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Northview Center SP 04-020
Memo To: North View Center Project File ~~- ~ ~ ~l a From: Sonya Allen CC: Daunt Whitman, Neil Caldwell (Idaho Electric Signs) Date: 10/15/04 Re: Approved Sign Program for North View Center by Idaho Electric Signs Neil Caldwell (Idaho Electric Signs) submitted a Planned Sign Program Application for North View Center located at the SWC of Main Street and E. Fairview Avenue. This site and previously approved signs existed prior to the current Sign Ordinance. The sign ordinance requires that a Planned Sign Program be applied for with any new sign permit applications when one does not already exist. This letter outlines my review and approval notes of the Planned Sign Program. The number and types of approved signage are as follows: Center /Commercial Signs • One (1) Center Sign is existing on the property adjacent to Fairview Ave. Wall Signs • One (1) wall sign (Advance America) was approved with this sign application. • Future tenant signs will require separate sign permits and must be consistent in design (cabinet style). **All signage must be in compliance with MCC 11-14. • Page 1 ,~-_~Oct. 11. 2004a 12:34PM ~hor Sign ~;184374~No; 8506...._ _P. 2,3 . -'--.-~,L~~ ...~-- ~ CITY OF MER.ID~1' _, ' BtJILDIN'G DEPA1tTMENT 660 r. WaRrlvwor ta, Sse. t50.11fnrldilY,)lD >q~i ~ 1'bo~ i!I'aZ111 / A3~l07.tZ97 COMIV~RCYAY. SIGN ~'~~tM1V~TT APPY.YCATION 1. Legal De~scciption: C.o~_.,, Bloclt~,,,,~, Subdivisionrr /~ ,,,,~_~, 2. Swat Addr'eR~ (ctry wtll osltgn i/'nrw cvuaxra~troA): ~ l'14 / / Ci ~ [E~(~~~R l Q~ A'v 3_ C~wsacr ~ l-t) R I Phont ~QQ ' ~~ " ~ / 4, 5. lrlecaical Coneaactor (ejdejjercRr riloR ergs contractor): _~„" Phonc: lsleretrlca! Cohtrcr~~rur rrtrtst !rave m, eletcerieol llCeraTr ro krwk-rrpJins:ell ary e»d all elsctrical stgrts. 6, Project Name; 7. 1 hereby submit dais Conarnarcisl Sign P'etmit Alsplication to oaosttwet ar iostell: - New c~mtnerbial E,reasputdlnS sign(s). Ntunber of Signs fllumetlatad (must ohreln a16~clrteal petrmit) - Yahte of electrical portion Daly: S Nerov eommcxeial wall sigm(a). Number of signs 1 Iliurrait+aMd (,trust ohmfn lrlasctric:al permit) - Value of caactricta! portion only: S ~(dD'00 Plareraed sign proQrACq, Tlurnbrr of signs ' Conapk*tc Planned Slgr- Progratrt application form R. Value of si s S t~ 8n(~ (exclasrdi„g cost ajin:smlla#otr~ uirod Plans snA leeeiRe•wonu ! subeaie ~~~ ~r , • Comptrrr tcxr ro appear on sign (business s4anne, logo, sus>rrltlas, eto,) including sine ~ lutrerjng arylo (font), • Overotl sign dlrnettsions (lnrfaading base, ~va11 area, background arse) • Conttnaetion rngoerials • Sign and lettoring wlors - inetudc color saml-ICa or palm chips • f!xaot. rCalsd laration of sign un propeny or building, 1n01uds building clcvarionx, property Ilttea ~ any adjacent sidzwalks, dgrts oCway flr+am ca:necr otatrobt,l, landscaping, screening. Comtnents- DECLARATION: l ~ eetity efzyt i have epi~~d flan applieazfoo ia: a true and oorraxt manner /-il ~ otikstidian erdinancoaa will ba eompltee wien whether spseiAed ~~ ~ mot, T'he gn++einffi ota perasalt does sue prauma to glv~ a~uMrity ro violate or c~al'nd sate of local Iaaw regulating eon edam. SignlMiO atOwneror ~.``!~"'~~ Owne+s Authonz~ Agcet ~~G07~'1/'»~/? l azi? r /"P S (~P cS ?awry t77~t GQh~ft/~ i~ ~r. Sign Permit Fre: S ~ J' PI>,nnina ~ finning Approval: lL ~.~.e-/Z '.._, base: ~~`~-S~_~ Building Depamnrnt Approval: _. I 'l'" ~~ ~ • -I~l'rv ~ l ~ ~ ~ F~c~- ~~: • Memo Ta North Vew Center Project File Franc Sonya Allen CC: Daunt Whitman, Neil Caldwell (Idaho Electric Signs) iDa~e: 10/15/04 Ree Approved Sign Program for North View Center by Idaho Electric Signs Neil Caldwell (Idaho Electric Signs) submitted a Planned Sign Program Application for North View Center located at the SWC of Main Street and E. Fairview Avenue. This site and previously approved signs existed prior to the current Sign Ordinance. The sign ordinance requires that a Planned Sign Program be applied for with any new sign pem>;t applications when one does not already exist. This letter outlines my review and approval notes of the Planned Sign Program. The number and types of approved signage are as follows: Center / Commeraal Signs • One (1) Center Sign is existing on the property adjacent to Fairview Ave. Wall Signs • One (1) wall sign (Advance America) was approved with this sign application. Future tenant signs will require separate sign permits and must be consistent in design (cabinet style). **AII signage must be in compliance with MCC 11-14. • Page 1 • f ~ ~ ~ ~~ ~4 a ~~ S Z + ~ m '~ O es ~m p7 C ~; .~ s ~~~ ~ ~~~ ~ ~_ ~~~~ s ~ ~~ a ~~a ~~ ~~~ ~ ~~ $~ ~~' ~ ~ ~ ~~~~ ~~. ~o~~ a m ~--s~s~~ . ~r X ~ ~~ ~~ ~~~~~ ag x ., ~ ~~~~~~~ x ~ < ~ x .- ~; rs v N aD ~ C~ ~~~H@ ~a~~~E €~lBi~ a ~~ ~ Y ~~~ ~ ~N s~~~ ~ U V ~~~~~ ~ ~ Z~w~- ~. ZN x ~~~~~~ ~ ~~ ~b R~~~:~~g < ao ci ci uJ ~ .~ a s ~I ~~ s tp M ~ N e~p ~ Q ~ .. m ~O .~ c0 ~ ~ LL > m 4 e~i ~ M • F ~~ •~~ it • V O s V ~~ ~nl `-r ~~ ~~~ ~~~ ~s~ w ~~ g~ ice i7~ ... .^}S ~~ ~r .fi 8 N (~~ © p P ~ -1 Nf ~P! ti m C'? N C ... C O a ~ N ~- H ... ~. s s • s A • A s s ~. ~~m 3 00 ~ ~' N~ W N i ~g ~~ • a v m 3 D d W 3 C W uie~y y~oN Meridian Road ~ ~ ~~ ~~ A . .. r W E Mike Dougal 212 2t5 235 AD 22fi " S Michael & ~ Vacant Velvet $284 Thatcher Vacant V3C8nt 568 sf 211 $46~' $700 Robert Pyell 926 Sf - 1 40Q Sf Available for + 230 sublease Cheree Harris , z,o t T,-~~: - $~n` 205 204 W 200 232 ~ ut J `' I ~ ~ o sf ~~t I I ,; ' Vacant M Intermoutain f ~ t 1 ~ 1. - LO1 Construction 234 zos ~ Ea & Abatement Koval Rea le 586 Sf Marketing 2nd Floor ;_ _.__ _ -_-__.___.___...___.___.__.._..._._.__.....~__._.___....._.__.__ Z' . ~LV~Ie~.~ S~ Buil~ng 5 Building 4 Btldng 3 Building 2 Bt.~l~ng 1 15~ 17~ 19 21 27 35 3i' . 41 43 Nero Gamine Soolt D'ilaE' Evergreen F~PP~ ~ ~ ~ as ' Hanes ~ ~ Mike Kimball Lund~l Mmoi al , Cora~a ~ Advance t Qe Flelsd~er , g VII ~ 1 ...~..~..1~.1 ~.a51'~ ~ 8[ ~ 4 . . /+,,,; Ca<1bbelc~t (~ 1..1J1 0.,1 r~ Alr~Ca ~r `~~•~fy1 ~I~ ~' Tan ChiropratiC C-~rne Corrlection, Inc, n ~~ 1616 Malian Rd 'fS7 ~ ~ 1619E tat 1st Floor 09/28/04 / 5 ~ ~ EXI-IIBIT C SIGN SPECIFICATION All signs must be pre-approved by Lessor. 