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88-618 WHITE - CITY CLERK COURCII (� PINK - FINANCE GITY OF S INT PAITL �L CANARY - DEPARTMENT �Y' BLUE - MAVOR File NO. �� - Return �oPy to: Council esolution � � , Valuations — Room '�� i. (DN) ( wryres) - Presen d By Referred To Committee: Date ��o �Q Out of Committee By Date RESOLVED, that the proper City officials are hereby authorized and directed to execute on behalf of the City of Saint Paul a three-year lease agreement ommencing on May l, 1988 , and extending through April 30, 1991, ith the Lowry Medical Company for approximately 2, 137 square fe t of office space located on the third floor of the Lowry Medic 1 Building. Base rent shall be $32 ,052. PJ0 fo the first year . However , a rent concession of four and one-h lf months, $12, �J19. Sf�, during December , 1988 , and January throu h April , 1989 , will lower the first year ' s rent to $24J,032. 50. Base rent shall be $33,120.fdf� per year for the second and third ears of the contract. COUNCIL MEMBERS Requested by Department of: Yeas Nays nimond Fina e & Mana emen ' r i c.ong In Favor � Goswitz � � Rettman � '. scheibe� �' Against By �. , C, Sonnen ` �ses `�'i3y� � \� MAY 1 7 198� Form Approved by CityA,�torney �� Adopted by Council: Date C/ /J / V Cert�fied Pas c'1 Se t B3' � � 1 « �� gy, �'� Approv 14avor: Date 1'IHY Appr d by Mayor for Sub s io Co �il B B �sus�o MAY � � »a 'r• � :;r.i,i.�� ' ' � . ' ' ! �! • • . {'j i ! ',�r,�g ;'•~� ��s� , . . . �� 'l�::iS. 'rr- - ,5. <�e�svltrt i on author i z i ng prope�:,> o�;� .l s 'I' ;��r„M��=s}. ' tv �ea�aute a 3-ye�sr 1eas� agreem t w#th ' L�y► ��i'i ca i Company for eff i c� space lccated �� (� ��p/� i�'tl�r�iMlNa�d f i oor of ttie bu i t d� g cortmenc i n�_ � `� May i. t , through Aptri a 30, 1 91. for the ��p�t�e`��v i s i on pf the C t.ty ,A orney`� Off i ce. - _.-�.. :., ` ( . ., ., i 1 Apr i 1 28? �{, 2:U5 6. Revieti+ of current spending, service levei and Greg Blees operating policies. 4:00 Adjourn Note: Agenda order is tentative and may be changetf by the committee if circumstances dictate. Agenda ti es are provided as a rough estimate so city staff involved i presentations can pian their work sct►eduie to mi�imize the ti spent waiting for their agenda item. The commiLtee may eiephone any scheduied presentor and ask them to adva�ce their pr sentation if the committee is running ahead of schedule. � . .;-. 2 � � _ CITY OF S INT PAUL : i�ii:l� % • . OP'P'ICE OF T , CITY COUNCIL ��,��' �(� l• _ ' C/' "" � � Commi� ee Re art F � F:inance l�aua eme�:t Personnei Committee. . .;`�ay�.:9 .1988 PERS_ � ..! •,:,:. . � .. . , .,. . - .. 1:30' 1. Resolution amendi�g the Civil S vice Rules by adding Sectiort B.A.Z.a and a ending Section S.0 pertaining to the St. Paul olice Federation. (Referred from Cou ci i March Z9, _ tit�d��ee�4 laid over �Apri 1 18) . -- 1 :40 2. Resolutian approving and ratify ng an agreement - between ISD #6Z5 and AFSCME Loc is 844 and 1842. (Ref erred f rom Counc i 1 Apr i 1 28 -Approved�= 1 :45 3. Resolution estabiishing the rat or pay for Pubiic HeaFth Division Manager in Grad 32. Section ID4 of the Professiona! Supervisory Standard Ranges in the Salary Plan and Rates of Comoensation Resolution. (Referred from Cou cil ApriT 7, � �id over one month laid over April 28) . FINANCE � BUDGET ' 1 :55 4. Resolution amending the 1988 C 8 budget by removing the specified conting ncy status for the disposai site of expiosives re overed by the . Police Department. Approved (Referred fr�om Council Aprii 2 ) continued) CITY HALL SEVENTH F OR SAINT PAUL, bi1NNESOT� S51^' � .�--�,.s _._.. �� .r. �<.., _,.., . ! �-�..�-�� _ a Finan�e & 1$anageffient'. Servi�ces 4-11�-88 �cw� , � " � ��"�� 1 NO. 00��,� oowr .. . _. . . or�r�ar�nrr ox�cran ��►von pA�iMrt� _` bave I�elson.: - �ss�oN -° - {�tJk �F� �a��, ��,� �1 _ . . : , t�our�HO euooEro�c,vA. �City Council �'inance � 298-5317 or�R: _ . . . .: _ .:. .� .. • � GTV AT17p,1'�E�/ � . .. ,. -, ,� . �rovide�, for three ye,ars frtrm'I+�y 1, �9�38 thro April 3i,� 1991, office space for additiona7.. staff of the Citq Attorney's Office G�iminal D;�. ision, located at Suite 339 on the third flborr �of the i,o�wry Medical Building and "cbnsisting• o�f 2,137 square feet. R�ferea�e: 1.• Council Reso.lution for signature; and 2., Sample aopy � lease. 'cAOwov.lR>«+�ka�1:� cw+NCa �van': � PLAtMIN(a OOMtA18610W -CML.9ERVICE COMMISSION DATE N �� i DATE WT . . . . PFIOIE!q. �.. : . PLAM N � . . .�OIWNfi CObM18910N � ...IBD 1ffi SCFIOOI BOAHD , �!�q :' � .�"'�l�. �� - . . � . 9'TAFF. � � ,. . . CFNRTER COIdMN881AN - . . .C011PlElE � ��8� - II00'L IWFfI.110DER* .. �IIODi M�iFl�D.'� .�. ..� d�ADOEC y�.�� . . . . . �— � .�� _ . . � � . DI87RIf,T COUNCM. .. . � . �� - . .. . . . .. . � . '�D�W�MTION: I .. , . . . � � � � . . ':��IkPOR'1'i YIIMd{t70NNCL C/JBCflY�'t. . � . . . . �. - I . . . . , .. . . . . � � . . . . . ._ .. � ' . , . . . ..i . . � .. , ' Coun�il �esearcM Center ; � AP� 21�� _ , _ : � ; ; _ • _ , ,. .p A: : , � , rin�►TMw r�ataM.weu�,on�arn�n►-M�a tah.w wh«+.wne�a v�?: , _ . _ I : . : .. ;. .. � _ , : . � _ i � - � �� VLF`�.::. y N/A I i . :.�stwc�►,now�,�,p..�aar• ' ,. - � ,. - . . j. _ . . � . ' OFFlCE OF TFiE DiRECt(3R �EPARTMENT OF FfNANCE ; AND;INANAG�MEN�SERI/tEEB :- N/A. , , ' �twti.r.w�.a ►�a� ;:: _ � ' R�ant forlthe girst year shall be $20, 2.5� and for the secotid and third'years� �33s120.IX? . each year. � ` _ l : . - _ : ` , _ . _ � , , � . . ;.. -. .. , , . . ,, r . �,�+►,�+�a�: � , � �,s ; � � - N/A . � , r�sro�r� � ; _ , _ .. . �; . N/A �`, � .. , . ' . � . ._ - �.eaiu.