HomeMy WebLinkAboutResolutions - 1990.05.24 - 16783APPn<pyr THE FOFTGOING RESOL IN
baniei
Miscellaneous Resolution 90108 May 24, 1990
By Planning and Building Committee
IN RE: Department of Corporation Counsel - LEASE OF OAKLAND POINTE OFFICE PARK II:
PROSECUTOR'S OFFICES
To the Oakland County Board of Commissioners
Mr. Chairperson, Ladies and Gentlemen:
WHEREAS the Prosecutor has requested approximately 15,000 additional square feet
of office space to consolidate divisions located in the North Office Building, the
Executive Office Building, 196 Oakland Avenue, and the Courthouse Building; and
WHEREAS the Prosecutor bases this request upon the lack of offices for current
employees, the manner of file storage having been cited as dangerous, and insufficient
space available to accommodate the efficient operation of the Prosecutor's Office; and
WHEREAS the Oakland County Board of Commissioners in Miscellaneous Resolution
#88090 requested and Michigan Public Acts 134 of 1988 authorized the addition of two
Circuit Judges, who will take office on January I, 1991; and
WHEREAS each Circuit Judge suite will require approximately 4,000-5,000 square
feet which is not currently available in the Courthouse Building; and
WHEREAS in order to accommodate the addition of two new Circuit Judges, the County
Executive recommends that the Prosecuting Attorney offices located on the first floor,
West Wing of the Courthouse be relocated to leased space off the County Service
Center; and
WHEREAS the consolidation of all Prosecuting Attorney functions into one building
could be accommodated by relocating all such functions in one leased building off the
County Service Center for a period of five years; and
WHEREAS the Prosecuting Attorney requests such consolidation into leased premises
in order to accommodate all current space needs and to facilitate and improve the
efficiency and economy of the Prosecutor's office operations; and
WHEREAS the Department of Corporation Counsel - Real Estate Section has located a
facility which could accommodate said operation, said facility being the Oakland
Pointe Office Park II, managed by Trammell Crow Company and located on Elizabeth Lake
Road in Pontiac, Michigan; and
WHEREAS said facility has available 33,220 square feet of space for five years at
a rate schedule which averages at $16.19 per square foot per year.
NOW THEREFORE BE IT RESOLVED that the Oakland County Board of Commissioners
approves the moving and relocation of all divisions of the Prosecutor's office to
33,220 square feet of leased space at the average rate of $16.19 per square foot per
year for five years in the Oakland Pointe Office Park II, Pontiac, Michigan, managed
by Trammell Crow Company.
BE IT FURTHER RESOLVED that the County Executive is authorized to sign the
necessary documents to enter into said agreement in accordance with the attached
lease.
Mr. Chairperson, on behalf of the Planning and Building Committee, I move the
adoption of the foregoing resolution.
•STANDARD ONE STORY OFFICE L'EArrE
WIS0:-(5/N) REV. DET .. .( 40.0)
_ .
- Oaklain.1 Pointe Of E ice Park
_-
Draf ted April 20, 1990
Landlord
Tenant
Square Feet: ,33.).220 .
. - . . LEASE AGREEMENT .
. .
Oakland P m oint-e I Liited Part nership, a - MI5 LEASE AGnEEMENT made and catered Into boty,rcon .
:Texas Limited Partnership . . .
("Landlord") ,,,,,f County of Oakland , . a Michigan Constitutional: Corporation, • - -
-1200 N.!..felegrah ioad, Pontiac, Michigan 48053 ("Tenant").
N S SETH: •
• 1. Prittniska and Tam. in cancildaratIon of the ottlattarr al Tonrtnl lo pay rant an borsht revIdad, and In 000,1,101n1lon of tho .
other terno, provIalona, and coven:mkt, boreal, Landiord linraby C011115 0 Catd Ignaea 10 Tnnanl, and )0110111 haTaby nccapla and
• ionsan horn Landlord, the followIng delorlbad ?iliac°, to vett; .33,220 ,square f eat •
ro shown arid oolllnad In rod on tha plan nItachad hereto rta ExhIbif A Ora "larood prond3ca") vdtich to boded intim bultdIng .
Oakland•Tointo Office Park II • (Um "aulbIleo"), tilunted art lito real propnity commonly known na
(Inscribed I n Exhibit D all acrocl bolero cilia "rtarterlyl, cad Iho lamed proptlacs allot( ha uaad Ie lila Wie•prIeu puipofsom one
:to other:: general office- use •
- TO HAVE AND TO fl OD Ma tome lot" a harm 01, six tY ' . (60
August 1, 1990 July 31, 1995 commenclog ' trillnan tortnlintrid or ex-
. landed par suotti la.acty provlulon boreal .. Tonant acknowinduna !bat no rePrecallistileila 1,1. to 1110 11,Pall. oi 11•1G
mar prondsoo to rdlor, remodel or improve Ina laace it pretntaa3 have bean made by Lan dlot d, klitiCSa choIr tire oxprno .sty co l lot In
In lhiS lance.-
I/ this kirein to executed before lila leased prondsea becoma vacant or alliarwlo a aYallabl0 and randy l'or occupancy, or It arty
present loront or occupant at Pin tenant arnint000 holda Over, and Landlord crvinol, ',ohm good !AIM etlorlo, nonolroliosoesslon
of lho leaned pramilcon trici to Irta dela above tootled no IIto ccornioncomenl date o/ Pita lease, Lnndlord ahall not ha donated lo
• be In delnult, nor In any way llebia to Tonont become of such /allure, and Tenant egreno to OCCGO1 posnesr,lon of the Leaser/
prenitsa.5 at such Ilan) or Landlord to able to loader the 7Mi10, Which data clvii ih erienlorgi lie thorned Ihr "commencement
dare"; and Ilia loan at rill; lance alien- automat1c:01y ha oxlandati ao 00 to Incicido the iturnlor al nitmlito boraintrafaro pro•
aided, exacgt that If tho commoncamont data la other than leo Pat doy at a antnndar inorifft, aucit tarn olirtil aloe ha nxIontfati
(or Lite remalittlor of the onfamlar inonfh In which poa3oanfort to Iernlorcid. Landlord lullaby vertIven payirtoni of rent rincludIncr
ouch porIlan or Ilto addIllonnl rant which 13 rallied to Torlenr3 rice nd acconancy or Um loosed 11omise:1) covering arty porknt
prier to each tanclarIng of ponconolon.
In the avant Viral Tortnitra porvacitan to delayed bocnUto b..atidhorrt boo hot aUllEclUnlly completed the IlelIdIng uric She lanced
prendsca, tan cornmencurnent rlain shall be. the dale upon which RIG DiihIdlnçt, cilic,i,"Plcvmontn tlic aerial
pramiseo rove boon sulglantfidly completed in accordance with Ilia piano and apacilicolionin ad l.narflord (other 11 -Lan any Work
which cannot be compieloci OIl auch data provided each hrcotmrpirriiotr will not ilitittribnuty folorlarc with leporilln oite oh rho
locsed praluicao);, provided, howayoz, thal It 1.atullord 01111 be dnInyed In such aubstrotlfel cornpittlion no o lrttit oft (I) Tortonra
!allure to Alyea to plan Dnd spardrIcatlensr tilt lonontli fervent lc: runtottilla, liribliop or Irotattationa ictitir ihctt Londlordlo
standard; 11111 Tutor-rile clomp:in lir plartn; or Nv) tIto parlorincitco or oomnrotion by it parry orriployarl by "lanitni, rho corn ,
inencomoul dale and llin pnymont of rant hateunder atoll Tie acerolarnlod by thu number el daya ol nuch delay. Lantliord nhrLi
notify Tritinnt itt willinq en soon an Landlord :rowan In Durld(ocr, oilier hontovnottlina, and lie loalad pritatinea to Ito complatatt
and reedy far occupancy at adorn:aid. In tie avant Thal lire Idyl:alum other" linprovontunta, or tlro iencad ttrattcictua• [1.1Wn1 not 1,1
Ind bean anhatanUarly oomplehod no niornseld, lor,ont :then notify Landlord In N./riling at IL; ohincllena willihut Ova 15) days a€lnr
Tortoni rear:Tyco the afareardd Italica from Lnittliord. Lculdford sball lova roanorinble limn alter riclIvory ol suet notion in which
to take such corrective Action co Landlord clocurra arace,nery and elicit nail!), 1 annol lii w;i10.0 W. anon 00 II dneDin auch cot-
ToclIva cation, II any, Iran been cowl-doled so Hart the Iguilding, other Improvements, and Pro lenond prendans arc colrrirbe f,Cd
and randy (dr occupancy.
TSta tarring of posconalon by Tonnnt atoll bo doomed oonobedyoly to onlebtlaft not the flullilliry, ottior Improvamenia, and
Ho leased pit:unison havo too rt complatact hr accottlaion youth ia rdrula aruf apacIllonllorta end aia 11 rood anti antInfeclory
condition nut ol wirer) poriaasslon vine no Ickan f,artcapf (or ouch ll ama an Landiord la parttrIttatt to complain cit n later data,
which Ileum shall !in specified by Lincilord to Tottont Vel fling Upon birch "cornmanccrnrant dale" Tenant :holt or,nouto orld
dallvor to Lahdlcril a teller of ricanolancri of rirdivary of lb* loaned Tuna/leo, aurrlt tailor 10 ho en Landlord'a elninlard 10101
litarelor, but Ito avant cif any dlapota an re when and wIt a rho work porlortnod or ractutrad to Ire ttorfaroptil by Landlord into
lneon subalitittIntry complalcd, li, cartillcala at an AbA. ra rtf;larad tnah116 01 Of 0 ninpornly at nn0I ca“Hlo 10 at oecopapay
lanced by Pro local rlovuromoillaI NI111101 by obeli be condo:Iva avidanco of such co:notation, alluollva on Etta dale at !lin daflYaiy
el o copy cd arty riccis catillIcala In Tonani.
-
S. Tiaati flont•-- See Section 27 of the L,ease tUdor. •
Sections 3, 4 and 5 have been stricken. .
6:: . Utilities
- A: Landlord shall provide Utilities to the'building—for
liohting, convenience outlets, heating, air conditioning, Water,
=,.,'sewerreplacement. bulbs and fixtures direct and '
yearlyella.rgeof;;(Ml'.DoLLAR:-ANDTIFTY cnTs. ($1'.50) per square foot of rented premises has been included'
in the base rent to defray Landlordr-S cost of providing such
utilities.
If in any twelve (12) month period starting either on the
commencement date of the Lease or subsequent anniversary date of
the commencement daLe falling partly or wh011y within the term of
this lease, Landlord's cost of providing utilities to the building
for such purposes exceeds such a square foot charge Tenant shall. pay to .Landlord for such as additional rent.
. 'As soon as practicable after the close of each aforementioned
twelve (12) month period, Landlord shall deliver to Tenant a
statement showing the total amount payable by Tenant under this
paragraph 6. If the statement shows An amount due from Tenant that
is less than the estimated payments previously paid by Tenant, it '
shall be 'accompanied by a refund to Tenant. If the statement shows
an amount due from Tenant that is more than the estimated payments
previously paid by Tenant, the Tenant shall pay the deficiency. to
Landlord, as additional rent., ,within thirty (,30) after delivery of
the statement.
B. If Landlord and Tenant mutually agree to have any utility
to the building metered directly to Tenant then the use charges for
any utility ,separately metered in Tenant's name shall be the. sole
'responsibility of the Tenant to pay directly to the utility
company. .
. .
C. . Interruptions of any service resulting .. in whole or in
part from any cause or causes beyond the reasonable control of
Landlord shall not be deemed an eviction or disturbance of Tenant's
use and possession of the leased premises or any part thereof, or
render Landlord liable for damage by abatement of rent or otherwise
or relieve Tenant from performance of Tenant's obligations under
this Lease.
7. services
Landlord agrees to furnish Tenant, while occupying the leased premises,
water, hot, cold, and refrigerated at those points of supply provided for
general use of tenants; janitor services per Addendum A on weekdays other
than holidays (as previously submitted in writing to Tenant by Landlord)
and exterior window washing quarterly. Should any equipment or machinery
furnished by Landlord cease to function properly, Landlord shall use
reasonable diligence to repair the same promptly. Whenever heat generating
machines or equipment are used by Tenant in the leased premises which affect
the temperature otherwise maintained by the air conditioning equipment.
Landlord reserves the right to install supplementary air conditioning units
in the leased premises (or for the use of the leased premises) with prior
written notice to Tenant and the expense of such purchase, installation,
maintenance, and repair shall be paid by Tenant upon demand as additional
rent.
. . . .6 .
S3..1..14a, or Promlarre. .. . .. . •
A. -Caroni y.111 ssal ncoapy or 00.. 001 1,13i1d1 ntlY Tn oillon of lualnd liruiltlaan Irr•Ila ozeuplatl or ana -a, lot au?: haaTilaa5 01 ow-,
pano ailing. thAa 14ii1. du s oiltlo d 111110,7 ai i GI airy .r.a or pm p at..n vilitots Sr italowial•Ili I....it of in wholo di ilnaaind lo in dlolup-
Iiial.lia Ill ally lonnonr, ot ohli 0 111171111111.A oil ',Cr:el/Ill 1)1 III., Isar popla.11 1.1-oillitnu.'1.. 110 1101}1, WhICII VIM [1111011, V+1111 or US oive '.....),
iitarnaaa Ilia rola of Illo Insainc;aa va tha 1.111.11110 or R5 coilio;.;te, aitli 1.11n111, -illnit latallatliataly aaaau ista dank! !raw all0%1 I/ 30,
p+iyina Ail aosla niscl axpailla taatillion 111o;.o.liain. . •
•.... •
.. . .
irm alor th
:TT-gnarl olilill at hr own criat and expanse promnlly obtain nny and nil liconeos rind pennile rocessary !or any parrotitod
li5,0„Ton3t11 Irrril Oornoty with all govornroarInt lows, crrtInnogas sod inguia;lons lbra uso,nori.lts DC•c nf.,:ifIcy•0(
ti soi pfornka.;-;. nod :.1.alt promptly c.)rnpfy,w,itl. nil Lroverrrnar4e1 brdo,..1 r,nd ffirocIlvyO or the: cortgottan; pteventlon trod -
•.abnleingnt of any .vloiartens or rob 0.01 In or upon, or uonnaclari Mil), ilia Inasod proollsoa; nil ni -F oil 3010 05,170ri00;':..