2. The center shall provide a monument sign located on the north side of the parking lot between the sidewalk and Fairview St. Tenants are to provide their own vinyl copy and/or logo if desired for use on the sign spaces that are vacant. 3. Tenants shall be permitted to install a building wall sign above their unit. Tenant will be allowed one sign per unit. Signs on upper portion of the building shall be no larger than a 5 '/2' x 10 'h' can sign, and signs attached to the wall over the lower covered walkway shall be no larger than 2 '/z' x 9 'h' 4. Signs are to be internally illuminated and of dimensional materials. Sculptured sign cabinets along with dimensional letters will be allowed with landlord approval. 5. Tenants shall be permitted to install vinyl copy or graphics on entrance doors. 6. All tenants are responsible for permits required for the installation of wall signs as well as the common monument sign, No permits will be applied for without the prior approval of the signs by the landlord. A colored, scaled drawing will be submitted to the landlord. 7. All tenants are responsible for the removal of the wall signs and repair to the fascia (to original color and condition) upon termination of the lease agreement. Northview Center Lease Page 16 ^^ Initials ~ ~ ~-~~ J LEASE Lease of space in : NORTHVIEW CENTER TERMS DEFINED Each reference in this Lease to any of the following terms shall mean: 1.1 Lessor: Lynx Investments, LP c/o Gregory T. Huarte 1.2 Lessor's Address: c/o Prime Property Management 504 E. 45`~ Street #1 Boise, ID 83714-49(19 1.3 Lessee: 1.4 Lessee's Address: 1.5 Building Address: 1.6 Lessee's Floor Space ("Premises': sf -See Exhibit A Floor Plan Date: 1.7 Lease Term: Months Commencing on the Scheduled Term Commencement Date and ending a) Scheduled Term Commencement Date: 1.8 Rent: a) Prepaid Rent due upon execution of this Lease: $ b) Basic Monthly Rent: $ c) Estimated Building Operating Expense: $ d) Estimated Common Area Maintenance Expense: $ e) Security Deposit due upon execution of this Lease: $ TOTAL DUE at Lease signing: $ 1.9 Permitted Uses: 1.10 Declaration of Covenants and Restrictions: 1.11 Limits of Comprehensive Liability Insurance: a) For injury or death to a single person: $1,000,000 b) Per Occurrence: $1,000,000 c) Property Damage: $1,000,000 Attachments Hereto and Incorporated Herein by Reference: Exhibit A -Floor Plan Exhibit B -Lessor's Improvemerrts Exhibit C -Sign Specifications 2004 Northview Center Lease Page 1 Initials • PREMISES AND TERM 2.1 Premises: Lessor hereby leases to Lessee, subject to and with the benefit of the provisions of this Lease, Lessee's Floor Space ("Premises") in the Building extending from the top surface of the subfloor to the bottom surface of the ceiling above but excluding the common stairways, stairwells, hallways, accessways, and pipes, ducts, conduits, wires and appurtenant fixtures serving exclusively or in common other parts of the Building, and if Lessee's Floor Space includes less than the entire rentable area of any floor, excluding also the remainder of the Floor Common Area. Lessee accepts the Premises as is and, except as set forth under Section 4.1 hereof, Lessor shall have no responsibility to construct or pay for any tenant improvements in the Premises. 2.2 Common Areas: Lessee shall have, as appurtenant to the Premises, rights to use in common, subject to reasonable rules from time to time made by Lessor of which Lessee is given notice: a) Building Common Area. The common stairways and accessways, loading docks and platforms and any passageways thereto, and the common pipes, ducts, conduits, wires and appurtenant equipment serving the Premises including the roof membrane and flashings; b) Floor Common Area. If the Premises include less than the entire rentable area of any floor, the common lobbies, hallways, toilets and other common facilities; and c) Land Common Area. Common walkways, interior and exterior window surfaces, sidewalks, and driveways necessary for access to the Building, landscaping and parking spaces or area from time to time maintained on the real property upon which the Building is situated ("Lot's and to the extent from time to time arranged by Lessor, an adjacent real property. Lessee shall neither temporarily or permanently store any materials, supplies or equipment in the Common Areas. 2.3 Lessor's Reserved Rights in Common Areas: Lessor reserves the right from time to time, without unreasonable interference with Lessee's use: a) Building Changes. To install, use, maintain, repair and replace pipes, ducts, conduits, wires and appurtenant meters and equipment for service to other parts of the Building above the ceiling surfaces, below the floor surfaces, within the walls and in the central core areas, and to relocate auy pipes, ducts, conduits, wires and appurtenant meters and equipment included in the Premises which aze so located or located elsewhere outside the Premises, and to expand the building. b) Facility Changes. To alter or relocate any other common facility; provided, however, that substitutions are substantially equivalent or better in quality. 2.4 Parking: Lessee shall be entitled to park in common with other Lessees of Lessor in the parking facilities provided for Lessees of the buildings, subject to Lessor's right to alter, modify or reduce or to change the location of such parking facilities. Lessee agrees not to overburden the parking facilities and agrees to cooperate with Lessor and other Lessees in the use of parking facilities. Lessor reserves the right in its absolute discretion to determine whether the parking facilities are becoming crowded and, in such event, to allocate parking. spaces among Lessee and other Lessees or to otherwise limit the number of parking spaces available for use by Lessee and its employees and invitees. There will be no assigned pazking. 