�: ( . � , - ,� : � . _ . , N/A ' i , U�1 It,L , . ,_ .- � . • • �0 0 �CQ/� i LEASE AGREE ENT THIS IEASE made and entered into thle day of ith[n ten (10) daye a(ter IESSOR lurnSehee iENAN1 wlth eucb 19,.._. by and between LOWRY MEDICAI e Clmate,TENANT shell pay to LESSOR,es additiona)Monlhly Baee CoMPANY, A MinneTl�E CITY OF ST�ePAUI�har pol(itiia��ed ent, an amount equol to ll�c Alonll�ly Operntb►g Adjustment ulltplicd by tl�e nurhbcr ot full or pnrlial clnpsed calr.ndar monthe toas"IESSOR"�end subdivision of the State of Minnesota thetl�encurrenteslendaryeartlialerelncludedwithlntheLease (hereinefter lndividually or coUective)y te(erred to ea"TENANT'�; erm. . Atter ezpiratton o(each calender year during the l.ease Term . ARTICIE 1. � hrough snd lncludtng the calendar year!n whfc6 the l.ease Term zpirea,IESSOR shall furnlsh 1ENANT with a etetement of t6e ectunl • � Premlee��nd Term ai Cost and the actual Opereting Cost for t6e imrnedfately preceding ca]endar year:lf the actual Taz Cost or ectue)Operattng l. LESSOR hveby leasea to TENANT and TENANT hereby takee Itom �st Ia dtt(erent than tbe est[mated Tas Cost or e9ttmal.ed tESSOR those certaL�premieee deatgnated as Sutte .339 Operat•Ing Cost, the Mont,hly Taz Adjustment and the Monthly 2.137 Opetating Adjuatmeut ehaU be recalculnted using the Actual T� eontaWng approsimately aquare teet of aet tent- �st and the Actual Opernttng Coet,aod witbin ten(10)days attcr sble area,shown uoss-hatched in red oa Ezhibit H attsched hereto tESSOR hna furnished tENANT with auc6 etalement, iENAN� ehall and mede a part 6ereot(herelnatter called the"Leased Premfees") pay IESSOR[or any s}�orteqe for the immedlal.ely precediug calendar year,or,I(iENANT la not then[n default 6ereunder,IESSOR�haU r� on the 3rd n�� of t6et cerlaln bulldIng located at eod fund to TENANT any overpeyment [or the immedtately precediug situsted on the reai property legapy deactibed on E:hlbit A 6ereto ��endat year,as t6e case mey be. , att6ched •nd made a part hereo[ and commooly known ea the .. IOWRY MEDICAL•BUILDING . (hereina(ter referred to as !6e g, lu no event ehaU the Montlily�Dase Rent lo�aoy calender year, •'Butlding"►. • �a edjusted,be less lhan Lhe Moolhly Beae ftent Jor the immedinte� 2. The term o!thla Lease(hereinafter designated"Leaae Term") �Y Preceding ealendar year,as adjusted. SEE RIDER shall eommence on the 1 st day o( May 7. The term"Operating Cost"shall mean eU costs aud e:penses of every kind end nature which tES50R incura, paya or become� 30th obGgated to pay (n owning, maintaining, menaging, Insurtng and 19 88 -tnd shaU continue thereatter to and Includfng the operating the Ptoject and every pert thereol,ezcept Tex Cost and debt emortitatloa Without limiting the generality ot the toregotng, day of Apri 1 �lg 91 unless earlier I.erminated as , Operating Cost sball lnclude amortization of capital e:pendlture� hereineiter provided. that produce a reduction in energy or other Operettng Cost,to the • exten!that Operattag Cost is thereby reduced,aver euch period a� ' ARTICIE IL � IESSOR reasonebly aheU determine, together wilh interest et the rate ot�2yper annum on the unamortized balence. I(,as s result ot Reot auch c.apita�l expendlture,LESSOR eliminates eny ilem of Operattng Cost �vhkb is Ineluded in the Base Operettng Cost, lhe Bese Upernting Coat ahel!be reduced by the emount oI auch el�minated b�se rent (he�dna(ter ulled tha "Monthly Base Re ' o( ILem for putpoa�a o! celculnttnq the OperetinR Cost Adjurlment ' thereafter.IESSOR'�reasonablc determ(nation ot thn Opereting Cost end the Ta:Cost,both estimated and actual,ahall be binding upon � TENANt. DoUers IS 1,as ndjuate om time to t[me In ac• • cordance wfth the provlsiona o!th3s cle,payable In advance ARTKIE Ilt. the tirat dey of each month dur the Leeae Tecm, without an � Additionel T�eo deduction or ae!ott whatsce ,et 305 I.owty Medlcai Building, Peul, Minnesota 55I0 r such other place na IESSOR s6 � TENANT aha0 also a 1F55oR,to ether with each monthl [nstaU- • designate. In the the Lease Term commenees on a dey othe �' y R y than lhe first ot a month,or tetmtnates on a day other thao the ment of Monthly Hase Rent,tl�e emount o(any gross receipla tez, leel dey month, the rent, including any ed)ustmenta there[u 6ales tsz m eirt+tlar tax(excluding any income ta:l,pnid or pnyable med sccotdance with thfs Article,peyable durtng auch(irat or by LESSOR by reason of tlie receipt o( eny emount� from TENANT • SEE RIDER payable hereunde�. 2. AU renlal and other ums payable hereunder by TENANT whicb ARTICLE IV. are not pald withln•ten �10)deya atter due eheU bear interest from • the dale due lo the date paid at the rale ot tHelve percent � Aeeignment and Subletting (l pX) per �nnu�n or the highest rate permitted by law� whichever is higher. iENANT shaU not assi g n or!n any manner encumber thIs Lea�e,nor 9. The Monthly Bese Rent is predicated In per t, upoo s Ts= eublet the whole or any part of the Leased PrQwise�,eor permlt any Coet (defined Lo mean all real estete I�es and Installments ot other peraon or entity either jointly with the TENANT or otherwise. ssaessmenla tevied upou or assessed agsInst the Butlding, � acupy the Leeaed PtemSsee or any part thercof, without lirst sppurlenencee tbereto and the real property and all[mprovements obl.aining,on each occeoton,the written consent oI tESSOR. the�eon legaUy deacribed oa E:h36itA bereto, (hereinetl.er caUed SEE RIDER 1988 Esti�ated Tax Costs ARTICIE V. the "Project"1, of �xxxxxxxxxxxxxxxxxxxxx per squeie loot �hereinsfler ceUed the"Hase Tax Cost")per calendar year.Prior ta Use o(Premises lhe commencement of lhe Lease Term and prior to ?