAL
FOUNDATION, fNC ., a Colorado corpora1ion
By:
Title :
24
EXHIBIT A
TO LEASE AGREEMENT
SITE ~LAN [SEE ATTACHED)
A·I
• txomrra
TO LEASE AGRl:Elll!NT
RETAIL SHOPPING CENTER LEGAL DESCRIP11ON
Loe 4, Block J
Loe I, Block 4
Lot I, Blocl; 7
Loe I, Block I
Loe 2, Block 9
Enalewood City Center Filina No. 1,
County of Arapahoe, S111e ofColondo (lhe •unc1•),
1uge1her with all riah11 and all appunenances 10 or used in conn ec1ion
1hcrewi1h, includin& but not limited 10, any a( the followina
which are owned by Llndlord : all development rights and ajr
righ1~ and any euemen1s, riKhls-of-way, or appunenanca
used in conoec1ion with the beneficial use and enjo)'malt
of the Land .
B-1
EXIIWITC
TO LEASE AGREEMENT
WORK LETTEII
Landlord : WEINOARTENIMILLER/ENOLEWOOD JOINT VENTURE
Tenant: ENGLEWOOD ENVIRONMENTAL FOUNDATION , rNC .
Premises: City Center Englewood Shopping Center
Addren:
Concurrenlly henwilh, Tenant and Landlord have ueculed a Lcue (the 11 Ua1e") coverin1
the Premlsu. 1ld1 Work Lcllcr iJ hereby 1uached to and made pan or1hat l..can 11 E1hlbit
"C" and 1em11 uttd herein 1h1II have lhe tame mt1nin1 11 SH (orlh la lhe Lt:11t. In
considcralion of lhe necu1ion or the Lcaae, LandlonJ 111d Tenant mulually 11rce II follow,:
l . Landlord sh 11II be responsible for the perfonnance ortcn1nt finish work described below and
shall promptly proceed to cause t~e Landlord's contractor 10 complete the tenant finish work
substantially in accordance with Paragraph 2 below.
2. landlord shall complete, it Landlord's cost and expense, 1he following lenant finish work
which shall be known as •tandlord's Work•:
A. lnsul11ion shall mee1 Colorado Energy Codes .
B. A !roweled concrele Aoor.
C. Glass and aluminum frame s1orefron1 wi1h a lcasl one cn1ry door.
D. One rear me11l cnuy door.
E. Two (2) 12.S con RTU unils.
F. Fire sprinkler ~ys1em wi1h heads 1umed up .
G. Demising piny walls and exterior wall furring to be insulated , df)'Valled, taped and ready for
pain1.
H Fire alarm system where requ ired by governing authority.
An addi1ion located 11 Tenant's enlry .
Empty electrical condui1 stubbed from building's m11in electrical gear to lhe Premises .
K. Empty electrical conduit s1ubbed from RTU units 10 1hc Premises .
C-1
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EXIIIDITC-1
TO LEASE AGREEMENT
ADDENDUM I TO WORK LETTER
PROCEDURE AND scnrnuus FOR COMPI.ET!QN
QFJENANI flNI SIJ WORK PY Tt;NANI
1 cnant and Tenant's Work con1r1ctort and the con1rac11 bf.tween Tenant and Tcn1n1'1
conlractors, to be entered in10 in connecti on with 1he performance of Tenant's Work, shall conform
to 1he rollowing rules, reg ulations , and requiremcnu , which sh.all be incorporated into 1uch con1r1c11.
In 1hee\lent of any connic1 between any other 1cmu or provisions ofTcnant's contracu with Tenant's
con1rac1 ou fo r the performance of Tenant 's Work and lhe terms and provisions set for1h below . 1he
t~t'fro and provision, set fort h below shall control.
I. Commencement of Construction -[ln1cn1ion1lly Ddetcd}
2. General Retmircmems
A. Tenant shall submit to Landlord , in wriling. at least ten (10) days prior to the
commCnccmcnt of construction, the followins information :
(i) The names anti addresses of 1he general, mechanical and elecuical contractors
Tenant intends to engage in 1he consuuaion ofTenant's Work and copies of
proposed coniracts executed by Tenant . (The term •contractor• as used
hereinafter shall mean Tenant's genctal contractor or, ifTenant does not use
a general contr1ctor, then all co n tr Jct on wilh whom Tenant contracts directly
for Tenant's Work . The tenn •subcontractors• shall mean and refer to all
enti1ies contracting with the Contractor to complete Tenant's Work .)
(ii) A schedule setting fonh the commencement date of construction of Tenant's
Work and che date of completion of construction ofTenant's Work, fiw.turing
work, and the date of projected opening.
(iii) Copies nf pcrfonnance and/or labor &nd ma1erial bonds, if so required by
Tenant from the Contractor and Subrontnctors.
(iv) Itemized stalemcnt of es1im11ed construction cosls, including archilectural,
engineering and con1rac1ing fees .
(v) Evidence ofinsuranci: as called for herein. Tenant shall secure, pay for and
mai ,1tain, nr cause ils contractor(s) 10 secure, pay for and mainrain, during the
continuance of consl'lJCl ion a1,d fixturing work within Tenant's leased
premises , all of the insurance policies r~uired and in the amounts as set fonh
herein . Tenant shall nol permit, ant.I Tenant's Tenant Finish contracts shall
prohibit its Contractor 10 commence any work until all required insurance has
been obtained and certified copies of policies have been delivered to Landlord .
8 . Insurance : Tenanc shall secure, pay for and main1ain, or cause its Con1ractor to
secure, pay for and mainiain during 1(1e con1inuance of construc1ion and liw.1uring
work within Tenan1's leased premises, the following insurance and in the amounts as
SCI fonh below:
(i) Tenant's Contractor's and Subcomraaor's Required MinimumCoverap u and
Limits of Liability :
(a) Worker's Compen sation , Employer's Liabili1y Insurance with limi1sof
not less 1han SJ00 ,000.00 and as requtred by slate law and any
in,;urance required for any employee by state law and any insurance
~l)Jll/01 C-2
~~U SII /Ol
required by any Employee Benefit Acts or other s1a1u1es 1pplic1blc
where the work is to be performed u will protect the Con1ractor and
Su bcontracton from any and all liability under the aforemen1ioned
aCIS.
(b) Comprehensive General Liability Insurance (including Contractors
Pro1ec1ive Liability) in 1n amount not less 1h1n SS00 ,000.00 per
person and Sl ,000,000.00 per occurTencewhether involving personal
inj ury li1bili1y (or death resulting therefrom) or propeny d1m1ge
liability or I combination thereof wich a minimum 1ggreg11e limi1 of
Sl ,000,000,00. Such ins urance shall provide for explos ion and
collapse coverage, if applicable, and con1rac1u 1I ii ,1 bili1ycoverage and
shall insure the Contractor and/or Subcontractors against any an d 111
claims for peuonal injury, including death result ing therefrom and
damage to 1hc propeny of others and arisina from his operations
under the Conlract and whether such operations are perfonncd by lhe
Contractor, Subcontractors or any of their Subcon1r1c1on, or by 1ny
one direetly or indireetly employed by any of them .
(c) Comprehensive Automobile Liability Insurance, including 1he
ownership, maintenance and oper11ion of any automo1ive equipment
owned, hired, and non-owned in the following minimum amounts :
(I) Bodily injury, each person• Sl00,000.00
(ii) Bodily injury, each occurrence -SI ,000,000 ,00
(iii) Propeny damage liability. $100,000 .00
Such insurance shall insure the Contractor and/or Subcontractors
against any and all claims for bodily injury, including death resulting
therefrom and damage 10 the propeny of olhcrs arising fr om his
oper11ions under the Contract and whether such operations are
performed by 1he Contractor, Subcontractors, or any one directly or
indirectly employed by any of1hem .
(ii) Tenant's Protective Liability Insurance
Tenant or Tenant's Contractor shall provide Owner's Prorcctive Liability
Insurance as will insure a"ains1 any and all liability (or dealh resulting
1hercfrom) and propeny damage liability or others for a combin11ion 1hereof
whic h may arise from work in 1he comple1ion oft he leased premises, and any
01her liability for damages which the Contractor and/or Subcon1rac1or arc
required to insure under any provisions herein .
Landlord shall be named as additional insured. Said insu rance shall be
provided in minimum amounts as follows :
(a) Bod ily injury each person -S500 ,000 .00
(b) Bodily injury each occurr ence -Sl ,000,000.00
(c) Property Damage each occurrence -$250,000 .00
(d) Property Damage, Aggregate -S250,000.00
(iii) Tenan1 's Builder's Risk Insurance
Tenant sha ll pro vide a comp lete Value Form •AJI Ph ysica l Loss• Builder's
Risk coverage on its work in the leas~d premises as it rel ates 10 the building
C-3
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•
(iv)
within which the leased premi· :s i, located, naming the in1erem of the
Landlord, 1he Conlractor and all Subcontracto rs , u 1heir respect ive interest
may appear, within a radius of 100 feet of the leased premises.
Insurance policies shill name Landlord II addilional insured. Cenificates of
Insurance shall provide that no change or canccllllion of such insurance
coverage shall be undenaken wi1hout 1hiny (JO) days' wrinen notice 10
Undlord . Tenan1's Contractor shall deliver the necessary insurance
certiticatC! to Litndlord prior 10 commencing work .
C. As provided above, Tenant shall notify Landlord of 1he names of the proposed
Tenant's Work general, mechanical and elec1rical contractors and such cont ractors
shall ht subject to prior wrincn ap('lroval of Landlord which approval shall r.ot be
unreasonably wi1hheld . All Contrac1ors and Subcontractors engaged by Tenant shall
be bondable , licensed con1rac1on, po ,sessing yood labor relations, capable of
performina quality workmanship and workins in hannony wi1h Landlord's general
contractor and 01her con1rac1ors on the job , All work shall be coordina1ed with the
general project work . Landlord shall have 1he riyht to require Tenant's Contractors
and Subcontractors to provide payment and performance bonds for any or all Tenant's
Work , such bonds to be provided at Tenant 's sole cost and expense. Any bond shall
be ref}uested and provided prior 10 1he commencement of Tenant's Work .
D. Ten.ant's Contracto r and Tenant's Work construction shall comply in all resp«ts with
applicable federal, stale, county and/or local S1atu1es, ordinance, regula.lions, laws and
code:i . All required building and other permits in coMeclion wit h lhc cons1ruction
and completion of the Leased Premises shall be ob11'ined and paid for by Tenant.