Ir. 00 a In..;,:db oi any cganua in tiro f)0,0E1I3lootal 4:yrs, orrilognoba,,and rapoiallonz, thn lensod pran"daes-ovist Ire altgrad.lb
103,1aogs riga end occog,nney, FtiLiS pharallop Phail b.-.rna,le only with tho connom id 'Landlord. but lw
°nitro coat ;had tin boron imp Tenant:, provIdon, luol, Ihg noco3ony ot Landl,:=Ad's common t 5113II III no way croato any lituhoilily.
against Landlord lor !allure cot Temmt to comply with ouch :3Y13, ordInanoes and togulallons,
C. Torino; will maintain lite Icosad promise-a (IncludIng nil lIdures Irish:Pr d by Tonnnt and pinta ginna hr good repair, roman-
Mita wear and ter4 oxceptod, nod In a clean nod lrcrriltlroi coadiflon, find ciartipiy with all lawn, ordinnncao, ordain, rules, nod regu•
lotions (stain, federal, munIcipol, and other ogeticles or boniloc havEng nny ludsdlelion [holed) with 1:afore:too to condition, or.
occupancy of Ilto leased pun-Id:res. Any rnpoli5 or FCpir1C3310n15 51-1511 too ml .r nratorInts rind workmanship ol tho soma chainelor,
kind nod quality as but arigInsl. Tonnnt wili not, wintoul Ion briar wfitien ecru:psi of Lnndiard, point, Install ligirllnig or decora-
tions, or insIdt nny slcjnn, window or door lading of odverilsing modia of,any typo on or about lila laosorl premtsos.
D. Tenant will conduct his businoss rind control his sprints, amplayaaa end inyllcos In 5ti0ll ri monnor 35 not to croaks noy
nuisance., nor toldloro with, annoy, or disluits Oho:: lononts on Landlord in tim Ifl3rIFIG01110111, at 1110
P. Tonna! 5114111 pay upon deronnd no addIllonal tool tiro full cost of repairing any domoga to this Tensed promlaea, BuIldIng or
related tocIllies reaullInv from nod/ or caurrod In whom° or in pail by tin nogligonco or ink:conduct al Tenant, lie aganto, •
servants, ompfoyccs, potrons, customers, or any other parson onierIng upon Pro Property In Ii result of Tenant's businens
actlyIlles or zosuillog Pam 'Tenant's doinull hereunder.
F 1Thriant _and ifsolol'c rincrito, arriPloYaci: nod will comply fully Mill all rules nod roguiallans E21BLe OLtice 1nrk , limo Ornhhdlrrg, parking lards ,snd rotated facIltllos wfdel) 3,11 duccriZ>afi In EVIIPIt 13 attached
bordo, Landlord shall al oil tlinas lava tho 11961 lo chango "a..roll ruins and regulation:1 Of to promulgato oilier rules and Fool.
tallono In such toaconniflo rganour no dray ho doomed ndvlsebia far urn solely, cote, and cionniiness of the Bullrftitg or , Oakarld Vk nod for ho presarvalton at good order ihoreln. Coptos al all rules nod rogu-
chnimcs, end anroodmonla . ho lorwardod lo Ternrit in willing end shall Ian cnrrind out nod obsorvgd by Tonnol.
Tenon' shaft lor flier be responalUlo for the compliance with.auch Falco and ingulations by Tenant's arnployeca, sorynnts, agents
Dnd visitors.
reasonable
G. Tortoni shall pormli Loodlard (or Its dosignocalloccasa to the loosed pfendsos to wool, rno, mnInIAIn, repolr nnd ro-
!sloop Open, crmtnlr, candullo, plumbing, yards, lotcphono, niocIdo and other SYhral. or abhor Nemo which paso In, to or through 010 loaned pre11115(tfl, no and lo tins extent that Landlord, In it:: sole discretion, rimy deem noensaary or opproprInte ler Tho proper
operation arid otalolonance rat Ilia Ouliding. bit nits event tint Landlord ranuiros I105353 to any undor-iloar duct, Landlord's fin.
{Why lor carpel (or other Haar covaring) InplAcomnol shall ha kinflad lc toptecomani oh bin ploco far:loved. All 0I.1e3 work ohnll
Lici done, no Mr 35 predicable, In such n manner no to rolnlinlso intatiaronce with. Tananlio user al ilia leased realism
II, Al tormlnatIon of IhIs loose, upon Its OxPlrollOn or atharwln,Tocanl chart daver up Lim !rinsed pramlsos with ail improva-
molds locator' till:roan faxcript as horoln provIdadi in good repair and condllion, reasonable went and tear excoptad, broom
clean and bee d oil debris.
P. Inspections. Landlord atoll have Ilia light to color tho lonsad pramisos or any rrinconablo Halo, for lho iolklyfing pur-
poses; 1 I) to nscortnla tha condition ol the 'Gonad promises; (11) la doterrnino whother Tenant Is dItigently luilltlIng Tonent's
lespoosibilltios rindor Iris fenny: to clean nnri to mama such repairs as rnoy ha requIrad Cr parmittad to ho made by Land'
lard under ho Idols at 1111:: lease; or (iv) to olo nny other nct or Mb-1g which Landlord deems Tensonable lo prosorve limo
haspd prondsos and ibm tirrlirhhrmrl. OUTIllf) ilto six (5) months prior lo the end of limo learn hergol nod rut Any Woe Tenant la in
default hereundar, Landlord sins!b hove the rigtri to color rho leasad promises n1 any tensor -Int-do tirna dining business boura for
limo purpose nf showing Ito promises. TDrIllni shall give milli:an nonce to Landlord at lens! tidily PP) day.9 prier lo vacating mind .
shod orronga la rnoo.1 wilt: Loodiord tar n Insooellon of 1110 leasad promisoo. Iii tho rivont of Tannin's. laildra ho glvo such
volico or nrrango such juin,. inspcoOon, Lancflord's Inspoollon nt er niter inflow's vac:filar) Elio leased prourdsaS shall bo con-
clusively deemad con-rod l for purpaaos oh dein•mining IC11311e5 Jocp000jiriiny for If:fobs nod testorptIon.,LrindlOrcl 'Ala make its best etforts to provi'de 'tenant with eight (8) hours notice Jr"or any inapections the II of an emergency. ILL ionghinaarl 5113 L111.111J.
A, Tenant I:11A nnl !Inv° Ilto right to nsslgri or pledga Itrie 13050 or 10 11I111-0, tha whole or any port of the loosed promlans,
w)inifior volunInOly or by oparntIon ol law, or pCf!LnIt tim moo or occupancy oh ho nosed promises by nnycno other Ikon Tenant,
without lira prior w:l[len consent al Landlord, end such zesilicliaos shall be binclIng upon ally 135;101.10e am sublnsill in ,,L,rI}c/I,
1.-371d1C1Id 1133 30115DT3Ied, Ira Ire ovent Tenant fICSIIC5 to :rabbit tho beacon oronlists, or any portion Ilic.rool, or assign This loose.
Tenn131 sholi giva wrIttort malice Margot lo Lon:dim:if wIlitIn n feasonobto limo pm or 10 ha proposed oommenc,,ionr dal e oh
such subletting or Di:sign:nen', winch nallao shott sot hot Ill tho nem° ol the proaasod subtenant or ossignao, the rola:Joni
larros of any soblocca nod coPloa ol lloancinl reports nod other !cloven; Itonnclol War:113E0o of lira prop000d subtorinnt or
ossIgnoe. Halsylitisionding coy parolittod ossignroard or subleiting, Tonnot shall nt all !linos rervnIn directly, primarily and fully
tcsoonsfbfo ahrS !Writ: ion Itra payment of Ihe fool haroin opaCIIInd and for co:Pr:Banco wbtlm &I of bIn °Bier oblIgallons tinder tho
100415, 13i-5:M0103Z find covenants of tills tonne. lloon lImo occarronan of on "non mlrfornutf" fan i re-rob:ion:, d,01,,,,o, II Inn
'nosed pterntson or any pad thereof ern lhan assIgnod or sublol, I.:and:aid, In addllon lo any °Thar remedies heroin provided Of
provided hy law, may, ni Bs option, calincl rllnoctly tom such nsalgnou or subtonni“ ell rants duo nod In:coming duo to -Ballad
under such assignment or suillenso and apply SUCh rnmmb ncinh5l any nurno duo lo Landlord Irani Menotti hareurtdor, and no suctt
callectIon shah be construed to consilluto mm novation or a faience ol Tenant from tho further perialmanco ol Tana/ars obligations
hereunder. '.
0. in et-Wilton ho, but rid him Itrnitallon of, Landlord's right to nporove of any subtenant or neelgnoo, Landlord slid! Imo the
opiton, In Its sole di:sorption. in lb° cyan! 01 any proposer' oublatting or assign:own, lo lorininoto this leato, or in the case oh
PriePosad subleffIng al loss thon Ilia enibma lon,•.““i nrorrilno, to racapluto limo portico 01 The 3aaned promises To ha sublet, as of
Illo dale Um sulnolting or assIgnment Is to bo cileallve. Tito option shinit ion axorclacd, if al rill, by i_emilard givlop Tonool wrItren
nollco Thereof within ably (GDi days bailowbmmg Landlord's racalpl 011-0110I1A'S WIIII0r1 troika no raquirod abovo. If this lease sholl
bo terminated with rasped to Flo enttro loosed niornlaes pursuant ho This pnragraph, 1110 lorm of this lenso aimrmil ond on tho dolo
slated In Tonnal's nollco no the oftecilver dote at 1110 sublease, or nssigninant no II Mal dote had boon originally 11.xnri in tido lonsa
for 'ha exOrullon al !he tarot hereof. II Landlord rot:Dolmas undor hIntLu peregiools only n pottlon of ho lensed pronisna, Tha rent
doting the unexpired term shrill abolo proporilonAtely based on 1110 rani contained in tills loose as al Ihn dale, Immerltalaly prior
la such recaolina. "Tanonr n roll, nt Tonnnt's own cast ond oxpensa, discholgo In lull any orrIstaaffing corPrnkaion oblIgotion on
lho pert of Landlord with rasped to this Ions!), and any commissions wbmlctr may bo duo nod owing as n rosuit of any proposed
assIgnmerd or sublultIng, whothor or no! the 10350d PferilL305 ale roceptwed pursuant hotato and 'anted by Landlord lo the pro-
posod tenant or any other tenant.
Flro and Casually Damage.
A. If Ilio irnprovomards, or lansod nromisos 3I3 renderod partially or wholly untentninble by tiro or olitor contiolly,
non lb such damaga cannot, landlord's reasonable ostkositon, bin materially tostorod within ofraily (go dayo of ouch &maga,
Ilen Landlord may, al Its solo option, lorrnInoto loose as of limo data ol 311C11 lire or casually. Londlord shall exerolso bla
opllon grovirted horein h.p wrillon nottco lo Tenant within sixty (001 clays at soch Lira or &Iry casually. Far purposes hared.
limo Llultritng, trnpsovernmsts or leaned prom's:la cling be cionnind "rnatorinity resiound" It lhay are /FI 911CII condIllon as' would
trot prevent or metarfally lolorforo rlIli Tenant's uso of filo faascd premise: for ilta purposo lor which it was then being usad.
If Ilibs oose Is not larnstanind purnuant lo ParrIgraph IIA, Than Landlord shalt proceed with all duo diligence: lo ropoir
nod rosloan limo Oalhflag, torptoyormanto or Inasprf prorainoz, an lira case may ho lnncobrr Thai Landlord may alact 001 to rebuild.
It such damage occur.; nuilng tho last year of The Iona oxelusiva or any option which Is unexarelscd of itio dare at SUCli
C. If tI115 ICA50 5111311 ho tormlna.lacl pursuant to Thls Paragraph IT. The torm of this 1.0 .Co shrill and an limo data at such dal-Maga
as It thal dale linch been ofiginalty lined In fhb loose far iIto oxplralion of tiro !arm hoop'. if aria }anon Parra not trim Inrminntati
by Landlord nursganl to This Pornuraph, I and II tips laosod m01711707 Ito trniannntablo him wholo or to poll krilawlan such domogn.
Ilrn rent PoYahla doling the polled In width the loosed prorntso3 13 unicronotablo snail be tort:acrid to 5SIGIS axlent, It any, on may
be loIr nod ronsonatilo under nit pi tha circarnalancap. mi I.I10 Cgcl4S thni Larntiorti oltatrid-Init to complain strch repairs cod
TelPgThlingi wilhla ono hundred nNy 11501 riny armor tho (Into ot VACII darnagn. Tarranl play at its opIlorr nnd na ila 30ELI romody
fulminate hhh immmda lip riclivarlog wrIlion florid, ho LanrlIord, whornurron rha tense shrill nod On Into data of snail notice as 11 Inn
dole el allatl nonco wore rite dela originally flood In thin loaso lor lima explrallan t311 Iho WHO holooli ProvIrfad ilavfo‘rul. lhmal II coo - •
ntruction a clulayafr bocnusa cd changes, dolalicno, or additions in ponalfuolion regenalnd by Tortoni, olriimes. hoc roud, ansuatilas, ,
ode al God, war, mutortal or labor allOrlagcs, gavernmontni regulation or cOrlhoi or alitor COLI5C3 beyond ton ronnonoble conbol.
ol Landlord, !ha period for tostornlian, repair or robuRding shalt in ex/ended lor tiro amount ol horn Landlord is so den:type ,
Landlord
Tenant
tModlorrt bn rerlititag to:raldillit;.ran.ntr.or sentne.o arty pnrl tdIhn pnrtlfiono, Itxturan, addition.* rind other
iroprolVeroonts i4frroli orry inve linan placod. la or about 0711 IC up all mood:ton by.TanarIL ,toriy•litairrarice vArkiencray irp cetriod
• by Landlord or Tentrrd dgairistl loss co'damogalo itip BuildIng•or leased promlitos shall ho •forLbto,•*cle - bonent or lire parly• •-•
carrying such insurance and tinder Ils .solo control. •
• G. Nolviltlisbotoding anythIng hereto to 'Ira .corilratiy, In ilia win tie hol'Snr rat any Indebluitiman sociirod by in mortgage or
(100,1 of trust cevarlog Pro loosed nramisas, OutiOrno or Plopcnly trio tires Ural any loner G31G0 micre.00di, be aponed k) elicit
Indebtedness, then Landlord shall hova um rigid to lorminato this leosn by Savoring wino 'rodeo of ter.alnarlon 10 Tonna!
Ititoon [1St days allot such reouliament to made by any ol!CH troldor, whereupon Urn lease shrill Cod OR rho doro or such
donlage as ft Ifirr dots al such dor-ono 'were Pro dater originally !load In liol3.1eas,o for Ilia axpirailco of tiro terra hap I.