�tarc6 lst of �. The Leaned Ptemiees al►ep be used tor the purpose of each eneuing ealendar yeer, or e� soon lherea(ler as practicable, Conducting the business of THE CITY OF ST. PAUL IESSOR SheU furniah TENANT with an estimel.e of the Ta:Cost li! pROSECUTING ATTORNEY OFFICE such eslfmste i�higher then the Hase Ta:Cost)tor the lhen currea onl No art of the Leased Premises s1�eU be used(or sny purpose ealender year,and lhe AtontFily Base Rent payeble oa the fvst ds y• P of each month du►ing the remainder o(such calender year ahs0 � �'�� constitutee e nuisance or whlch la iUegal o((ensive, lermed incressed b�• an smount(hereinal�er caped the"l+fonthly Tu A e:tra hazardous by tnsurance coropanies or a•hich mey make void or juetment") equel to onetw�ellth (l/12th) ot the product of th voidable any insurance on the Building or whic6 mey inerease the number oI aquere(eet o(net renLeble area in lhe Leesed Premi. premiutns there(or, or w1�Sch w•i11 intetTere with the gener�l ae(ety. comtorl end convenience oI tl�e IESSOR snd Ienante ol lhe Duilding. times the dillerroce betw�een such estimate ot the Ta:Cost end t e �-�,ere sheU be no ssle of food or bevereges 6y eny means without $ese Tax Cost.«�ilhln ten(101 days eller IESSOR t�rnishes IENA T �he prior w-»tten consenl of IESS�R.TENANI shell not peraill Inlo:- w�ith such eslirtute 1ENANt shaU pa}•lo LESSOR,es additional t�10 - ��g�quor�to be kept or sold tn lhe Leased Premise�. thl�• Bsse Rent.an emount equal to the rlontFJ�•Taz Adjustme t , multiplied by the number ol lull or psrtiel elapsed eslendnr mont e �. iENANT aheU not permit an�• weste to occur iu or ebout the . in the then eurrenl calenda�year lhat are Included withIn the se l,eased Premises end Building,shal!consen�e fiext,alr condit3oning, Term. w a�er eod electricity and other utWties,and ahall use due eare In lhe use ot the l.eaeed Premfses and the Building. �. The ?�tonthl�• Bsse Rent te also predicated. in part, upon an eatimsted Operating Cosl (as hereine(ter delined) of ARTICIE VI. 19@8 Esti�ated Operating Costs t1fYYYYVYYYYVYYYYYVYYYDe( aquare toot (hereinefLe� called the � Siga� • "Hsse Ope�sting Cost")p��endsr year.The Hese Operettug �t (s e�jculsted on the besb ot the E�Uasnled Operaling Co� � ��R��.XR�IX�s►�71�%xkKN�NkO(�X�(k�C9(�i11�NHN(�XdrXKEfe . �g +� .Prior Lo the comroencemenL of lhe Lease Term end r xy�tl �pp��y�xmmltyntl �9wK.�d�gb M yt� Y Lo rlsrch l�l o(cach eneuing cAlendar year,or ee soon thervl r �tx�t �X1�X1c x x j� practicable, IEfSOR sheU turn(sh IENANT a•i�6 en t�tiauk o t 1�*�1��`�'xRk��x��""��eix Operaling Cost lif such eslimete ie higher�hen the Re�e Oper ting SEE RIDER Co�ll for tbe lhen eurrenl calendar yea�, and the hlonthly sl�� ARiICIE Vil. � Rent psyable on the lirsl dey ot each month during the romaio er o! , Ne�t�nd Clean CondfUoo sueh ealendsr ytar shaU be Increaaed by en •mount (herei dler . eaUed lhe"A'lonthly Cperattng Adjustment"�equsl lo onct ellth (1112th)o(the producl ol lhe number ot equnre teel ot net tr l.eble TENANT ehnU, withou! 'expense to lhe tESSOR, keep the Leaeed area In the Leased Premieee llmes lhe dil(erence belwce such Premlaee in s noat,cleen end orderiy condition and ehep permtt no estimet,e oi the Operrt(ng Coa! �nd lhe Beae Operating Coal. rubbieh o(eny kind lo eccumulal.e in lhe Leaeed P�emSsee or the � �� - . � . C��-�� helle or ol.her common ereae tn th'e Buildin�,a�ll remove ths u thereo[, lose of inco-idlor eccounl� receivable, up to lhe same wlthout coat to IESSOR. p ounL ot fneurance pro�e collecled. The perllee ehnll nollty t eir respective inaurance companiea, in writing,of the provlsione � ARIICLE VI�I. o lhis paregroph,and tI ell6er cannot welve ite eubrogelloa righte, e ch perly ehell immedtalcly noti(y the olher party,(n wriling. Aule�,Regul�tlon�,L�w��nd Ordin�nce� ARTICLE XIII. iENANT eheU uee the�Leeeed Premises and the 8uliding In accorv dnnce with euch tulee�nd regulatlona as mey trom tlme to ttme be Alteratlone mnde by the LESSOR for the generai eatety,comtorE nnd converJencs oI the ownera,occupante and tensnte ot the Buildfng or tor the con• ENAN1 ahaU make no alLeretions,addittons or cimngrs In the l.ensed eervation ot energy, ertd ehell cauae TENANi'� customers, Premises without the prior written consent ot the IESSOR.All altera- employeea,�nd lnvllees to abide by such rulee and regulatloas. , ttons, edditiona or improvementa InsteOed withln the Leased Premises by TENANT (Including but not Umlted to Ught (i�ctures,, _ cetpeting end ehelving) ahaU be tha property ot TENANT untU ter• ARTICLE IX. mination o[the Leaae Term for any reeson,et which time title to aU . Acceptance ot Premlee� euch alterationa, eddittona and Improvementa (ezcept TENANi'S moveable turnitu�e, moveable trede tlxturea end moveable trede The taktng oi poeaesafon of the Leaeed Premleea by the TENANT equipmeat (wtilch eheq not Include carpettng, Ught Iixturea and ehall constitute conclusive evtdence that the I.eased Premisea were, ahelvingl)e6a11 veat in IESSpR iree ot any claim or tnterest therein by aa o(thet date.