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91-1410 Return cony to:, �R�G�NA` v�'i�"��,.`c�/la`'�'�'�It�\ I /+ � �� ;-' Council File # !� ,�r . Rea1 E�ta�te bi�isiion� � _;�� 218 City Ha11 Green Sheet #� (Commerce EC ) � ) RESOLUTION TY OF SAINT PAUL, MIN�I ��' - ' .�� '` ' �. ¢ - Presented By ,� �eferred To C minittee: Date _�l" 9� ��:,. `�:,, _ WHEREAS, on July 9 , 1991 , the City Cour�cil authorized - resolution 91-3 , the execution of Lease Agre$ment FMS/27 , a fiven year lease agreement with the Commerce Partn�rship for 4,598 square feet of office space on the 12th floo of� the Commerce� - Building to house the Division of Risk t�tanag�men��,; an.d - " �;.� WHEREAS, the DZayor has since determined thatla lon er � ` g �ease��term would better serve the needs of the City; _�: � BE IT THEREFORE RESOLVED, that said Council ttesolution 91; �e hereby rescinded; and �� ,� _ �: . BE IT F URTH x ty ER RES L O VED th , at the proper City Ip fficials be- � ,'- authorized and directed to execute Lease Agrelement FMS/27 a's`` " amended to include an eight-year term with anl optional two year y�� , extension, f �„�, , .:_ _ . ��'u'.� �.�� I `�-: �� . .� ;:�- . = � .; I . ;` � � I �� ; . �3ti ,ri"$. . . �� Y�:� ~ I .-'�� . ':' . O�.o� � �'l�5 l�/ I � �� ::1 ,-� Yeas Navs Absent Requested by L�epartment of: �`�-� zmon oswi z on Finance na ement Se 'ces acca ee � � �-i� ettman � �E�t'� Y,=, . �ne - _` z son BY� e to �,�� . ��,: �,.-�: Y _ Adopted by Council: Date Form Approved �by City Attorney � ' Adoption Certified by Council Secretary gy: � �y�yi.P� �-�.'�f� ��`�`" a �� :. . . f�.,.r�{��T;:. 'jA�� r. � By' ' Approved by a or for miss on to Approved by Mayor: Date Council By: By' . _ ,. , , �"�/- /`�/�- DEPARTMENT/OFFICE/COUNCIL DATE INITIATED G R E E N S H�ET N� 15 8 8 2 Finance & Management Services 7/17/91 CONTACT PERSON 8 PHONE �DEPARTMENT DIRECTOR NITIA DATE INITIAL/DATE CITY COUNCIL Dave Nelson 298-5317 ASSIGN �ITYATfORNEY ITYCLERK MUST BE ON COUNCIL AGENDA BY(DATE) NUMBER FOR � ��'- - ROUTING �B ET DIRECTOR FIN.&MGT.SERVICES DIR. ORDER MAYOR(OR ASSISTAN� '. � TOTAI#OF SIGNATURE PAGES 1 (CUP ALl LOCATIONS F(9R-StGNATURE) ' AC ION RE�UESTED: =. �o rescind Council Resolution 91-3, authorizing a five year lease agreement of 4,598 square feet of office space in t�� Commerce Building; and to authorize an eight year agreement for the same space. REF: 1. Resolution for adoption; 2. Copy of Resolution 91-3; 3. Copy of Lease A reement FMS 27 w' RECOMMENDATIONS:Approve(A)or Reject(R) PERSONAL SERVICE CONTRACTS MUST A SWER THE FOLLOWING�UESTIONS: _ PLANNING COMMISSION _ CIVIL SERVICE COMMiSSION �• Has this person/firm ever worked under a contract for this department? _CIB COMMITTEE YES NO I 2. Has this person/firm ever been a city emplovlee? _STAFF I — YES NO _ DISTRICT COURT _ 3. Does this person/firm possess a skill not normally possessed by any current city employee? SUPPORTS WHICH COUNCIL OBJECTIVE9 YES NO . = Explain all yes answers on separate sheet a d attach to green sheety .- INITIATING PROBLEM,ISSUE,OPPORTUNITY(Who,What,When,Where,Why): ,,'1` i On July 9, 1991, Council authorized the five year lease. The ayor subsequently determined that a longer lease term would be more beneficial to the City.� �`�L'� - clV�p '��(� 18 ,9Q. �-;. , � ��THe .,� d�C , !�� ..r : P ti R ADVANTAGES IFAPPROVED: vj,,��,�;` �� Q� �,,.• . � pj� ` `'--!��c�r :., ��, `� J•' . The City would be assured of occupancy for ei�ht years at a kno rental��r"�te. �''��%y � � , `:`� - :s; � ; a �� '� #A' � ,.'i.:�.,�' '. DISADVANTAGES IF APPROVED: Should the City decide to abandon the lease between the fifth a$�d eighth years, it would be obligated to pay a pro-rated portion of the build-out costs. DISADVANTAGES IF NOT APPROVED: rx-:�,. . RECEIVED ,£ �_.� Co��s��! �'��.;k:� Ce�� JUL 2 4 1991 ' JUL 2 � 1931� - CITY CLERK TOTAL AMOUNT OF TRANSACTION g 551��()O.OO COST/REVENUE BUDGETEC(CIRCLE ONE) YES NO FUNDING SOURCE 001-01370-0282 ACTIVITY NUMBER_� FINANCIAL INFORMATION:(EXPLAIN) „J j�� ,l-l�� i �_ Roturn copy to: �`-"�R'�� R�ai Esta'te Divi�sion , 218 City Hall j Council File # �71 -' � �EC) (RESF�iS27) — RES�LUTION , :; �reen sheet # C�?Y OF SAINT PAUL, MINNES� TA�¢�� ` ` ��'j,. f�fja { ��_� � Presented By � �� Referred To Co'.1 ittae: Date ~ 4'! F .' WHEREAS, Lease Agreements FtyiS/10 of 2,846 square feet of o ��, '� � �, ce ; space on the 9th floor of the Commerce Building by the :`;Di,v��,sion `' 'J of Risk Management, expired on August 14 , 1990 and has since�been ' continued on a month-to-month basis; and � �j°;. �� :, WHERE�S , the Floor plan of current leased premises��'�Ioes not. facilitate the most functional use of space and detr�;��'from ,the cost efficient operations of Risk hianagement; and . .� �» ��, „ WHE�EAS , after considering several other buildings`�n �f�the �� vicinity, Citywide Information Systems has n gotiated s�, '�,ight ��. - year lease agree�ent and an �ptional two year extension ='�i� '�the ,', ��'�` �"' Commerce Partnership for 4 ,598 square feet of ffice spac��"' ��e � 12th Eloor of the Commerce Building ; and {��j'',�� ` t . '�'!i�,"�A� J�xY�'�y � �R . . � i, x13�u,+`r�yi�§f"'� �',4� }w'Y'4�r�f�t�.. WHEREAS, the Real Estate Division has determined , by compar�;s �:��,� a '_ with other similar buildings , that the rent ($13 .25 per s i�a`��;< '�'' �`� '= foot for the first year and a $ .50 per square foot increaseqe'ac� '��> succeeding year) represents the approximate m rket value of ��he fi;��-0�� leased premises; �� -,� ' ;��. . ,.: S�IHERE�S , as ordered by the Finance Committee during its meeting on i�1ay 6 , 1991 , Paragraph (9) of Lease Agreement r^�SS/27 has been amended to reserve to the City the option to erminate the lease x�--` � ; a at any time following execution of the sai L e a s e A re e m e n t `f�s��`�� 9 ss . FMS/27 and pr ior to the scheduled date of term 'nation; and ` r �, -;,- ��,-?�� ?; ' WHEREAS , this resolution does not address the budget for furnishing the Leased Premises , which budget shall be subsequently and separately addressed; and . ;}=:' -.::.:..:�v. .., ��.. �y �� . i Y��^� t"5 �:i:S >.'t .`;�;�i9 '�. � '.��`£ -'`� _ .. . � , � , r � �,�� WHEREAS, as directed 'oy the City Council duri�g its July 9 , 1991 meeting , the term of the agreement has been ' reduced from eight , years to five years; �, BE IT THEREFORE RESOLVED , that the proper City officials be:� � ; n authorized and directed to execute Lease Agreekment rP�S/27 '��s j_ r� �5 �' . �� f�, `r � . . ��. x4��. . ��, �r � 4.'