2.5 Term: The Lease Term shall commence on the Scheduled Terrn Commencemem Date, and shall continue until the end of the Lease Term, unless extended pursuant to Section 4.1, and unless sooner terminated as herein provided. In the event that Lessor shall permit Lessee to occupy the Premises prior to the Scheduled Term Commencemerrt Date, such Northview Center Lease Page 2 Initials • • occupancy shall be subject to all the provisions of this Lease. Said early possession shall not advance the termination of this Lease. RENT 3.1 Rent, Monthly Payment: Lessee shall pay Lessor without deduction or offset Monthly Rent, in advance of the first day of each calendar month, for each full calendar month of the Lease Term and for the appropriate fraction of a calendar month at the beginning and end of the Lease Term. Lessee agrees to pay Lessor at the address provided in Item 1.2 above or at such other place or to such other person as Lessor may designate. 3.2 Rental Taz; Costs and Expenses: Lessee shall pay when due taxes levied or assessed against Lessor by reason of this Lease on the rental or any other payment required to be made hereunder whether said taxes are assessed solely on the rental payment hereunder or joirrtly with other rentals collected pursuant to law or ordinance existing or hereafter enacted (other than taxes levied on the net income to lessor derived herefrom as part of a state or federal income tax law applicable to lessor's income generally) and all costs, expenses and attorneys' fees paid as incurred by Lessor in connection with the imposition, contest, or collection of the foregoing. 3.3 Additional Rent: Lessee shall reimburse Lessor, as additional rem, in the manner and at the times provided below, for Lessee's proportionate share of any increase in Building Operating Expenses and Common Area Maintenance Expenses (as hereinafter defined) incurred by Lessor. Lessee's proportionate share of such Building Operating Expenses shall be based upon Lessee's gross rentable area of the Premises divided by the total gross rentable area in the Building and/or Buildings (Project) for those Tenants receiving similar services. Lessee's proportionate share of Common Area Maintenance Expenses shall be based upon Lessee's gross rentable area of the Premises divided by the total gross rentable area in the Building and /or Buildings (Project). The estimated Building Operating Expenses and Common Area Maintenance Expense for the calendar year in which this Lease commences are shown in Item 1.8 (c) and (d), respectively, of page 1 of this lease agreemem. Lessor shall credit to Lessee against each other Building Operating Expenses and/or Common Area Maintenance expenses which fall below the estimated amoums shown in Item 1.8 (c) and (d), respectively. In no event shall the basic monthly rem be less than that specified in Item 1.8 (b) as adjusted by cost of living increases per Section 3.1 (a). a) Building Operating Expenses shall mean the sum of all expenses incurred by Lessor in connection with the operation, managemem, repair and maintenance of the building(s) including but not limited to heating and air conditioning equipmem, elevators, rubbish and snow removal, window cleaning, utilities, janitorial service including common areas as defined in Section 2.2 (a) and (b), to the extent that such expenses are reasonable in kind and in amoum, including all real property taxes (as hereinafter defined) imposed upon or with respect to the building(s) and associated parking and related improvements, and all fire and extended coverage and other insurance covering the building(s). Building(s) operating expenses shall be proportioned among the tenants of the building(s) receiving similar services based on square footage. Lessor may, in addition to any other remedy, impose a reasonable charge for excess usage of building(s) facilities and services which express usage is occasioned by greater than normal usage of utilities or by use of the premises. b) Common Area Maintenance Expense shall mean the sum of all expenses incurred by Lessor in connection with the operation, management, and maintenance of all parking lots, driveways, landscaping, streets and perimeter berms to the extent such expenses are reasonable in kind and arnoum, including any governmental surcharge, fee or assessment imposed with respect to the parking facilities, to the extern paid by Lessor and not passed on to users of said parking facilities. Maintenance Expenses shall include, without limiting the generality of the foregoing, utilities, materials and supplies, salaries, wages and other expenses incurred with respect to maintenance, gardening, landscaping, repaving, repainting, cleaning, trash removal, security and fire protection, and an amount equal to ten percent (10%) of all such expenses to cover Lessor's administrative and overhead expenses. Executive salaries, general overhead and depreciation of improvemems shall not be included in the foregoing expenses. Northview Center Lease Page 3 Initials c) Real Property Taxes shall mean all real estate taxes, special and extraordinary assessments and other governmental levies, together with any tax, license fee or other levy, however denominated, on or measured by gross or net rentals received from the rental of space. Real Property Taxes shall not include any franchise, estate, inheritance, succession, capital levy, net income or excess profits taxes imposed upon Lessor. If, however, Real Property Taxes are withdrawn in whole or in part of any substitute tax is made therefore, such tax shall for the purpose of this Lease be considered a Real Property Tax regardless of how denominated or the source from which collected. Real Property Tax shall also include all expenses reasonable incurred by Lessor in Seeking reduction by taxing authorities of real property taxes applicable to the Building and/or Buildings (Project). 