(n Bood,r]ean and tenentable condition[inished o(t TENANT.TENANt'S moveable turniture,moveable trade liztures end In accordance �vit6 the Constrnction Rider attached hereto end moveable trade equiproent may be removed by TENANT at or prior hereby mede�part hereo[ea though fuUy eet(orth,tf any,and sa , �the terminatton ot the I.ease Term,provided TENANT is not then repreaented by IESSOR,escept ae to Itema expresely eet forth ln eald � default hereunde�, end 7ENl►NT ehell tepair eny den�oge to the Conatructlon Rldec ae LESSOR'S teaponslblUty and epecifically eet 1�sed Premfses cauaed by euch removal at it�own e:pense.!t such forth in s�vrltteu nottce by TENANi to LESSOR actually tecetved by moveable turniture,tixtures and equipment are not ao removed by LESSOR within 80 daya a(ter the cortwencement dete ot the I.ease TENANT at or prlor to the termination ot the I.ease Term,then at the Term LESSOR ahall correct aaid ltems to 1ENANT'S reasonable option of IESSOR,the same ehall be deemed abandoned to IESSOR or satisfection and In eccordence the Construction Rider Mlthtn a 1E550R may require TENANI to temove the same end to repair, et teasonable period of tiroe a(ter receipt ot aeld Notice and there ahaU IENANTS eapenae,any damage to the Leased Premlaea caused by be no reduction in or set ott ageinat rent or other changea hereunder auch removaL by reaaon oI said ltema. . ART�CIE XIV. ARTICIE X. Lesee lo be Subordinate Leesor's Rtg6t to Enter Premlees iENANT acknowledgea that the Project is being leased by tOwRY 1. The LESSOR,or It�agents may at reasonable times enter to vlew DEVEIOPMENT COMPANY(hereine(ler"lDC"�(rom the Port Authori- � the l.eaaed Premises,or to mainteln the same or to make repairs,or ty o( the City o(Saint Paul("AUIHORItY"). purauent to a certaio to meke such lmprovementa or changes(n the I.eased Premises or lease deted April 16, 18T8 (heretnefter "N1aster Leaae"1. ?ENANi other premises In the Building or edjace�t premises as the LESSOR (urthe� acknowledges thet a portion ot the Project in which the mey deem proper;and there shall be no allowence or Uability tq the Leased Premfses are located 1s betng leased by LESSOR trom LDC, aubject to the Master Lease, pursuant !o a certain 3ublease and ?ENANT by reeaon thereot;provided,however,that IESSOR�haU not Assignment dated e(tective as ot October 1, 1980(hereinafter the unreesonebly Intertere with the conduct o[iENANT'S bueinesa at ��Sublease"1.TENANT agreea thet thls Lense end performence o(the and from the Leaeed Preml�ee. obligation+ l�posed on IESSOR hcreundcr are subjecl and eubor- 2. Tf�e IESSOR shall heve the rtght to place eigns adverllaing dfnnlo lo tl�e Master Lease o�ul t.l�c Sublonse,to tlie extent ti�erein provided. TENANT alao agreea thpt fn the event ot e de[e�,�� by eveilabiUty tor lease In windowa ot, and to ehow the Lesaed �ESSOR uader the Sublease, and if requested in writing by tDC. it Premisea !or letti�g at reeaonable t[mes during the last eGc (s) µ,�U pay the rent and other amo�ints provtrled lo be patd by 7ENANT months of the Leaee Term. IESSOR ehell elso have the rig6t to to IESSOR hereunder,dtrectly to LDC.7ENANT turther agrees to teke display the Leaeed Premtsea to prospective purchasera ot tl�e no action In derogation ot eny obUgations of the tESSOR, or the Building or any pert thereot;provided,however thet LESSOR ehall r(ghts ot the AUtHORItY, under the Master l.ease or Sublease. In not unreasonebly interlere wlth the conduct ot?ENANT'S business �ddition,at the option ot the IESSOR,this Lease shall be made aub- �t and Irom the Leased Premisea. ject and eubordinate to ell other ground or underlyinq leases,mor!- • gages,deeds ot trust and other conveyences(or secur)ty and restric- ARTICIE Xi. tions which may now or hereafler etlr.et or encumber the Bulldin�or the Project,and to all renewals,modifications,replacements and ex- ludemnity tensions thereo[;provided thet 1ENANt't right�hereunder ahaU be recognized as long as TENANT is not In de(ault hereunder.For contir- mation o[auch subordination, the TENANT ahe0 execute p�omptly eny and ell claims,liebilitiea,demends,damagea,actions,coate a eny aubordination agreement requested by the L'ESSOR.The TENANT expenses, including ettorney'e tees, which may be imposed o hereby irrevocebly constitutes and appoints the LESSOR as the TE• (ncurred by or asserted against LESSOR as a direct or(ndirec es t NANT's agent to esecute any euch aubordlnatlon agreement for end o( any ot the faliowing: (i) the use or condition ot th eae d on behelt o(the 1ENANT. PrertJsea end each part thereot;(ii)any peraonal injury cludi g deatfi, ot property damege occuri�ig on the Leased P mises; ARitCIE XV. any negligenCe on the part o[ TENANT, ita agenl contract � Ucensees or (nviteee; (iv) TENANT'S fatlure to c ply with O((eet Slatemenl and Estappel Certificete requirement�ot sny governmentel authority;(v he(mpositio ' discharge o(any Ilens,f udgments or encumbra ces created upa or�' W(thin ten (101 daye atler request. TENANT al�a�provide e stete- egainst the Project by reaeon o[the act,omi ion or conduct o[the n�ent to say propoaed morlgugee or purcheser or to 1ES50R,cert[(y- 1ENANT; (vi) any