E, All Tenant's Work con1racts shall be in writing, and no Ten'U1t's Work shall be done
e:ii:cept pursuant to such contracts . All Tenant's Work contracts shall be subject to
Landlord's prior written consenl. Any approved Tenant's Work conrraas (hereinafter
referred 10 collective ly u the "Tenant'!! Work Co ntract•) shall not be amended or
modified wi thoul approval by Landlord . The Tenant's Work Contract shal l confonn
with the provisions of the Lease, including all provisions herein, and shall obligate the
Tenant's Contractor lo comp lete Tenant's Work in accordance with the schedule
referred to in Paragraph 1.8 above .
F. [Intentionally Deleted)
G. Tenant's Work shall be subject to 1he inspection and approvaJ of landlord, Landlord's
Archi1ect and general contractor . Such inspec1ion shall be for Landlord's sol e benefit
and shall in no event be construed as any benefil 10, nor may Tenant rdy thereon . All
work perfonned and material and equipment ins talled shall be lirsi quality, new
materials and equipment and meet or exceed those su,ndards or qualilies (as
reasonably de1ermincd by Architeca) presently perfonned or conranpl11ed at the
project. Landlord shall have the riMht at any 1ime during the performance of Tenant 's
Work or thereafter 10 require replacemenl and recons tru ct ion at Tenant's e:ii:pense of
Tenan1's Work not confonning (as reasonably determined by Landlord 's Archi1ec1)
h> 1hese s1andards or to the Tenant's Work Contract.
H. Tenant sha ll apply and pay for all u1ility meters e:ii:ccpt where metered service is
provided by Landlord or public se rvice agency
The Tenant's Work Contract sha ll include a S1a1ement requiring the Contrac lor and
all subcomractors , laborers, and materialmen to e:ii:ccute a lien waver fo r any in 1erim
and final payments. A copy of the e:ii:ccuted waiver or no1ice oi refusal is 10 be
immedia tel y forwarded to the Landlord .
Prior lo commencement of any Tenan t's Work in the Premises, Tenant shall obtain
from Landlord lhe Landlord's nolice which provides that Landlord is not responsible
for the payment of such work :.,,d setting fonh such otherinfonna tioau landlord may
deem ncce,sary Tenant shall post co pies of the noti ce in the Preniscs in loc ation s
C-4
which will be visible by panics perfonnina any work on the PrerNses and Tenant shall
provide evidence of posting , including a photograph and a nolarized s111emc:m.
confirming such posting . Tenant and Tenant's Conuaclor shall not remove, des1rua,
deface or 01herwise modify 1he no1ice.
K. Tenant shall indemnify and hold hannless Landlord and represen111ives, agents .Jmd
employees from and against all claims, damages, losses, and expenses, including, ~
not limited 10, reasonable auomcy's f~s arising out of or resultin1:1 from ::he
perfonnance of Tenant's Work or Tenant's Con1ractor's pcrfonnance of 1he Ttn1m1
Finish Con1r1c1 which are: (a) c1u1ed in whole or in pan by any negligence :Jr
omission of Tenant's Contractor, used by suc h Con1rac1or, anyone directly ur
indirectly employed by any of 1hcm or anyone for whose acu any of them may be
liable, regardless of whether or not suc h claim , loss , damage , or expense is cauSO! m
pan by a pany indemnified hereunder. and (b) a11ribu1able 10 bodily injury , sid.:n&Sl,
disease or dealh, or the destruction oflangible personal propeny , includiny lossofWIC
result ing from any of the foregoing acts and all Tenant's Work con1rac1s shall rede:::1
this indemni ly. In any and all claims against the Landlord or its reprcscn111ive1 orllrt)'
of their agents or employees or by an employee of Tenan1's Con1rac1or, ,any
subcontrac1or, anyone directly or indirectly employed by any of1hem, or anyone for
whose acu 111y nr I hem may be liable, in the indemnificat ion obligation under abis
Paragraph K shall nnl be lin 1iteil in any way by any limit11ion on the amount or~
of damases, comp.-:1~11lon or benefits payable by or for the Tenant's Contractoc-N
any Subcon1r1c1 c :" \.. the Workers Compensation Act, disability benefit ICt5.. or
olhcr employee benefit acts.
L. In the evenl a Subcontrac1or of materialman Hies a mech1nics' lien u a result of
perfonnina Tenan1 's Work pursuant 10 Tenant's Tenant Finish Con1rac1 I hen Tenana:"J
Contractor shall indemnify the Tenan1 and Landlord from said lien and shall, wmcn
reques1ed by the Tenant and/or Landlord, furnish Tenant and Landlord (as Landlard
or Tenant may specify) either a bond sufficie nt to discharge the lien , deposit irt an
escrow approved by Landlord and Tenant a sum equal 10 150-/4 oflhc amount of su.ch
lien or obtain for 1he Landlord an endorsement through the Landlord's 1ille insunm:e
commitment or policy insuring against loss or damage resulling from such lk:n.
· Subject to any restrictions lhereon posed by Landlord's Mongagee on the Buildifflit,
Ten1n1 's Con cractor shall have 1he right and opponulUty, in coopera1ion wmh
Lu,dlord and Tenant , to contest the vali dity of any such mechanics' lien by such I~
mtans as are available, including the right 10 prosecute any appeals which ma.'! be
permiued by law so long as during 1he pend ency of any contest or appeal, the T enmu:'.s
Con1rac1or shall effectively Slay or preven1 any ofticial or judicial sale of any o{:ihe
real propeny orimprovemcnu comprising 1he building, upon execulion of rthCf'l.ll.r.§C.
and so long as 1he Ten1n1's contractor pays any final judgment entered whh rc,p)CC
10 any su ch mechanics' lien and thereafter procures, within a reasonab le time, rec:m:t
sa1isfactio, 1hereor In 1he event 1he Tenant and Landl ord shall be a party 10 any such
contes1 or appeal, or any other action resultiny from or arising out of1he performam::e
of the Tenant's Wo rk by Tenant's Contrac1or (or any ofi1s subcon trac1 ors, agencs. or
emplo yees ), Tenan t's Con1rac1o r shall be responsible for all legal recs and other CQllJ
and expense.s incu rred by Landlord and Tenant in any such action . Landlord Jmd
Tcnan1 shall have the right 10 ob 11in separat e counsel of their choice at Tcnamt 's
Contrac1of's expense . In 1he event 1h11 Tenant's Contractor foils 10 provide a bomd,
cash escrow or 1itle endorsemenl , or otherwise fails 10 fully satisfy and obtain rdeme
of :my lien or clil im in acco rdance with 1he provis ions hereof, Tenant's co nlractormalt
b! obligated to refund Tenant or Landlord , as the case may be, all monies that 'the
laner may pay in discharging any such lien including all costs and reasomm»e
attorneys' fees incurred by Landlord or Tenant in s:11ling, defending against , appe:uims
or in any 01her manner dealing wi1h any such lien.
M. Tenanl shall agree to be responsible for , and 10 timel y pay, all costs directly .and
indireclly related to Tenant's Work , including, wi1hout limi1ation any fees fo r
architecture , engineering and adminis1r11ion as incurred by La ndlord in rela1ion ia :mt:
Premises .
4"6-IJJ SJ 1'11l C-5
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EXHIBITD
TO LEASE AGREEM!:NT
[INTENTIONALLY DELETED}
D-1
EXHIBIT[
TO LEASE AGREEMENT
RETAIL SHOPS SIGN CRITERIA
City Cen1er Englewood
(SEE ATTACHED]
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SIGN STANDARDS
Englewood Town Center PUD
Approv~Date:-#1 Attachment Number 9
.,
Tobie al Contonll
3.6.1 General Slalemenl
3.6.2 Sign Requlremenla and Iha De sig n Review P10ce11
3.6.3 Signs Subject lo Pennlta
3.6.4 Signs Not Subject lo Pennlt1
3.6.5 Sig ns Subject to Temporary Pennlt
3.6.6 Illumination Req uu emont
3.6.7 Pennlss lble Sign Maleria ls
3.6.8 Penn lsslble Sign Types
3.6.9 Ma ximum Pennined Sig n Volume/ Araa
3.6.10 Pennlsslble Sign Locations & Methods of lnstallalion
3.6.11 Auxiliary Graphics
3.6.12 Joint ID Slgnage
3.6.13 Residential Slgnage
3.6.14 Offlca Slgnage
3.6.15 Maintenance and Upkeep
Approved:_.611e:
Introduction
A Vl1lon for CltyCeol•r Engh•wood
CllyCenler Engl, wo I Is lhe ro alltallon of a master plan lo croale a unique urban
environment that an es lhe economic, social, physical and cultural •ire in the Denver
metropolita n area. Thii .,,ojacl o~tars a strong sense of community to people moving to
the matroplex and ,., L'vr u;tf'Ja lifestyle , by combining an In public places , live
performance venuet .:2 ni1 ,,., urban mix of retail shopping and res idential . CltyCenter
creates a memorable . di~tlni;tive and human environment that Is easily access ibl e by
the lighl rail lran;II, The convenience of diagonal parking In fronl of lhe relail dlslrtcl
re in forces lhe feel of community wllhln an urban fabric.
Supported Velu11
The Clly encourages relall lenanls am! ro aldenllal proporty owners lo lake advantage of
the three-dimensional sign criteria allowed by t!1 0 •--;re ?1;.J Signs· standards . These
standards give preferen ce to creative signs ullltlir q 111,·~r -d il\'8nsk>nal volume , unique
angles , shapes, materials , color and lighting tn t. (}\,..<;.=-•• 1 lft ch aracter of the business
and the surrounding urban environment.
The volume signs capture the viewer's eye as he/she travels around the volume of
the sign. This create s longer and greater viewing of the bus iness exposure while
add ing entertainment value to the experience.
The rights of the relall tenanls should not subord inate lhe rights of lhelr resldenllal
neighborhood . The mix of relail and residenlial must respect Iha balance of lhe urban
village.
All areas ex posed lo public view within and surrounding lhe Planned Unll Developmenl
(PUO), will be reviewed by Iha Crealive Sign Standards Criteria, Relall lenanls,
res idential entry identification and common areas shall avoid llnear or boxy forms In
preference of dynamic curves , angles, materi al s and lightlng of sig ns with volume.
ll1
All retail tenants and residential development owners are encouraged to express their
own uniq ue design statement within the parameters of the design criteria for signs and
·common area· stre et graphics.
/
2 Approvcd :_L_o11e: __ _
General Stetement
The Cily of Englewocd recognizes that signs wilhln Englewood Town Center PUO are a
necessary means of visual communlca\lon for the conven le n::a of the pyb!lc and that It
Is the right of !hose concerned to identify the ir buslnesso ■ or sorvlcos . Therefore , Iha
City encourages unique and lnrn>vaUve urban signs and street graphics , not only to aid
In the creation of shopping and commercial areas but also lo enhance and Improve Iha
character of the PUO as a whole ,
3.5,1. 1
Signs shall be well-designed, legible v:.:I ap propriate lo the uses penn /tted, as wall as
compallble with their surroundings anl ·•di; •he building s to which they pertain . Special
consideration must be given lo the f,Jf;i;wlng :
1. Materials
2. lllumlnallon
3. Scal a
4. Color
5. Dimension , relief or projection
6. Archilectural quality
7. Movement
3.5.1.2
Signs mus! be slructurally sound and consl/Ucled high quality, durable materlals
appropriate lo an urban s~alng.