.:�' . . . . : 4'•3 l�f ' . I.. .. �M �. . . ' �� M r A � 3 � . ."r „y -'�'�1 �, .",5f* +y.' Tv. �s F � ;h `i y>��yY �,i h, g� I .; .. S� ;l��ws. ;- � ` � h�"{� ��#� . '�,t J �.� `f: , .Y � � �-�r �n ��,�.'�kr�iy��,� . k ..Y7 °k f' /�,�rM 'f : '., ' �N � � '¢��ti t"�y" � : . _ ��.�� r� ; i i`a.�',�,�'t�#e�4'�V'��f� �st � . . �r��1��„. ��,'� t ,.�' ��' �A� ! , >, h a ��. �,r r . s¢, �i . �°� � y? t ; ,A,� �;: .,.', , � Yeas � Navs absent � Requested by epar•-�.ment of: � imon -- - oss�ritz � .,on 1 Financ Man ement Services r� acca�ee — "�,�.`�:,, . etz�a � � � ;;�k��; � � �� zUSOn aY= ectoY $ � � Form Appr ved ,by City Attorney Adopted by Cauncil: Date � �''�/ � Adoption Certified by Council Secretary g ��,��1.��^ ��r'I� '�'�; Y� �� By: /7`�?�/.�Cc-r�. �`'1 /,(ilUi��/'_i'�- � c� � Agproved r for ubmiss on to � Approved by Mayor: Date C°�c � ;_, �: $Y; � � By: ; � ' �� (fms27) Revised 7/18/90 � � Authority (C.F. or A.O. ) T.FASE NO. .: y� M f= . : > ��.,,'� �,_ FINANCE DEPT. LEASE NO. FMS 2 ��''�� ,, �,, ��y.�t�lC Q� DATE: ,r Ju1V 16. 1991 .g,�,'�� . ', � 9r LESSOR: CO1�II�IERCE PARTNERSHI - �� x � _; -o ,� � � U[lI1�1III .w � ��It[I r!1 ti a 8 EAST FOURTH STREE ?� C ,�:,. .� ti .. SAINT PAUL, MN 5510� ` ,��'`��a' " .q �.y . ;'t, -ir,.,, . - � ry�Y��h i��rau�k ;��i�' Ree ^.� s � X� �.:E� $ �F��`, e«,;:• .. LESSEE: CITY OF SAINT PAU� =:` =� �"�}�'�'�� `f �, �..,. . � ��'� �.� �r , � �45�1k�pi�T �}�� .�.. �,� �ri 't r r '��rl : M' ' DEPARTMENT OF FINANCE & MANAGE'MENT SERVICE ' � �� ,��'� �` �{�[' � x .. , f r .. - / f`..� 'r' � '.� .:}, r RISR MANAGEMENT DIVISIO ;'�' � �.:;�� , �: � ��, .;,�� . (1) Leased Premises. The LESSOR, in c�nsideration of the pa "�,t�� Y ment of the Base Rent and Additional Rent hereinafter specified to 'be �f;e` � paid by the LESSEE, and the covenants and agre ments herein contained, �� shall deliver to the LESSEE possession of the remises ,hereinafter ,,r� ,: z_:. ferred to as the "Leased Premises, " whose addr�ss,;;is: � ' . The Commerce Buildin - 8 East Fourth Street� - Saint Paul MN 55101 ��x;. ,, ��.y� < �� .. consisting of 4, 598 square feet located on the 12th floor, as shown in°. " EXHIBIT "A" attached hereto and made a part here f, in the condition and:''��:, at the time specified in Exhibit "B", also att ched hereto and� made a A�`� part hereof. The Leased Premises shall be avai�lable for use by �LESSEE � �� 24 hours a day, seven days a week. I ' �' �, "':� :; � ; LESSOR shall have no liability to make alterati ns, improvements or re�, s �� pairs of any kind on or about the Leased Premis�s, except�`for those im �� provements set forth in said Exhibit "B" or oth r obliqa�ions described �� 5.��a'�;` elsewhere in this agreement. The taking of p ssession of the Leased� 4=7M Premises by LESSEE shall be conclusive evidence that the Leased Premises , �. `� were in the agreed-upon condition at the commenc ment of the Lease term ' LESSOR shall have no responsibility or liabili�y for loss or damage to ';. ,� ;; fixtures, facilities or equipment installed or �.eft on the Leased Prem .h``" ises, unless caused by the willful negligence pf LESSOR, its agent or �� :: employees. ' � �'� .� ;a �}h' I . ; , � I , � , � (2) Term of lease. This lease shall be i� effect for a term com- � mencinq and ending on the dates indicated b�low, unless terminated earlier by the LESSEE as provided herein. , . . Term (Months/Years) Commencing Date I EndingZDate ::_ ,:, � : y�� ,. . Eiaht Years December l. 1991 I Nove�er 30'; 1g99 � , �� p�-;�. � � ,..,�,,� (3) Use of Premises. The LESSEE shall u5e and o cu' �' c pX the Leased Premises for the following purpose: I , = Office S ace ,_�;. 'x== ' and for no o �,t,� ther u ose withou �� _- t the � � pri�r wri ten c�nsent-a-Qf I,ESSOR. � .,�� ,: ,, , :� , .: Y , �'� , �,,�. ,� r ;s'"a� N�'. .✓e�' �s e • �1�„�yy �� r��n (4) Rent. I �'� ��< � � '�• �' " �r��`�ci ��- : � �"�I�',�`�.12�;��+'�W''. W+,� ?�� t f 'S ,3 4'�,'Fy�ai .f ;, (A) Base Rent. LESSEE agress to pa� to LESSOR at �. ' � "��'��;� �-��,� �.�;r '� office, 155 South Wabasha, Suite 129, Saint Pau�l, Minnesota 5�% p =�;�, : W�a� other place as LESSOR may hereafter from ti}me to time desig'� �� ing, Base Rent as scheduled in Exhibit B , �ttached hereto ari�� .°�' �' � a part hereof. In the event of any fractional months occurring c�'ut�� the term of this Lease, LESSEE shall pay rent o}� a pro-rata basis"caj��df; culated on the ratio of the actual number of dayls of possession by LES t{��„ ��. SEE to the total number of days in the month inlquestion. ' � _ „ (B) Additional Rent. In addition to� the Base Rent, LESSEE � shall pay each year its pro-rated share of ta�es exceeding the taxcs �- � paid in the year, 1991, as calculated in Paragra�h (5) . Electrical Con ��`� a+{ sum tion for Leased Premises f �`� P (excluding that us�ed in operation of ai utidi�ioning) shall be billed directly by, andl paid directly to, the. ,� •� y• � s'`y�'��, i�k�,�^ The applicable account number for City Finance �,ccounting Code is: =��'� u;i.r�y . . ' .�•,�t`�- t,.i�� _ I Y ^�. .� � (5) Taxes. In addition to the Base Rent prQvided for in Paragraph ;` n; (4) of this Lease Agreement, LESSEE agrees to p�ay each year. as Addi �� tional Rent, its pro-rated share of real estat� taxes for the entire ,�� Commerce Building in excess of the taxes paid i the ear, 1991. _ � � Y .a-. f; ..�r�, LESSEE'S proportionate share of any increase s all be based upon the . i` ratio of the area of the Leased Premises (which i 4, 598 square feet) to,�. ,"� the total area of the Commerce Building (which lis square ��:< feet. ) I � = �, Additional Rent payable hereunder shall be lalculated as soon as '�� possible after January 1 of each year; shall be b�sed upon the amount by :" ' which the taxes payable in the then current yearlexceed the taxes paid in the year 1991; and shall apply retroactively �to January 1. � � , i �� _ � . , . (4) WORKERS ' COMPENSATION INSURANCE with �ot less than statutory minimum limits; and EMPLOYERS ' LI�ABILITY INSURANCE ` with minimum limits of at least $100, 000 �er accident�and:'with an all states endorsement, - 't �� t � r,:�;� � , (5) The LESSOR shall supply to LESSEE cu�irent insur��icg��rtifi- cates for policies required in Paragr�ph (7) ; fihe�sa�cl` cert-. ificates shall certify whether or not �the age�nt �as',�errors and omissions insurance coverage. (6) The limits cited under each insurancel requi�ement aj�ove es , �: tablish minimums; and it is the sole� resporis�.bil�ty`;'af •the ':' LESSOR to purchase and maintain addit'onal insu�anee that �mayr, , � be necessary in relation to this leas�. �. ,: �yc �:; , 1 '; � � y , . � F��.