proceeding to obtatn p sesston ot the s� ing 1((Auch be the case)tl�nt this l.ease fs In(ull(orce and e(fect nnd Prem3sea s(ter termination ot ihis I.ease greement tor any t son; �here are no defenses or oitsets lhcrelo,or sleting those claimed by end�vU)any breach or default on the rt oI tENANT in the p for• 1ENANT ead certi(ying to auch other metters as such party shaU mance ot sny covenanE or agreero on the pert of 1ENA T to reasonably require. It TENANT (ails to do so,IESSOR shall have the be per(ormed pursuant lo Lhe rms of Lhis Lease. TE ANi ��ght,es attorney-in-[ect for TENANT,to make such a statement,cer- convenanta to defend any auch e on or proceeding agatnat lE SOR �i[icste or both. IESSOR, its morlgege lenders, end/or purchasers, by counsel tessonably ealisfac ry to LESSOR. IESSOR ahall n t be sbaq be entitled to rely upon eny document executed purauant to I�able and TENANT walve�ell tms tor damege or lnjury to aon, �h1s Article. (ncluding death, or to prop ty eustained by TENANt or TEN NT'S employees,agenta,aerve �,inviteee and cualomero attsing ut ot the Huilding or tta use condition ar o(the Lcaeed 1'remise or ita ANTICtE XVI. use or coaditfon or y equlpment or appurtenencea t6e eunW appertsining beco ' g out o( repatr, or resulttng Irom � ect, Teaent to Surteoder Premises In(iood Cooditlon omission or negli ence ot eny olher tenent or occupant � �he Building. Thls U apply especia0y, but not e:clusively, Upon the expiration or earlier ternunetion of the l.ease Term, the pooding of a pert ot the Leaeed Premisea and to demage caased 1ENANT ahnll.fo accordence wit6 Arlicle Xll l,remove the iENANi't by refriger ra, aprinkling devices, elr conditioning ap aratua, g�y Hod et(ecle end t6ose of al) persons clelming under the water, sn , (rost, ateam. e=cessive heat ot coid, (aUing leeter, TENANT and s}uJl quit and deUver up the l.eased Premtaea,end aU brokeo ��,aewage,gee,odor�or noise or the buraling o 1eaking thereof,to the IESSOR,peaceably and quietly,io s�good order end of pip or plumbing[i:tures.All property belongtng to iE ANT oc �ndition as the eame were in on the date t6e l.ease Term com- say cupan!o[the l.eased Preuilses etu�ll be there at t riak o[ �QOCed or were the�eatter pleced In by the LESSOR or TENANi, iE ANT or such other person only,end IESSOR sbsll aoSEE RIDER r ��onable�ven�sod t.eac ezceptecL Any pro�crty lett In the Leeaed Fremlaea ehall,at LESSOR'S optiou be deemed to heve beeo abendon- • . ed and the property ot the IESSOR to diapoae ot aa the IESSOR deems e:pedient� AR�ICIE XII. Wdver oI Subrog�Uon ARi1ClE XVII. . IESSOR�aivea its right ot eubrogetion tor demage to t BuUding, Repain cootente thorola,loa�o�uee theroof,andlor loea ot tnco e,up to lha emount oi lneurence proceeda collected.TENANT walve 1te rlght ol TENANt,st its coa!and e:penAe,ehell keep snd tnalntaln the L.ea�od subrogation lor demage to property in the Leeeed Pre �ee,loea of Premtses in good order,condition and repair(including reasoneble . . • . : � �-�� ' � periad pair,•ting end decorating apd Including�cemente ae �. LESSOR shell alao t�electriclty for aorn�a otfice use. required) including replecement ot 611 gle�s brok derasged in • � the l.eaaed Premiees with gleaa ot the eame kind and quality,end . IESSOR wlU aleo provide Janil,oriel eervices,�Monday through sheq also make euch repaire to the heUe,snd other common areae of ridey, holldays excepted. !he Building, or the Building ltaelt, ae ere made necennnry by lhe scl, omiesion or negUgence of or mlauee by TENANT, or Ite . Tlie coet and capcnec incurrcd by IESSOR In provlding tlie above employeee, sgenta, repreaenlatives, contractors, servants, tWtiee and eervlcee,ae weU ae other uttlit{ee and eervices provided cuetomers or invlt,eea. y tESSOR, ehaU be Included in, and conetitute part ot, the perating Cost;provided,however,that tt electrfca)power e1�a0 be ARIICLE XVIIL eparntely metered,the chnrges thetetor afiaU not be Included in lhe Opetet�ig Cost but ratl�er ahaU be poid by IENANT to tbe electricel Mec6enlcs'Lienr utUlty company es tl�e same becomes due,or ll pald In the first ln- etence by lESSOR,TENANT ehall reimbur�e LESSOR there(or on the TENANT will not permit eny mechentcs�,laborera�or materielmen�e j�et day of each month upon bWs rendered to TENANT by LESSOR. or similar liens I.o etand againat the I.eased Premisea or the • . Building Jor aoy labor or materie)furuIshed to,or for the account oI, � eV;ction or disturbance ot TENANT'� use a o0 ot t6e the?ENANT,or cletmed to heve been so turnis6ed!n connection wit6 �9ed Premises or any or reoder IESSOR liable to sny work per(ormed or clelmed lo Lave been petformed In, on or ltENANT for , r relleve 7ENANT trom pertormance o( ite about the Leaaed Premteee. � „ ,� SEE RIDER • ARTiCIE XIX. • �8. TENANT ahaU pay !or all epecial requ[rement� for utilities and aervicea and!or sU sltxrationa or modifications require�In connec- Leesor'�Rlg6t to Gtiue Detaulb tion therewith Ia addition,1ENANT ehall pay lESSOR for the coat ot � all electrical lampa, sterters and ballasta uaed on the l.eas�d 1I the 7ENANT deleults hereunder,the tESSOR way cure the deteult, Premises. charge iha cost theteo(to the 1ENANT and the TENANT shell pey the same upon demend, to ether with interest thereon at the rate o[ ARTICIE XXIV. tWelvg percent (12�� per aonum or the highest rate per— ' oitted by