E. Enclo of Landlord and Tenant kornby f&C0503 1116 ofhor barn any and alt•linbIlity air respoostetilly to Ilia olhor or anyone
clattoinp enough or Under 111e10 by 'way at antrrogrirlon or otherwiso fur any loss or 'imago to property caused by rhu or any
other perils Insured in polichni at Inst.:tor:co covering such preporly, van II 31Mb loss or among,* shall have berm crocoed by the
FlOgH5cPee ol hlir.l cAllor proly, or anyone for whom such andy , may be rosponsibla, Including any other reprint:: or
occ•r:els ru I is rano-di:der of lira tfullifIng In which Ille lancod prondscs Is located, provided, liowcvor, lU this reianato olnati
ton noplIcable end le tp1C0 end elloot only to tho extent Piet stroll roleasn shell boo lawiul at that Owe nod In only event only wills
respect to TOS,S or damage, occurring durIng such Iltnea as,lhe rnleasor's policies shell cortInIn n olnusa or endorsement to hoo-
p:fact lhot any such refonno shall sot stiversoly Mina! or Irnpetr *told policies or prole-dice the rleht oh tiro reinasor to recover
thereunder and Ihen only to the extent at Itho Insurneco preicoods pnyablo undor *rich polieles. Poctr ol Landlord prod Tenant
ngreos that It will to:roost 14; Insurnnco coot tars to Inorudo In Its policies such a olnaso or andorsornont II oxtrn cost shall trio
charriod thorater, each !wily shall nriyino his other thernof and of klio nmoirot at tha extra cost, and the orhar nutty, at its
aloof:ion, may pay the came, bon atoll not torn alit gslad In do to. 11 such othor party fails to pay such extra cost, the ratans°
provislons ol into paragraph stroll Ise hioporailva Ergots-1st such °that party to the extant nacos—sat./ to avoid invaildnflon of such
releesodo losuratoco.
F. In the event of any damegn or destrucilon to 11w "Building or the topsoil promises by tiny peril covered by lion provisions
of Ilds Paragraph II Tenon( *holt, upon notion from Landlord, romovn for.lbwIth,-M Its nolo cost and oxpenne, each portion or
alt of his properly belonging to Tenant or lots lloonseos from ouch portion or all at lho Building or tim tensed pro:1115as aa Land-
lord shall 'agues" and Tenant boroby indemnItie* nod hold* Landlord tuninleso it GM any boss, IlolillIhy, cosi*, rind expanses, in-
olird]coll oltolneY's feast ;Irking out at ally aloha al darnago or frolury as a result of any nItaged (rigor° to praparly secure tho
teased premises odor to such rromoval and/or such removal. •
12. Liability. - • • lo •r• o• - T.. I I i I I 1
costa and expanse*, Including nitornoy's !One, OrtsIng out oh any claim of Inhiry or domngo an cu about tha lonsrid • fSUS
caused by the neplIgnoco or misconduct or breach ol 1111* lonee by Tenant, Its omploynon, subtenant*, Invileco pI any oilier
person cntertng Ilro !eased prcrritox or ho LluittEng or F:cperry under exile:so or hooded Invitation o, Tann ' f rot tiring out oh
Tenant's ono of the lensed picolloos. Landlord shall not bro Ilebta to Tenant or Tenfold's orients, ar' miS, imitoeu or coy
person cniorlttg ripen Ilia Proporly In ?dicta or to part bacausa ot Tea:mils uso (of this fencer ..itisus tor army damage to
poisons or property duo to condition, desIgn, or (Juice! In lire Building or Its rotsctnarnics pr • s which may exist or- occur, sod
Termat assumes ail risks I:4 damago lo such persona or properly. Landlord :limn nol • ant or responsible or any lass or
dornogn to any properly or person oceosioneq by Hoeft, IIto, act of Gad, public iy, irohroctlen, riot, sirikn, Insurreelion, war,
court order, rerndsitton or older of governmental body cr nulhadly, or Olin ter beyond control of Landlord, or tor any Irr]ury
or damago or inceirvenlenco, Mitch may nrIss, through repair or rille • in ol any port of the Building, or lailide In make to-
pairs, or from oily cause velinlevor excopi Lamilord's wIllful ado 10D2 neglfgenco. Torrent shall procuto and innUilain through-
out ihe !arm of this lento n poky of insurance, !II form Os* • 'rostrums satisfactory to Landlord, at Tenant's soh* cast and ex-
pense, insurIng both Landlord and Tenont nostnst nl -. • mo, demands or (tenons arisIng out of or In cennoalion wlfh: II) doe
leased prenitsoe: Ulf Ina condition oh lito Ineso ..sninas; (Ill) Toronnt's °potation* in rind mairitcrinhca and r,an oh lIra lanced
premises; nod (Iv) Tenant's hlubthtiy 500itTa under hills InaSoh the, Malls of such policy to ba In Ills amount al oat loss limn
51,300,000 per accuttanca In respeo • ;Thiry to aerator': (including death) and In lho amount el not lass ihno .1.250,0120 per
occurrence In pe.spec' rot propn ' Itatnagn 0P destruction, including 1053 ol use duriacl. Peck policy shall ha procured by
Tenant !loin tesnerraltda I - nroce companlas sallafaclory to Lnndrord. A crolltiod copy of such policy, logerhor with leol-opt
evIdoncIrrg payment • a promlorn, shalt ha dr:livered 10 Landlord prior to Into commenemarell data of Ibis tonne, Not lue,s than
thirty (30) dir ; r to flio oxpirnllon darn of suctrpolicy. n Cortllind copy ol a tonawnl tharnof (benrIng roolonons ovidonctrog
Illo (Jarful. Foe rollewal premium) nlrslt ba dolivnred to Landlord. Silent parlay shall lutlitor provide that nob Iona than thlrty
(30 s' valuer-int:rico snail he glvcn to Landlord bolara such policy may trio cancediod or changed to reduce lion Insurance
See Section 30 of the Rider.
12. Condon-m*11*o,
A. If any substantial part oh Ore BuildIng, Improvement*, or lertsn.d pfernIsan should ha taken for any public or (woof-public
use undar governomnInl ordinanco or roguinlIon, or by !Ugh' 01 omlnent domain, or by prIvnto putolmso lit Ilan iiimeal nod
Ilia taking would provent or maim -hilly Iniartnla with the 115 ,1 of ilin Dutidltig or lensed promisca for the purposo but which II 1.1
than being used, Mk loose shall terminal.* offnellya when Ina physical taking shalt occur In tiro name manner as II the date of
such raking were lira dodo originally lixed in lids tense for lho explration of inn term horeol.
13. If part of lira Building, Improvarrtants, or 41E313(1 prarnfse* shall be taken for any publIc or quasi-put/Ito use podar any
govornmertl'al barr, ordirsonco or rogundlero, or by [(grit of andnent donsinln. or by private purchasa lsi lion thorool, nod this lasso
Is Pot terminated as p"ovidad iii Ilon subparnornpa ntioNse, Ibis inane *hod not Innainato but tho rant poyabio hereunder during
thn one:gilled pot-than oh this leava tIrehI ba radueod to such oxlent, It any, as may too !nit sold ransonablo under MI of tho oh-
ctnrurpherrceru etn.t Landlord shell uodartako lo 'motor° Ilm Dulktinp, iteprov.mnanto, and kiaoad rointrolstis to 11 COndn711 tUlial)i{1
or Tenant's irso, no near to Om condlifon ltiorcol Immo:A(1101y prior lo such faking as Is reasonably foastbre under oil the air-
curosiances:
C. In the avant of any ouch inking or privala purchnra In lieu thereof, Landlord and Tenant *kali nrich bn onIttInd So f 6CPIVO
ond rarnlo such separnta awards and/or porilon cf lump etrer swords a* rosy be rilloonlad to thoir raeronnilva Interests In -any
condartmailon procendloga; providoil find Tanunt *boll not too antined to /cerebra any award tor Tenant's loos of Its Icesatiold
intorcal, tho right to such award being hereby assignad by Tarrant to Landlord.
11, Belding Poor. Tenant will, al Ito* lerrakintion of this Winn by laps* of ilma or Mho:wise, yloid tap Immediate posnessiori
to Landlord. II -Canonh retains possession 01 ikon lensed premises or any pail !Immo( aftor spelt termination, limo Landlord may,
at Its option, seine written milk:a upon Tenant lirat such holding over eonstItutes uroy ono 01 fil (onaveal of 11.113 least, for one
year, and horn year lo your tharotRot, or (II) crootion of in month lo month tonancy, upon Itta fauns runt candlitons nal forth In /bin loose. or fill) en:rifledr of in tononcy or serrate:nee, In any ease upon lira terors and conditions sal forth In flits learnt
Providod, however, thrtthiretItorAl-Y fenial for dolly rental under 111111 shall, In addition to roil other sums which rue to be paid
by Tanned heretellfef, wiarlher or nor es uridtrional rant, tin count to doubTo iron rental helno told moullity lo Landicrtd under
this lapse Immediately prior la such lorraination (proratad in the arise at OM an rho brinio of s 305 day your ler ouch day Town mrimIns Possosslonli 11 no such notion to served, then a tenancy at serfornnen shrill be deemed 10 tart crunInd ab irri
rsol in lire preceding *coronae.. Tenant shalt nIso pay to Lnodlord all dninnoes sunteltind by Landlord resulting from rotentfon of
possession by Tenant, Including tha roso at any proposed subsequent innunt for any portion at don leased premises. TM pro-
vialerla al (Ids paragraph shall hoi co:Istituto a walvar by Landlord 01 any right of romrorry an bond', set forth; nor shalt raculpt
at any rent or any other act In apparent effilmanco 01 !Ito lemancy covets al in walvar ol the rtglil to Seminole this lease for a
broach al soy of the lonus, covenants, or obtlgallons inarairr on Tenant's past lo bo porlormod.
Clidal EM}eyinent. Landlord roprationto and warrant* that It has bull right and authority lo polar (tiro hits !arm and !hat
Tenant, whIln paying lim rental and performing Its other covenant* nod agreements heroin sat !DM', shell peaceably and gulatly
have, lield anti enloy the learoad monikers (or Iles term Immo( wtlirnmnt hindranco or moleabillon born Landlord arsb(eel lo Pa
lams and provlslons el Mr* lonae, In ilia avant this leaps Is a nithienna, then Tannin nuraaa to take Oro Ionised promises sub-
loot ho this provisions of tha prier tenses. Landlord shall root be !table for any Inlarturanco or dIsiurbnocn by arbor tenants or
illtrd parsons, not stmll Tortoni he releasod horn any at Ike oblIgation* of tills lease boat-luso o( such holorierance or disturbance.
la. bioants of Dolnall. Tim fallowing avant.* *hall ba docrnad to be ovuots of delauil by Tonont undor hiatt leasa:
(al Tannal shall fall to pay when or befora due any sum of mussy bocarnIng dart to too paid la Lerrollerd bornantlar,
xvbelltor suers sum ha any installinani of lima rent heroin rosy-vat-1, any alhar amount traatad en addrilonor root hoseuneor,
or any ()thy payment or rolraltynamant to Landlord roc -mired horeln, wtrobtmer or not trentad pa nclational tont horeuridar, and such (ottwa 41letlxontintio far n period cl cin Oa) day* from the dabs written notice oz such default was receives by ienant. _ . •
(it) Taneni shall fait to comuly wttli any !arm, puovinion or coyonnnt at this looso othor than bay tolling lo pay whoa at
bafora duo any aura al moony hacorrlou duo to ha rude bra Landlord no/aunt:or, and anall net cure auch. failure Within '
Mealy (20} days (lotittwilli, II the deroud involvoa a nazardoue condittanl alter *whim :mkt= thereof ta Tannot: or 1\
Landlord:
Tenant
Ton:1bl shall abandon or vacate any subsinnfini portion of tha loosed mon-dates; or • . , ,
(d) 7nniatir alma It to vacate., lhol000nd mcmln°3 Iromodlotaly upon inintinollon ol thIn logse, by tapsa of Ilmo or iglu:qr..
SYN>e, Or Ur on termInglien of Tonemlin right to posnasfon only or '• '„' • — • • - • • . .
(a) Thu tenschohl Micros! of Tenant shag ho Icyled upon under nx,es-urlori or ho orInched by process ol law or 'Termini short log to contost ditlgantly rho validity 01 rsity tion or clolmod lien and qty.) °Whalent scorritty to Lrindiord to Mauro pay..
moid thereof or ottent Intl lo satisfy oily lodgment ram:grad thereon and !lava the saran tolonsed, and ouch dalault shalt
• condouo tor ten (10) doys nllrir writion notice thereof to l'onenp, or
(I) Tortoni shall beconto ino•olvartl, admit In willing lie larsbny €a pny lis debts gattarally no they b000rno duo. We a poll-
lion In bankruptcy or a pc11.11on to hiker eilvantope oierry insolvency statute, mak° an ossIgnmotil for the honofff of creditor°,
make D transfer in freird of credilorn, apply FOf or consent lo lho appoirrinteni at a receiver of ball or of Itio whole or ony
substantial pod of Its isioperty, or fllo n pottlion or answer seordrin reorgrinlonilon or orrargoritorn under rho 'adorn' bank-
ruptcy lows, co now lei ailed or hereallor orneridad, or any olhor applicable law or stgibto of tho United Stales or any slat°
thonaol; or
(0) A corat of campoioni Jurisdiction olialt enter on order, iticigrarrol or,doorce nriludicaling Tonant n hontoupl, or appoint-
ing a rocolyor of Tortoni, or of lho whole or any aubstonilid poll oh lla propoity, without Urn consent of Torrid, or approving
a petition Moil eq:Alwil Tonnid seeking roorginiznlian or arronnoment.of Torroin undor Ilia bankruptcy law° of rho United
Stoles, on now In ollact or hornaller ninanded, or any stalo thoroof, and such order, fudgmoni or decree shod not too vacated
or sal astdo or stayed %Ohio [Witt (30) days horn ills ditto oh ontry thorned..