�� `P �.. 3 y..+51 1 � � . y,, ��{^ r Yr�E y,_�''"�r'n i��- . (7) Nothing in this contract shall consti�ute a wa�,v�e � ,�'��,�.�� LESSEE of any statutory limits or excgptions on Iza ��"��""��s��'s�; -;: f ,� x :, � (8) LESSOR shall place the insurance withlresponsible lns j4 ' ' '�� companies authorized and licensed to djo business in t,h of Minnesota and approved by LESSEE, a�d sha11 deliver� i� of the policies to LESSEE on the date df LESSEE'S execut�:} this agreement. The policies requiredl in paragraph (7} "sI� be endorsed to indicate that the in$urer cannot canceY �Mc%� �. change the insurance without first givling the LESSEE 30 day�� ;��'� written notice. ��x' �x� � ,�: I �: �� .,, .e ��s, (B) LESSEE'S Insurance. The LESSEE shall a�quire during the term,t ��,_ of this lease the following coverage: I ;;,�;. _I �; (1) The LESSEE shall be responsible for ttle self insurance of, �'�' 3 or the acquisition of Commercial Prop�erty Insurance on, its,: , �,� personal property. I ,�= .. �� rt�.K �. ; (2) The LESSEE is self-insured under the �aws of the State of �'�'�� t Minnesota for the purposes of tort cla ms against the LESSEE „';.,,: �`� (C) Waiver of Subroaation. LESSOR waives i{ts right of subroga- `r� � ;��J. tion for damage to the Building, contents therein, loss or use thereof, ��'� and/or loss of income, up to the amount of insura�ce proceeds cvllected �>,, � LESSEE waives its right of subrogation for dam�ge to property in the ,,: Leased Premises, loss of use thereof, loss of inc�me and/or accounts re �.� �, ceivable, up to the amount of their respective ilnsurance proceeds col �"}�'�_ lected. The parties shall notify their respecti�te insurance companies, ,� � in writing, of the provisions of this paragraph; and, if either cannot ``. >, waive its subrogation rights, such party shall limmediately noti€y the ,,LL;. ,; other party, in writing. I � ,�.: I 4 I � � , �'"�►� One-twelfth of the Additional Rent payable for tax increases, if any, � shall be payable monthly together with the Ba e` 'Rent; and any amount retroactively due shall remit to the LESSOR ith the rent next due following the receipt by LESSEE of a copy of SSOR'S tax statt�nent. �� r �w ; , � � �� ,�£�,:,� Such Additional Rent shall be for the full 12-mo th period �exc4ept* in the final year of the Lease, in which case 8 1/3 p rcent of the�Ad,d�tional Rent, as calculated above, shall be payable each month�;.`diir''i.iig the remainder of the term of the Lease. �"""'' • 4 Y; � .�. (6) RiQht of Entrv. The LESSOR, its emp�.oyeesM1�and �agents shall have the right to enter the Leased Premises at �11 reasonable ,times ;;€or � : . , the u ose of ins ectin ' ^'' P r'p p g, cleaning, repairing� altering� or impro�iing�� Y'; the premises or building, provided that such ent�ance does not t�nt�erfexe � ,�" with the conduct of the LESSEE'S business and that ,s�i,�� j}� �� ` }�;'� ya � .: employees or agents check in with the receptibnist wheri en.t ��,,��e ��,x4` Leased Premises during business hours. The LESSOR its em "��»�� 4�'*��v� agents, at least one full day prior to the t'me of i.ntended, `'�'s�� ' shall request of the LESSEE's agent who is in �arge of the ac�` ' �''� `�� .. conducted on the Leased Premises for a similar�right of access �. purpose of exhibiting the premises to prospective tenants, purcYias�"�,� '� others. .�s,°�:L `�� ,�, - � ,,,�; (7) Insurance. , `�� r�'�` .,.�. ��. _ �:.: K -f. (A) LESSOR'S Insurance. The LESSOR sha 1 acquire and keep ; in, � effect during the term of this agreement the fo lowing coverages: '��': � a ;� �,, � . (1) FIRE AND ALL RISK INSURANCE, including fire, extended coverag,;- � � and all-risk insurance covering the ased Premises and al ;t�;,. , property located therein belonging t LESSOR, in an amoun� �"� equal to 90 percent of the full replacement and reconstruction fhk�'.�,� ; cost of the property. � �� F Jr"_ �'y� (2) COMPREHENSIVE GENERAL LIABILITY INSU CE including blanket *.� contractual liability coverage and personal injury liability `°�, ;--V coverage with a combined single 1 'mit of not less than �?�r� $600, 000 per occurrence and $1, 000 000 aggregate. Such , ��p,�1 insurance shall (a) name the City of aint Paul as additional.s�� . insured; (b) be primary with respect o LESSEE'S insurance or�, self-insurance; (c) contain a standa d cross liability en ..�a4,,�� dorsement. .,� ,��;�; :}+:.. ?#s.. (3) AUTOMOBILE LIABILITY INSURANCE with mi imum limits of $600, 000 � '� �� combined single limit and $1,0OO, OdO aggregate, covering : ;:�`' hired, non-owned and owned automobile�. .� 3 �� (8) Notice. All notices herein provided tb be given, or which may be given by either party to the other, shall be deemed to have been � fully given when served personally on LESSOR oriLESSEE, or when made in writing and deposited in the United States Mai]�, certified and postage prepaid, and addressed to the LESSEE at the address .of the -Le�sed Prem, ises, and to the LESSOR at the address then fi�ed for payni�ei�.t,��o:f rent. The address to which the notice shall be mailed may be ch��ige� ': y writ- ' ten notice given by either party to the other. ,�� } xj� � � a1Fj` 1 .Y+�..t�� . (9) Assicmment. Sublease and Termination The L�SSOR shall permit ' , ; the LESSEE to assign, sublet and/or terminate t is lease` under the cir cumstances, and subject to the conditions, expr�ssed ,below: _ . � �� ' (A) Assignment and Sublease. LESSE may not �,ass�gn` or hy :, pothecate this Lease, nor sublet the Leas�d Premises�,�v� any, pa�t_. �.' �` ,�, , , , thereof, whether by voluntary act, operation of law�br�,o.� 'e�W��je.� �; without the prior written consent of LESSOR in each ir�s�� • ��-�p�,e� � consent shall not be unreasonably withheld. Consent 'bX�, ��fte��Y `j��' one assignment of this Lease or to one s bletting of ��,; r} e"�` �' ' Premises shall not be construed as a wai er of LESSOR'�'� � under this Lease as they apply to any s bsequent assigni�. , � subletting. LESSOR'S rights to assign th's Lease are " anc� remain unqualified. No assignment shall r�lease the LESSEE oY�� of its obligations under this Lease. ' � ~� �u �� (B) Termination. In the event the �SSEE'S funding for th r�� Leased Premises is reduced or discontinue at any time followin' ��;� deliver of the executed a reement to the SSOR and � � ��•� Y g prior to the�x �� expiration of its term, the LESSEE shall be�permitted to terminate,�:�`��; this lease, with 90 days written notice as specified in Paragrapl�; `� (8) of this lease, and be therewith reliev d of any obligation' to': r�� pay rent to the LESSOR. � �f �i�� r�; �`s;,�', � However, LESSEE would be obligated to the SSOR for the unamort �,-:-.,,� ized portion of the cost of the leasehold im rovements described in ',��vF Exhibit "B" , less any residual value thereo . The unamortized por , ,, F�•, tion of said cost shall be calculated as f�llows: (1) The actual expenses of painting and carpeting shall be cal `��"�n culated separately: �� k" (a) Prior to the fifth year repainting' and recarpetinq speci fied in Exhibit "B", the remainder of �he first five years of '� the term of the lease, divided by fiv years, times the cost �'��'� of the original painting and carpeting; rf� � , ; (b) Following the fifth year repaintir�g and recarpeting spec '� �; ified in Exhibit "B", the remaining thres years of the full ,..