3.5.1.3
Signs must str ike a reasonable balance batwean Iha rlgl ,t of the lnc!vldual lo Identify his
or her business and the right of tt,a public to be protaci.d against th, visual discord
resulting from lhe unrestricted proliferation of signs and similar devices .
u.,.,
Signs should no• obscure Iha ,islon of motorists, and/or compete or conn!ct with
necessary traffic s:gnals or other regulatory th Wi ces.
3.5.1.$
Signs should be snlquely designed lo create a harmonious relationsh ip with lholr
surrounding envlrom : ent.
Approved : / Date: __ _
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Sign R1qulrom1n11 and tho Dulgn Review Proc111
3.8.2.2
Sign Specification•
In order lo help Tenants ol tho PUD design and Install sign ■ that perfonn those
/unction s, Iha City Council has deemed Iha! proposed sign ■ should comply with tho
specillcallons so: lorth in Sections 3.6.6 through 3.6.11 . Proposed signs lhel oo not
comply wilh these specificallons may be approved only where compliance with these
specificallons are not praclical or leasiblo or whore lhey would proh ibit a design s~lu lion
lhal embodies the spirit of th is Ordinance .
U .2,3
o .. 1gn Rev/ow Process
Prior lo inslalllng any sign, Iha Tenant (or Owner or Alllhorized Agent) must complete
lho Design Review Pro cess .
1. Appllcallon for Review
Nol later lhan seven (7) days after laking occupancy In Iha PUD, Iha Tenant shall
submit throe (3) copies of Iha epplicallon lo• !he proposed sign lo Iha City. Tho
eppllcellon shall cons ist of orawlngs for Iha proposed sign and a copy of Iha
permit applicalion specified in section 3.6.3.1.
The City shall verify that the appUcellon is complete . Any lnco,~·lete applications
will be returned to the Ten ant.
Within seven (7) days of racoivlng Iha appllcellon, Iha City shall verify lhal Iha
proposed sign compiles with Iha specificelions sal forth in sections 3.6.6 through 3.6.11, and :
a. If Iha proposed sign is found lo r.omply with Iha specillcalions, Iha City
shall forward Iha applicallon lo Iha Des ign Rev iew Board within three (3)
days .
b. II the proposed sign is found not lo comply, the City shall notify Iha
T enanl. Within seven (, ) days , Iha T enanl shall have the option 10 modify
lh• des ign and re-apply or lo notify Iha City lhal ht1 or she requests a
variance from Iha spocificalions. In lhe latter case, -..ilhln lhrea (3) days
Iha Cily shall submil Iha appllcallon and a non-compllance report lo Iha
Design Review Board .
Approved : ~le: __ _
2. Design Review
All proposed signs shall be reviewed by a lhree-member Design Review Board
("lhe Board") cons lsll ng of an lndepandanl design professional appointed by Iha
Clly Council , lhe PUD silo plan Arch llect and lhe PUD Plan Admin is trator .
No later lhan tan (10 ) days after receiving all applicable materials from lhe Clly,
lhe Board shall review lhe proposed sign and nollf\• Iha Tenant In wrillng of
either:
a. Approval, In which ca se lh1 't anant 1, seh jacl to obtaining a pennlt and
subsequen• 11tallallon of lhe slgn.
b. Rejection.
c. When rejecdng a proposed sig n, the Board sh iJl tat ,., reasons for the
rejection . The Tenant shall then h~ve len (10)'1 ays tc u,1,-,r.
3.4 .2.4
1. Submit a new application to I"• . ~.; • 1, .Q:n Iha Design Review
Process again . The new ap.,:i cauon !it.. be for either a new design
or for a ve11lon of the ow,jl nal design modified according to Iha
Board 's comments: or
2. Beg in the appeals process as oulllned In Section 2: Administration
ollhls PUD .
Sign Modlficsllons
Any Tenant wishing to modify an appf'JVed sign must complete the Design Review
Process set forth In this section for the pos.;..1 modlficallon .
3.8.2.5
Supp/emanfa/ sign e/emenfs
Supplemental elements in addition lo the primary sign may be Included as part of the
primary sign . The maximum area of supplemental sign elements may be up lo \hlrty (30)
percent of lhe primary sig n area. Semndary sign ele:nents can consist of shapes that
aceenl lhe sign visually but do nol po,1aln lo lhe • ,ssage of lhe primary sign . These
elements may project beyond lhe allow•ble vol ;'fll al the discretion of the Design
Review Board .
U.2.8
Postal Address Requirement
All slorelronls must display a plainly visible and legible postal address. The address
musl be localed above lhe doo r frame of lhe main enlranca and must be made of vinyt-
Appmved: I Date: __
applied , painted or fo il leaf characters three (3) Inches in height In a contrasting color to
the surrounding materials. Style nnd appl ication of these addresses shall be uniform
throughout the PUD .
3.8.2.7
Storefront Signs
Sign Des ign Cri te ria for ln-llne Tenants Include:
!.M
Sign height above Ooor. Bottom of <lgn lo be 8' minimum.
Leiter size : Proportional letters required . See speciOc guidelines set within each
of the four (4) different tenant sign types . Note: t.etter dimensions of greater
propor1 !ons may be considered if, In the Design Re ._ law Board's opinion. the sign
desi gn Is of excepllonal merit and arcni1eclura t UH•lty.
Location on storefront: 15' maximum height from grade ln multi-tenant buildings
ar,d 8' minimum exc ept w indow signs.
Naon rheostat controls are to be Integ ral with transformers for Des ign Review
B oard 's ad justment. No skeleton neon -all neon Is to be backed by a solid
shape or open metal channel outlining on e>cterior signs .
Box or ca bi net type of signs are not allowed .
Electrical ra ceways are not lo be vlsible .
Signs must comply with all codes and regula ti ons, must bear the U.L. label and
must have current slgn permits.
Signs Subject to Permits
ii shall be unlawful to display, erect, ccnslrucl, relocate or alter any sign without Orsi
fil ing with the City an application In writing, paying applicable fees and obtaining a sign
permit . If a sign has been displayed, erected , constru-:led, relocated 01 altered without
such permit or not In accordance with the terms of such permit , the sign must be
remo ved within five (5) calendar days of official notice.
When a sig n permit has been Is sued by the City, ii shall b• unlawful lo change, modify,
alt er or 01h erwis e deviate frorr the tenns or conditions o f st id permit without prior
app ro va l of the City. A written rerord of such approval shall be ent t::-ed upon the original
permit application and ma inta ined in the file o o r the City.
3.8 .3,1
Application far Permit
Application for a sign permit shall be made by the owner or tenants of the property on
whic h the sign is to be located, his or her authorized agent or a sicJn contractor licensed
by the City of Englewood . Such applications shall be made in wri llng on forms furnished
by the City and shall be sign ed oy the applicant. The City shal:, within five (5) working
days of the date o',1 the applica11on, ei the r approve or deny the appHcatlon -or refer !he
Approved :__:!___Oatc: __ _
application back to the applicant In any Instance where Insufficient Information has boon
fumlshed .
If the City finds that work under any permit Issued is not In acccrdance with the
Information supplied In the permit application and/or is In violation of this or any other
pertinent ordinance ; or should it be found that there has been any misrepresentation in
connection wiln the application for the permit, (includ ing a non-sufficient funds check),
the sign owner, Ie se•• or erector shall be notified or such fl nd l us and that the violation
must be correcteo within fh,'Ei (5) working days of notice . U Puu · correction Is not made,
Iha permit shall bo r-0,o j •iJ aod written nollce lhereor sh all ~" t SIV ed upon the sign
owner of erector. No pcw:'"lu shAII proceed with any part cl su c,1 'Wl.!rk 3fller such noticu
is rece ived .
The owner, lessee or the sign or the owner or Iha property n which the sign Is localed
shall have the right lo appoo' Iha decis ion or Iha City In the manner proved for In
subsection 16-2-BA or th e \1 ._,l,!wood Mun icipal Code .
If actual work either on • or · •lf•site 1~ not commen{,;.., t under any sign permit issued
within sixtv (60) days rro111 IM dale or such permit, !he permit shall automatically
become null and void . Delays which are not a result or willful acts or neglect of the
contractor, O\•mer or person obtaining the permit may be excused ond the City may
grant i. 1 ~ '<to ns ion of time In which to start of resume operations . All requests for
extens k. , . and approval th<Jr "':~ 'il 1all be In writing ,
When any permit has been revoked under the terms of this Section, permit fees shall
nol be refunded .
3.5.3.2
Plan,, Specifications and Other Data Requested
The application for a sign permit Issued by City shall bo accompanied by the folowing
plans and other Information: Tho name, address and telephone number of tho owner or
person entitled to possession of the sign and of the slgn contractor or erector, the
location by street adjress of the proposed sign structure : complete lnfonnation as
requ ired on application forms provided by the City, Including a site plan and elevation
drawings al Iha proposed sign drawn lo scale, caption of Iha proposed sign and such
other data as is pertinent lo the •~plication; plans indicating Iha scope and Slructural
detail of the work to be done , includ lng delails of all connections , guy lines , supports
and footings and mat•rials lo be used; applicalion /or an electrical perm~ for all
electrical signs and the requ ired information for such application; and a statement of
value or cost of the sign .
Appro ved : / D&1e: __ _
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3.5.3.3
Permit Fees
A permit fee shall be pa id lo Iha Clly for each sign permit Issued sr.J er lhls Secllon . The
permll fee shall be in accorda nce wilh Iha fee sc hedule eslabllshed by Iha Clly Council.
3.5.3.4
Identification and Marking of Electrical Signs
Each electrical sign hereafter erected or rt:modeled shall bear thereon a clear1y legible
identlficalfon plale not excee di ng six (6) square Inches in are, stating the name of the
person, firm or co rporntion re sponslb la for its conslruct lon and erection , with inslallation
dale and permll number and shall be ma rked wllh lnpul ampera • al full load Input
ldenlifica llon plates , labels or stickers must not be visible from any part of the common
area .
1. All electric sig ns shall be construct ed of non -combustible material . An electric
JI n shalt be ra in tight, but service holes fitted with waterproof covers may be
provided to each co mpartment of such sign . All electric signs Installed or erected
in the PUO shall meet or exceed standards set by the Underwriters Laboratories,
Inc .
2. No elecl rir. sign shall be erected or ma in ta ined thal does not comply wllh City
electrical code .