law� whichever is higher. � Holding Over • Should ?ENANT continue lo occupy the Leased Pre�nises, o� any ARTICLE XX. part thereol,after the e:piration or earlier term3nation of the Tetm Comm{ecions of thi� Leaae, such tenancy shall be trom month-tdmonth, at the eole o�tlon ot LESSOR,eubject to eli of tl�n I.erma of lids I.ease widch TENANT ahaU de(end LESSOR agalnst,IndemnUy It agnlnst,sod hold are appUcabla on a month-I.o-�nonll�buais. it hermless trom,any claim for a broker's or tinder's fee or commis- sion claimed as bavtng been earned as a consequence ot thia T�ease ARtICtE XXV. being entered into as a reault ot eny assoc3ation TENANT had with • said clatmant. Default Remedles of LESSOR, lt TENANT (or any Guarantoc, in case ot parngraph C hereoQ: • ARTICIE XXI. . A. teile!o pey any Inslallioent of rent or any otl�er charge pro- Eminent Domaln v(ded heteia,ot nny portlon thereo(for a perfod oi 10 deys attet the eame ahall be due and payable;or ]t the Leased Premisea or any part thereof or any part o[ the Building ahaU be taken tor any street or other public usa or ahaU, B. feIls to comply wtth any other provision of this i.ease and durfng the Lease Term, be destroyed by the action of the pu61lc ahall not cure eucb faUure wilhin thirty(30)days after IESSOR, by suthorities or ahall be sold to a pubUc or governmental body or unit written nolice,hsa informed TENANT o(auch non•compGance;or in lieu of or under the threat of condemnation or e taking by em- inent domain proceedtnga then,at the option o!tESSOR thls Lense C. dies(if an indlvidual)or ac+come�Insolvent� however def'ined, and the l.ease Term ehaU thereupon terminate.The TENANT ehall be or generally Is not peying ita debts ss they become due, or meke� entitled to any award that may be mede to It by the eondemning an assigntnent tor the be�efit of creditora,or a recetver or trusl.ce i� authority tor its moving expenses. Any and etl other or temaIning eppointed lor iENANT or its property,or TENANT commcnces or lies damages awarded by reason ot sald teking shall be peyable to an commenced sgalnst lt proceedings under any bankruptcy, ahall be the aole property ot the tESSOR.lt a portion ot the l.ease reorganization,arrangement, Insolvency, or readjustment o(debt, Premises ie so tsken,destroyed or aold and thla Lea�e I�not thereb dissolution or liquidation lawa, either of the United States or any terminaf.ed. the LESSOR shall, at Ita expense, re�tore the l.eas etate thereot;or PremIses,e:clusive of any improvementa or ot6er chengea made the Leesed Premises by the TENANi,to ea near the condition whlc D. ceasea to conduct Its normal business operetions in the existed Ima►edintely prior to the date ot takL�g ea reasombly poa i• , Leased Premises,or vacates or abandons the I.eased Premises,and ble, and rent aha0 abate durfng such period ot time aa the Leas leavea the seme vacated or abandooed tor e period of ten I10)deys. Pretnises are unlensntable,{n the proportion that the untenenta le e:ceptiag vacstion or ebendonment due to tire or other casuslly,or portlon ot the Leased Premiaes bears to!he enttre Leased Premis a. repatra or i►nprovementa by LESSOR whic6 necessllate such vacetion • or abandonment; ARIICLE XXII. then LESSOR may either(1)cancel and terminete this Le�se and this Fire or Ot6er Casuelty Lease aheU not be treeted as en asset of TENANT'�estate,or(il)ter- . mU�ale IENANT's right to po�sr.ssion only wlthout caucclling end lerminaltng tlil� Lease. Notwill�standing lhe JatC thut lnitinlly lhe IESSOR e6aU ha��e the right to terminate this Lease,pro ' it LESSOR elecl� under (ii) to terminal.e TENANT�f !I&F1L IA J�099C99100 ves wTttl.en nolice thereof to lhe 1ENANT a•ithin nL�et � eye o�Y.IESSOR shall heve the continuiog right to cnncel aud terminete gi thie l,ease and sha0 6ave tl�e right to pursue eny remedy at inw or in alter such damege or destraction If a portion e s� equity thet may be eveilable. PremSses is damaged b�•f'ue or other cesuelty,a �Lease nB� thereby termineted, the LESSOR ahall, at it zpense, restor J j IESSOR electe to termfnate TENANT'i right to possession only, Leased Premises,eaclusive o(nny impr mente or other c tESSOR may,st LESSOR'�oplion,enler into the l.eesed Pretdses and made to lht Leased Premises by th ANT,to ae near the odi�"' ��e end hold possessian thereof, $•ilhoul suc6 entry terroineting tion which e:istRd Immediately ' r to auch dsmage or deslru 1.lon. thie L,ease or releasing 1ENANT in p•I�ole or In pnrt (�om TENANi'� s� reesonsbly possible, and t shaU abate during sucb pe od ot oh��selion to pay a0 0( the charges herein provided Lo be paid by time as the Leased Pre es ate untenanlable, in the pro rtioo 1ENANT (or lt�e !uU Lease Term Such re-enlry shaU be conducled thsl the untenanlab ortion o(the l.eased Ptemisee beara the a•;thout resort to judicial procese or notice of any kind a•here enitre Leased P . ses.The IESSOR sheU no�be respons�bl to the �ENANT hes abandoned or voluntarily surrendered possession of lhe iENANi lor age to,or destructioa o(,an�•(urnilure,equi menl, �sed Premises,or otherw�ise by resort to judicial procese.IESSOR [mprove nle or other changes mede by the iENANT in,on o about �ey remo�•e e0 person�end property from t6e l.eased Pre►nfse�end the ased Prernises regerdiess ot lhe cause ol the da ge or �uch property roey be temoved end alored at the coet of and!or lhe SEE