� term of the lease, not including any ex�ensions or renewal op- tions thereto, divided by three years times the cost of the fifth year repainting and recarpeting. 5 . . � ��'��`��' (2) All other costs of leasehold impro ements shall be calcul- ated according to the following formula The remainder of the original eight year term of the Iease, ot including any exten- sions or renewal options thereto, divid d by eight years, times the cost of said leasehold improvement exclusive of.: the any expenses for painting and carpeting. � ��►.�:;... ' Residual value shall be determined by agreement of the ��SSOR and the LESSEE prior to the date of termination and :sha�:'��"��present their best estimate of the increase in probable mar�Cet va�.'�'e��of the Leased Premises, owing to said leasehold improvem�en'�s; over the probable market value without said improvements ^Any�;amount owing � ', ' shall be due and payable on the date of tei�ninati'o� = ; s:'� - x; However, if the Leased Premises, should � e subsequently -let:�'�o another LESSEE, the residual value may, t LESSE�,'.;S �option, ,=be ; recalculated at that time to reflect actua market va��u!e,��s; demon �'- strated by the new lease agreament rather t an the p�t�`ba�„��'market value used in the above calculations. . A y refund =ow�. ��to� ��ie �'° LESSEE shall be due and a able within 30 d ��" "` � '� P Y ys of the`co�, �cexde�� _>:��z,. of the new lease. `' �•- �`,,.��_ �,��• �'� '. 1 . .,�,y7 i. . . ��i�`.:,�� r . r �- . . /.1.;-� ;( .y . ; � 1 (10) Utilities and Services. LESSOR shal furnish "servic� � and about the Leased Premises as shall be neces�ary to the comfar ' �� use and occupancy Of the premises. Services shall include but , not.�'� ' F, � � �2t limited to Heat and air conditioning to maintain a temperature range`��a ,� 68 to 78 degrees, HVAC, electrical and mechanical maintenance, elevata�g 4�� and security, j anitorial service (including furnishing and installin�` � �,; light starters and ballasts, window washing, pest control, etc. Alsor:;"� `�,r�� see Exhibit "C" for typical janitorial scope of services. Provided� �< '�`t however, LESSOR shall not be liable for any damage for failure to fur� ,�'� p'�`� �, nish such services by reason of breakdowns, the necessity for repairs or ; �� improvements to such services, fire, explosion, strikes, or any cause „>_ �r�; beyond LESSOR'S reasonable control and no tem orary interruption or ��;s, ->� failure of such services shall render LESSOR li ble to LESSEE for dam =,s��,,"_ ages by abatement of rent or otherwise. � fi�, � -��,, : v �. Subject to agreement by the "Utility, " the LESS R, at its own cost and '� expense, shall sub-meter the electrical consu ption; and the LESSEE _�i�,i`_ shall pay directly to the "Utility" for the act al electrical usage in .��. the Leased Premises. LESSOR agrees to purchase and install at its own �"'� cost electric lamps, tubes, starters and balla ts used in the Leased 1 �� Premises. ;�'�� i :�� ; ��' (11) Events of Default. ' ' �r�� (A) Default of LESSEE. If any one or more of the following ',.�� occurs: (1) a rent payment from LESSEE to LESSOR shall be and remain ' unpaid in whole or in part for more than thirty {30) days after it is due and payable; 6 I , ��z� , �� (2) LESSEE shall violate or default any �f the other covenants, � agreements, stipulations or condi ions herein, and such violation or default shall continue �or a period of ten (10) days after written notice from LESSOR of such violation or default; ' r;,� � < �� .� (3) if LESSEE shall be ad 'ud ed bankru t or file �-'�`'' ��" 7 g P ''��1'�1on in bankruptcy or for any arrangement und�r the_•Bankrfi`ptcy Act or become insolvent or have appointed recei�er;:of its, ro erty, P P <�, , .� ,� then the LESSOR shall have the option to decla�e this�, Lease �orfeited and the term thereof ended, and to re-enter the ased Premises, 'with or }i 4 i without process of law, using such force as ma be neces',s��i to reinove r- � all persons or chattels therefrom; and LESSOR hall not .be ` ��ble,for(t}y �' damage by reason of such re-entry or forfeitur . Notwiths ' '�,ng re �S� � entry, liabilit of LESSEE for the rent � � y provided for herein s�� o��,b . �� ' �.: re linquis he d or extinguished for the balance of the term of:'��F�.y, r�,`'�a'' E; " '` , � � ; . LESSEE shall pay, in addition to the rentals and other sums°�ac�"re' ��- paid hereunder, such additional sums as the cou� may adj udicat�.;� able as attorney's fees in any suit or action nstituted by I,L' � enforce the provisions of this Lease or the co lection of tYie ` • due LESSOR hereunder. fi ��- r � .,� �,t, , ,;� (B) Default bv LESSOR. LESSOR shall ot be deemed to be; `�'�t., ��,; -' default under this Lease until LESSEE has give� LESSOR written notic� � specifying the nature of the default and LES OR does not cure sucfi. ;,., default within thirty (30) days after receipt o�f said written notice .�Y�� ,,� F, ,�.., :�� f (12) Surrender of Premises. On the last ay of the term of this,,.; ,�� r Lease, or any extensions or hold over periods, o�r on the sooner termin-�';,�. , � ation hereof, LESSEE shall peaceably surrender the Leased Premises �.n �f��`��f good condition and repair, subject to reasonabl wear and tear. On or ��,��`t ,a�,�; before the last day of the term of this Lease, extensions or holdover '�,.:�1': periods, or the sooner termination thereof, LESSEE shall at its expense °` . remove all of its equipment from the Leased Pre ises; and any property�,;Y � not removed shall be deemed abandoned. All alt�rations, additions and �'' < f ixtures other than LESSEE'S e �'`�'' ` , quipment, which have been made or in stalled by either LESSOR or LESSEE upon the Leas d Premises shall remain `��. as LESSOR'S property and shall be surrendered w�i.th the Leased Premises .