3. No electric equipmen ' .'.lr electrical apparatus of any kind that causes lnterfereni:e
with radio or !elev ! ion reception shall be used in !he operallon of an Illuminated
slgr . Wher,ever interference is caused by a si gn that is unfiltered , improperly
fill r1red or .J lherwise defective, or by any other electrical device or apparatus
conne cted 10 the sign. a member of the Des ign Rev iew Board may orde r the sign
discum~ected until II is repaired.
Licensing 3nd Insurance Require ments
Any person, finn or co rporation eng ,1ged in the business of installing , erecting, moving
or ma inlaining a sign in 1he Cily of Englewood shall be duly licensed by Iha Cily.
!M
Sign• Not SubJect lo Permits
No permit i::.,all be requ ired to carry out maintenance to a conforming sign if no
stru ct '.t , I .fi an11e~ aro m30i:.
The following •i9 ns displayed l°or non-commercial purposes, may be erecled and
maintained wilhin lhe PUD wilhoul permit Such signs shall be In addltlr 1 lo all olher
stgns pennitted in the PUD , providing such signs do not require direct electrical wiring
and confonn to se tba cks and other physical characteristic requirements of the
doslgnaled PUD . Even !h ough permits are no t required for lhe following signs, wall-
Approved:~Da1c : __ _
mounted sign s shall be localed only In the slgnabla area and window signs shall
conform lo the specifications sat forth In Section 3.6.6.3, Th is restriction shall not apply
to hol iday decora tions or to short -term advertis ing as provided In subsection 3.6.4.11 .
U .4.1
Bullelln Boards
Bullelln boards for pub lic, charilab \,. •::>• reli1:1 :0u 1 ln111iru110 ns, wh ich are nol over twelve
(12) square feet In area and whic.'l ant ,l)q,b--4 on Iha prEHldii de of sa id Instit utio ns .
3.s.,.i
Elect/on Signs
Election signs shall not 1,e po,.,.n · "" lllon forty-fivo (45) calendar days prior to the
election to which the Jlgn tela lo!J anu sl all t-t remov ed wit hin flneen (15) calendar c1ays
following the election to w:-ilct; the JIOn relal ,s . Ele t.11on signs muet be iYindow or wall •
mounted stgns and shall n,Jt be a ~!'lf'l ner of paper or cloth . Eacll &l ectlon sign :ihall not
exceed twelve (1 2) squ arr.i feet of to tal sign area.
3.5.4.3
Flags
Flags of nations or an organization of nations , st ate s and citi es, and not exceed ing
th lrty-f,ve (35) square feel In area .
3.s.,.,
Holiday Oeco;af f</ns
Signs in the natu re of decorations, clearly Incidental and commonly associated with any
national, local or rel igious holiday; provided that such signs •~•II be displayed for a
pe riod of not more than shcty (60) consecutlva calendar days . Such signs may be of any
type , number. are a, he ight , location, lllumlnatlon or an imation end shall be loca ted so as
not to conflict with traffic regulatory devices .
3.6.4 .5
Ideological Signs
Two ldeologica i signs not more than twelve (12) square feel In total sign area .
3.U .S
Memorial Sign s
Memorial signs or table ts giving the name of building and date or erection , when cul Into
any masonry surface or inlaid so a?; to be part of the building .
Appro vcd :_LD ■te : __ _
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U.4.7
Public Signs
Signs required or specif ..:.1~) authorized for a public purpose.
U .4.1
Symbols
Symbols or crests of ns~al, state, religious , fraternal , professional and civic
organlzallons .
3.8.4.9
Contn,cfor Signs
A sign not more than th irty-two (32) square feet In lolal sign area , which names the
contractors or sponsors engc:ged In construction on the property where lhe sign Is
located .
3.8.4.10
Reef fsfefe Signs
Signs which advertise the sale , rental or lease of the premises upon which said signs
are located shall comply with the following standards :
1. Resldenllal use, shell be pennlHed one sign of not more th•n six (6) square feet
per face in area . Such signs shall not extand or project over any property line.
2. Commercial, office and Industrial uses shall be pam,itted two (2) signs of not
more tha n sixty-lour (64) square feet tolal.
3.8.4.11
Short-Tenn Advertising Signs
In addition to other pennined sign s, Tenants may display short-term advertising signs ,
prov ided such signs are limited to window or wall-mount&d signs. Short-term window
sig ns shall not cover more than tan (10) percent of the window are In addition to that
specified in subsection 3.6 .8.3.
Short-tam, adva.11slng signs shall show the dale Installation or display and shall be
limited to a two (2 ) we ek pe,;cd of display , atter which a pannlt shall be required .
~
Sign• Subject to T1mporary Permit
The following s~ns may be displayed und er the condlUons described, upon granting a
temporary permit.
10 Approved:~Date : __ _
3.5.5.1
One special event sign may be penmitted in addition lo all other signs . Such signs shall
be limited to wall or window signs. Such sign shall not be more than twenty (20) square
feel In aree and shall not be displayed for more than thirty (30) calendar deys.
w
lllumlnatlon Requirement
All signs must be illuminated during hours of darkn ess and only during the tenant's
normal bu5 ir,es s hours , subject lo the following prov isions :
3.M.1
Means of Illumination
Permiss ible means of Ulu""Llnalion Include incandescent , hal oge n, fluorescent, neon and
exposed ne on lube. Internally Illuminated or non -illu minated paninex/plastic canop ies or
individ ual µlastlc lette rs are prol-\iblled .
3.M .2
Marimum Brightness
The maximum brightness of illuminated signs shall be filly (50) foot-lamberts as
measured one (1) foot from the source ol llghl.
3.6.6.3
Color o/ Lighf
Signs may be illuminated with a variety of colors, provided the colors do not conflict with
traffic signals.
3.6.6.4
flashing Illumination
Prohibited on all signs are lights or Illuminations that flesh, move, rotate, sclnllllate,
blink , flicker. vary in in tensity , va ry In color or use intermittent electrical pulsa tions.
3.5.6.5
Anfmated Graphics
Animated signage and graph ics are encouraged, provided that proposals for such meet
all re:iuiremenls In this ordinance .
llI
Permlsslb ie Sign Materialt
11 Appro ved: / Oa1c : __ _
F abrlcallon and lnslallation shall comply wllh all applicable local. stale and national
oloclrlc codas. All slgnaga malarlala shall ba UL raled for exterior use. And , all signs are
subject to the fnllowlng provisions;
3.8.7.1
Paper, peninax malarial , fonmed plastic, Injection-molded plastic and typical box-typo
signs are strlclly pro~lblted .
3.8.7.2
Sign fabricator plates , labels or stickers must not be directly visible from any part of the
common area.
Ul
Po , ml11lblo Sign Typu
3.U .1
Projocling Signs
A projecting sign Is a sign attached to and projecting from the building wall Into a
different plane lhan lhal of the building wall. Generully, lhese are 3-dlmenslonal
sculptural signs composed of dimensional lellers and Iconic fonms relating to Tenanl's
ldenllty. (see example in 3.6.9.2)
3.8.U
lnd/v/duol Loiters
1. Sllhouetta or Halo-Illuminated Letters. Fabricaled melal letters with polished,
brushed or baked enamel painted finish, backlit with warm white neon ,1r neon In
a contrasting color. Letterfonns must have a return thickness of a min imum of
lhrea (3) Inches In deplh.
2. Exposed Neon. Exposed luminous tubing letters or graphic \orms. The
acceptable range of neon tubing Is between twelve (12) and sixte•n (16)
millimeters In thickness . Dimmer transformers must be used on all .txposed neon
tut-"~. No exposed lubing crossovers, raceways or transfon,1er boxes are
pe 1ed . A min imum or two (2) colors musl be used . All exp:,sed wall-mounled
nee.,, excepl secondary neon graphic elemenls, must be graphically supported
with similar graph ic shape or contained within a channel.
3. Applied Letters on Glass. SIik screened paint, foil leaf or rr,c chino cut vinyl letters
or logos. Lette1s or logos must be applied to Iha Tenant's side or Iha storefront
glass as laast th,ee (3) feet above finished noor. Letters or logos may not exceed
four (4) inches in height.
12
3.8.8.3
Window Signs
Window signs shall not occupy more than ton (10) percent of Iha total area of tho
window In which they are displayed . Thia Ion (10) percant maximum coverage shall
Include all signs except short-tenn advertising signs . Signs displayed twelve (12) Inches
or less from the Interior of windows shall be dnblted against the square foot area
allowed a pemiitted use . Window signs In windows above the ground floor are limited to
letters or logos , nol to exceed four (4) Inches In cap height.
3.J.8.4
Wall-mounted sign•
Any material that coordinates with the character and design or the Tenant's storelront
and features the Tenant 's name and/or logo In a nat, decor.11ive, two-dimen sional plane
with 3-dlmensicnal-looklng painted, applied or carved/scu l~l ed rellal gra phics . Wall -
mounted sign graph ics must consist of graphics Ir , a dimensional manner or
dimensional graph ics at least one-hall (In) Inch thick . A border/reveal or at least three
(3) Inches must be mainta ined . Rectangular, box and flat signi ~a discouraged .
3.8.8 •
Cano, ,
Shad,, r,d decorative structures over the slorelronl entry and/or windows must be
constru c ·•d or a rigid metal rrame with an exlerior grade labric covering . Internally
illuminal J or non-lllumlna\ed paniHex/plasllc canopies are st rictly proh ibited.
3.8.8.8
Banners
Banners and flags that provide lnfonnallon related lo Iha goods and services shall be
constructed of exterior grade fabric.
3,8.8.7
Movement in Signs
Slgn r. may employ visible mechanical movement by means or moving, revolving or
rota llng parts. Gauges and dials may be an imated lo Iha axlent necessary lo display
corre ct measurement. Signs with movement are subject to the regul ations stated under
Subsection 3.6.6.4.
13 Aprrovcci : /Date : __
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3.8.8.8
Tho Following Sign Types Are Encouraged :
3-0imensional volume signs
Reverse channel, halo 11\uminallng loiters as pan of a
projecting J.Q\monslonal volume sign.
Exposed neon recessed In open metal channel lettens .
Internally-Ill routed fascia with push-through ple•lgla11 letters or graphics .
Edge-Ill, sandblasted glass (continuous light source , no spot lights).
Cast metal letters , raised or flush with fascia surface .
Gold leaf on glass or stone .
SIik-screened glass or metal panels.
Threshold elgns flush with flooring -wood, tile , stone, metal are allowed Inside
tenant tmtry, but are NOT allowed In exterior common area .
Indirect illumlnatlon on non-Internally Illuminated signs .
u.u
ProhlbHed Signs
Vacuum formed or Injection-molded plastic signs .
Cabinet or ·can· slqns with Illuminated translucent backgrounds and silhouetted
letters.
Exposed skeleton neon applied dlnsctly to fascia eleri ,ent.