17, ilernedlas. Upon the occutronon of any ot such avonts of dofault describad ratagroph 13 hereof or olsowhare In Mk laaao, Laischo.d strati havo rho option to poison orry ono or mora at tho lollowing romedlas without any notion or demand what.
soever:
(a) Landlord may, at tin aloollon, lerminnla tins rano* or larrhinalo Tonsil's rigid to possasslon only, without lorminotIng
.411a looser; •
(b) Upon nay torndentlou of lids loose, whother by lapse of gme or othorwise, or upon any termination of Tnnanlin rIgh1
to nossossion without torminonon of the Masa. Tenant shrill sorrondor possession and vocal.) lho iortand Nomina3 limmodiatoly,
and delEvc:r possession thereof to Landlord, end Tenonl haroby grnhfs to Lon...Herd hill and Iron license to ardor Into nini Upon
bun leaccii premises to such avant with process of law nit to ropossuss Landlord of the Iceland promises as of
Landlord's kronor colale amid to expel or tr,MOVD Tonnni and any others who inay bo accupylng or within tirn loused promises
necl to remove any :old all properly rhorefrom, without Lining doomed In any innonor guilty or ireopens, eviction Or forcible
ontry or ifetairter, coif without Incurring any liability for any domago tosollinn thoicirom, Tenant lierohy waiving any TIght to
claim riamaga tor such reentry nod ern-roister; and without tolingulsiling Landiced's 09111 to rent or airy other right pion to
Landlord lieteunder or by operation ca fowl
. . (a) Upon any tormloarion of thin Waco, whother by !Nem] of Onto or olitorwtea, Landlord 011011 be imlillied ha recover on • ca &magas, oil iard, fru:hiding any ornoursto treated as addltIonol rani noieundar, and Otter sums duo nod payable by Tortoni, on
0 tho dolo 01 lorminallen, plus tine oboe of (I) an °mannl ecpinl to the than proonni value) of Ilio renr, Including any Amounts
H P., trot-nod no nddllional rent horoundor, and vIllar snare provided Irnrofn to Ira paid by Tenon' for ihe rosIdua of inn slated tout.
H rd fleeced, loos 1110 Lair rontai valdn of Ilia loosed promises for such !I:fakir:a (Inking Info account ilw !lira and eXponsa neocss rel ic, .0 snry lo otiloln a roof:ter:mairt tenant or Ion:Info, blending exponson hefolnaltar doscribed in subpaingraph ((I) ralellng lo- re g recovery of 11,, 'terser prentisos, propotallon for rolatIlito and for Tr:dolling ibell), mud (II) Inc cool al performing ally other
• -nt covnnanto which wobid have olherwlso boon performad by Tononl; .
• ,r,
•
0 (d) (I) Upon any larintrittilon ol Tcnortr's right lo possesoron only without lorintnnlien of the loose, Lonillord truly, n1
or Landford's option, otter int0 Ilia lensed premises, romovo Tenant's signs and other evict -Incas at lanaricy, and lobo and hold . cr7
4-i ,-1 • possosston thcrool as proviaed In subparogrnols (b) above, without such entry and nossasslon lorminaling lila lease or
O r--I roinor inn Tonni.1, In whole or In part, trout any obllgallon, Inclucdog Tenant's obligation lo pay the fent. Including any ,Arnow“n • a) ,-1 healed as odditional rent, hereunder for the hull term. In nny ouch coon Tenant shod pay forthwith to Landlord, II Landlord if •-cr an &cols, a sum equal to the oallra ninuord ol Ilia ronl, Including -any ornoultre lrented no additional bon/ heron-Kim, for tho
iiriu a) residua of gm slated term horoof orris any OUIC r SUMS provided horaIn ha be paid by Tarrant Ion lire remaindor of the l ease
C ,.a. . term. . ,
• 0 -., (11,, Landlord may, bur nood not, rebid the loosed promlsos or any pnit Iliorool tor such rani and opon such terms as Lit -nd- ,, lard In Its sote (Ilf,CtetiC111 shall deformlno (Including the tight to fele Ina loosed mondano for a grootor at lesser harm thnn
.F, 'P.. that rotnalolng under Ellis lenge, tho 0(.1.1 to Held the I mocad prondson as a pen! of a largor mon, end lire right to change) the t.„., 0 chorncrer or 11;0 mado of Ilse loosed piternise,$) and Lnanierd Shall not bo logrilind ho accept nny lanant offered by Tertanf •0-, ar or lo oliaerVa any instructions given by Tenant about ouch roioltIon. In any ouch coca, lendloni may make roballe, nilore•
• limo arid additions In or 10 lira lensed promtnos, and reithooraite lho snrrie SO Shp axlcJit 1_11116101d dCUITU CIDCOSS,11;y Or 4,-,
,1) 'Si di lIfnbln. and Tenant shun', aPan dnr tand. pay tha cant 111.01001, tagalkor Yin Landlord's expanseo ol ralotting Including, • re ingihoul Ilmitollon, any brokor's conimIssion incurTod by Landlord. if Ilie considoralton collocrod by Londlord upon any such ed 0 retailing plus wry sums pravlously collocted from Tonnnt aro not sulifoleni lo nay rho full amount al oil rood, Including any .ii lir omounts neglect as additional rent holorindor rind other sums Toncived In this lancer for lira rnoullning hrim naraof, together
c p-., with lira costs at repnirs, nfieralfons, addIllons, redecorating, and Lessor's oxponses of retelling and (Ira collection ml ills
4-4 an TCF.1 DCCUJIng 11301f1{f OM (irclUdin attorney's foes nod Woken; commksions), Tenon; shall pay Is Landlord the amount of -,-t ca ,••-t such drificlancy upon demand and Tonanf anions Mai Landlord may flit soft lo FOCOYOf any 101115 failing dun unclor IhIs
, es ,-.4 seclion horn Ilmo her !lora; . mo-ot '
.4.4 •.-{ .(0) Landlord rimy, at Landlord's opllon, onter Into nod upon Star loaned bromions, with process of low, It Land- .° in .-rea or lord delerinfoos In €S3 nob o discrollan that Tortoni is not riding ViMdtt a contrnorCIrOly reasonable) thee to maintain, repair or
t0 0 mp4ica anything Ion which Tenant Is rcspons11.1° hereunder and correct lito ZntnO, without being doomed In any manna. golily
Pr. rat trespass, eviction or forcible antry nod dointnar and without trtcurilitn any Itobtllly or any domogo rosulting theralrerm ' al to and Tanonl agrees to rolnibutse Landlord, an riornand, an ecliflflonat tent, tor any axpeneos which Landlord incy incur in thus 10 ,5.! , , 001-4 ollectIng comolInnoo with Tenant's obilgailons under Eds. :peso; .—I
Ill Any end all proporty which may bu ramovod from lila lonorod premlnos'by Landlord pursuant to lino aultiority of 0 O re law, la which Tommi Is or may ha onlItiod, roily be tiondlod, removed and stored, as Ilia corm may be, by or at
. 0 • the dlicctIon at Landlord at iho risk, cast end oxpensa of Tanen!, and Landlord shod Ir, no avoid boo rasportsIblo her lho Yalua,
4-1.11 - prosorvallon or sotekooping thereat. Tenant shed pay lo Landlord, upon dornand. any and nil exponses inourrad In such • >•. otri • at .,.... Tarnow,' and aCI slalago charges againsh such property to long on the same short ho lit leonillorcl's p0500-15!all Cr Linda'.
04 'r.A.-. " Landtold's control, Any such properly ail Torrent nol retaken by Tonant from swinge wIlltln thirty (301 clays niter removal
1 "' ' Irons tho leaned promilsos teimil, al Landlord's option, ba deemed convoyed by Tenant. to Landlord undor fills lona as by a i 0 ›-g as ..,..ko 131H or sole without further payment or crodll try Landlord to Tenon!. . ,-.... ; ao 0101 To the event Tarrant falls to pay any Installment of Tont, including any amount !rented as orldnionol rent hereunder, or cliter i et 1-0-learns liereundor as and when such Inelaltmant or olhor charge Is deo, Tenant shaft bay lo Landlord 011 ntlfiland a lido chain°
0 tri ,,,,,9tn on amount ermal lo livo poicnW (5%) of such Instollmool or °that efraiso ovortitio in nny month and live percoot (fil'f• ) onch
; eo„s......rnanlIt rhareafter until paid in full In help datroy the addillonot coat lo Landlord for processing such talc pop-nerds, Intl such Into
I -rii chargc :thent Inc additional Tool hafnuntIgr and Um fal€1.1ro to pay such lobo charge within Ion (l01 days niter d mond Orem tor ' ''-' '''"'"otioll he on nddtlional avant of doirtull hororinder. The provision for such Iola charge shall be In addition he roil el inadlord's other 1 ,..o og • t .2, 0,01101dg and romodlcs heroundar or at law and shall nob Lis construed as tiquidaled damages or no flinillng Landlord's rornadloS
In ogy mannor. 1
• Pursuit of any of Ilto foregoing romodles aholl not preclude pursult of any of the other remedlos lioreln provided or any oilier
ramodlos provfded by law (ad such remedial baing cumulative)), nor shair pursuit of ony malady hotein protrldad conailluier a
Irritation or winvor oh any reed dun lo Lonillord horoundar or of any damages accruing to Lomita.° try ranson of Ilia violation of
riny of rite knell, provistosts and coyenoirts holein ccidoinod, No act or thing done by Landlord or Its ogoirls during the farm tiara-
toy gronted shalt ber deamad n lamination of tido Ions° or on acceptenco ol Ills nu, roilthlr of tho lensed premseti, nod 1 10 °Urea -errant to terminate thin loose or accept 0 surrenclor of sold premises shalt 1,0 valid undoes In wilang signed try Landlord. Na
waigisr by Landlord of any vloletion or branch or any of tho rams, nroylslona nod coyononts heroin come/nod stroll be deemed or conotrued in cOrtilltiln n waiver at any ollscr vtolnlIc.r% or breech oh any of Ma Inuon, oroytslons ond covenants ',wain con-
Woad. Landionfin nennpinfICD of nu, payment of rooter Cr othor payment,u here...dor alter iho ecaurienCe ol err ,:rynnt ni d'OlaSIR
•ohall not tie construed as a waiver of such doinuit, linlij” Lantltorcl no notittos Tenant in wrliteo, Forbenionoo by inlidlord In CD-
toleing snla Of morn r2I 1,I1n 3nrmillon Ilaf On, provided upon an °vont of dolourt shall nol 1,0 dolmen or conollued to constitute no
walvor ol such rininult or of Landlon XI liotd to eningca nor ;,.1.2C11 .'ornodlos Mill flIS111:1C1 To zuch eleirmkt or ally nst1,3nryMill dolettrit.
II, on account of coy brunch or detitoll by Meant In TOMIISrrl obitgattoon undir Uin tarots and conditions of ilds tens.), lb shalt
became micas:tory or opproorinto tor Londiard to omploy or consuit with all ntiornoy conceinIng ar to onforce or defend any of
. Landlord's rigida or romodlas herounder, Tenant agicos to pnY anY nuoirloY'° Ines so Incuffna• • ....
Landlord!".NP
Tenant'.
Without lIntillog tha forogolitg. Tenant hokkohyr (I) expri”nly weiva3 nny rigid to illal by lury; and (II) oxprostly waives tile
olorejaa of any police undo/ any exintlng Sr fliito0 I 00 c; hiro3; ate skt; Wahl gni/ applIcalala to inndlord3 nod lorianta.
. . . .
Li,,Ttitcrd't LI s
'have nod•Tanant bureby g;anta to Landlord n coptintrii',g or Thyinternal for oil denials and olner scats
log due Itonroorlor nom Tenant, upon all uondls, wares, oqulornonl.'llAtitres, (urniltiro; Ineonto:.y rbjtos,ooToh
paper and oilier porsonnt ornpedty oh Tananl r.AiMniod on lia !tend pler,-Ines, rilrh_ocz_bprorih7y/dad/ nob Os 1...7.10VrEt!.01en-cfn,,,,1
willrout rlo consent ol t_anrilord untll ail or/Bora-gas in rent °liter nom0 Oil ionoy them Llue to Lenctiord
11m-condor shag nrsi boye boom pald and diseltalgord_10-444e---Veron oh o default under ItkItt Man, Landlarti stmli !moo, ho addtlino
to any otbor- iarnoelles provided' rInhts nod f-Plo,ilen under like Uniform ceinkkkerctrd cede, €ncludir i!7 wibbr-
nut Itnillallon hi rigid 10_ •_..,s_td-thonliopagy doseribud in 'bin paragraph In nt ru bbcor ptivala role upon liork /5) dsys notice to
o lea—nil-co e-lt.,—.oak- xadlx,:or-ti-ort r-wO -4004~.oO-br4-wumji 0i4110
rikFrrf-Forv;:trt--I-e-pe+-(kee4-41,1-3-Juut-n41--o-I04-04-a-si-lreoa-tvy,--a-kne4e-4, cloy shrilutoty boo for rant is toil botchy waived, Ilia °worn cot/Uncle:3(
Bon heroin gionled tieing in addlIlon and LL/IVE0:71 ,3111.Cay 111Dt610.'
19, MOrianocr. TDr10111 arteriole ibis loose. subloot 1Mt.t atihordinnla Id any !mortgage is) ancVnt dectlfa) of truat now or oh
any limo ikereuitor conskilutIng rk Ilrni Poo or citorno upon lho Properly, or lira Imptovornanla situated the/non, provItIod, how-
ever, bin ii itut mortnage0, bustno, or lkoldnr of tiny ouch FiofigAgo or cloud of hunt atactaho invo Tenant's internal In this Ica30
superior lo any noch tori onirt, tron by notice to lenant lrom such morlgrigne, irmloo or holdor. bib Inas° alknIt bo rJeckulad
nupetior to such den witothor Silo lonem won oxeculed boloro or attur said 1101lgarlo or doed oh trust. Toitmit oball ni nny iwo
hurealter on dank:and anactilek orly tnetrumends, iolonsns or ollinr docoments winch may bo requirall by any iikroll ma/Igo-firm
tor Urn purporm of sunlociing out Iltio loner to Oro Itou of coy ouch rtioriffngo cc bar 1110 purprme ol ovIdoitclin rho
sUporiorlty el this (ease lc inn lien oh any suclt iliollgago, as !nay fro 1110 cola.
20. Landlord's 1.1nIkility. In no ovarit shall Landlord's linbilky for any branch of 11113 tonne excoad like nmourd oh roninh then
um-mining unpnld tha than current farm {exclusive or on)/ tonawni Portods Mitch hnve not then eetuagy ounimoncod). ThE0
provtelon Is not iniended to Le fc roan:lora or agreed nrocunt ol Landlord'a -Ilobltity with rospord tn any particular broach,. and
51011 not ho elillLed by any court or alhorwlso or the purpon of delerniliking nny lir/131111y of LefIclICICI horaunder, except only
an a maximum concur-II int 10 ha taxer/ado/I In any avant.
mee/tordc', and 0 ti-mr !Jona, Tennot blknit hove no Authority, evrtrosn or linaliod, to amnia or pirno any 11011 or enculmi
branco al any !kind or nalum Whalsrsavor upon, or In rosy foonnar ha bind, Um filmiest ci Londfordliithr, lonend pramlons or to
chrunn hEn ep1313 onyrihto karat/rider foa tiny claim ln boor of any person denillif7 wIllt layannl, inclining those who may lurkiinh
malorinis or parlour/ labor for any consquallon or tapnira, nod cool/ chilm shall aflocl and oach sach lien clutil alloch lo, If
al oh, oniy hhmn icoaehold Intorant monied to ho toil by lido betnioc. Tannnt cove/nth/a and ogroaa hhnh ht will pay or (muse to he
Fold rd1 sums lonally due orni payable by It Oti ACCOUTII Oh Roy inhor point/lied or 3n:LIOTI nlln lifrfl€.;licr.1 in CCIIILInclfell.WIIII oily wcok
pel/Ornted on rim leaeati promtnes On which oily lion I: or coo ha validly anuf lannfly nasolicri ogainal bin leasehold InIerest In
Itto loosed promises or tho looplovernoets Women and Iltat it will noon and nclri Landlord hinge:kr, from coy nild n it 105s, lin.