� �' as a part thereof. If the Leased Premises be not surrendered at the end �� , of the term or sooner termination thereof, LESSE� shall indemnify LESSOR ;� � � against loss or liability resulting from delay y �*k .� LESSEE in so surrendering the premises, inclu ing without limitation ` F`j claims made by any succeeding tenant founded �n such delay. LESSEE_'.,�:��_ ,; shall promptly surrender all keys for the Leased Premises to LESSOR at = the place then fixed for payment of rent and �hall inform LESSOR of combinations on any locks and safes on the Leas d Premises. 7 � ' � � , �. • l4% , �� (13) Indemnitv. LESSOR agrees to hold LESS�E harmless for any lia- bility for damages to any person or property in or about the Leased � Premises caused by the negligence of the LESS R, its employees: or- a- gents. LESSEE agrees to hold LESSOR harmless fo any liability for dam- ages to any person or property in or about the L ased Premises caused by the negligence of the LESSEE. � . , ,r , � - �N�f+'��{r - . � ��t�;�.' . y'.: � h}�r.k�.Y ��. ��'csyt+'�5 �,� �. (14) Holdover. In the event LESSEE remai s in poss��sion of the .; Leased Premises after the expiration of this Lea e or its extension per- �` iod and without the execution of a new Lease, it shall:�� be�deemed� to be �� occupying the Leased Premises on a month-to-mo th ba��.s: It ;shall:: be�� ' : obligated to pay rent equal to the last monthly ent a`s�"set 'forth in 'Ex ` •' hibit "B" and subject to all the conditions, pr visions`'and,;obliga�i'or}s = of this Lease in-so-far as they apply to a month-to mon�h te}�ancy Holding over as provided in this paragraph shal not be deem k to: con x, stitute sur=ender of Pxemises as set forth in Para raph (12) ,� }� ': ,� , � �. � r:�� y ..� ''� ,�,�'�.� ;� �� f b�^ iS.Y .,,y:Y k `S FnN� ��` ��M�a9�i��'�� .. (15) Pollution and Contaminants. LESSOR a rees to compl�� -� � ` ordinances, laws, rules and regulations enacted �y any governmeri or agency relating to the control, abatement br emission of:� R � water contaminants and the disposal of refuse, solid wastes or`,� wastes. LESSOR shall bear all cost and expense arising from compl�,� - with said ordinances, laws, rules, or regulatio�s and shall indemn�--= defend, save and hold harmless LESSEE from a 1 liability, incluc�2� � without limitation, fines, forfeitures, and penalties arisinq from �tYi� .''.,. 4��_ . . failure by LESSOR to comply with such ordinanc s, laws, rules or reg,�.� ulations. LESSEE has the right to perform clean p and deduct such costs. • ' from the monthly rental payments should the LES OR fail to comply. ��: " �r„ � � (16) Controllina Lease. In the event ther is any prior existinq'�� lease or rental agreement between LESSEE and LES�SOR (or its predecessor _��.: �{'. in interest) covering the Leased Premises, it i5 agreed and understood :'.��:;� that this Lease shall cancel and terminate any prior leases or rental �,��Y`- agreements as of the effective date of this lea�e. -. � ��r�: (17) Destruction. If the Leased Premises should be damaged or ,;f'�y� destroyed by fire or other casualty, the LESSOR shall have the right to �k;�Y� terminate this Lease Agreement provided it gives written notice thereof �}'�'' to the Lessee within thirty (30) days after such damage or destruction. ''�»�`�.. If the Leased Premises shall become untenantable or unfit for occupancy . :� by the total or partial destruction of the bui ding by fire or other : c�� casualty, the LESSOR shall fail or refuse within thirty (30) days there- " after to agree in writing to restore the same ithin sixty (60) days, ; � p` this Lease Agreement may be terminated by th� LESSEE by notice in,,>.,;� , �� writing. If this Lease Agreement is not thereby terminated, the LESSOR ,.� '`� shall, at its expense, restore the Leased Premi es to as near the con dition which existed prior to such damage or de truction as reasonably � possible. 8 �� Rent shall abate during such time as the Leaseld Premises are untenant- able, in the proportion that the untenantablle portion of the Leased � Premises bears to the entire Leased Premises. l Should the LESSQR elect to restore the Leased Premises, the LESSOR shal�l, at its own expense-and at the option of the LESSEE, relocate the Leas�ed Premises to -a `similar and appropriate space, including furniture an�i communicati4ns: (voice, data, video) until such restoration has besn c�Ompleted ,,,��riYx.:`,; � �. Y k�,�y`'��` .;: . : . . The LESSOR shall have the exclusive right to� all insurance proceeds : relating to said Leased Premises, except the �roceeds�.,of��,the LESSEE'S� own insurance on its personal property and ot er costs�related to the � casualty loss. i ;,,. : . _ � A` (18) LESSEE S ObliQations. LESSEE agrees t '� ; �, ; t .., .' Y' ,.s�� - y ' (A) to use the Leased Premises in such m;anner so th�;�,�io more ' � than reasonable wear and tear will r�sult, excep�'�'�i�y dai��q�'n;��; r�!, caused from fire or any other c�sualty whic�'i =��ope'�'�_ l� a insurance would normally cover; � ' ; ,, ��`'��°` . ._�� (B) to keep the Leased Premises in a cle�n and sanitary�`�� tion; �. ;��. I � ,�� (C) to not commit any nuisance or waste dn the Leased Prem�.s� , throw foreign substances in plumbing !facilities or waste ;�a_�.. of the utilities furnished by LESSORt � -�� . - x (D) to not obstruct entries, halls, elev�tors, stairways, lav "� atories or other common areas or us� the same for anythingf , other than their intended purpose; .��: � tf*� , (E) to not erect signs on or about the L�ased Premises without �� s written permission of the LESSOR. .a� ;�,�e If LESSEE shall fail to keep and preserve Lease�l Premises in the state .°:�y�.�'� or condition required by the provisions of thi�s lease agreement, the '� -� LESSOR may, as its option, put or cause the Leas�d Premises to be put in `�;:` y the condition and state of repair agreed upon,l and in such case, the � LESSEE, on demand shall pay the cost thereof. I .:�� ,�r:. 19 Com liance with Laws. LESSEE a rees ot to commit or erm�.t %��_�.. ( ) p g � P an unlawful act to be erformed on the r � y p premise� or any omission which; � will be in violation of any statute, regulatic�n or ordinance of any'- � governmental body; or which will increase the nsurance rates on the ' building; or which will be in violation of any i surance policy carried -' on the premises by the LESSOR. The LESSEE shal not make any undue or ,= unseemly noise or otherwise disturb the other oc�upants of the building ' � and shall not do or permit to be done in or abc�ut the Leased Premises � �� anything which will be dangerous to life or lim�. 