3.4 Calculation and Payment: Prior to, or shortly thereafter the commencement of each calendar year, Lessor shall give Lessee a written estimate of Lessee's share of the Building Operating and Common Area Maintenance Expense increases for the ensuing year or portion thereof. Lessee shall pay such estimated amount to Lessor in equal monthly installments, in advance. Within ninety (90) days after the end of each calendar year, Lessor shall furnish to Lessee a statement showing in reasonable detail the actual Building Operating and Common Area Maintenance Expenses incurred by Lessor during such period, and the parties shall within thirty (30) days make any payment or allowance necessary to adjust Lessee's estimated payment to Lessee's actual proportionate share as shown by such annual statement. Any amount due Lessee shall be credited against Installmeirts next coming due under paragraph 3.3. Lessee or its representatives shall be entitled to examine Lessor's books and records pertaining to such costs upon reasonable advance written notice to Lessor. ff at any time during any calendar year of the Lease term the Real Property Taxes (as herein defined) applicable to the Building(s) or the land and/or the rates for any utilities services are increased to a rate(s) or amount(s) in excess of the rate(s) or amount(s) used in calculating the estimated Building Operating Expenses and Common Area Maintenance Expenses for such calendar year, Lessee's estimated share of the Building Operating Expenses and Common Area Maintenance Expenses increase shall be increased for the month in which such increase becomes effective and for succeeding months by Lessee's Percentage of such expenses. Upon receipt of notice of such increase in rate or amoutrt, Lessor shall give Lessee written notice of the amount of estimated amount of increase, the month in which effective, and Lessee's monthly share thereof. Lessee shall pay such increase to Lessor as part of Lessee's monthly payments of estimated Building Operating Expenses and Common Area Maintenance Expenses as provided in subparagraph above, commencing with the moirth in which effective. 3.5 Proration First and Last Year: If the first or the final Lease years shall contain less than twelve moirths, the additional rent payable under Section 3.3. and 3.4 for such Lease years shall be prorated. Lessee's obligation to pay additional rent for the final Lease year shall survive the expiration of the term of this Lease. 3.6 Late Charges: Lessee hereby acknowledges that late payment by Lessee to Lessor of rent or other sums due hereunder will cause Lessor to incur costs not contemplated by this Lease, the exact amount of which will be extremely difficult to ascertain. Such costs include, but are not limited to, processing and accounting charges, and late charges which may be imposed upon Lessor by terms of any mortgage or trust deed covering the Premises. Accordingly, if any monthly rent, additional rent or any other sum due from Lessee shall not be received by Lessor or Lessor's designee within ten (10) days after that said amount is due, then Lessee shall pay to Lessor a late charge equal to (10%) percent of such overdue amount monthly until such overdue amount is paid. The parties hereby agree that such late charges represern a fair and reasonable estimate of the cost that lessor will incur by reason of the late payment by Lessee. Acceptance of such late charge by the lessor shall in no event constitute a waiver of Lessee's default with respect to such overdue amount, nor prevent Lessor from exercising any of the other rights and remedies granted hereunder. 3.7 Security Deposit: The Security Deposit deposited by Lessee with Lessor shall be held by Lessor as security for the faithful performance of Lessee of all the terms, covenants, and conditions of this Lease to be kept and performed by Northview Center Lease Page 4 Initials • Lessee during the term hereof. If Lessee defaults with respect to any provision of this Lease, including, but not limited to the provisions relating to the payment of rent, lessor may (but shall not be required to) use, apply or retain all or any part of this Security Deposit for the payment of any rent or any other sum in default, or for the payment of any amount which Lessor may spend or become obligated to spend by reason of Lessee's default, or to compensate Lessor for any other loss or damage which Lessor may suffer by reason of Lessee's defauh. If any portion of said Deposit is so used or applied, Lessee shall, within five (5) days after written demand therefor, deposit cash with Lessor in an amount sufficient to restore the Security Deposit to its original amount and Lessee's failure to do so shall be a default under this Lease. Lessor shall not be required to keep this Security Deposit separate from its general funds, and Lessee shall not be ernitled to interest on such Deposit. If Lessee shall fully and faithfully perform every provision of this Lease to be performed by it, the Security Deposit or any balance thereof shall be returned to Lessee (or, at Lessor's option, to the last assignee of Lessee's interest hereunder) within thirty (30) days following expiration of the Lease Term. In the event of termination of Lessor's inerest in this Lease, Lessor shall transfer said Deposit to Lessor's successor in interest and Lessor shall thereupon be released by Lessee from all liability for the return of said Deposit; and Lessee agrees to look solely to the new Lessor for the return thereof. ALTERATIONS/CONSTRUCTION 4.1 Lessor's Improvements: The Lessor shall not be required to make any alterations, improvements or additions in or about the Premises unless, and only to the extent, specifically listed on Exhibit "B" hereto. Completion. In the event Lessor is so required to improve the Premises as listed on Exhibit "B," Lessor agrees to use due diligence to have the Premises ready for occupancy on or before the Scheduled Term Commencement Date. In case of delays due to inclement weather, governmental regulation, unusual scarcity of or inability to obtain labor or materials, labor difficulties, casualty, acts of God, or other causes beyond Lessor's reasonable control, the Scheduled Term Commencement Date and the Lease Term shall be extended by days without liability on the part of Lessor. If the Premises are not ready for occupancy at the end of said extension, Lessee's sole right shall be to terminate this Lease, and Lessor shall in no case be liable for failure to have the Premises ready for occupancy. 