Cof',1 nt t1Xpei11.1'0 b.LISLld en or orlc-kno, oul cl ossallod claims or Ilona agolnst tho loosoltold estate or ngninal tho Ibbirl title
nod lidulost oh itto 1..arkkIL01.1 lo Ibm Inased proud:ion Or ondar bbuo attnel a{ VD coon. Tanont will nob pormtl any construction or
mechanic's lien DT liat1S or ZMY C11)01 R,:r13 which only ho linposorl by law offoolIng Landlord's or its roottirogaes' interest In tiro
lensed rink/linos or Illy Elk/II/Slog to In placed upon limo leasod proodsas or ii Utibbt1rry ntiotng out cl ;my nollon or olahlind aetion
by Tenant, nod In con oh the !Mori nt arty such lion Tonont will promplly pay aante, 1 any suell lion ohall tr;m311.1 lii foreo and
alluol her twenty (20/ cloys allor wrIllen nolica illerool horn Lnodlnrd ho 1 ootri, Lnridlord ninth liavo 1;10 right arid privilegn of
paying tuirl tlIsel.e4nor tiro saitto or try portion thorno( without Inquiry an to Iho voildIty thoracf, rtild lily antolinirf no held,
including ear-len:mks and Inleicni, shell ho no much OdditICIIM nub Inanuadar duck horn Tannin to Lroidlokrt and shed) ha prod lo
Landlord lininertaiely on tundltion oh Liii tlinrnfor. Notwithstanding him (ongoing, "knotted alkol111500 lite rigid /0 content wry
/Ion In good 1,11Ill nod with nil dun dill-gone° on long no any ouch cornet:1, or notion token in connoction therewith, foralocla
1110 Iniorest Lendiord nod Lunt/lord's moth-mono in lira lormari prorttheo, kind Landlord and any such mortgage° nro, tho expiration of sold twenty (20) day porlud, such prolactIon, and toicimilltamlion onninst Roy 1003, COSI or
such
expeno tetetad to in sua.li :Ten ond lho contest Ili-veal no ma satisfactory lo Landlord end any such mortingoo.
22. Notices. Each provision 0( thla tonne or ol any op/JIM/thin govarnmentol lows, cirlinonana, min/tattoos nod Mbar requtra-month will: IodoTonoo In line on ditty, ronninu or dativaq of nrty notIcc or 1110 ritakton of any psyrnent shell ho doomed to ha
complied wills when and if Iho following slops are Inkart:
la) All rotil ond othar paymon10 required to In ./nada by Tauenl to Landlord hereundor aholl !Jo payable to
Tramme.11 Crow Cc.)t,IPailY • • or lo such other entity al ouch other address rt3 Landlord mny
. specify from time 10 limn by wrIliort nollcut dativerod In occordanco hurowith.
11/1 Any notieu or othor document roorkind or pormIlled to be dolivarnd Imreunriar stroll ba deemed lo boo dollvornd
wbuoblrnr notuntly Rica-load or nol when clapnatind In (be continandal Unlled Staten Mall, pordr.pn prepaid. esrlillad at I -outs-
tared mall, addressed to gm pargoo hereto at the TospociIvo oddronso3 not out holow, or at such other oddnaso no thoy hove
than:Ilk:40n spaciflad by wrillon nolIco dellvenod In accordanca
LANLKono:
Oakland Pointe I Limited Partnership
c/o l Trammell Crog Co4any
-41700 Cardenbrook Road, Suite 110
NOVI., Michigan 40050
TENANT:
County of Oakinnd
,Department of Corporation Counsel
.Real Estae .Section — 1200 N. Telegraph
Pontiac, RichiEon 48053
All pertias- Included withIn the lorm3 "Londlord" Rod "Tennnl." respectively, skall ha bound by notices givan In accordance with
Btu provistons oh this porogrnpli to ilto satin altect an if inch had roc:olio:id such /wilco, •
23. Mixoalloneaug. . . -
A. Wordy of any condor used In bbubs tans() shall be hold nod construed to Include any other genitor, and words in iho thwular
number shall b0 hoid. lo Include the pluzni, unless the context olharwlso Ink/ohms.
B. Tito tarma, provinfoos rind eavananis rind cookfIlloon contalnod ho 1111D 1011:111 than apply 10, Inorn to 1110 bort0111 of, and ho
hInding upon, Ilia potties hento and upon their tospnatIvo Imira, legal rograsontallves, sticcosacis nod porn/Maki assigns, except
as olhorwlso expressly provhforl heroin. Landlord shall hays . tho right to assign any of its tIghts and obtlgallons trndot - Ihibs horn
end Landlord's grantee or Landlord's successor shall upon norm asslirrnont. bacorno "Landlord - 'scrawnier, illsroby freeing nod
rellevIng lho grontor or assignor oh ell covenants nod obligations of "Lk/milord - hark/under; provided, howcwar,11 -01 no succor.,
sor Londford shafl bo responelblo boo tho rolurn at soy security doposn provided lac porsuant•lo Paragraph 212 unless stroll
suoccsnor receives tho doposit. Tonont rkgrarta lo furnish promptly upon donond, a cornornie proot of din nuthor-
izollon by ruiners, or oilier opproorMic documentation ovIdancing tiro duo aulhodzation ul Toryart to enter inio this !canc.
NolitIng bet eln contained shall givo arty tenant. In Inc 3utiding of witIch Ili° Ioasoci promInns In a pail any entarcsablo
tights ulliter ogatini Landlord oi Tonont as o result of him covenants and ablIgailons of antler party sot Icrith heroln.
G. Tit° cantlann Installed In thin bona ors for conventormo only and in no way dollako, Moll or olikorwlsa Oat:crib° bloc acaPe
or Intent of this lease, or ony provision noon!.
0. Tenant shall al any thoo and brew lirna to blmito willdn Inn (1(1) days oiler writIon requost hsr.:1111 L.DOLSIOrd azaculn and
deliver to [Junior-al or any prospoollvo Landlord or mortgegook or proapecilvo morignifea a swum and ocknowludgad ocloppeI
loin/ ronsonobly sallsfaotory In Landlord and/or Landlord's mortgages or prospectivo mortgagee cardlyIng nnd
station no follower. (I) bib loasa Imo not boon inedined or ernandad or It rnorfittod or ammobir.l. oobbbrtn !arils sboll modllIca-
lions or amendments); (di) ilds lesson tan no onscittled or amended) Is ln lull loon antlielleet (or In not to lull two° and
inn ranaons Ihrnelor); the Tenant no no onsets or do(onses to Its perronnonto -of Elm tarots and aroYtslann oi Usk
Including me poymenl or roni. (01 ib tbarn aro ony such datenses or onsets, snaellytno the colon] t ([v) Tanon‘ it Ill 1101;111.11:51.t1
al 11,0 lenSild promises, IA such be Iter ease; tvl II an assignment oh rents or loneos rIm booti l'Grvud orlon Toneml by 11 MOO'
glgeo or Prospective rnorigogea, Tenant fine recolYed stroll assIgnmont nod agrees to ba Ikquild by tho ptovIsionrt 1.1,0F001: and
toll nny utter accurate statements roasunably tnnu€rwi by Lernilord or 113 tnedgagon or pronpecilvn mosigngeo. It Ls intended
thal any such sintemant dellverod pursuant to lido sobsactIon may trn railed upon by any mospectIve pulekasor or roartormoo
arra Oral/ rospactlYe successors and asalgna rind Tonnot shall boo linbin for nil 1,033, coot or exportne resulting 110111 11 .10 nnnPra
oh any sole or lunding oh any loon couno0 by any materiel mIstatentont. contained In such ostoppel certificate. Torten ,. IP:nal:yr
Landlord;
Tenant
. ,_ •• .
. . . . .
- . , • • • • • . • ,. . ., . .
. .
drrevocabWasparalnlio'Lendlord'or If•Laridlord In n_llUzl, Londtard's lionoliciory, t -63.ol.tomoy:1n1400l for Ilia Tenon'. 'adlii loll pnwor .
. gth.d oull,,,ily 1, cocacu lq nod dc.ftvor tit Ina nem° of Tor cnt such' estoppel torcPlo if -Trinrinti rolls IC ' U011Yer iht, 'oanolTh•rill'In
•• ,,•; tittll ton (10).• cloy period rind aucb .catilficale o5 slgried try Lorni{ord or Landlord's lionnlIclory, on Itin cone !lily be, shalt !so
-",:-. •firily elndinci . on lart, !I Torotol.(n113 lo flall ,Or-n cordrary collificate 1•11{Itirt dlyei i5).-driY.s. altar incalpl-by Tonart•ol A- copy
•..,...::al.lha cezOlIcala aoculad by Latutlezd or bolt. torilo benoticlarly, 'on' tiro .•.".1e:teriy. -boi ore' bohnir of Tominl. IFr at.iiiitlom to. any .-
Y; pilrer Jorpody Landlrird may 'have ' lioreiradur :Lori:ford may, it 110- orrqcn, II i T enant rl0 0 0'nofdrt•oily at: -i o .r e't,,...tio c!.i- ,in• e•fl.u.ply.0 1. —
.- --cOrn{lcolo no not Iola' al.l'av'o ‘I•Mslis fIlloon .(1I-d- doyo •c•iter TenLtIVIi.• re•rirreoltirl,"nYo toit'drii„.:On'iscor Nio lance etocilYe tiro lo ot.,-. '
day of lior rioUI currant month, wIllroot Inctirrinit any ilabilliy tan' account id.roroof, and Um' term larrobyThrimloir la oiprosalY
Ilmitod accordingly. , . •
• F. This from rnny no ho piloted, champed or ornorlded axa opt IV on InaVumant In ynfling sIgnori by both portion ilorot. ,
F. /di obiloations of Tonnnt harnundor not fully parformod no of 1110 copIrntion o'r ciatilor lerinInelion of Ihn Form of this Leann
shall SUrAyo tho nxpiralion or calliot lermlnalion of the Ivor noroal, Includirto without IlmilntIon, nit inyroont obilgailans whit
respet to tans and Oparnitng Coals nad nil obliga(Ions oancoinIng tire condliton of iIta prondr,es. Upon Mc expiration or endlor
• l armlna,forl of ilio farm hereof, Tanned shall pay in Landlord Oro amodni, as aallot'slcd by Landlord, inacnnsary., (I) to rornOr nod
rostora trio Maenad proinisos no i/ravitIod hcrePq add till to diachorga Tananl's obflond.on for unpaid turd rostato taxers, Operating
Conla or oltior arnol•ills duo tairdtord. All ouch nmounto shall ho used and hold by Landlord for pnyinant of ouch oldtgotions of
. 'Cannot. with Tona-r%1 being liable for any additional, costa upon damend by Landioid, or Willi any coroalo lo 1,n ralWitorl li-riTanord
pilot ail such obligations !mop been delorantned toad ortllo"fm.f.. Any occultly depoaIl hold by Landlord shall Lic credited egobsol ,
. tho amoual payabfo by Tenant under thfs subparagraph 2:3F. . -
- 0,• 11 any clauso, phrase, proYlalon or potion of Ilan lotion or rho application thereof to any iserson or circumstance shall be
hiYalfd or unanforcnoblo undor npplIcatda fay?, aurii ovent stroll not clioct, Impair or randor InYofid or unontorcnoble Pro rninalndor
ol thia innsa nor any odor clause, pltrano, provision or portion ilaraol nOr allail il nlInci rho opplfoulfon of any clarion, pluaso,
ptoVISIOP Of per110111101C01 W oilier poloo313 or cfrcumalancas, and li. la also the Infartilon ol I hO 1,ntlion to 1111.: Juana that In Ilrrit
• n1 ouch such clause, phrase provIsion or portion of lids beano !hal Is Invalid or unoilloraenbla, thole ho addad as a port of thin . loose conlroct a doubt', phiaso, provfolon or portion as similar lir toms lo ova% Invoild or unenlorceeblo ofause phroso, provi-
sion or portion aa may he possible rind bo valid and embraceable. • .•
II, Sabrniaslort of 11111 {ease simil Not Lip tforouncl lo ho a reocrvellon of .rho lencod prominos. Landlord shall poi bo boond '
iloroby unlit Ito dollYery lo Tonnni of an axecoleci copy troroof slonod by 't_andlord, already licyfirg been signed !ry Tenant, and
Until sOCI1 dolivory Lnlidlord rosarYos Ifut right 10 axlill'll. anti mono ift , luftsed Nenilc,, to cillut 1){0sPecilve Idnonis• Nolwill1.- '
alrinding anything cociolood tannin lo tiro =diary, LantlICid 'nay Withhold rfollyory of possassfon 01 ITC, 1r111:1011 promises from
Tenant until suds little Os Tartant too pod lo Landlord file socurily doposil roriufrod by aubrntagrapli 20 hoed, ilia first month's
stunt as sot forlit' in subparagraph 2A boreal', end any :Om osvad pursuant to l'aragroph,q /retool. .
• . 1. Whanovar a parlor) of then is !tort& prescribed or caftan to bo Infon try Landlord, tiro f.rtrtdtord :atoll not ;Ito liable or
- responallrlo for, and thore slink be oxcluded lions Ilia computation for any ouch polled ol„lisna, any doleys dila 10 causna of any
Idnd wisalsoavor widolt sia beyond the control al Landlord. . . . .
J. Tonant's "preportionalo sharo" as Used In !Info loans shnii moan a fraction, Ilre numerator of which Is lime gross leasablo
racier of the laaond pr oiniaes and ifin denombinior of Which In ilia gross InnoaOlo vita onniclirod In lite Building, In cool' cnoo
no reasonably dolormlned by Landlord, For purposes finfoof tiro numarolor la, J3 , 220 . and filo donombleior
- 13 ......._.3,6,,,,ki' FLO , end Tennnt'a proportionate sharo 13 . • q1.12 %. : .. - - • • K. if 'flora ba mare' than ono Tortoni, lho olrftqotonn kornondor imposed upon Tenant froft be laird and several, Any Indoor-
n/tIonlIon ol, Insurance of, or option granted to Landlord shall also Includo or too oxorclonbla by Landlord's trustee, benolIclury,
ngenin and olonloyoos, OS the case may bp. •
L. Each of lise parlfaa (I) rapid:lauds and warrants to Itin clhor that it Iron not danit Mill untry brolcor or finder fn . 'co:Inaction
wills Ulla Inas°, lro4-81-9; rind indoor:11Ni and holds the other i tarmioaa frbris ony
rind nil losses, total iiy, costs or TI,XpolisOS f iurctudlrtp alloznnyof loon) Incurred no in iOnlit of an nilegod.breach of do tozocjOing
Warranty.