RIDER account of TENANT ell without service o( nolice or resort to legel ' process and a•ithout being deemed guilty aI trespaes,or becoming AR11ClE XXIII. linble tor any loss or dnmage n•hich may be occasiooed thereby. Upon and slter entry inlo possession without terttJtu+lion o( lhie 1le�t,ULi11Uee�nd JanfLor Lense, IESSOR ehatl be enlitled to Icase or eublel the Lcaeed Pretnises, or any part thereof, on such term� and conditione as 1. LESSOR w•il)turnlsh reaeonable 6eet and aic conditiod g Ior the IESSOR may elect,and st�.er crediting the ren!ectuaUy cnllecled by IIuilding end l.es�ed Premises during tca�onnble bu�b� s� houre IESSOR Ito�n eut1�telcltiug Lo tl�e rr.ut end oll�et emoun(.a etipulntcd end during usus) end appropriats seasona. LESSOR s1�s hive no to be pnid undet thie l.eese by TENANT, collect Jrom �fENANT any obligalion to provide heet o� sIr conditioning on S ndsy or belance remninSng due tosether wilh euch reaeonable e:penses,in� holidaya. No window•alr conditfioning udla ahnll be Insta ed 1n the clud[ng com►niaeion�, atlorneye' (ees, cosla of alterstion�, repairs l.eaaed Prerrilses. snd redecornttng,w•hic6 IESSOR mey Incur in connection w•ith vuch relettlng or TENANT'�detault hereundcr.No such re-enlry or laking 2, IESSOR w�{ll furni�h hat end eo)d w•ater to the Leas Premiee� poeaeaaloa of or Al�cratlon, tepelr or redecoretlon ot the I.ceeed tor ordinsry purpoeee snd lo reaeoneble quenliliea. Premise�by IESSOR ebell be con�trued to be en elactlon to terminale thls I.ea�e which ehet!occur only if writl.een notica of terminstlon be 9. IESSOR wiU lurni�h pas�eoger elev�lor serv cs during gom elenlNurisdiclion.�rminaUon thereof be docreed by�eourl ot reeeoneble buetnee�hours, as eel forth above. P � � Notwlthstanding LESSOR'� election to termtm :NANT'� right to tTICLE XXXI. /U� yy,/„/� p p v� poeseealon only, snd notwithetanding any re[acting without ter• Addit{oo�l Termr �� minetlon, LESSOR, at any time thereaiter, may elect to termtnato thle l.eaee,and msy recover ea dameges to�loas ot the bargeln and not se e penelty,sn aggregate eum equal to the emount by whlch the tental velue of the portlon ot the Term une:plred at the tlme o( ' euch electton 1e less than the entira emount o[tent and all addttional SEE R IDER � chargea whicb would heve been peyable by TEN/►NT hereunde� tor the unezpired portion ot the Term, which de(IcJency and sU es- penees IncldenE thereto,Including comrtilss(one,attoroeye'teee,ex- peneee ot alteratlone, repetre end tedecorattng, ehall be due to IESSOR ae of the Gime LESSOR exetclsee eaid election. notwithstaad� Ing that the full Leaae Term hes not e:ptred;end I[IESSOR,atter such re-entry,leaees eaid Leaeed Premleea, then !he rent payablo . � uader auch new lease eheU be conclustve evidence ot t6e rental velue • � o[sdd une:ptred portlon o!eaid term � '• ARTICIE XXVI. . � Inwt�nce ' general Uebtlity inaurance with rsdnimum Wnite o[ Ilabllt th respect to bodily InJury,E300,000(or each pereon,and 000(or each eccident or cecurrence, and lo reapect ot rty damaqe i100,000 tor eech occurrence,which[nsuran name IESSOR sa sn eddltional tnaured ehall cover the sed Premises,any boller o� preaeure vesaele'therein, e contain e brond torm hold • harmlaes endoreement ide g IESSOR, shall cover conttactual ogreemente,end ehal vlde tor at leeat 10 days' notice by cer- • tilled ma11.retur eipt requested, to LESSOR betore cancellation, terminatio n•renewal or change o[euch insurance.Evidance o[ euch ance,and any tenewels thereot e6a11 be deUvered to and • SEE RIDER , i • � ARiICIE XXVII. . 3 . Energy Coneervation � IESSOR mey reduce the quentity and qualtty o[all utWty nnd other � eervtcea snd impose euch regulatfons as IESSOR deems necessery in � order to conserve energy in connectlon with Iocal end/or nattonal ` energy conaervation efforts,or otherwtse tf required by any govern- ment tegulation�,requlrements,directJvea or requeste snd in eo do- � tng IESSOR ehsll not be deemed to vtolate auy ot the lerme hereot. ARTICLE XXXII. ARIICLE XXVIII. � M[eceUaneous � Reeervatioo ot Rig6ts ' • 1. Thle Lesee conetitutee the eattre agreement o[the parttee. � ly resarves the right to edjust the epace cecupie uant �, T}�j��s Minnesota contract snd ehall be construed according o[the BuUding,and to enle�ge,expe ract auch epece or t ��he laws ot Mlnueaota. common areae ot the B without TENANi'�consent, pr , vided thet e all not alter the space ln the Leased Premla g, The captione In thle Lease nte for convenience and are not e patE . SEE RIDER of thie Lease. � ARTICLE XXIX. �. The covenante and agreement9 hereo[ehall[uUy and completely bind and Inure to the benefit ot the heire,eaecutore,adm3nistratora, I.eoder Requirements legal representatives, permltted euccessore and permltted essigns o( the partiea hereto; provided, however, thet no assignment, en• !f eny person or entity extending credtt to IESSOR ln connec on eumbrence oc eubletting by,trom,through or under the TENANT in with the Project requires e change In thls l.ease,TENANT agree ,et violation ot the provisIons o[this Lease ehaU vePt in!he assignee, the request ot LESSOR,to promptly execute and deliver to LESSO an eublessee or other euccesaor or assign o[the TENANi any right,title amendment to tFils Lease incorporating auch required change�, ro- or tnterest whatever. vlded t}►at euch chenges do not change