4.2 Lessee's Alterations; Trade Futures: a) The Lessee shall not make any alterations, improvements, additions or utility installations (including power panels) in or about the Premises without the prior approval of the Lessor in writing. If consented to by the Lessor, those alterations, improvements, additions or utility installations shall be performed at the sole cost and expense of the Lessee in compliance with all applicable statutes, ordinances and regulations. Upon expiration of the term of the Lease, they shall be considered a part of the Building and remain therein unless the Lessor shall request their removal, in which event they shall be promptly removed by the lessee and the Premises replaced in substantially the condition existing on the date of the commencement of the term of the Lease. b) Trade fixtures, equipment or other personal property which are installed in the Premises by the Lessee and are not affixed to the walls, ceilings, floors or other part thereof shall remain the property of the Lessee and, providing that the Lessee is not in default in performance of this Lease, they may be removed by the lessee at any time during the term of the lease. 4.3 No Liens: Lessee shall within five (5) days after the attachment of any lien or claim of lien pay and discharge or secure the release from the Building and/or the Lot of any lien or claim of lien arising out of or in connection with construction work by or for the account of Lessee; and Lessee shall promptly indemnify Lessor from and against all loss, cost, damage, injury or expense in connection with any such lien or claim of lien, including, without limitation, reasonable attorneys' fees. Northview Center Lease Page 5 Initials SERVICES AND REPAIRS 5.1 Interruption: There shall be no rental abatement. Lessor shall not be liable for interruption of any service due to accident, making of repairs, alterations or improvements, unusual severe weather, unusual difficulty or inability in regulations, or other causes beyond Lessor's reasonable control. 5.2 Trash Service, Rubbish and Snow Removal: Lessor shall designate a contractor or agent for the removal of trash, rubbish and snow from the Premises. Such contractor or agent shall not be under the direction or control of Lessee. Lessee shall deposit all rubbish in the manner and location designated by Lessor. Lessee agrees not to overburden the rubbish facilities and to cooperate with Lessor and other Lessees in the use of these facilities. If Lessor determines that Lessee's use of the rubbish facilities is excessive, then at Lessor's option, Lessee shall contract for, be responsible for, and bear the expense of all of Lessee's trash and rubbish removal. Lessor shall have the right to designate the location and size of containers used to collect Lessee's trash and rubbish. 5.3 Maintenance and Repair: Lessee shall keep the Premises in good order and repair, including (without limitation) replacement of broken window glass and door glass, irrespective of cause, and all mechanical and utility systems exclusively serving the Premises, except Lessor shall keep and maintain all heating and air conditioning systems which serve the Premises, in good order and repair. Lessee agrees that Lessor has made no representation or warranty concerning lessor's performance of the upkeep and maintenance of the heating and air conditioning systems. Lessor shall, in good faith, maintain the heating and air conditioning systems, but Lessor shall have no liability for damages arising from failure or stoppage of heating or air conditioning service to the Premises due to weather, governmental regulations, scarcity or inability to obtain labor or materials, labor difficulties, casualty, acts of God, or other causes beyond Lessor's reasonable control. LESSEE'S COVENANTS 6.1 Service and Utilities: (Enter "X" in each space for each item to be provided by Lessor as part of this Lease.) Electricity HVAC and Preventative Restroom Supplies Gas Maintenance thereof CAM Janitorial and Supplies Water Lights, Tubes, Ballast Frequency and replacement thereof Other (Specify) Lessor shall have no liability and this Lease shall not be terminated nor shall the rent be abated for failure of such utilities and services for any reason which are beyond Lessor's reasonable control. If any such services are not separately metered and charged to lessee, Lessee shall pay a pro rata proportion, as part of operating expenses, based on rentable area, of all charges jointly metered or charged with other Premises. Lessor further reserves the right to install separate meters for any public utility servicing the Premises for which a meter is not preseirtly installed, in which event Lessee shall make payments when due directly to the public utility involved. If separate meters are installed by Lessor, the cost, deposit and installation shall be at Lessee's expense. If Lessee uses water service which is not separately metered to lessee for other than restroom purposes, the resulting increased monthly water charge may, at the option of the Lessor, be charged to Lessee. Lessee obligates itself to use such means as are reasonably available to it, and as may be directed by Lessor to conserve energy if it does not interfere with the normal business operations of Lessee. Lessee furthermore agrees to notify Lessor in advance should Lessee anticipate that the use and consumption of any one or more utilities in the Leased premises will substantially and regularly exceed that normally furnished by Lessor, or that Lessee will regularly require such utilities, heating and/or air conditioning at times other than Normal Business Hours, in which event Lessor may at his option install special equipment at Lessee's expense to accommodate such excess energy use. In the event that Lessee Northview Center Lease Page 6 Initials installs heat generating equipment such as electronic copiers, data processing equipment and./or computers which result in excessive heat loads on the building air-conditioning system, Lessor reserves the right to install additional air- conditioning equipment at Lessee's sole cost and expense. In any event, Lessee shall reimburse Lessor for the additional energy usage, as determined by separate metering as provided in the foregoing paragraph and/or by calculated usage at prevailing rates computed on a monthly basis. 