• •..
--."ir.—Eiuballlutforr--of-rIrarsdnatin--Ai-diny-Ilmo--aftor.--dcio--el--aotecuflors-od•Uds-itselerloandlord-rrsorlubstIlulo--forifro-lonacri-prontipaz
&boa prainlaas fur lho flulInlittli (lha "Pew PleMISOS''), 111 VINCI! 0Yor•I "ha non, ploMfoas ohnit ha daoinad inn ba_1110_1eriersd -iffijiArris for off purposes trivial. lido lasso, provided: (II Tim now prainforla ahrill Ito 9htlUer 10 limo a rea e nd rinio..
prialoness for Um use of 'Ft-want:a purposait (II) sold aubsItivilon shell brunr4f1.-..tnrurdarlbiThl Into Pro loosed rmarnIcas n rotor
loliani of ilia iiirlicilng `Nilo then occupies, or Ili a recull ottoricis-roorroi"--7-1N11 -5C-cupy, rill or n ohholnollnl .patl of lho floor In wiiich the freascd promisee to faceted; (IN it I ottani Jp..„{trerrrri:FtThYliip limo loascd prorninos, Landrond shad pay Ma expense of itIovirig
Tononl, is propdrly rind oguipmeal_to,ii-orrifivt rTarnisan ruld sucfl moving nimbi too dono at smelt Unto and IR ouch t mormor no as ho 00000 MG leasydocon-yessora t o Tano nir Ito) Landlord shrill blvo to Tortant riot loon than Thirty its()) day5' prtor syrillen
natio ruld (Y .) Landlold nhnolb, ill Its SOlo cost, Improyo Ilio flow mumfono wflh flUtoo•fo•hooto abboiall-•
25, Carlaln fihpfufr nasal-red To -1113 Landlord. Thu 'Landlord loser/as and may ozoToioo Illo l oUoydnu /10,14 •fljnou l aUt,olpg
Tenant's obligations he/Tundra;
(a-) to change tho namr on straat addroos of Ilia :Wilding;
(b) to install and molnialn n slbn or SIg[13 on Ilio a>dorlor of Ito fluIlding; - .•
•(.,1 10 hove occolls ton inn Landfor d and line othor lananto of Ilia Building to any mail chola: located on the Ic000d plata-
iSas OeeOrdlOg to lita rules of Ilio UnItod Pont Office; •
to depignelo all scurcos turniohing stqn pronifno nod Ictioling, too, drInRIng tyalor, towels, coffee curl service' and .
toilet supplies, icings and bulbs Utood on limo foasnd promisos; • (a) to 0:11.O111 al of limos pass frays lo Ma loosed prernisost
(I) lo grant fo anyono tho axclusivo right la coridnat any gafticular buoirroaa or undertaking in tine Duilding; ' .
(g) fa cInsu ira OuficlIng after regular yrorldito hours and ors Ma fogaf holidays cit14,-,1, liownyor, to Trwmil',1 119111 tin
admiflanco, thIder such leaPonable regulations on Landlord mny prescribn [torn limb lo firm, which Ploy /licit:do by way of
oxarnolo but ROE ol iiunnlfmnitomm, !hal pavf,OOS alsiOring or !caving lire Oullaing Identify Illamoulver" to a watchman by unpin-.
trollop or alilciwiac and Mal said parsons entairlish tholr ttnjtui lo curler Or !cave tluu IJultdfrig; and
(it) lo ini-ca any and nil mensurna, hicludIng Inopecllono, rept-ilea, ottore torn, decorollona, additions and Improvements to flia leased ptemloos or to the Llulidln9, on may too nocassnry or dosItable for itro solely, prolnclion or pranurYtiflors of Ilia
reasad Pfcirdsoo or lila building or tho Landlord's Intorosis; or an may ba nacos:wry or dealrabla in lira opernllan oh fInn
.tmmnlftthung. •
Tile Landlord may order Upon Urn leaned promIsos ond ;Toy oxerciso nny or oil of Plc forogotrd 11t017 hornby roortivorl without
baing deamod guilty of an nvlcflon or dIrlurbanco ol limo Tonont's USO or posnasaton and without baling Habit) In any manner ta
the 'fonan; end without obaiontent oh rant or aflarlIng any of line Tonanl's oblIgelions hard:under. .
. - • . . . . •. • .
- 26. Spacial rsovislon . •
• .
s . . . . . „ • .. • . . . ' . .. . : • . • •••
A. Alterations. Landlord agroas to Insinil at LondIord's cost ond axpansa itlo buildtng standard Improvements on described In
ahliall C aitachad hereto. All ollsor Improvements to liro loaned promisos atm!! Inn Insloitod al Um cost rind oxponna of l'onard
twOlob cost slrail ho payable on demand by Landlord as adritlional rant), but only In accordoucu Mgr plena and rocolilCallons' • wislch !vivo brson previously submitted la and aporovod in wflifng by Landlord, and only lry Londiord or by comroolors nod nabconlz oclazo approved In willing by Landlord (which' approval olitill nal Ull unraoorrobly Nallisinsidi., All ullareallono, ozidl- • Sion'', huprovameola and parnilaoo orotund hy Toonnt olsnli lzo :Ind foolnin the rliofit.!ty on laurfot du•Inrj ibo maim at Ildo laaaa and Toitont allot', unl000 Landlord oUlervzloo niacin no. luoralnanor provided, remove. all nfteredlono, addlilons, hoplavaloonul and
' • porllilorts articled by Tannist and zostmo Ilto lensed praminan to ito aftploul cozszlilloit by lha data el Imialoollan el Ulla Inazia or upon ao'llor Yoortfloo of lha 101430 Li p I CIIIIZO 3: IMOVId Pd. 110),LIVPf , O;o1', If at .nual, Ihno.l.fandfortf on aloolo, :tool ,' nItmationo, • addIllont, Improventauto nod parittlons shall Lutecutto !ha mortally of Londlozif P.m at t110 Lilde 0( 1111 ilkintlth)fl W Im.,lo fooan or upod
earllor vecnilms of tiro 'oast,'" propthezt runt iftlo zlholl moon to Landlord ondor lItto tans') on by O 1.1111 of GnICI. All stroll tormsysIn and
roslatntion thrall Oa ancomplishod In a pond wariunnollIta rhannar by conlieclazo app'avatt in wialtvu by Laudiaul no on not no damega llio primary structure or slruclurot qualllias of Ilse Iluilt.ting. All ilii0raiiilil.1, 11th-1100-Ill or Intprevurpeols Inapoull by
Tanant shall inn constructed In accordance with nil gowaroznanlal lows, of Whoonan, rolna rind lec101tlitQl13 and Tortoni, shell,
prior to construcilon, provIdo such assaionces to Landlord, IncludIrm but not thrilled lo, walvars at flop, &mph!, company pen-
lormonca bonds and personal guarrmilao 01 Indfvldunio oh aubslance, en Loodloed shill! tamihn In nooma pnyotant of Me eaolo
iltorool and In prolaot Londlotd noninot any lass irorn any mechanics', laborers', mcIerlairnan's or orlon' dens.i .
. . • A .ii ') , . .. " -" ' Landlord -- - Tenant.
EXECUTED Eta
ATTEST/WITNESS
Landlord
Tenant
— . Dy:
'al_ , . Tilt: County Executive
TENAUT
• ft,:•.. ihrtuithatundlb)l'intYhhlug horchn Alated to :din contrary,' :Lendlord ur,rarin Lo -drlivrtr nOch iditina•
an, • I1PCCIITChtlunl to .TeSI:a.ftE .UhlriCa'rOiecire:tt consonablydincesa'CYL1ric t.ls ...4austructicu • ...
planning or or .ImProuements in or ii cur hi c aulifeet_kcInc,'ns describttd in end 'en:t• 'itt .rth by' -
Vdchiblt "A". Upon reeelph of such Mons 01 speelf 'c ations , Totumt, shell eintruve chlt name and rottivn
Lhum to Landlord within ' (Iilmsiness days -after such mono pt. Tenant realizing hereulth thet
lot co to oro rntal Vic uhalt o,uactii tv, o ,ittt t, 171 1r, trio,) to pay Co I,nnd lord or reimint CS Cute. t for.
Landlord's Incurrence of nil expenses rendre necessary directly no or en7;klii7, or Tenant's spot:11'1c rceneat
for 100„ rP„C ,Toll the subject premien, a sum ettutraIont to OPC (1) dny's full icnts1 on the subject
yroorloc for ctnrh dbuy o r dn i,y , tho duu or al payable by nant to Idandlurd within tun (1h) anys
after receipt by Tensut o[ Landlord's invoice therefore,
• • •
.•.Lnedlord nun Tenant du norther ngree that oil otalrations and prlolleges, covenants and conditions
contained in and under this lotion agrcoment shall but !Et iqii IgtCe nflectiorn to the eN tent that 'gemn -
shalI OPply whether' the subject premise is curet' nest:pled by, Tenant or net, Atui, In the ovent that Tonnnt
falls to occupy Cho subject premise far any reason after the na-mm In sUbstantlaliy cemtleted in
nor:cc-dance ulth the Nano and Specifications nforestated, or In the event that Tenant, wh'eChor
constructively or actually prevents Landlord from constructing Lhn Improvemnnts contemplated heroin and
by tito on Id "n" 5PmzIfleations, Tenant dries further agree that thft L on,u w ill in n u
things, on the "commencement dote" nut defined harcin,nbove or oft the dote the Improvements would
reasonably have been completed 1r Tenant had not prevented -Landlord Irom constructing tho ninuno
• c., Hazardous Substances • •
- Tonont shall not courts or permit any Hazardous Substance to be -used, stored, generated, or disposed of on,.
In, or about the If on), Hazardous Substance Is used, stured, generateq.,er disosed of'au, In,
or About the Premises, execpt pursuant to Landlord's uritten conSoni., or II any port of Me Premisns
becomes contaminated In tinY manner for uhich Tenant Is legally liable, then Tenant she'll indemnfiy uied
hold Landlord harmless from any and all .clalmt, damages, fines, judgments, penalties, .ost.%,
andfor•losses (InciudIng, without. limitation, ur decrease in value of the Premises, damages caused hy ions
or rostrIc.tIon of rentable or usable cram, damages caused by adverse impact on marketing of space, and
. any and all sums paid for sottlemvnt oh claims, attorney's fees, consultant lens, end eopert fees) arising
during or after the Lease Term and arising in connection ulth such Nezardous Substance or contamination. '
This indemnification Includes, ulthnot /Imitation, any and ail co st s Incorred because of ,any Int/et:Ligation
. or the site or any cleanup, remov,O. or restoration mandated or conducted by or on behalf of any federal,
state, or local agency or political subdivision. dilthout ilmitalion of the foregoing, if Tvnant causes
or permits the presence of any hazardous Substance on the Premises end Chat reaults In contamination, then
Tenant ;bell promptly, at Its snit! expense, Lake any and all necessary or approprloto actions to return .
the Premises to the condition existing prior to tint pronounce of any such Ilazardous Substance. Tenant
, shall first obtain Landlord's written approval for tiny such remedial Action. • •
AS used herein, "hazardous Substance" means any substance that in toxic, Ignitable, reactive, or corretiva
nr that is regulated by any lot-rub gevernment, the Stale of htchigau, or the linked stsies ueeerime et.
"linzardOus Sob,"tance! .Includenu any and all matcrIal or bstartccS Lint ere dilfirled as .imi,ar,j,o, 1J,Re ,"
"cotrommIy hnrordous ,i05t0 , or a "hatnranur; ,liAstimce puvuant r. rut), state, federal, or lecal tenvernmental
3ou or regulecien. "liaanrdous Substance" includes hut Is not reiricickl 10 asbestos, potynitturnhiphenyls
.("PC1cs") and petroleum products.
Tenant...shall not assign this Lease in whale OF in pact, sublease all or arty part the Premises, permit othnr
parsons' to occupy no use the Premises or eny part thereof; or great any 1CrInr.a or cancessiodo for all or
any part of tint Premises, 'n) tired the prier yritten consent of Loodlord, %ditch consent may h e olthheld
by Landlord In Its sole discretion, fur auy Teasna, whatsoever, including, brunt not limited Ca, the prOPosOd
•,' transferee's proposed 000 or (hue 1.rumises involving the use, storage, generation, nr dIsp1N..1 of city
Rezerdoul Substance no defined by Section 1.2 of this Loose, •
27 .Actr.liaoirrlI ProvIsions. Sca Sue anaciled Ilidar for additional provisions vrilicrI into a par) cr'f Pile ento.
day or . ,1v____—
Oakland rointc 1 ],imIted rartnerchlp, a Texas
f.im-LI'c TalLt.nc_uhip ___ •
. GI:eat Laker—DcOolt Mica 1 Corporatioa •
ATrEST/W1THESS
Tllbot Prcsid.c.1.11.: •
LAHOLo no
County of Oakland,. ,
ArMichf.gan Constitutional CorporatiQn
Landlord
Tenant
EXHIBIT A
OAKLAND POINTE.OFFICE PARK TI
• EXHIBIT Al
• -0
'7 '1
rt‘J
;
_1
• ri)
-0
(!) (!)
Landlord
Tenant
Agenda Item No. 5
•
EXHIBIT C
Tenant Finish Improvements
Decorating and Interior
Partitions:
Floor Coverings:
HVAC:
Doors:
Ceiling:
All full height walls, in
quantity per Exhibit Al (rooms
shown with door) will be
constructed of 1/2"
gypsum board on metal studs,
taped, sanded, and painted
in two (2) coats flat latex paint -
Tenant's choice of three (3) colors
maximum. Sound insulation
blankets will be provided for the
Grand Jury room, bathrooms,
mechanical/electrical room, and
conference rooms, Prosecuting
Attorney's Office, and Mini-Trieve
Room.
Building standard carpets (Mohawk
Associate and Barrister) will be
provided for all office areas,
choice of four (4) maximum. As an
alternate, vinyl composition tile
can be provided in the lunch room,
copy room, and or storage rooms.
Vinyl base provided throughout,
choice of two (2). Ceramic tile
will be provided in the central
bathrooms.