Freestanding tripod signs.
Flashing, scintlllatlng , moving, sequencing, audible or odor producing signs .
Paper, cardboard and stymfoa"· "lgns .
Credit card and advertis ing pla• Jecals , stlckt.rs or trademarks .
Manufacturer labels .
Carpet or rubber entiy mat slgr:•
Interna lly Illuminated awni ngs .
15 Approved : /0110: __ _
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Maximum Perm itted Sign Volume/ Arn
3.5.9 .1
Basis for Computallon of Sign Voluma I Ara•
For the purpose ol determ ining lhe total allowab le sig n area lor bu il dings wi th more than
one frontage , the follow ing criteria apply :
1. Bu il dings with more than one Tenant are defined as "Mull l-Te nant Bu ilding s".
Bu ildi ngs where a si ngle Tenant occup ies the entire bulldlng envelope are
defined as "Single -Ten ant Bu ild ings•.
2. Sig ns may be located on any sid e of tho bu il ding but the total sign area on any
o ne side of Iha building may not e;c:ceed the area permitted on the basis of that
fro ntag e considered ind ependently of other front ag es .
3. If a b1•ildlng ha s more than one frontage, the ma xi mum sign area for the building
is based on Ih a total horizontal len gth Jf not more than two contiguous frontages .
3.6.9.2
Single-tenants In a free -standing pad or tanents with over 10 ,00 0 s.f.
Tenant s with "'ore than one frontage In a fre e stand ing single tenant bu ild ing are
allow ed one 1· 111-mounted or proje r.U ng sign per frontage, to a ma xlrum of three (3}
l:iuildln g fac::t s Each sign shall be a max imum size as noted In sectio n 3.6.9.3.
All tenanls in the PUO are allowed the follo wi ng sign type~ witr, a combined max imum
si gna ble area pe r fronlage as noted in section 3.6 .9 .2 and 3.b.9 .3 .
In -ti ne lenams in a mulll-tenanl bulldlng wllh two frontages on Engtewoo:1 Parkway and
the parki ng sid e of the bu ilding facing the Hampden Avenue arterial, 1 nay have the
followin g combined sign types on both access ible frontages :
16 Ap proved : /Oil le : __ _
a. Wall-mounted and projecting volume signs are limrt red as noted In section 3.6.9.4.
b. Blade signs ere flat, projecting signs , doubre-fa ced ,with a maximum of two (2) a.I.
pe r side . Blade signs may be Internally Illuminated . Cme (1) blade sign per frontage
is allowed, in add ition to wall or projecting signs .
17 ApprovcJ : /om: "· ,·::'.
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', ."•.,1 •: .
•. 1'•. -·--· ...
'· ,,·
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c. Ono window sig n with a maximum siz e of two (2) a.I. If used In combination with
other sign types on Iha same frontage (le : canopy signs & blade signs), applied
to the Interior side of the glass .
d. One (1) sign par canopy, either Iha business name In taxi only on the canopy
fascia or Iha symbolnogomark excluding logo type ldentlflcatlon per canopy. The
logo/symbol not lo exceed two (2) s.f. in size, centered on the slope canopy
surface .
18 Approvcd :___LDate: __ _
Fonnula for surface area of pro)oct!ng volumo 1lgnag1 ond woll-mountod 1lgn1ge
To encourage use of volu11te atgna :
To delennine the total area , count the •rea of the largest face of a volu1r,e sign, drewing
e line around the rectilinear fonn to Include the largest two dlmanslon1 .
,__,__,
Volumo 1lgn1g1
Example:
Volume signs offer three (3) sides (A, B, C) for celculatlng ■lgnabla area (3' x 5'; 4' x 5';
3' x 5') for a total slgnable area of fifty (50) sq . ft . However, only the area of Iha largest
lace will be counted (4' x 5' • 20 sq. t .).
1 ..
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1--11'---i
Flat, woll-mountod slgnago
Flat , wall-mounted signs offer one (1) side for calculaUng slgnable area (4' x 5') for a
lotal slgnable area of twenty (20) a.I.
The example of a volume sign allowl 50 a.I. of actual slgnable area . To encourage use
of 3-dlmens lonal volume signs, only the area of the largest side will be calculated and
counted towa rd the tenants' total allowed square footage, (In this example 20 sq. ft .),
Only the Tenart occupying Iha ground levat of a building may Install a projecting volume
sign and pro jec ting volume signs ere llmitod to one (1) per Tenant.
19 Appn>ved:_/ Dato: __
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Volume Projecting Signs on Mulll•Ten1nt Bulldlng1
The lolal allowable area for projecting signs on multi-tenant buildings shall be based on
the length of a tenant's frontage along the prtmary facade, according to the following
calculation :
Tenant Building Frontage• .7 • Maximum Allowable Sign Araa
Example : 125' of Frontage x .7 • 87 .5 s.f.
3.8,Q.3
Signs subject to a LlmM on Aro• (Non-projocrlng Slqns}
These signs , referred to collectively as 'non-p rojecting signs', Include the following :
Individu al letter signs, wall-mounte d signs, canopies , banners and flags. The maximum
perm itte d area for non-projecting signs shall be computed according to tho following
provisions :
1. Regular Shape , In computing the area of a sl{;,1, lhls section shall be
administered using staridard mathematical fonnulas for regular geometric
shapes, Including, without limitallon, trtangles , parallelograms, circles, ellipses or
comblnetlo ns thereof.
2, Irregular Shape , In the case ot an lrregularty shaped sign or a sign with letters or
symbols directly affixed to a building, the area of the sign Is the entire area wllhln
a single conlinuou • rectlllnear perimeter of not more than eight straight lines
enclosing the extrem \~ limits of any writing, representation, emblam or any figure
of similar character. :c dether with any material or color forming an Integral part of
background of the display If used to differentiate such sign from the backdrop or
structure against which It ls placed .
3, More than Ono Element. The total surface area of non -projecting signs
composed of mor1l than one sign element includes the vertical and horizontal
spacing between e~ch element of the sign.
4, Length . The length of,, non-projecting sign shall not exceed fifty (50) percent of
the length of the wall 0 1· the width of the leased space of the wall on which It Is
located, whichever is lens .
5. Non -Projecting Signs on Multi-Tenant Building ;. The total allowable area for non -
projecting signs on multi-tenant buildings shall be based on the length of a
tenant's frontage , according to the following calculation: (multiple frontages
allow the same formula for each frontage)
20 Approved:_£Datc: __
Total Building Frontage x 1.2 • Maximum Ailow1bl1 Sign Aru
Thus, a lenant wilh lhirty-five (35) linear feel of fronlage would have forty-two
(42) square feel of allowable sign area (35 x 1.2 = 42).
6. Single-Tenant Bu ildings . The lolal allowable area for non-projei:tlng signs on
slngle-lenanl buildings shall be based on Iha area of Iha building, according lo
Iha following calculation:
Total Building Area x .020 • Maximum Ailow1blo Sign ArH, not to oxcaod
1,000 square feet.
Thus , a lenanl occupying a 20 ,000 square-foot building would have 400 square
feel of allowable sign area (20,000 x .020 = 400).
J.u.,
Typo A Freestanding Retail Tonini Requirements
(50,000 s .(. or gr11ter)
The following requlrem enls apply specifically lo all Typa A Tenant slgtis:
1. One wall-mounl•d or vol ume sign Is pennltted per sto•e fronlaga . Volume signs
are limited t'o one per tenant Tenants occup ying corner spaces may utilize one
sign per elevation with a maximum of thre n (3) signs . One of these signs may be
a volume sign on a comer when fac !ng the inlerior of ihe de velopment on both
effe cted frontages .
2.
3.
To encourage volume signs, the comer is the only option lo give exposure to Iha
fourth side of the building .
In all cases wh ere blade signs are used , blade signage area is not to exceed four
(4) s.f., wilh lolal sign area In cluding armalure not to exc eed six (6) s.f. Total
blade sign s.f. of building slgnage on lhe slreet side .
Ma .dmu n. 'i t of letters on storefronts shall be limited lo:
All Caps : 72"
Two size lette'S: 96" Leading letter
72· Rema ining text
4. All si gns must be 3•D1mensional, fin ished on all sides with a maximum return of
six (6) inches . (No flat , pa inled panel signs).
5. Tenanls shall fol :, v all additional General Requiremenls as llsled .
/
21 Approved:_JL._Dale: __
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Type 8 Froeatano ,g Reta/I Tenant Requirements
(20,000 1.f. to 49 ,~99 s.f.)
The following requ lremenls apply specificall y to all Type B Tenant signs :
.. ~c., ......
ti c .•••••.. ~:..-_,, ___________ J
m
l l1•1._,,_1,'911t W,.d klWl111•••1•ll1 ll1•1t.f,
1. One sign is perm itted per slora frontage . Tenants occupying comer spac m; may
utiliz e one (1) sig n per ele vation wllh a maximum of three (3) signs . On e ot l~o••
si gns may be a volume sign on a comer when facing the lnte fl<jr o! the
development on both effected rrontages . To encourage volume signs, the comer
Is lhe only option 10 give exposure .
2. In all cases where blade signs are used, blads slgnage area Is not to • .,,~~'i h"J r
(4) s.f .. with lotal sign area Inclu ding anna1ure not to exceed six (6) s.f. per side.
Tolal blade sig n s.f. •ttecls ma xlmur,, •.f. of building slgnage on the street side .
3. Ma ximum he igh: of letters on star,,fronts shall be limited to:
All Caps : 40 '
Two size letters: 46" Leading letter
,,~-rema ining text ,
4 . All sign ::. mu st be :t .nimensional, finished on all sides with a ma ximum return of
tour and on e-half (4 -1/2) inche s. (No flat , paln l ad panel sig ns).
5. Tena nts shall follow all addllional Ganeral Reqslrements as lls led .
Type C Freestanding and /nl/ne Reta/I Tenant Requirements
(10,000 s .f. to 19,999 a.I./
The follow ing requirements apply specifically to all Type C Tenant signs :
ti
l h •r,-1tar• .. •••""cilklWl111 ■11111 1 1• 111•1 ... I).
22 Approved : /oa,e: ------
1. One sign Is permitted per store frontage . Tenants OCCllpylng a:imer spaces may
utilize one sign per elevation with I maximum of three (3) sign,. One of U,111
signs may be a volume sign on a comer when facing the interior of the
development on both affected frontages . To encou ..,e volume signs, the comer
Is the only O!Jtion to give exposure to the fourth side of Iha building.
2. In all cases who• J blade signs are used, blade slgnage area Is not to exceed four
(4) s.f., wim total sign area Including armature not to exceed six (6) s.f. Total
blade sign s.f. effects maximum s.f. of building slgnage on the street side.