9 I . ��, � : (20) Non-Discrimination. The LESSOR or th� LESSEE for himself, his personal representatives, successors in intere�t and assigns, as a part of the consideration hereof, does hereby co�venant and agree, as. a covenant running with the land, that _ A no erson on the I ''� '' O p , ground of race, sex, color cree,c�;"x"reli g i o n, age, disability, marital status, stat�is with res�e'�� to public , assistance or national origin or anc�estry shal�."`'be excluded from participating in, be denied the benefits�,af�,or be other- wise subjected to discrimination in � the us�" of,':said faeil- � ities; -'� . (B) that in connection with the constructl'on of any improvementst , on said lands and the furnishing of s rvices "thereon; no�disYa�' ;{�,;. crimination shall be practiced in th selection.�o�`��employe�s��;; � and contractors, by contractors in th�, selection a��`{�ete�tio � � M=� �1� ��1 r�s�Ak �, of first-tier subcontractors, and by f'rst-tier �i��i`�n�raCtb� 3,�� in the selection and retention of seco�d-tier subcoritr�;acto�°-`�`�� .::,,�„ .� � ,,> ,.,� � ;.�;. � (C) that such discrimination shall not b� practiced aga�;r� public in its access to and use of thel facilities and,�.�� provided for as public accommodations (such as eating,�-� ing, rest and recreation) construct�ed or operated .,�'o . Leased Premises; and I �,,.,, � �„ , (D) that the LESSEE shall use the premisesllin compliance with alt other requirements imposed pursuant tlo the Saint Paul Legis�`, lative Code Chapter 183 . ;�:..,, � ''� `^� �x '. ,��: (21) Liens. Neither the LESSOR nor the LEI SEE shall permit mech � anic's, materialmen's or other liens to be fil�d or established or to �,, � remain against the Leased Premises or the LESSol�'S or LESSEE'S interest :�� therein. The LESSOR and the LESSEE shall inde�nify, defend, save and ,'��" hold harmless the other from all claims, demand�s, actions or causes of '�� Yr action of whatsoever nature or character aris�ng therefrom. LESSOR ;' �". shall have the right to post and maintain on the Leased Premises notices .' of non-responsibility under the laws of Minnesota. � `` ,�#T�' � , ,�t (22) Eminent Domain. If the Leased Prem�ises are or a ortion �'�'ij�' thereof is, so taken by any public authority un�ier the power orpthreat �''� of eminent domain, then the term of this Lease shall cease as of the day ` `` �;� possession shall be taken by such public authority, and LESSOR sha1T `; ,_�;� refund, pro-rata, any rent that may have been p id in advance. LESSOR , ; shall be entitled to receive damage awards as he LESSOR and owner of -F ; the Commerce Building as a result of the takinc�. The LESSEE shall be :;; � entitled to any damages and awards, including any� relocation benefits as-.�,' .� a LESSEE, resulting from the taking by a public � authority. � �3 I 10 I � r� � �� (23) Default Remedies. In the event theILESSOR fails to observe � and perform any covenant, condition of agree�nent on its part to be observed or performed as required by this Lease�, the LESSEE may, .at its. . election, terminate this Lease by giving not less than thirty days'° written notice to LESSOR, provided that, shoul the LESSOR �rectify its ` failure to observe or perform as required wit in the satl�,�;�hirty day period or by a mutually agreed upon date, saidlwritten,nQ�i�e shall be withdrawn. r��,`�� ; � a ,� � a- ss ��. r_:;i� An monies aid in advance for rent Y p al of the Le�sed Preinises subsequent to the date of termination shall be refundable to the��L�SSEE.,and ;shall ':' " be due on the date of termination. t , -,�. � 4 t, i t } ��yt � r � r � �5;: T 1ct y; R+� }i . S d • "� ,i 24 Alteratio s. �_. �: { ) n LESSEE shall no make any alterations t �additions y�,r'�j�>� or improvements in or to the Leased Premises or add, distu�I�}�,pr im a�%�r� `;��fi way change any plumbing or wiring therein withou� the written cansen�E�� ; -< � the LESSOR as to the character of the alteration�, additions,or��'�mpr,q �..�;�;�$ ments to be made, the manner of doing the work amd the persons,�:t`��'� '`` k�� ;� work. �;. �; yy ;.��.3, ,{� I �s�� `�"': � ��;_� �r � (25) General. ,j`�°' " . w., I T°� ;;�f "`i `.`tj; . . e. � l (A) This Lease does not create the relatic}nship of principal -a,, - agent or of joint venture or of a�y association betw� , LESSOR and LESSEE; the sole relation�hip between LESSOR ari LESSEE being that of landlord and tenlant. � '�� :�;s (B) No waiver of any default of LESSEE her�under shall be implied ,� . � from any omission by LESSOR to take a�y action on account ofn�,i� ` such default, if such default persist� or is repeated; and no �_:;�, � express waiver shall affect any d�efault other than as � � specified in the express waiver, and that only for the time,��''��w� and to the extent therein stated. "� (C) Each term and each provision of this Lqase Agreement shall be ��k construed to be both a covenant a�d a condition. The � ��. marginal or topical headings of the �Several paragraphs and E�,�� clauses are for convenience only and do not define or limit ��' the contents of such paragraphs or cl�uses. ��'' �k n�#,. (D) All preliminary negotiations have beenl merged into and incor '� <�3 ,_ �: porated into this Lease Agreement. � ��=:� (E) This Lease Agreement can be modified �r amended only by an ��~ �'+ Agreement in Writing signed by both p�rties hereto. . �n �, '; a{ (F) All provisions hereof shall be bindincg upon the heirs, suc cessors and assigns of each party her�to. 11 I . - .�� (G) Any and all indebtedness owing by th� LESSEE to the LESSOR pursuant to the terms of this Lease Agreement which remains � unpaid for a period of thirty (30) days after it . first becomes due and payable shall bear nterest From and 'after the lapse of such thirty (30) days period at the rate ;of fifteen percent (15%) per annum. :-; ;w �+`� (26) Amended. Anything herein contained to t�e1��Antrary. not "s withstanding, this Lease may be terminated, and' the g��,3��ioris :of .this ' Lease may be, in writing, amended by mutual �consent:t',,�:��the"..parties herein. ��^�v�f a 3 � � I �� t y 1 J ` ; � �; � j +( _ � . Y�� . .1`Y`r , 4��, �._'y l�<�y �E: ,� 4 �i A.� - :+. i7� Jx�_ .#:; ��t '4:� �4.F�t i 2�4.: i ,�;�,��y. .t i r�i��'. ' � ,� . �'1: . . �('�' ��• �}4° � h�� r 'l. r a i _ ��i , t . , ��$j�(�'�a a.y . k ��.:,1 � �`yx� ` ��,rt� , ��.t' � . L 1 �` ��`.. �;..