6.2 No Sublease or Assignment: Without on each occasion obtaining a prior written consent of Lessor, Lessee shall not assign this Lease, or make any sublease (any purported assignment or sublease without such consent shall be void and shall be default hereunder.) Lessee shall reimburse Lessor promptly for reasonable legal and other expenses incurred by Lessor in connection with any request for such a consent. Consent to any such assignment or subletting shall not relieve or release Lessee of Lessee's responsibilities under this Lease unless specifically agreed to in writing by Lessor and shall not constitute consent to any subsequently proposed assignment or subletting. 6.3 Indemnity: The Lessee agrees that it will, at all times, indemnify, defend and save and keep the Lessor harmless from and against all actions, costs, expenses, damages, counsel fees and loss of or injury to any person or property of every kind in or on the leased Premises or Common Areas arising from Lessee's use and occupancy of the Premises or from any act, fault, negligence, act or omission of the Lessee, its agerrts, employees, invitees, or persons with whom it has a contractual relationship notwithstanding joitrt, concurrent, or comparative liability that may be imposed on Lessor by law. Lessee agrees to pay or cause to be paid to the Lessor, on demand, any such sum or sums as the Lessor may be required to pay as aforesaid. 6.4 Comprehensive Liability Insurance: Lessee shall keep and maintain with insurance carriers acceptable to Lessor, Comprehensive Liability Insurance applying to the activities of Lessee in and in connection with the Premises, with limits of liability of not less than the amounts set forth in Section 1.11 hereof, for injury to or death of a single person, per occurrence, and for property damage. Lessee shall fiunish Lessor annually with a certificate of such insurance which shall name Lessor and any mortgagee of the Lot and/or Building, as additional Insureds and shall provide for non-cancellation and non-modification without thirty (30) days prior written notice to Lessor and said mortgagee. Failure on the part of the Lessee to renew such insurance at least thirty (30) days prior to the expiration date thereof, from time to time, shall constitute an event of Default equivalent to a failure to pay and installment of Monthly Rent due hereunder. 6.5 Insurance: Lessor shall maintain insurance on the Building (excluding any fixtures and items installed or paid for by Lessee which Lessee is entitled to or required to remove, which insurance Lessee shall provide) against damage by fire and the perils now specified in the most current standard extended coverage endorsement in an amount equal to at least ninety percent (90%) of replacement cost of the Building as determined by Lessor, exclusive of excavations and foundations. 6.6 Insurance Subrogation: Any insurance carried by either party with respect to the Premises and property herein or occurrence thereon shall include a clause or endorsement denying to the insurer right of subrogation against the other party to the extent rights have been waived by the insured prior to occurrence of injury or loss. Each party, notwithstanding any provisions of this Lease to the contrary, hereby waives any rights of recovery against the other for injury or loss due to hazards covered by insurance containing such clause or endorsement to the extent of the injury or loss covered thereby. 6.7 Signs: Lessee shall not, without prior written consent of Lessor (a) paint or place any signs on the Premises or anywhere on or in the Building or (b) place any curtains, blinds, shades, awnings, aerials or flagpoles, or the like, in the Premises or anywhere on or in the Building visible from outside the Premises. Lessor reserves the right to disapprove of signs, curtains, blinds, shades, and awnings on wholly aesthetic grounds. Lessee shall pay the expenses involved in the erection of any sign and obtaining a permit therefor. Lessee warrants that it shall obtain all necessary permits prior to erecting any such sign and the Lessee shall remove said sign and any curtains, blinds, shades, awnings, aerials or Northview Center Lease Page 7 Initials flagpoles or the like on the termination of this Lease. Attached and incorporated by reference is Exhibit "C" providing for specifications, colors, and materials for signs or other obstructions referred to in this paragraph. 6.8 Entry and Inspection: Lessee shall permit Lessor and Lessor's ageirts to examine the Premises at reasonable times, and if Lessor shall so elect, to make any repairs or replacements Lessor may deem necessary. Lessor may show the Premises to prospective purchasers and Lessees during normal business hours without unreasonable interference with Lessee's use of the Premises. 