3. Maximum height of ettera on storefronts shall be llmltad to:
All C~ps : 34•
Two size lette1s : 42• Loading letter
34 • r~malnlng text
4. All signs must be 3-Olmansionel, finished on all sides with a maximum return
of 4-1/2". (No flat, pa inted panel signs).
5. Tenants shall follow ell additional General Requirements as listed.
Typ• D FrHsrandlng and In/Int Rafa// Tananf Roqu/ramanf1
jup fo 9,999 s.f.)
Tho following r,quirements apply speclflcally to all Type D Tenant signs:
1. One sign is permitted per store frontage. Tenants OCC1Jpying a:imar spaces wi1h
two (2) frontages may utilize one sign per elevation with a maximum of two (2)
signs . One of these signs may be a volume sign on a comer when facing the
Interior of the development on both affecled frontages. End-cap tenants In a
multi-tenant building, with three (3) frontages will be allowed a maximum of thre e
(3) primary signs.
2. End cap tenants In a multi-tenant building, with three (3) frontages will b~ allowed
a maximum of three (3) primary signs .
3. In all cases where blade signs are used , blade slgnage area Is not to exceed two
(2) s.f., with total sign area Including armature not to exceed four (4) s.f. Total
blade sig n s.f. effects ma,lmum s.f. of building slgnage on each frontage.
4. Maximum height of letter, on storefronts shall be llmitod \o:
All Caps : 16"
Two size letter,: 24" LfJad lng latter
16· rr.ir;Amlng text
23 Approved :____Lollc: __ _
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5. All sign s must be 3-Olmanslona l, fin ished on all sides wllh a maximum relum of
four and one-half (4 -1/2) inches . (No net, painted panel signs) .
6. Tenants shall follow all addll lonal General Raqulnsmanls as !Isled.
ll1Q
Pormlnfblt Sign LocI1lonI & Mtlhods of ln1t1ll11lon
3.4.10.1
All signs shall ba mounted In accordance with Iha City of Englewood 's definlllon of
·s1gnable Area·: lhal area r,f a building facade up lo the roof line which Is free of
windows and doors or ma ior architectural detail and may be anr.lo ,ad by an imag inary
rectangle . No sly n may ext eod above Iha rooftlno of a bulldln ~ except as perm itted In
Section 3.6.10.7, "Parapol -Mounlod Signs". If, bocaus ,·, of Iha des ign of the bu ilding, a
Slgnable Area cannot be l.1 enlified , Iha Design RavlLw Board and Iha Tenant will
detemti ne a su itable area for slgnage .
3.0.10.2
Heigfl t
Signs shall not be taller than one (1) noor or fiHeen (15) faal In height, whichever Is less .
When different tenants occupy adjacent noors of a mulllple-slory building, signs may
extend only from Iha win~ows ill of one lananl's noor lo Iha windowsill of the ne ighboring
tenant above.
3.8.10 .3
Pro/acting Sign s
1. Clearance . All projecting signs shall have a ctearanc~ of eight (8) feel from grade
level lo the bottom of lhe sign. ·
2. The minimum horizontal distance between project ing signs on a building shell be
fifteen (15) feet.
3. Any projecting slg shall be mounted no les s than six (6) Inches and no more
than one (1) fool away from the building wall or the farthest projecting element
(belt courses , sills, etc .) lhal is adja ce nt to ii on lhe building fa,;ade .
4. M•ximum _projection shall ba five (5 ) fe~t from iJ:o, building .
5. Pro jectin g sign s shall be cantered oro 1!1 e ne arest vert ical column -Ilka cours ing
closest to the tenant entry .
24 Appro ved : / Dale : __
3.8.10.4
Wal/-mounled Signs
1. The total area of all well-mounted 1lgn1 on • face of• building may not exceed
flfteon (15) percent oflhe are■ oflhal portion of lhe building face between ground
level and lhe roof line or a llna fifteen (15) feel above grade level , whichever Is
less .
2. No part nf a wall-mounted algn may be localed mo re than ftfteen (15) feel above
grade level on a mulll-slo,y bu ilding.
3. No we ll-mounted sign may be attached lo or displayed agalnal any ;arapel wall
l ~al doe s nol ext end around the entire pe ri metar of lhe roof •nt,osed by Iha
parapet.
4 . No well -mounted sign may be dlapleyod on the welt ~f • mochenlcal room or
penthouse or olher suci'I en closed space which Is r"..t nabltable, by the occu p.:ints
of Iha bu ffdlng .
3.8.10 .5
Canopy Signs
1. Structural metal and glass canopy. Signs must be mou nted parallel lo lhe front
edge of the canopy.
2. Rigid molal frame or relrec1eblo canopies mu st have a,1 exterior grade fabric
covering . Signs musl be applied lo lhe front edge , top/sloped face of Iha cane~,
per Section 3.6.f .2.
3, Retractabl e canop :• with an exterior grade fabric co vering . ·~1gn1 sha ft be applled
lo Iha front edge of ,he canopy. Additional graphics mey be applied to lhe lop of
tho canopy,
3.8,10.8
Suspended Signs
A suspended sign may nol exceed ten (10) square feel In 10:al area ; may nol project
bey<'Od lhe outs ide llmils of lhe arch l(ectural projection lo wh ich ii Is attached; and shall
have a minimum clearance above the sidewalk of olght (6) feet. The minimum
permiss ible horizontal distance between suspended signs Is fifteen (15) feet.
25
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U .10.7
Slgnaga Envelope Adjacent to Rasldontlal and omcos
Where first floor lnllne retaU tenants signage Is permitted up to a maximum of fifteen
(15) feet from grade/surface level, lhe tollowlng applies .
ll11
No lighted projecting volume sign, whether Interior Illuminated , exposed neon or
spot lighting may create a glare Into residences or offices In the upper levels of
multi -level buildings .
Illuminated signs may only be on during business hours.
The slgnage envelope Is defined es a radius ot 2'-0" from window or glass door
on the second level.
Auxiliary Graphic ■
Auxiliary graphics are signs or graphics that are physically separato from the sign
requ ired by Secllon 3.6.5.1. Auxiliary graphics ere permitted, subject to lhti following
limitations:
3.8.11.1
Menu t ("'Dfays
A TenM I may mount a display to list available menu Items or services . Menu displays
must be mO<Jnted adjacent to tho Tenant's enlly and the1• must complement the
archllectural context of Iha buildings lo which they are mounted. Menu displays shall
comply with the following conditions :
1. The total area of a menu display shell not exceed two (2) square teel. The area
all owed for menu displays Is In addition lo the allowable area or volume for the
Tenant's primary signage .
2. The source of Illumination of menu displays must not be visible to pedestrians . All
mounting hardware and electrical dueling must be concealed or Integrated Into
Iha display design .
26 Aµproved: / Date : __
W2
Project end Joint Tonont Monumontetlon Signsgo
16"
25'
11'
M1xlulee
llllbnlWOMrn
IIH ....
Taco City .,.,.,.~
111111111 ·-
Scale: D.26" ■ 1'
PermlHed Location for Project and Jo int Tenant Monumenlation
Minimum one ( 1) ft . setback from property line or sidewalk , whichever creataa the
greatest satety for pedestrians , .
Monument signs must not visually encroach on architecture of freestanding p~ds
within the PUD
Electron ic message boards are prohibited .
No movemen t all owed In the boundary monument signs .
Max imum of 6 tenants per face on the monument sign, double sided plus project
identlficalion .
Max height of tenant listings on joint tenant monument signs Is fift een (15)
Inches .
Type A ten ants are lim ited lo twenty five (25) s.f. per side .
Type B, C & D te nents are limited to ten (10) s.f. per side .
The Re si dential project may have a separate monument sign with C.C.E. project
identification as a te xt listing or logotype .
27
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U .12.1
Joint ID monument signs shall be pennltted for PUD tenants . Only four (4) joint ID
monllment signs shall be pennltted In the PUD . A maximum of four (4) to be localed on
Iha West Hampden Avenue frontage. The maximum area of each joint ID monument
sign shall not exceed one hundred-fifty (150) square feet. The maximum area of each
Individual tenant sign within Iha j~lnt ID monument sign shall be based on the following
fonnula, but In no event les s thar, ten (10) square feet, nor more than twonty-flve (25)
square feet. No more lhan 6 tenanlo per joint tenant monument sign , double faced . The
Individual tenant listing In text or as a logo must not exceed fifteen (15) Inches in height.
Total tenant building area • Maximum tenant joint ID monument sign area
Tenants less than 50,000 s.f. • 10 s.f,
1 enants over 50,000 s.f. • 25 s.f. max
llll
Res/dent/a/ S/gnege
All resldanllal propert ies may have slgnage near or above each main entrance .
Resldenllef entry signs shall be pennitted up to fifty (50) cubic feet of projecting sign
. volume or thirty (30) square feel of non-projecting sign area.
Additionally, the following two (2) types of slgnage are pennitted :
J.8.13.1
Canopies
Canopy signs must confonn to the speclficallons oulllned In Secllon 3.6.9.2
U.13.2
Applied Lette13 on Glass
Window signs must confonn to the speclflcatlons oulllnad In Section 3.6.6 .3 and 3.6.9.2
J.8.13.J
Oirecforles for MuM/-Tenant Resident/a/ Buildings
Residential build ing tenants on the second or upper level 00013 may be listed on an
exterior wall moun1ed directory not 10 exceed six (6) square reel. Directories may project
up 10 one (1) foot from lhe face of lhe building . II may be bolh internally and externally
iNumlnalad . No light source may be vis ible to pedestrian traffic .
li14
Office Slgnage
•offices• are defined as commercial or bus iness spaces without direct street access.
/
26 Approved:_LDate: __
U.14.1
Projecting signs for offlcu are prohlbtted.
3.8.14.2
Office Entry Canopies
A single grephlc ldenlllying a common ldenUty, such as the name of the building, street
addrHs or shared space name It permlsslble .
1, Slgnaga may occur on canopy surfaces that are parallel lo Iha b!Jlldlng fa~d• to
which the canopy Is attached .
2. Because canopies are architectural features that may only Incidentally
Incorporate slgnage, not all the area of the canopy will be counted as slgnage .
The volume of the canopy to be calculated as slgnage will be verified by Iha City
acco rding to the following criteria :
J.4.14.J
a. The race area of typography and graph ics,
b. The two (2) maximum dimens ions of Iconographic 3-Dlmenslonal
sign figures .
Office b\Jlldlng entry feature, other than canopies may be erected , subject to the Design
Revi ew Process .
3.4.14 .4
Directories for Mulll-Tanenl Office Buildings
Office building tenants on the second or upper level noors may be listed on an exterior
wall mounted directory not to exceed six (6) square feel. Directories may project up to
one (1) root from the lace of the building. II may be both internally end externally
ill uminated . No light source may be visible to pedestrian traffic.