� �c?k;� '�''i .' :,-��F � � �!�� x� ij�� f�� p,�� i �.�:; 2i� '3+'z }t � %-'i� ��.iti S .. �'�:�i� ;: �i. �x� : " E�?'. . I . „;A�S� .: �.l 4t i;!: p�� r'�� t?!'Nbr'�i �'��A 1� �,r,, :;,,1, ��. £�' :a 1� ^�� c � �?�i � �:� ,.� 12 . . �� IN WITNESS WHEREOF, the parties hereto have s�t their hands and seals the day and year in this Lease first above-wri�tten. � t - � �. M yor I >, .�' r.+�� 'i ._;°d fa� .�.�� . . _,�:it � '�4�, �. �. m . h�� a�; Cit Clerk �� ;4 rt��:_ �r,.�, � �*'�'.+}�s �...�'�—� - Di�`ector of inance and �; { � .;'�,•` Management 5ervices . � Y � �-;; � r� � t �t^ � �' � y� `, 4`. �+ � v' , � �i�� .i�k'�� ` � };'�.,�wv-'.. �x, -.-� Department Di ector 'w '' �.� ,a�' '.�;' ,::, ,.�� f.i� l ` �„ City Attorney (Form Approval � / � Jy �, x ��.�� .3 1� j3 ,��`�,� LESSOR I � `�� 3„" � �,,x I �� -� . .��Y:.,r... I Its ',.a l, ay� ��j`k� r� . �, ,° _r � ..°'�,� �qi Its II � ,� A �`�9z;:, r,�, � ��- ItS I 13 � � I � � � `�� EXHIBIT ^B" FMS/27 page 1 vf 4 � Article I Base Rent Schec�ule'`, The Lease shall commence upon completion of andloccupancy by the LESSEE of the Leased Premises and shall continue for �a period ;.of``eight years from that date. The Base Rent shall be payabl� as fo1�lo�s: .- -f YEAR 1: 4, 598 square feet at $13.25 = $60,923.5II0 or $5,'076,96 per month ,,� YEAR 2 : 4 , 598 square feet at $13.75 = $63 ,222.510 or $5,268-;�54;per month :`'' YEAR 3 : 4,598 square feet at $14.25 = $65, 521.5I0 or $5,460.13 .`per month t r`,. a YEAR 4 : 4 , 598 square feet at $14.75 = $67, 820.5b or $5, 651.7� t'� month• �� YEAR 5: 4 , 598 square feet at $15.25 = $70, 119.5p or $5,843.s29 p �° dnth _ �' .' YEAR 6: 4 , 598 square feet at $15.75 = $72 , 418.5� or $6, 034.88 per �month YEAR 7: 4 , 598 square feet at $16.25 = $74, 717.5b or $6,226.46 per m�anth, °; �_�_'" �;; YEAR 8 : 4 , 598 square feet at $16.75 = $77 , 016.5Q or $6,418. 04 per month , ; .c�; `�W�"r`� �.v!� fn4 �i iF Eight Year Total $551,760II.00 �L � .- `` " �< Article II Optional Extenslion �;� LESSOR hereby grants to LESSEE an option to ext�nd the Lease term for `a. period of two years from and after the expiratio of the present term of this Lease. In order to exercise this option, 1LESSEE must give LESS.OR written notice ninety (90) days prior to the ex�iration of the present term of this Lease. All terms and conditions ofl this Lease shall apply_. to the extended term except that LESSOR shall nQt be obligated for any further leasehold improvements; there shall p�ot be any additional options to renew; and the Base Rent shall be as! follows: YEAR 9: 4, 598 square feet at $17.25 = $79, 315.5C� or $6, 609.63 per month YEAR 10: 4 , 598 square feet at $17.75 = 81 614. 5 or $6,801.21 per month Ten Year Total $712 , 690. �0 15 � . ��. � ' ��f� E�iIBIT "B" FMS/27 . page 2 of 4 : 'f;,. �:r� Article III Building Improvd►anen�s .�..<. LESSOR agrees to provide the following building mprovements within four (4) months of the commencement of this Leas�; and LESSOR shall be responsible for all costs incurred for such improvements. Proposed Time Schedule: `;. : , 1. Construction on the relocation of the builc�ing entrance and first floor Common Areas shall be completed. � �� ; � �� 2. Common Areas shall be renovated floor by f oor as tenant��ni,shing �; , is completed. ��A � ,w ,. `� �� ,� 3 . Mechanical services for additional ublic ashrooms shal stalled in 1991. These rooms shall be fini�hed on a floor} t��oor ,,� w. basis as tenant finishing is completed. � x Y S ,' 4. Water service and divertical service for t e wet sprinkler �`s. `• shall be installed during 1991 and finishe� on a floor by flo -f basis as tenant finishing is completed. � ��;�r�� g � � � � ; �_� 5. Insulated, inoperable windows shall be insta led on a floor by fl'o � � .;i`' �� s �,.t,� basis as tenant finishing is completed. ., � _Yt 6. Mechanical systems, electrical systems, an HVAC systems shall be,,`� '� upgraded and/or installed on a floor by floo basis to coincide with ;.; '� tenant finishing. .i .=��a�� t�.� �� ,. Article IV Leased Premises Buildout 'Requirements The LESSOR shall build out tenant suites acc rding to the building specifications expressed herein, and to Exhibi� "A" , space plans which shall be prepared by the LESSOR'S architect and approved by the LESSEE. Construction shall begin within 45 days from the time approved plans are received. The term of this agreement shall comm nce with the completion of the buildout to the satisfaction of the LESS E. 16 i I . � � � , ��#�� EXHIBIT °B° FMS/27 . Page 3 of 4 � , (1) Low Voltaae Wirincr on llth and 12th �'loors Installation of the following types of low voltage wiring on the ,i'lth and 12th."f�loors shall be closely monitored by CIS staff: (a) thin ethernet wiring in each office back to central ,points of service on the floors; . „�� (b) RS-232 wiring to certain locations on ,each floor; �back' to �.�, central points of service on the floo �s; ��"�'� ��,.�- ;�. -� <<_��?: `�� .�� , t ,��; (c) 3-pair telephone wire (6 total wires) in each offi'�e � ck ;to 3"��. the Point of Presence on each floor; '':;. ��A =�Y%< 1�- ,� i '�t'y;: �t� �i a",A; (d) three coaxial cable installations: �: � , '� �; - � � �-. � �� ♦ �: (1) the Institutional Network (video nd data;) ? r�' ?y `� �, 1 �V (2) the CityLink Network (principally data; ) ��t,�� (3) the Subscriber Network (video onl , ) 'x;; ' � �' �; ; � , y Tfi'S' �_ qr�� to be installed by Continental Cablevi�sion at the cost o ; XS� xa��r�r and coordinated by the LESSOR'S contra�tor. Cable service , ��'� w. � �� be terminated on the 8th floor unles�s other City units � ;� _�; programmed for that space. � �:' (2) Electrical Circuit on llth and Po si.bl 12th Floors. Iri'; addition to normal electrical circuitry for lig ting, separate circuits:e,. shall be installed for the Microcomputer Trainp.ng Center, the Network � � Center and the Video Production/Editing Center. n Uninterruptible Power.°_:'�.`�' Supply, to be purchased by CIS, shall be insta led by means of elect- rical strips which shall be plugged into the Un nterruptible Power Sup- ply, and into which the individual pieces of equ'pment shall be plugged. These electrical strips shall be surface-moun ed around the interior perimeter of the room at two different heights, nd shall be in addition to normal circuitry. (3) HVAC on llth Floor. Three "hot spots on the llth floor: the Network Center; the Video Production/Editing C nter; and the Microcom- : ,;:: puter Training Center will require special HV C consideration due to large equipment concentrations. (4) Shelvinq on llth Floor. Built in she�ving shall be installed to the LESSEE'S specifications in the Reference Area, Video Production/- Editing Center, the Network Center and along the exterior and interior of the Equipment Storage Room. 17 , . ��I��. ' EXHIBIT °B" FMS/27 Page 4 of 4 (5) Additional Hard Walls on llth Floo� Two minor hard wall changes shall be made to the LESSEE'S specifications. 