6.9 Permitted Uses: Lessee shall use the Premises, Lot and/or Building for the Permitted Uses consistent with the Declaration of Covenants and Restrictions and any supplement thereto. Lessee agrees to kcep the Premises at all times free from dogs, cats, and any other pets which may prove objectionable to other Lessees or to Lessor. Lessee agrees not to commit, or allow to be committed, waste on the Premises, not to injure, overload or deface the Premises, the Lot of the Building, nor to permit any auction sale, storage of inflammable fluids or chemicals, nuisance, or the emission of any objectionable noise or odor in the Premises, nor to permit any use of the Premises which is offensive or liable to invalidate or increase the premiums for any insurance on the Building or its conteYrts or liable to render necessary any alteration or additions to the Building. Lessee shall comply with all laws, ordinances, orders or regulations of any public authority for any use made by Lessee, and Lessee shall procure all licenses and permits so required for such use. Lessee shall not irrterfere with the quiet enjoyment of other Lessees in the Building, nor shall Lessee undertake any activity or pursue any practice likely to result in picketing of the Building of any part thereof. CASUALTY AND TAKING 7.1 Termination or Reconstruction: If during the Lease term, the Premises, Building or Lot, or any substantial part thereof are damaged materially by fire or other casualty thereto, or receive compensable damage by reason of anything lawfully done under color of public or other authority, this Lease shall terminate at Lessor's election by written notice given thirty (30) days after the casualty or taking has occurred. In case of damage to or taking part of the Premises, (a) if the remainder is insufficient for use of Lessee's purposes, or (b) in case of such damage or taking if the time needed to do the construction work necessary to put the premises or such remainder in proper condition for use and occupation is reasonable estimated by Lessor to exceed six (6) months, or (c) Lessor does not commence within sixty (60) days after the damage or the surrender of the part taken, and proceed with reasonable diligence, to do such work, Lessee's sole right shall be the option to terminate this Lease, without penalty, by notice given to Lessor within thirty (30} days after the right to terminate arises, and in the event of such acquisition or taking, Lessee shall have no right or interest in any monies or other consideration paid to Lessor; and Lessee, upon request by Lessor, agrees in such event to execute a release of this Lease and of all interests in and rights of possession of the Premises. In the event of a ternination by Lessor or Lessee hereunder, Monthly Rent and Additional Rent shall be apportioned as of the date the right to terminate arises. If in any such case the Lease is not so terminated, a just proportion of the rent according to the nature and extent of the injury shall be abated utrtil the Premises (or in the case of taking what may remain thereof), excluding any fixtures or items installed or paid for by Lessee which Lessee is ertitled or required to remove pursuant hereto, shall have been put by Lessor into proper condition. In case of a taking which permaneirtly reduces the area of Lessee's Floor Space, a just proportion of the Monthly Rent shall be abated for the remainder of the Lease Term, and Lessee's Share of Operating Expenses and Lessee's Share of Imposition shall be adjusted as determined by Lessor. Northview Center Lease Page 8 Initials • 7.2 Lessor Reserves Compensation: Lessor reserves all rights to compensation for damages to the Premises, the Building, the Lot and the leasehold hereby created, accruing by reason of exercise of eminent domain or by reason of anything lawfully done by public authority. DEFAULT 8.1 Events of Default: The occurrence of any of the following events shall constitute an Event of Default on the part of Lessee: a) Vacation or abandonment of the Premises; b) Failure to pay any instalhment of Monthly Rent or other monies due and payable hereunder, said failure continuing for a period of three (3) days after written notice of such Default. c) Defauh in the performance of any of Lessee's covenants, agrcemems or obligations hereunder, said Default (except Default in the payment of any installment of Morrthly Rent, or other monies) continuing for thirty (30) days after written notice thereof from lessor to Lessee; d) A general assignment by Lessee for the benefit of creditors; e) The filing of a voluntary petition in bankruptcy by Lessee, the filing of a voluntary petition for an arrangemem, the filing of a petition voluntary or involuntary, for reorganization, or the filing of an involuntary petition by Lessee's creditors, said involuntary petition remaining undischarged for a period of sixty (60) days; f) Receivership, attachmem, or other judicial seizure of substantially all of Lessee's assets on the Premises, such attachment or other seizure remaining undismissed or undischarged for a period of sixty (60) days after the levy thereof. 8.2 Lessor's Remedies: a) Damages. In the event of any such Default by Lessee, then in addition to any other remedies available to Lessor at law or in equity, Lessor shall have immediate option to terminate this Lease and all rights of Lessee hereunder by giving written notice of such invention to terminate. In the event that Lessor shall elect to so terminate this Lease then Lessor may recover from Lessee: i) the worth at the time of award of any unpaid rent which has been earned at the time of such termination; plus u) the worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award exceeds the amount of such rental loss Lessee proves could have been reasonable avoided; plus iii) the worth at the time of award of the amount by which the unpaid rem for the balance of the Term after the time of award excedds the amount of such rental loss that Lessee proves could be reasonable avoided; plus iv) any other amoum necessary to compensate Lessor for all the detriment proximately caused by Lessee's failure to perform his obligation under this Lease or which in the ordinary course of things would be likely to resuh therefrom; plus v) such reasonable attorneys' fees incurred by Lessor as a result of such Default, and costs in the evem suit is filed by Lessor to enforce such remedy; and Northview Center Lease Fage 9 Initials vi) at Lessor's election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable law. The term "Rent," as used herein, shall be deemed to be and to mean the Monthly Rent, Additional Rent and all other sums required to be paid by Lessee pursuant to the terms of this Lease. As used in subparagraphs (i) and (ii) above, the "worth at the time or award" is computed by