Gas fired heat, electric air
, conditioning roof top units will be
provided along with all ducting,
diffusers, and balancing. Exhaust
fans will be provided in the Grand
Jury room, lunch room, and
conference rooms. Night setbacks
and adequate outside air provisions
provided.
Full height, solid core, mahogany
laminate doors with one piece
aluminum frames. Up to one
hundred sixty (160) will be
provided. Up to twenty (20) will
be lockset.
Ceiling grid at a height of 8'6"
with building standard 2' by 4'
acoustical panels will be
provided, along with all sprinkler
heads necessary per code. 2' x 4'
acrylic flat lens prismatic light
fixtures will be provided in the
office areas, with 2' x 4'
fixtures provided in the hallway
and bathroom areas.
Landlord
Tenant
Phone Outlets:
Electrical Outlets:
Carpentry/Plumbing:
Window Treatments:
Signage:
Architectural/Engineering:
Miscellaneous:
Up to two hundred (200) phone
outlet boxes will be provided.
Trammell Crow will provide a $7,000
allowance to the County for its
telephone/data line system.
Electrical duplex outlets provided
per code, with minimum of two
provided in each private office.
Also ten (10) circuits will be
provided for systems partition
wiring and three (3) dedicated
circuits will also he provided
along with a surge protector for
the Mini-Trieve unit.
Bathrooms will be provided off the
central atrium with five (5)
commodes, two (2) urinals, and
five (5) sinks in the men's room,
and six (6) commodes and five (5)
sinks in the women's room. An
electric water cooler will he
provided. One fifteen (15) foot
long formica reception counter with
shelves built in will be provided
in the reception area, along with
a ten foot long counter with
sink in the kitchen/lunchroom.
Showers will be provided in both
central bathrooms.
Horizontal, dark bronze mini-blinds
will be provided on all exterior
windows and the atrium windows into
the interview room and conference
room if desired.
Any interior or exterior signage
except for the park identification
monument sicnage to he at the
County's expense. Trammell (:_row
will provide a $1,000 allowance
towards an exterior monument sign,
with any such sign subject to all
zoning laws and pre-approved by
Landlord.
Trammell Crow Company will pay the
costs for all construction
documents necessary to construct
the Tenant's spaces based on Tenant
provided space plan. Once the
construction document phase has
started, space plan changes by
Tenant causing additional drawing
or engineering costs Will be
reimbursed by Tenant.
Landlord shall provide at its sole
expense the tenant finish
improvements as detailed here in
Exhibit "C" and in accordance with
a mutually agreeable floor plan.
Any other tenant finish materials
and/or labor provided by Landlord
shall be reimbursed to Landlord
by Tenant prior to occupancy.
Landlord
Tenant
Tenant shall also have the right to
erect a flagpole on the property at
a location mutually agreeable to
Landlord and Tenant.
Tenant shall have the right to
install or have installed at
Tenant's expense a burglar alarm
system and/or a surveillance camera
system on the premises so long as
Landlord has given prior written
approval to such installation,
which approval shall not
unreasonably be withheld.
Landlord
Tenant
EXHIBIT .11
,EGAL DESCRIPTION - OAKLAND 2
'Part of the Northwest 1/4 of Section 30, T.3 5.,0.10 F., City of Pontiac, . . Oakland county, Micbigan, described as beginning at 'a point distant south
89 degrees IS minutes 33 seconds East 50,00 feet and South 00 degrees 13 minutes
24 seconds East 1200_00 feet and South 89 degrees 15 minutes 33 seconds East
1800.00 feet and South 00 degrees 23 minutes 24 seconds East 475.00 feet and
South 89 degrees 15 minutes 33 seconds East 462.53 feet from the Southwest .
corner of Section 19, T.a N.,R.10 E. and proceeding thence Sonth 84 degrees
1 5 minutes 33 seconds East 34487 feet; thence South no. degrees 44 minutes
27 seconds West 637.22 feet; thence South 88 degrees 41 minutes 41 seconds West
123.06 feet; thence South 88 degrees 15 minutes 41 seconds Rest 162.21 e.E.L.;
thence North 00 degrees 13 minutes 24 seconds West 231.40 feet; thence North
45 degrees 13 minutes 24 seconds West 69.17 feet; thence North 00 degrees
13 minutes 24 seconds West 269.25 feet to the point of beginning. Containing
4.6158 Acres. •
Subject to a parking and utility easement described as; .
Part of the Northwest 1/4 of Section 30, T-3N.,R.10 E., City of Pontiac, Oakland
County, Michigan, described as beginning at a point distant South 89 degrees
15 minutes 33 seconds East 60.00 6eet and South 00 eyrees 13 minutes 24 seconds
East 1200.00 feet and south 89 degrees 15 minutes 33 seconds East_ 1800.00 feet
and South 00 degrees 13 minutes 24 seconds East 475.00 feet and South 89 degrees
15 minutes 23 seconds East 167.40 feet and South 69 degrees. 15 minutes
33 seconds East 255.13 feet and South 00 degrees 13 minutes-24 seconds East
265.23 feet; thence South 45 degrees 13 minutes 24 seconds East 65.17 feet to
the point of beginning of the easement, thence South 45 degrees 13 minutes
24 seconds East 79.18 feet; thence South 00 degrees 13 minutes 24 seconds East
275.93 feet; thence South 88 degrees 15 minutes 41 -seconds West 56.01 feet;
thence North 00 degrees 13 minutes 24 seconds West 531.40 feet, to the point of
beginning of the easement.
.•
• Together with an easement for ingress and egress described as: •
Beginning at a point distant South'89 degrees 15 minutes 33 seconds East,
50.00 feet and South 00 degrees 13 minutes 24 seconds East, 1200.00 feet and
South 89 degrees 15 minutes 23 seconds East, 1800.00 feet and South 00 degrees •
13 minutes 24 seconds East, 475.00 feet and South 84 degrees 15 minutes
33 seconds East, 167_40 feet and South 89 degrees 15 minutes 35 seconds East,
295.13 feet and South 00 degrees 13 minutes 24 seconds East, 269.23 feet and
South 45 degrees 13 minutes 24 seconds East, 69.17 feet and south 00 degrees
13 minutes 24 seconds East, 256.40 feet to the point of beg i nning of the ease-
ment; thence South 00 degrees 13 minutes 24 seconds East, 45.00 feet; thence
South 88 degrees 15 minutes 41 seconds West, 50.00 feet; thence North 00 degrees
15 minutes 24 seconds West, 45.00 feet; thence North 88 degrees 15 minutes
41 Seconds East, 90.00 feet to the point of beginning.
Landlord
Tenant
&HIM- D
Mlles and negtthatiattet
• I. Tho sidewalks, Mile, passages. elevators and otstrways ehelf nal be Obstructed by Tor -tont or used for arty purpose other
than for Ingress to end ontatts trona the leered promises. Tna hags, passagn, or ran, elevators, stairways, bolconies and roof
are not for dna usa at the general publls, and Landlord shell le all cases rotain the dulit tn controt and proven; access rhorato at
all porsens whose presence In tha Ind.:mann' of Landlord shall ha preiudicial to the solely, chatocter, reputation and interests
or the Building and Its !orients, provided, that nothing herein contained shall be construed 10 prevent such access to parsons
with whom Tenant no!mally dials in Me erdlnary course c.r its business tentass such parsons aro engaged Ira Magri activities. Ten-
ant and its employees shall not go upon the roc( at the fluilding without Uta wt(tton consent at Iha Landlord.
2. The sashes, sash doom windows, glass lights, and any itohis or skyltghts that ralloci or admit itght into ill° halls or olhor
places of the Building shall not be covered Of obstructed. The toltat rooms, Wairir and wash closuls and other water apparatus
shall nal be used far any purpose other than that for which they were, constructed, and an foroign substance of any kind whet-
sonvor shall bra thrown I:terrain, and !Fla axoeneo of any breakage, stoopogo or darnago, resulting ham the violation at this ruts
shall be borne by tha tenant who, or whosra clerk, agents, servants, or victim's, shall have caused IL
3. II Landlord, by a notice in 'writing tar Tenant, shall object to any curtain, blInd„ shade or screen attached to, or hung in,
or used In connection with, any 'window or door of [ha tossed premises, such usa of such curtain, blind, shads or screen shall
bet discontinued lorthavilh by Tenant. Na awnings shall be permitted an any part at itm leased premises.
4. No safer or other objects heavier than the [lit capacity of the Insight elevators of the Building shall be brought Into or In-
stalled on thin loosed premises. Tenant shall not place a lisad upon any llobr at the leased promises which exceeds the land
par souera foot whIch such floor was dastonad lo carry and which Is snowed by law. The moving of safes shall occur only
between such hours vs may be designated by, and only upon previous notion to, the manager of tho Building, and the persons
• employed to move soles In or out of the Building must he acceptable! to Landlotd. Na freight, furniture or bulky matter of any
description shalt be racalved Into the Etrtiding or certiad Into the olevators except during hours and In a manner approved by
• Landlord.
6. Tenant shall not Iran, keep, or permit to ha LTSad or kept any Soul or noxious gas or orthatanco In the loosed promIsea, or
permit or suffer the teased promises to be occupied or used In a marmot offonalvo or obiectIonabla to Landlord or othar occupants
of Bra Building by reason of nolsa, odors, end/or vibrations, or Intedare In any way with other tenants or those having business
therein, nor shall any Animals or birds (except Seeing Eye Dogs) be brought Into Of kept in or about the Building, Tenant shall
hot place or Install any antennae or aerials or similar devices oulalde of the leased premises,
5. Tenant shalt not use or keep in the Building any Inflammables, including but not limilod to kerosene, gasoline, naphtha and
benzine (except cleardng fluids in amnil quanillfea and when In conialnars approved by the Board of Llectorwiffors), or explosives
or any olitar articles of intrinslcafly dangerous nature, cr use any method of healing other than lint supplied by Landlord.
7. if Tenant desires telephone or tetegraph connecilOnts or storm systama, Landlord will direct slactelclans as to whore and
how the wires are to be Introduced. No boring or cutting tor wires or otherwise shall be made without opecifIc direclIons from
Landlord,
6, Tenant, upon the termination of the tenancy, shall dativer to the Landlord all the keys to offices, moms and tolls,' rooms
which shall have been tarnished Tenant or which Tenant shall have had made, and In the event at loss of arty kayo 3o furnished
shall pay the Landlord !heroic:tr.
U. Tenant shalt not put down any Poor coVailng in ihr tossed premises without the Landlord's prior approval of this manner
and method ol applying such floor coveeIng.
. ID! Section 10 has been stricken.", - -
11. Tormat aromas full respansibIllty for protecting Ito space from thrall, robbery and pilferage which includes keeping doors
lacked and windows and other means of entry to [ha inaand premises closad.
12. Tenant shall not alter any lock or inotall a new or additional lock or any bolt on any door at !ha loaned promtens With-
out prior writIon consent of Landlord, it Landlord anon give Its conanni, Tenant ohnit 10 each case furnish Landlord with a key
for arty such lock.
13. In advertising or other publicity, without Landlord's prior written consent, Tenant shall not are the name of the Building
axcegt as the oddrass of ins business and shall not use pictures at the Building, •
1d. Tenant shall flat maka any roam-to-room canvass to solicit butinaos from other tenant, in the Building; and shalt not
exhibit, soli or offer to sail, Lisa, rent or exchange In or from the leosad pramloas unless ordinarily embraced within iha Tenant's
eras of the leased premises specilied herein.
15. Tenant shall not waste electricity, water or eh' conditioning and agrees to cooperate fully with Landlord to assure the
most eftecilva operation of tha Building's hoattng and air conditioning, and nitall not allow the adjustments (except by Landlord's
aulhorizod building personnel) of any controls other than room thermostats Installed for Tenant's use. Tenant atoll keep corridor
doors closed end shall not open arty windows except Ihat If the air circulation shall not be in operation, windows which are
opanabte may ha opened with Landlord's consent.
15, Tenant shall not do any cooking In the loused promises or engage any coffee cart service. •
17. Any wallpaper or vinyl labrIc materials which Tenant may install on palnInd walls Bhall be applied wIth a airipable ad-
hesive. Tha use of nonstripablo adhesives will courts damage to the wails when materials are ramovad, and /waits made
necessary thereby shag tan made by Landlord at Tanant's expemsa.
113. Tenant shail provide and maintain herd aurlace protective mats under all bask chairs which rue equipped with casters to
ovoid oxcossive woar and tear to carpeting. If Tenant tails to provide such mote, tho cost of serest ropalr or roptacarnent made
nacossary by such excessive wear and lour shall be charged to and paid for by Tartan!.
19. Tenant wig refer elt contractors, contractor's reprasantalivas and installs/ton technicians, randerIng any service to Tenant,
to Landlord tor Landlord's supervision, approval, and control haler° palfofrnanCe of any contractual service. Thla provision shalt
apply la ail work performed In Ma EiondIng Including insraltationo of talephones, lategraph aquIpment, °Incident devices and
attachments and Installations of any nature alleCtIng 110Ors, walls, Waodwalk, trim, wIndowa, callings, equipment or any othar
physical portion of the Unntlding.'
20. Movament In or out of the Building of furniture, silica equipment, or other bulky materials, or movemnpi through the Build-
ing entrances or lobby shall be restricted to houra datignated by Landlord. All ouch movements, shrill bus under ouporvision
of Landlord and in lire manner agreod between Tenant and Landlord by prearrangomact befora performance. Such prearrange-
ment Initiated by Tenant will tnclarle dolormlnation by Landlord and subpldt. to his dociolon and control, at the time, method, and
tooling 01 movement, limitations Imposed by safety or otbar concerns witich iziay prchibh any article, equipment or any other
Horn horn being brought into the Building. Tenant is to assume all risk as to damage to arlictes moved and lalury to parsons
or public angsgc,d or not artgagad in ouch movemant, Including aqutpment. property, and parsonnal or Londiord it damaged or
interact as a result at acts In aonnoatInn with carrying out this service tor Tannilt from tima of enlisting praposty to comploOon
of Work; and Laodtord shall not ho liable for ails at any parson angagod in. or any dart-logo or loss la any of said propoily or
parsons roaultIng Isom any act in connocItan with such aerYice parformed for Tenant and Tenant haraby agraas to Indemnify
and hold harmless Landlord Irons and against any such damage, injury, or foss, inclupliig attorney's foes.
21. No portion of Tenant's area or any ogler part of the pulidlng shall at any time be used or occupied as sleeping or lodg-
ing quarters. •
22. Landlord will not be roof:tonal/7AB for loot or alnlen personal property, aquipmant, trichoy, or eweiry from Tenant's area
or any public rooms regardless at whathor such lass occurs whoa such area lc locked against orally or not.