tbe[inancial obUgetio s o[ TENANT,the locatton or etze ot the Leased Premisea,or the ter ot 6. The faUure oi the LESSOR to insiat,ln any one or more(nstances, tWs Lease. upon etrict pertormance ot any o[the terms,covenants and condi- tione o[thta l.eaee,or to ezerctse any opNon hereln contaioed,ahaq ARTIGLE XXX. not be construed aa a wnlver,or s rellnqutshmeot tor the tuture,o( euch term,condltion,convenant or opt3on,but the saroe s1iaU con- Novation and Altornment ttnue and temain In tull totce nnd ettect.'I'he receipt by the lESSOR ot rent with knowledge ot a breac6 tn any of the terms,covenanta or ln the event of a eele ot all or eny part o[the 8u[Iding includl g the condittons o( tht� Lease to be kept or performed by the TENANT Leased Premlaes,LESSQR shell be and hereby ie relieved of U the eheU not be deemed a wetver ot such breach,and the LESSOR shail covenenta and obtigations created hereby ather than oblS ationa °OeB��tt�n�and e�V ed b y 6e LESSOR.i thls l.ease unles�e:• nrisIng for the period prior to the dete o[ aale, and as to whic6 P g �' Y 1ES50R haa teceived notice Irom TENANT within thirty da e stler iENANT haa been notitied ot auch eele. ln the event e mort age oc any purchaeer at a toreclosute sale acqutres title to all or eny pert ot 6. A bill, el.alement, notice or communicntion wldch the lESSOR the 8uilding,(ndudfng the Leased Premises,purauant to t e eser- mny deetre or be required to give fn the 1ENANT, Includbig nnY cise o[ eny remedy provided for in eoy duly recorded m rtgage, notice ot terminetlon,elinU be deemed autticiently given or rendered TENANi ahall attorn to such mortgagee or tv euch other p cheaer, U in wtiting, delivered to the TENANT pereonally, or eent by aa tta neA 18ndlord,and thls Lease shall coatinue in tull for and et• cegiateted or certtCed uw4 addreaeed to the TENANT at the I,eesed (ect e�a direct l.ease between such mortgaQee,or such o he�pur- PremLsea,or latt et the Leased Prem(sea eddreesed to tbe iENANT, chaser,upoa the terms,conditions,covenaota and agree ents eet and the time ot the rendition ot euch bUl or etatement aod ot the giv forth hereid;prooided,however,in ao event s6sU aucb mor gagee er M6entt6e samei ie deUvereduto 6e�TEN NT or matled orblett at tl�e purchaser be Uable tor any act or omfssion ot LESSOR. _ . _ . r � �-��' 10. OPERATING/REAL ESTATE COST O LINE: Year 1 � Net Base Rent $ 7 .01/Sq. Ft. 1988 Estimated Operati g Costs $ 6 .90/Sq. Ft. . 1988 Estimated Real Es ate Taxes 1 .09/Sq. Ft. * $15 .00/Sq. Ft. �Based on 1987 Actual Tax Figure Years 2 & 3 � Net Base Rent $ 7 . 51/Sq. Ft. Operating Costs ** Real Estate Taxes *** **In no event shall operating c sts for the second and third years of the lease term incre se in excess of five percent ( 5$) of the operating cost for the year immediately preceding. ***1989 and 1990 real estate t xes to be determined. 11. Leasehold Improvements: Building standard leasehold i provements to be provided by LESSOR. 12. Contingency: All terms and conditions f this Lease Agreement are contingent upon the return of this Lease Agreement in fully- executed form to LESSOR f om TENANT by no later than April 30, 1988. In the even that LESSOR is not in receipt of the fully-executed Lease Agreement by April 30, 1988 , this Agreement shall be null and void in its entirety. LESSEE: LOWRY MEDICAL COI� LESSOR: CITY OF ST. PAUL By: BY= D vid A. Henderson George Latimer Its: Attorney-in-Fact for Its: Mayor Robert E. Keyes, Owne By: Eugene Schiller Its: Dir or of F' ance and ageme rvices By: Edward . Starr Its: Citv Attorney APPROVED AS TO FO . /� c By: � Its: Assistant City Attorney ._.. .�, _ - . . . �� .��' . �� I, E O A L D E S C I P T I O N The following described pr perty situated ici Ramsey County, Minnesota, to-wit: , I,ots 1 and 2 , exeept tt�e N rtt�westerXy SO feet of said ' Lots �. and 2, and except the So theasterly 25 teet of said Gots 1 and 2 , and all vf Lots 3 4, 5 , 6 , 7 , 8 � 9 , and 10, except al1 that pazt vf Lots 8 , 9, and 10 , Southeasterly vf a evnstruction building li. descrl.bed as follows: Begitininq at a point an the W sterly line vf Lot 8, 51 . 5 �eet Northwesterly of the Sout west coznez of sai.d Lot 8i thenee Northeasterly vn a �.ine arall.el ta ttie Soutl�easterly X�ne vf sa�.d I,ots 8 , 9 , and 1 � a distat�ce of 51 . 96 feetf thence deflecting to the left 0 degrees a dista�ice vf 3 . 5 feett the�ce deflecting to the right 90 degzees a distance of �.2. 4 feetj thence defl.ect ng to the left 90 degrees, 25 .75 feett thence deflecting o the right 90 degrees more vr less 84.�6 feet, •more vr 1 so;.� t#eetpNorthwesterlyaotethe line of said Lot 10 which is Southeast corner of said Lot Ot there terminatiiigt all iri Block 21, St. Paul Proper. This Exhibit A is herei made a part of �9tiat/ �b�tand I�ease Agreement dated Co pa[iy, a M�nnesota General between Lowry Medica Partnership Stld RAMSEY COUNIY. a olitical subdivision of the State of Minnesota LOWRY DEVELOPMENT COM�.'ANY ��r��r: By: By: i . Its: Its: � . �, TNIS EXIIIHIT 8 is herein .aade a pa�t oF th t certain Lease A reeeent dated ,��L�'� "'�,f,� �� . ' 19 � �y and between LO�EOICAL COMPANY� a innesota General�nership and THE CITY OF U o ' i i i ion of the State o Minnesota • , �� nb.�.�� . C . � . • a �. . . . _ _ � L . a • . .a '� • . . � . • Y • � b . ' • C � O . 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