1 (6) Licrhtinar on llth and 12th Floors Non-glare ,:�.ighting; to t LESSEE'S specifications shall be installed on the 11th and.:22th" �Floo'rs x '�' � tt�v r# 0,4� � _ M�� t�t .S-£ ,• _ `t �� '-'�#`6 '�`.�r��' '�:� ',C� z�� < �t }Y,; (7) Wall Construction on llth and 12th Floors. 5�8�!� � shee��o�k�� shall be used on all hard wall construction to support wa1T�`fi.�,�cks,�`f`a��r�"�� ' ��.�x��.,�� the installation of Hermann-Miller workstation furnishings'� � �,• ,�„��,,��,�iT �,,� ..��r� �a�(A q- �.:t��•r�e��y a :. : �,��"�� . �� (8) Floor/Ceilina Reauirements on llth Floor. A seale� -�� a� (uncarpeted) floor shall be installed in the Equipment Storag�;, ��,�"�'~�"�'< '�� ished ceiling heights shall be 8 ' 9" in the Video Productio"' '� �� x'�°�. Center and in the Equipment Storage room to accommodate the '' ' °�'�� `� tion, storage and use of 8 ' high scenery flats. ��v, t,�i� :�{1':� � � :, ��;` ; , ;. ��., °� ,;j � ,. (9) Access Control on llth Floor. Access to the llth Floor �: �F= {�# ��ti the elevators and back stairways shall be controllable. r,y �;�,� � �F ,��c.+<< I' ._;F�7#�.. (10) Window Blinds. LESSOR shall, at its own cost and expens � � purchase and install, "mini-blinds" on all windows. .=� � �: t,�� }: Article V On Sight Storage LESSOR shall make available to LESSEE square feet of on-site record storage. Article VI Repainting & Recarpeting Following the fifth year of the term of the lease, LESSOR shall, at the request of the LESSEE, repaint and recarpet any or all of the Leased Premises to the same quality of finish as the original buildout improvements. 18 � I . � ' , � .'. ��r��. EXHIBIT "C^ �'MS/27 .� page 1 of 2 MAINTENANCE SCHEDULE Areas of Service in General: �� Entrances, lobby, corridors, rest rooms, and all occupied tenant.spaces � k � , ,� t, � _� �s LESSOR'S DIITIES AND RE$ppNSIBILITIES: �' r ��-�" �" <�" �� . a ,;�� 3 ;�� t� ��t��, .. The following maintenance operations shall be P��` �} ��`� ``��=��°e�� Sunday through Thursday after 4:30 p,M, ; P�rformed 5 t�n��s�a��aee�� =�v-� � ��iY 3 � `I F : e,� ,�� ,3� it � �. . . � �� -r t t x c General Cleaning: ��< ` s�y�� ' ''�� `�� ,� - "`, xra '•: � �}} � �,>t°��: �S 1. Empty waste receptacles and replace liners; all waste �p',:�� . �� , : ;� to designated area; no waste to be thrown awa�y unless clea�, ;` �� as such or placed on top of waste receptacl�es; ;: , � - 2 . Dust desk to s; �� "�� p papers, personal belongings or office equipm'` � �, ;�°`� not be moved. If papers are left on the desk top, desk top ,; '�e�. ,;'.s�� feather dusted only• � rt {� r�. h� 3 . Empty and damp wipe�ashtrays; - ' � ' z� i a 1 3[ I ' x� 4. Dust telephones, file cabinets, window sills, etc; ' ��,��{� 5. Clean and sanitize drinking fountains; �r�; 6. S ot clean • �` -�• P partition glass; F. �A 7. Spot clean entrance door glass to remove fingerprints; �` 8. Dust all building surfaces within reach (ledges, partitions, etcj ; 9 . Properly arrange furniture in offices upon completion of work; 1�"�L 10. Water plants in main entry, as needed; r,, �, �; 11. Clean all sinks and mirrors in Leased Premi$es. �' �� E � �> ; Floor Care: l. Vacuum all carpeted areas; 2. Dust mop or sweep all hard surface floors; 3 . Damp mop all hard surface floors, as needed; 4 . Vacuum mats. Lavatory Cleaning: 1. Empty waste receptacles; 2 . Clean sinks and chrome fittings with non-abrasive cleansers; y 3. Spot clean metal partitions and walls around sinks and under towel ``' cabinets; 4. Clean and refill non-vending dispensers; 5. Clean mirrors; 6. Clean and sanitize toilets, seats and urinals; 7. Wet mop lavatory floors with a germicidal cleaner. 19 i j . , , �� EXHIBIT °C° . FMS/27 . page 2 of 2. The following maintenance operations shall be performed weekly: ';, .y ' , l. Machine polish (spray buff) all resilient tiled�' floors;:. 2. Wash entrance door glass on both sides; 3 . Dust general and executive office furnishings and horizontal surfaces. ; � j L, The following maintenance operations shall be �erformed monthiy �Y ; < .: Y� t� ��; � ��.� �, n,� a 1. Spot clean walls and doors in general and elxecutive offic�"`��eas��Y; ' � (Spot cleaning is generally, but not exclu5ively, confirie �o� r ��s around door knobs, light switches, push plates, etc. ) ; ��; � ��. ��'��M� u� r�t'; �.�i a 2 . Wash all partition glass; ,� �. �, 3 . Vacuum vents in lavatories; ��-.�, �.,::; 4 . Scrub lavatory floors; � +�, ' "��, ' ;�;. 5. Vacuum clean upholstered furniture. �� '' ,� �.,�, �„�,r.:. � �,, ,:; . ��''a �,��; The following maintenance operations shall be performed quarterl .. -� fF;, �- � , J. � k�' 1. Vacuum ceiling vents in office areas; ��` .� - 2 . Dust office paneling; `,� y�r�;� 3 . Wash all ceramic walls and metal partitions. '= }.; �� ; � ;�`fi ' GENERAL CLEANING AND MAINTENANCE: �� .w,_,�-��. . X +�3�r ,`A.":.'...'��: 1. LESSOR shall provide janitor's closets and maintain them in a neatd�-" " and orderly condition at no cost to the LESSEE; 2 . Police common areas and building sidewalks for debris; 3 . Empty waste receptacles in freight elevator area nightly, Monday through Saturday; 4 . Spot clean carpeting as needed to remove small soiled areas; � 5. Clean carpet annually; 6. Keep fire access exits clean and maintained; 7 . Clean exterior window glass. , 20 l �� , �� Committee Report ' Finance, Management, and Personnel Committee August 5, 1991 ', ,-Additional Items ;_ '��1. Resolution 91-1410 - rescinding C.F. 91-3 and author�zing a lease agreement for an eight-year term with an optional two �,ear extension to house the Division of Risk Management in the Co�nmer.�e Building. `,� (Referred from Council 8/1/91) � , ,_.;: . ,, Referred to Council without recommendation 3-0. ( his resolution appears on the 8/6/91 Council agenda) 2. Resolution 91-1411 - rescinding C.F. 91-790 and authorizing a lease agreement for an eight-year term. with an optional wo-year extension to house the Division of Building Inspection & Des'gn in the Commerce Building. (Referred from Council 8/1/91) Referred to Council without recommendation 3-0. 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