Lancitord: ,
Tenant:
'26.-Emplisiods of Landlord shot! not receive or carry measages for or in any tenant ac ether parson, nor oonlrect with or'
't-irehrter to or paid services lo any ienanto cr tonenlis eg.ante, arnpfiriYaes.--;--er inVIterie In the rio:ronl -any Lendlord's employees
petiorm such sarviCGS, such employee - atoll ba doarned the &Vita Of torrent regardless. of whether - echew- prim-eel. is arrriegart-'.-•
for services and Landlord i3 ,P.Ypres:ly relieved tram arly and MI IlablIlly In conneciton with any such seprIces -and nay aseocialeda -
Inlory or darnage to person or property,
-`24.. Tenant or Its arnpIoyaos, eganto, and Imittees•shali 'observa end comply with the driving and perking signs and rneficers
Ott the property surrounding the kludding, • • 25. Tenant shelf net place, Install, or cparale on Its leased prernisea or in,any part of the Building, any coffee making device .
or equipment without the prier Wfill en consent of Landlord.
Tenent shell give prompt notice to Landlord of any accidents to or defects In plumbing, electrical fixtures, or heating
apparatus so that such acciderds or delools may be allarMad to promptly.
27. Tenant shalt be entitled to have its name dIsplayed on he Olfactory of the BuIlding, hut the design and style of such dis-
play, the location of the directory, and lite allocation of apace, on the directory shell be determined by the Lardicrd in 115 sole
discretion. Any additional names roqUested by Tenant to be displayed on the dtrectory must be approved by Lendlord cod, If
approved, will he provided at the sole expense of Tenant. Tenant shall net, 'Niihau% Landlord's prior written consent, install,
affix or use is any Signi, ItInOdrg or advailLsing media of any kino, blinds, shadoa, curtains, drum -les or similar items on the
exterior or the leased premises or In the interior of the leased promises In such a meaner as shall be visible from outside the
leased premises, or (hi any awnings, radio or television antennae or any other abIeet or equipment ol any rely/a whatsoever
on the exlerior of he teased p remises, No symbol, mark, design or Insignia adopted by Landlord tor coo In connection with the
building or ills Perk shell he used by Tenant without the prior written consent of Landlord. Tenant shall net refer to the aullaing
by any name other then lital designated by Landlord from time to lima and Tenant may use each designated name solely for
tire address of Its business. All rights io and use of the exterior at the .axtertor walls of the leaarid premises and the reel of the
building are reserved to Landlord.
26. No vending machines of any detoription Asa be Installed, maintained or operated in any part of the Building without the
written consent of Landlord.
29, Tenant thail comply with Itie rules and regulations of the Park attached hereto or delivered to Tenant as provided In
Paragraph El of the lease.
30. Landlord reserves the right to metre ouch other end resisonshle rules and regulstione no In Ito judgment may Irene lime
to bale be needed tar the solely, care and oteaniineas of the Building, and for She preservation of good order therein.
Landlord:
Tenant:
-RIDER TO LEASE AGREEMENT
BETWEEN
:-'02KI.A1DPOINTE.,I LIMITED PARTNERSHIP MD
-CODNTY OF OAKLAND_
27) Base Rent
a) Tenant agrees to pay to Landlord for the leased
premises in lawful money of the United States rent
for the entire term hereafter per the following
schedule:
Months. 1 through 12
Months 13 through 24
Months 25 through 36
Months 37 through 48
Months 49 through 60
$47,061.67 per month
$48,445.83 per month
$49,830.00 per month
$51,214.17 per month
$52,598.33 per month
The rent shall be paid in advance, except that the
first monthly installment which otherwise shall be due
on the commencement date recited above, regardless of
any rent abatement, shall be due and payable on the
date hereof. Thereafter one such monthly installment
shall he due and. payable without demand on or before
the first day of each calendar month succeeding the
commencement date; further provided, that the rental
payment for any fractional calendar month at the
- commencement or end of the lease term shall he
prorated.
Except as indicated in Section 6 and of the Lease
Agreement the aforementioned rent schedule shall
include all of Tenant's share of the following
operating costs of the building:
- common area and tenant janitorial
per Addendum A
- exterior landscaping
- interior landscaping of atrium
- snow removal
- trash removal
- management fee
- pest control
- building insurance
- exterior window washing quarterly
- fire suppression system
- parking lot sweeping and repairs
- general building maintenance
- HVAC maintenance and repairs
(primary lease term only)
- Real property taxes
Tenant shall be diligent and reasonable in its usage of supplies
furnished by Landlord and shall compensate Landlord for any
excess usage of supplies beyond that which is considered
reasonable. Landlord shall notify Tenant of such as soon as
Tenant's usage of such supplies is considered by Landlord as more
than reasonable.
Tenant shall reimburse Landlord for Tenant's share of any
increases in taxes caused in part or in whole by any change or
modification in Tenant's usage of the premises or any
modifications made to the premises by Tenant during the term of
this lease.
Landlord
Tenant
28) Renewal Option
While thislease -is ,:in..fulLforee_and effect, • prOvided...•tha
-Tenant'is not in default.-of.any of the •terms, covenants andi!..,;:::=J
conditions thereof, Tenant shall have _the right or option to
extend the term of this lease for one further term of sixty (60)
months. Such extension or renewal of the term shall he on the •
same terms, covenants or conditions as provided for in the
original or immediately preceding term except that the rental
during the extended term shall be at the fair market rental then
in effect on equivalent properties, of equivalent size, in
equivalent areas. However, in no event shall the rental in the
renewal term be below the rental at the end of the primary term
of the lease. Notice of Tenant's intention to exercise the
option must be given to Landlord in writing not less than four
(4) months nor more than six (6) months prior to the expiration
of the original term of this lease.
In the event that any or all of the demised premises are sublet
or assigned, this renewal option will be null and void and of no
further effect. If such renewal option is exercised by Tenant,
Landlord reserves the right, with prior notice of such to Tenant,
to remove HVAC maintenance and repair costs from the operating
cost component of the base rent, which Landlord is paying for
during the -primary term.
29) Parking
Tenant shall have a non-exclusive right to use up to 1 .90
parking spaces on a daily basis although no guarantees can he
made by landlord regarding location, availability, or condition
of said spaces.
Landlord shall also designate up to eight (8) spaces out of
the total of one hundred ninety (190) near the building for
Tenant's exclusive use. After a reasonable period of occupancy
by Tenant, Landlord will designate up to an additional twelve
(12) spaces cut of Tenant's one hundred ninety (190) for Tenant's
exclusive use only if Tenant and Landlord mutually agree that
Tenant needs the additional designated spaces for purposes of
security and/or the productive performance of its criminal
investigation division.
Subject to any government approvals necessary, Trammell Crow Will
provide up to another twenty (20) parking spaces to the County
only upon the County's written request for such, with such
request allowed only after a reasonable period of time has passed
during which the County has experienced frequent, chronic, and
prolonged shortages of parking space availability in the Park.
30) Liability
Landlord shall not be liable for and Tenant will indemnify
and hold Landlord harmless from any loss, liability, costs and
expenses, including attorneys'-fees, arising out of-any claim of
injury or damage on or about the leased premises caused by the
negligence or misconduct or breach of this Lease by Tenant, its
employees, subtenants, or invitees. Landlord shall indemnify and
hold Tenant harmless from any loss, liability, costs and
expenses, including attorneys' fees arising out of any claim or
injury or damage on or about the leased premises caused by the
negligence or misconduct or breach of this Lease by Landlord, its
employees or agents. Landlord shall not be liable or responsible
for any loss or damage to any property or person occasioned by
Landlord
Tenant
• theft, fire, act of God, public enemy, injunction, riot, strike; -
insurrection, war, court order, reguDiition or,order,of..
governmental body or 'authority, or -other-matter beyond controlofv.
-Landlord. :Tenant'issel.finsured andhall ,-supply.a•certificate , ize
. Of self-insurance to Landlord prior to occupancy naming Landlord
and/or another designee as determined by Landlord as a
beneficiary. The limit of such self insurance should-be in the
amount of not less than $1,000,000 per occurrence in respect to
injury to persons (including death) and in the amount of not less
than $250,000 per occurrence in respect of property damage or
destruction, including loss of use thereof.
I•202.,*.•
Paragraph 31!
Landlord agrees that Tenant shall have the right to approve
additional tenant(s) in the remaining 3,200+ square feet of the building. Tenants approval of additional tenant(s)
shall not be unreasonably withheld, and any objection shall
be communicated immediately in writing.
Landlord
Tenant
1) Dust and vacuum Daily
2) Damp mop Weekly or
as needed
Daily
As necessary
Weekly
Monthly
El-annually ,
JANITORIAL SERVICES ADDENDUM
XKLAND WINTE OFFICE PARK
OAY.LAND COUNTY Ft:CILITY
Waste Containers:
1) Empty office waste containers Daily
2) Empty washroom waste containers Daily
Ash Trays:
1) • Empty and damp wipe ash trays • Daily
2) Wash ash trays As necessary
.Atrium Floor:
1) Dust and damp mop . Daily
2) Buff Weekly
3) Strip and refinish As necessary
Floors - Carpet •
. I) Vacuum traffic areas Daily
2) Fully vacuum all carpet Weekly
3) Move chair floor pads when vacuuming Monthly
4) Shampoo or spot clean carpeting Annually
Floors - Vinyl tile
Glass Partitions
1) Spot clean glass As necessary
'Doors
I) Remove spots and fingerprints
Dusting
•
'1) Dust furniture, file cabinets, phones
and all other horizontal surfaces
2) Dust window sills
3) Dust coat racks
4) Blinds.
Landlord
Tenant
Landlord
Tenant
Washrooms
1) -wash and sanitize fixtures . . Daily-. _-
2) Clean mirrors Daily
3) Replenish supplies Daily
.4) Wash and disinfect floors - Daily
-5) Empty waste containers Daily
6) Wash and disinfect seats, stools,
sinks and urinals
7) Spot clean partitions
8) Spot clean walls
9) Machine scrub floors
Exterior Window Washing .cuarterly
- The specified custodial services are to be provided five
evenings per week, Monday through Friday, starting time
to be 5:00 pm. No services will be provided on Saturdays;-
Sundays, or County holidays.
- All custodial employees will wear identification and pass .
security clearance through the Oakland County Department . :.
Of Central Services.
- A looked storage area will be provided by the County for the
sole purpose of providing space for cleaning supplies.
Landlord will make its best efforts to ensure that this or any
future janitorial schedules, providing identical or similar
services, will be performed in a diligent, workmanlike, and
professional manner, but failure to perform or have performed
any of the services in manner or timeliness is not a breach
or default by Landlord.
Any additional details or specifications relative to the
satisfactory Performance of these services would be spelled.
out in a letter prior to or soon after Tenant's occupancy.
'Daily
Daily
Daily
Monthly:.
i
May 24, 1990
FISCAL NOTE (Misc. 90108)
BY: FINANCE COMMITTEE, DR. G. WILLIAM CADDELt, c=====
RE: DEPARTMENT OF CORPORATION COUNSEL - LEASE OF OAKLAND POINTE OFFICE PARK II;
PROSECUTOR'S OFFICES
TO THE OAKLAND COUNTY BOARD OF COMMISSIONERS
Mr. Chairperson, Ladies and Gentlemen:
Pursuant to Rule XI-C of this Board, the Finance Committee has reviewed
Miscellaneous Resolution #90 and finds:
1) In order to accommodate the addition of two new Circuit Judges, the County
Executive recommends that the Prosecuting Attorney offices located on the first floor,
West Wing of the Courthouse be relocated to leased space off the County Service
Center.
2) Cost estimates are based on 33,220 square feet of space for five years at a
rate schedule which averages $16.19 per square foot per year.
1990 $ 20,762 (5 months utility charges)
1991 485,843 (10 months rent & 12 months utility)
1992 588,271
1993 604,881
1994 621,491
1995 368,188 (lease expires 7-31-95)
$2,689,436
3) The Lease Agreement with Trammell Crow allows $7,000 toward the
installation of a telephone/data system which reduces 1990 funding necessary for
wiring of telephones and computers.
4) The Facilities and Engineering Division has estimated the cost to move the
Prosecuting Attorney's furniture, files, office equipment and to install telephones
and computer equipment at $237,000 - $260,000 which will be offset by $7,000 from
Trammel Crow.
5) Upon finalization of floor plans, Board action will be required to
appropriate the necessary moving costs, telephone and data line installation, security
system, furniture, etc.
6) Funding in the 1990/91 Prosecutor's budget is designated to be transferred to
Facilities Maintenance and Operations budget to pay for ongoing maintenance and
utilities expenses, and these expenses will continue to be incurred whether or not the
space is occupied.
7) The appropriation should be transferred to General Fund Non-Departmental
Vacant Space for these costs and could be reappropriated at a later date should the
space become occupied.
NF4/AP9074FN
8) Funding of $20,762 is available in the 1990 Contingency Account.
9) Funding for 1991 is available in Future Space Needs Account.
10) The 1990 and 1991 Biennial Budget be amended as follows:
1990 1991
Expenditure
4-10100-901-01-00-9914 Future Space Needs $ -0- $(485,843)
4-10100-909-01-00-9900 Contingency (20,762) -0-
4-10100-411-01-00-3658 Rent 20,762 485,843
$ -0- $ -0-
11) The General Fund budget be amended as follows to provide for space vacated by
Prosecutor during renovation:
1990 1991
(8/1/90-12/31/90) (1/1/91-12/31-91)
4-10100-411-01-00-6310 Prosecutors Building Space
Cost Allocation
4-10100-902-01-00-0225 Vacant Space
$(102,860) $(241,666)
102,860 241,666
$ -0-
FINANCE COMMITTEE
Resolution # 9D108 May 24 1990
Moved by Crake supported by Jensen the resolution be adopted.
AYES: McPherson, Moffitt, Olsen, Pappageorge, Pernick, Price, Skarritt,
Wolf, Aaron, Bishop, Caddell, Calandro, Chester, Crake, Ferrens, Gosling, Huntoon,
Jensen, Johnson, R. Kuhn, S. Kuhn, Law, Luxon, McCulloch. (24)
NAYS: Rewold, McConnell. (2)
A sufficient majority having voted therefor, the resolution was adopted.
STATE OF MICHIGAN)
COUNTY OF OAKLAND
I, Lynn D. Allen, Clerk of the County of Oakland, do'hereby certify that the foregoing
resolution is a true and accurate copy of a resolution adopted by the Oakland County
Board of Commissioners on May 24, 1990
with the original record thereof now remaining in my office.
In Testimony Whereof, I have hereunto set my hand and affixed the seal of the County
of Oakland at Pontiac. Michigan this 24th day /WI-- May , 19 90
LynIA. Allen, County Clerk