J.4.15
Maintenance and Upkeep
Tenant's must ma intain the sign on the ir premise s, In good structural cond lllon al all
times . All signs, including all metal parts and supports thereof that are not galvanized or
or ru st-res istant metals , shall be kepi neatly pa inted . A member of the Design Review
Bo ard is authorized to inspect and may order the pa int ing , repair, alteration or remo val
of a sign that constitutes a hazard to safety , health or publlc welfare because of
inadequate maintenance, dilap idation or obsole scence.
29 · Approved:--6,tc: __
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EXIlmlTr
TO LEASE AGREEMENT
SUPPLEMENTAL AGREl!MENT AND
COMMENCEMENT DATIi CERTIFICATI!
1111S SUPPLEMENTAL AGREEMENT AND COMMENCEMENT DATB
CBRTIFICATB ("Ceninca1e") is CXCCUled lh is _ day or ____ , 20_, b y
IVl!INGARTl!N/MILLERIENGLBWOOD !Olm" VEmVRB ("l.tndlonl") ind ENGLEWOOD
ENVIRONMENTAL FOUNDATION , INC ., a Colo12docorpo1>1ion ("Tenan1") wioh "'pcc:110
and fanning. pan of lhal cenain U!ASE AGREEMENT ("U!ASE") daled ---
__ , 20_, forihe premiseJ commonly known H ______ (9Planises•) and b:al«l
in rhe Cily Cente r Enalcwood.
WITNl!SSB11i
WHBRBAS, rhc panics <kslre 10 reaffinn and/or amend and cenlfy lo cenaln provis ion,
of 1he l.eaJe, and
WHBR!!AS, lhe panics desln, 1ha11he manen set fonh hen,ln be conclusive and bindinr on the panics .
NOW TI!ER!!FORB, for good and valuable consider>don
which is hereby acknowledrt,d , lhe panics agri:c as follow s. receipt and sufficiency or
I. The Lease Commencemen1 Dale is a1reed 10 be ___ , 20 , and the Lease
l!xpir>lion Dale Is a1n,ed and deemed lo be----,-----20_, unlus ellended by
Options II pro\ltded in the lcue or unlw sooner 1cnnin11ed , as provided lherein .
2. Tenant's addrcu Is 11rced to be ___________ _
Tenant's rent11.ble area Is approximate ly _____ _
4. By execution hereof, Tenant 1ck11owlcdges and agrees 1ha1 all improvements or 01her
work requ ired of Landlord has been s11 isf1c1orily performed , and Tenant hereby 1ccep1s the Premises
in full compliance wi1h lhe 1erms and condi!.ons of file Lease,
S. Exccpl as maybe amended herein, all lcnns and conditio ns of the Lease shall conlinuc
in full force and effect , and arc hereby rcpubhshcd and reaffirmed in lhcir entirety,
6. This Ccnific11eshall be binding upon and be relied upon by lhe panies here10 and their
respective legal represen111ives, successors and assigns .
F-1
IN WITNESS WHEREOF , the panies have executed this Ccnificate II of the day and year
first above written.
LANDLORD
WEINOARTEN/MlLLER/ENGLEWOOD JOINT
VENTUR£, a Texu joint venlure
By:. _____________ _
Stewan A. Millet , MIOlger
TENANT
ENGLEWOODEHVIRONMENTALFOUNDATION,
INC ., a Colorado eorpor11i on
By : _____________ _
Title : ____________ _
F-2
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l:XHrBITG
TO Ll:ASI: AGREEMl:NT
UCC FINANCING STATEMENT
[!NTENTIONALL Y OELETEO)
0 -1
EXHIDITD
TO Lr.ASE AGREEMENT
GUAJlANTY
[INTENTIONALLY DELETED] •
•
txDIBIT I
TO LEASE AGREEMENT
OPTION TO EXTEND
(MARKET REND
[INTENTIONALLY DELETED]
1-1
EXIIIBIT J
TO LEASE AGREEMENT
SUBORDINATION, SON-DISTURBANCE AND ,HTORNMENT AGREEMENT
This SUBORDfNATION , NON -DISTURBANCE AND ATTORNMENT AGREEMENT
(•Agreement•) is made u or the _ day of~~~-~~ 20__, amona WEINGARTEN
REAL TY INVESTORS, a Texas Real ES11te lnvesiment Tru11 (•tender•).
WEINGARTEN/MILLER/ENGLEWOOD JOfNT VENTURE, a Texasjoin1 venture ("Landlord"),
and ENGLEWOOD ENVIRONMENT AL FOUNDATION , fNC ., a Colorado co rporation
t•Tenant •).
RECITALS
A. Lender hu made a Loan 10 Landlord (the •toan•), upon certain terms and condi1ion1 .
B. Lender i, 1he holder of a lien and encumbrance on Propeny which includes 1he
Premises as security for the obli111ion of landlord pursuant to the document cnthled Deed of Trust,
recorded 11 B009625 I in the Records oflhc Clerk and Recorder of Arapahoe County, Colorado (1hc
"Deed orTruSI").
C. Tenant is the Lessee of pan of the Propcny (the •Premises•). under and by virtue of
a Lease (lhc •tease•) between Landlord and Tenant dated -----~20_.
0 . The Panics desire 10 acknowledge Tenant's inlerest and rights in the Premises ,o long
as Tenant is nol in default under the Lease.
NOW, THEREFORE , for good and valuable consideration , lhe receipt and sufficiency of
which are hereby acknowledged, lender, Landlord and Te nan t hereby agree as follows :
I . ~-The lease and all of Tciwu's rights thereunder, arc and shall at all
times continue to be subordinate to the Deed 'lfTrusl and other collateral documents
and lhe liens and securit y interests created thereby, regardless of how often or in what
maMer lhe Loan, 1oge1her with the lien securing I IC' same, and any olher collateral
documc+us, may be incrused , renewed , extended or modified .
2. • ~-So long as Tenant is nol in default for the performance of any of
ti • .: 1erms, covenan1s or condi1ions of the lease on Tenant's pan to be performed ,
after 1he expirat ion of any grace perio,'s set fonh in lhe lease, Tenant's possession
and occupancy of1he Premises and 1hc Tenant's rights and privileges under lhe lease
shall not be diminished or interfered with by lender in the exercise of any lender's
nghl s under the Deed of Trust In the event of1he foreclosure of the lien of the Deed
of Trust or if the Prem ises arc conveyed 10 Lender by Deed in lieu of foreclosure,
Tenant shall 11tom 10 lender or 1he purchaser upon or aftu any suc h conveyance or
foreclosure sale and shall recognize Lender or S\1ch purchase-, as the Lessor under the
Lease and Lender or such purchaser shall have lht' jlmc rights and remedies under lhe
Lease as Landlord . Such auornmcnt sha ll be effective and self operative wi1hou11hc
cxCCUtion of any funhcr ins1rumcn1 on the p:ut of any oflhe pan ics hcre10. From and
after any such 111ommen1 , Lender or such purchaser shall be bound 10 Tenant under
all the terrri.s, covena nts and condi 1ions of1he Lease :
Provided , however, 1h11 Lender or su ch purchaser shall not be :
(a) liable for a'ly action or omission of any prior lessor (including
Landlord):
(b) Bound by any rent which Tenant may have paid for more 1han a
currenl month to any prior Lessor (including Landlord);
(c) Liable for 1hc re 1u rn or ap.-)icat ion of any security deposi1 s unless
Landlord deli ven such deposits to lender or such purchaser,
•
(d) Bound by any amendmenl or modificadr .. of the Lease made wi1hou1
Lender's wriuen conscn1 , which cor\.5..J\l shall not be unreasonably
withheld : or
(e) Subject to any offsc11 or deficiencies which Tenant might be entilled
to assert ag1inu the priC'lr Leuor (including Landlord).
J . NP diminution 0fl1ndl0rd'1 Risb11 . Nothing contained herein i, in1ended, nor shall
ii be construed, lo abridge or adversely affect any riaht or remedy of Landlord under
the Lease in 1he event or default by Tenanl in the perfonnance of any of 1he 1erm1,
covenan1s or conditions of 1he Lease on Tenant's pan to be performed .
4. ~, ffTcnan1 gives Landlord n01icc ii shall simuhancously sel'\'c a duplic1 1e of
the notice on Lender , and Lend,r shall ha ve the ri1ih110 pan ici p11e in any proceeding .
Atty notice required or penniued 10 be gi•,en hereunder shall be in wri1ing and will be
deemed given :
(1) Upl.l n personal delivery ;
(b) On the flnl busine •s day after receipted delivery to a courier service
which auarantees next busineu day delivery; or
(c) The 1hird busineH day after mailing by regi11ered or cenified United
States Mail, postage prepaid 10 the appropriate addreu set fonh
below:
lf10 Lender:
Weingarten Realty lnveston
2600 Citadel Plu.a Drive
Hous1on. Tens 77008
Attn : President
Wilh a copy to :
For U.S. Mail delivery
P. 0 . Bo< 9241 ll
Houston. Tcxu 77292
Attn : General Counsel
lflo landlord :
c/o Miller Weinganen Realty, LLC
2 Inverness Drive Easl, Sui te 200
Englewood , Colorado 80112
Ann : Stewan A. Muler
Wit h a copy at the same lime 10:
Isaacson, Rosenbaum , Woods & Levy , PC
6ll 17* Street , Suite 2200
Denver, Colorado 80202
Aun : William M. Silber11ein, Esq .
ffto Tenant :
ENGL EWOOD ENVIRONMENTAL FOUNllATION
I 000 En11lewood Pari<way
Englewood , CO 80 I I 0
Ann : City of Englewood City Clerk
J-2
s.
My Pa ,1y may chanae such P1ny'11ddrts1 for no I ices or copiH of notices by
giving notice 11> 1he other Panies in accordance with this section .
Choice o[Law. The vaJidity and conS1ruction of this Agreement shall be 1ovemed
by 1he l1w1 of the Slate of Colorado .
6. M,m,.ifi · Ji!u. . "is Agreement may not be modified orally or in any maMCr other
1han by an •11· e .. ;.ent in writina signed by tho Parties hereto or their respective
wccessors in interest , This Agreement shall inure 10 the benefit of and be binding
upon the Panics hereto, their suc cessors and assigns, and any purchaser or purchasers
at foreclo1ure of the Prem;ses , and their respective heirs, personal representalives,
successors and auisns.
IN WITNESS WHEREOF , 1he Panics hereto have caused this Agreement 10 be duly
exie.cu1ed II of the day and yc:ar first above wriuen .
ST A TB OP TBXAS
COUNTY OP
)
)IS,
)
LENDER :
WEINGARTEN REAL TY INVESTORS , 1 Tem
Real Estate lnvestmenl Trust
By :
Title: __________ _
The foregoing lnstNment wu acknowled1cd before me lhis ___ day of
______ , 2002, by .~----• ________ of
Weingarten ka.hy lnvcston, a Texas Real B.c111e lnves1men1 Trust.
WITNESS my hand and official seal .
My commiuivn expires _________ .
N011ry Public
.f9MOJ ill<Ol J.J
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ST A Tl! OP COLORAl>O )
)u.
COUNTY OP
LANDI.ORO :
WEINOARTEN/MTLLER/ENGLEWOOD
JOINT VENTURE, a Texu joint venture
By : MIiier En&lewood LLC, 1 Colorado limited
liabilily company, Joint Venturer
By:
Stcwan A. Miller, Manager
The fore1oin1 lnstrvment wu 1cknowled1od before me this ___ day or
-----~~·· 200'., by Stew ■n A. Miller, Man■ICr or MIiier l!r.1lcwood UC, 1
Colorado limited liability company, M ■n11lng VennuororWelnpnen/ Miller/Englewood Joint
Venture , a Texas joint venrure .
wm IJ!SS my hind and offlcl■J seal.
My commluion expires ________ _
STATB OP COLORADO )
)u.
COUNTY OP )
Notary Public
TENANT :
ENGLEWOOD ENVIRONMENTAL
FOUNDATION, INC ., 1 Colorado corporllion
By : __________ _
Title : __________ _
TIie foregoing ins1rumcnt wu acknowledged before me this __ day of
2002 , by _________ , ______ or
ENGLEWOOD ENVIRONMENTAL FOUNDATION , INC ., a Colorado corporation .
WlnlESS my hind and offtcial seal.
My commission expires ________ _
N01ary Public
COUNCIL COMMUNICATION
Date Agenda Item
May 6, 2002 11 C ii
INITIATED BY
Englewood En vironmental Fo undation, In c.
Subject
Reso luti on supporting a leas e agree ment
between M illler•W ei nga rten Realty and
th e Engl ewo od Envirormental
Fo undatio n, In c. for spa ce in the low er
leve l of th e Bail y's Building
STAFF SOURCE
Ric k Ka hm, Pr esi dent, EEF
COUNCIL GOAL AND PREVIOUS COUNCIL ACTION
In effo rts to accomm o date a spa ce at CityCenter Engl ewood for th e Da vi d Taylor Dance Th ea tr e (DTDT),
staff held dis cussi ons w ith repres entatives of Miller•W ein gart en and Tryb a Archi tec ts late in 2000 and
determined th at spa ce o n th e low er level o f the proposed Bail y's building w as the preferred location for
DTDT. Foll owin g neg otiati ons with Miller·Weinga rt en, City Council approved by motion a "deal sheet"
th at es tablish ed th e basic t erms and conditions for a lease be twee n Miller•W eingarten and the Engl ewood
Enviro nmental Fo undati on.
RECOMMENDED ACTION
Sta ff recommends council approva l of th e resolution supp ortin g th e Engl ewood Env ironmental
Fo un da tion to enter Into th e lease ag ree ment w ith Miller·W ei ngart en.
BACKGROUND
In an effort to activate and energize CityCenter En glewood and to provi de for a unique character to th e
develo pment, th e City has ex pl ored opportuniti es fo r coo perati on w ith cultural organ iza tions at
CityCenter. Ci ty Co uncil has attempted over th e past thr ee yea rs to sec ure th e David Taylor Dance
Th ea tre as a pa rt of th e CityCe nter Engl ew ood proj ect. Thro ugh th e coo peration of Miller·Weingarten,
th e space on th e lower level of th e Bail y's bu ilding was identifi ed and encl o sed at th e requ ~s t o f th e Ci ty
and EE F. Th e incremental costs fo r th e space, approx imately 860G squ are fee t, was cal cul ated ba sed o n
a fo rmul a ag ree d up on by th e parti es. This increm ent al cos t w ill be reimbursed to Miller•Wein ga rten
thr o ugh a o ne ti me, lump-sum lease paym ent. EEF w ill retai n th e use of th e buildin g sp ace for th e life of
th e buil din g.
rlNANCIAL IMPACT
O nt ti me lu mp•sum lease pay men t $564,195
Funding for this payment is available from a previous appropriation made by the City and transferred
toEEF.
LIST OF ATTACHMENTS
Deal Sheet
Counci l Resol ution
Lease Agreemen t
PARTIES:
LEASED
PREMISES:
TRANSACTION
TYPE:
TERM:
PRICE:
DEAL3HEET
BALLY
Weingarten/Miller/Enilewood LLC , Landlord ("WME") 8llC.
Enilewood Environmental Foundation, Inc.
Appro:timately 12 ,000 square feet on the first (i'Ound) floor :if the
proposed Bally Buildini,
Space lease, with one lump sum rental payment paid at the :>e&'innini
of the lease.
Appro:timately i5-years (e:q,L"llli when the ID[E Ground ~e
e:q,ires).
'.!:'he price will be actual WME cost, but not to exceed $690,000.
Actual costs will consist of 1) the actual hard cost and 2) =I soft
cost, computed as follows (fo rmula necessary since the oma= will be
a shared cost for the entire building):
A. Hard Costs : The "not to °'ceed" cost includes ha.rd=
computed on the basis of the incremental cost of a JO .JOO foot
building vs. a 42 ,000 foot building. W:V[E has escima2d the
cost of a smaller b...Uding at S2.l million and the~ building
at S2.6 million (the not to exceed amoWlt also includes a
contingency of 10% for incomplete design and costs= ;et bid.
Accordingly, if the total cost oi the building is $2, i75.•JO0 ($2.6 ,c
10%) or greater, tho hard cost shall be deemed to be S-550,000 .
If the hard cost oi the total building is less than S2, 1.5.000
million, the "savings" shall be ,h:i.red based on a frac:::.,n, the
numera or of which is the square footage of the Lease=.
· Premises and the denominator is the square footage ci :he total
building. For °'ample, if ,he h:i.rd cost oi the buil<ili:.;; :s S2.6
million, there woul d be $);5.000 in savings. Ass~the
Le3ses Premises are l'.!,000 feet and the c,,tal build.i.t!."i :s 42,000
feet, the savings alloca1ed to EE F would be $50,000 (~42 ,c
S 175,000), 30d the actu:i.; cost would be deemed S500.000.
B. Seit Costs: Soft co sts consist of architec: and engine~
(A&E), development fee to W:VIE. leg:,.l e:cpense and :=rest.
1. Tbe A&E shall be shared on the same formula =e square
foo tage in the Leas ed Premises vs. the squar! =>Otage in
the total building), and shall not exceed $48 ,000.
2. The development fee shall be 5% of the hard c::s-:3 .
3. The legal fee shall be limiced to \';-;\,!E's legal ~ only for
the lease. with regard to th e space lease, and 3C3.ll not
exceed $15000 .
4. Interest sb.a.11 accrue at tb.e rate of one-half percent :>e!ow
prim e, based on the amounts advanced fro14 time c:: time
for construction of the Leased Premises.
To illustrate the caJculation of price for the leased premises, assume the totnl building =al
cost at $2,600 ,000, totnl A&E at $168 ,000 , legal fee of S16,000 and interest of $140,000 . The
price would be $615 ,500 (hard cost= $500,000; A&E = S48,000--S!68 ,000 x 12/42;
development fee= $25,000-5% of $500,000 hard cost; legal= $15,000, the oot to exceed
amount; and interest ofS40,000 . Sl40,000xl2/42).
NOTE: Price does oot include aoy tap fees, (any tap fees required as a restU of
increasing size of building will be obligation ofEEF).
CONDmON OF THE
LEASED PREMISES:
COMPLETION DATE :
CAM: CHARGES:
TA."<ES:
USES:
ASSIGNMENT
AND SUB-LET:
WME shall deliver to EEF the leased premises in the coi:!5tion
set forth on~-
The Leased Pr emises shall be delivered to EEF in the
cooditio~s set forth oo E3hilili..A no later than the outside date
WME is required to deliver Bally its space under the te= of
the Bally Lease. In the event such delivery date is later :an
the eight (8) month period in the Ground Le ase between :::::EF
and WME . Wl,IE shall nevertheless be obligated to pay t::ie
daily amount for delay to EEF as required under the G=d
Lease.
EEF shall pay a pro rata share of th.: CA!'II charges (as P='7ided
in the CA.vi Agnement with Wa!Mart as supplemented t;, the
Joinder Al!l"ement between EEF and WME . referred to berein
as the "Site CAM charges"), based upoo square footage m:::iie
building. EEF shall also pay a pro-rata charge of any baililing
CA.vi costs (i.e. building insurance, utilities, ta.~•• [see be:.cw],
common maintenance etc.) EEF will provide its own j aci:::orial.
EEF shall have the right to have the Leased Premises
determined to be ta.."'t e~empt, and WME shall coo perate -.i.Ul
EEF in obtaining a ta.~ exem r,tion. To the extent the Le'"5ed
Premises ,,-e not exempt. EEF shall pay a pro rata sh= of the
real estate ta.'"s based upoo the square fo otage of the bu::1di:ig.
Cultural Arts , City offices , storage or related City uses, =ii any
la1vful use . provided I) does not violate the ECR, and 2) coes
not adversely impac, the e:cisting retail parking, (but in =Y
event, such us e shall be entitle d to not less than 3/1 par'.=g. In
ad dition . in the event EEF desires to use such space for ~r.ail.
such use sh all be subject to app roval in the s ame manne= as the
Ci ty approv es first time tenants in excess of i,000 sq_u~ :tet.
Right to assign or sublet with landlord's consent. which. c::msent
shall not be unre'lSonably ,vithheld or delayed . Assignee ar
subleasee 3hnll agt·ee to be bound by terms ofles.se, inc.!.~g
MAINTENANCE
AND REPAIRS :
DAMAGE ;
DESTRUCTION;
INSURANCE :
COMMON AREA:
provisions rtlatin1 ID permitted uses. EEF shall remain
seco ndn!'Jy linble for any financial obligations under the lease.
Landlord responsible all other costs relatinr ID outside of
premises (unless caused by tenant) and tenant resp uuaihle for
all other terms inside premises (unle11 caused by landlord). In
the event any system (i.e. HV AC) is installed by Landlord and
used exclusive!, by EEF, EEF shall be responsible for
maintaining such system. Landlord required to maintain
building in first claaa conditior:, and ID prov;do snow removal.
Landlord required ID maintatn insurance for full replacement
coot ; and required ID repair or rebuild in event of casualty
regardless ID whether covered by insurance (will be part of
Building CA."1 charges). Tenant maintain& insurance on EEF
and contents inside premises, tenant will also maintain liability
insurance .
Cost ID maintain any common areas inside building, if any, will
be part of the Building CAl'vl charges and shared pro-rata based
on square footage .
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