allowing interest at the rate of ten percent (10%) per annum. As used in subparagraph (iii) above, the "worth at the time of award" is computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award, plus one percent (1 %). b) Re-entry. In the event of any such default by Lessee, Lessor shall also have the right, without terminating this Lease, to re-enter the Premises and remove all persons and property from the Premises; such property may be removed and stored in a public warehouse or elsewhere at the cost of and for the account of Lessee. c) Election. In the event of the vacation or abandonment of the Premises by Lessee or in the event that Lessor shall elect to re-enter as provided in paragraph (b) above or shall take possession of the Premises pursuanrt to legal proceeding or pursuant to any notice provided by law, then if Lessor does not elect to terminate this Lease as provided in paragraph (a) above, then Lessor may from time to time without terminating this Lease, either recover all rental as it becomes due or relet the Premises or any part thereof for such term or terms and at such rental or rentals and upon such other terms and conditions as Lessor in its sole discretion may deem advisable with the right to make alterations and repairs to the Premises. In the event that Lessor shall elect to so relet, then rentals received by Lessor from such reletting shall be applied; first, to reasonable attorneys' fees incurred by Lessor as a result of such Default, and costs in the event suit is filed by Lessor to enforce such remedies; second, to the payment of any indebtedness other than Rent due hereunder from Lessee to Lessor; third, to the payment of any cost of such reletting; fourth, to the payment of costs of any alterations and repairs to the Premises; fifth, to the payment of Rent due and unpaid hereunder; and tbe residue, if any, shall be held by Lessor and applied in payment of future rent as the same may become due and payable hereunder. Should that portion of such rentals received from such reletting during a~ month, which is applied by the Payment of Rent hereunder, be less than the Rent payable during the month by Lessee hereunder, then Lessee shall pay such deficiency to Lessor. Sueh deficiency shall be calculated and paid monthly. Lessee shall also pay to Lessor, as soon as ascertained, any costs and expenses incurred by Lessor in such reletting or in making such alterations and repairs not covered by the rentals received from such reletting. d) Termination. No re-entry or taking possession of the Premises by Lessor pursuant to this Article shall be construed as an election to terminate this Lease unless a written notice of such intention be given to Lessee or unless the termination thereof be decreed by a Court of Competent jurisdiction. Notwithstanding any reletting without termination by Lessor because of any Default by Lessee, lessor may at any time after such reletting elect to terminate this Lease for any such Default. 8.3 Right to Cnre: In addition to the foregoing remedies a~ so long as this Lease is not terminated, lessor shall have the right but not the obligation to remedy any Default of Lessee and to add to the Monthly Rerrt payable hereunder all of Lessor's reasonable costs in so doing, with interest at the maximum amount permitted by law from the date of such expenditure until the same is repaid. 8.4 Remedies Cumulative: The riglrts, privileges, elections and remedies of Lessor in this Article VIII are cumulative and not alternative, to the extent permitted by law and except as otherwise provided herein. Northview Center Lease Page 10 Initials • MISCELLANEOUS 9.1 Holding Over: Should Lessee, or any of its successors in irrterest, hold over the Premises, or any part thereof, after the expiration of the Term of this Lease, unless otherwise agreed in writing, such holding over shall constitute and be construed as tenancy from month to month only, at a rent equal to the Monthly Rent, plus fifty percent (50%). This inclusion of the preceding sentence shall not be construed as Lessor's permission for Lessee to hold over. 9.2 Surrender: Upon the expiration of the Tenn or early termination thereof, Lessee shall promptly surrender the Premises in good and clean condition, and remove any signs, fixtures, or equipment and improvements to be removed by Lessee as provided in Section 4.2 hereof. 9.3 Notices: Whenever any notice, approval, consent, request or election is given or made pursuant to this Lease it shall be in writing sent by certified mail, return receipt requested or registered mail, or it shall be delivered personally. Notices and payments shall be addressed to Lessor's address and Lessee's address or to such other address as may from time to time be specified by prior notice. 9.4 Successors and Assigns: The obligation of this Lease shall run with the land, and this Lease shall be binding upon and inure to the benefit of the parties hereto and their respective successors and assigns, except that only the Lessor Warned herein shall be liable for obligations accruing before the begicu>ing of the Lease Term, and thereafter each successive owner of the Premises shall be liable only for obligations accruing during the period of its ownership, said liability terminating upon termination of such ownership and passing to the successor in ownership. 9.5 Limitation of Lessor's Liability: The obligations of Lessor under this Lease do not constitute personal obligations of the individual partied, directors, officers partners or shareholders of Lessor, or its successors or assigns, and Lessee shall look solely to the real estate that is the subject of this Lease and to no other assets of the Lessor, or its successors or assigns, for satisfaction of any liability in respect to this Lease and will not seek recourse against the individual parties, directors, officers, partners or shareholders of Lessor, or its successors o assigns, or any of their personal assets for such satisfaction. 9.6 No Waiver: The failure of Lessor or of Lessee to seek redress for violations, or to insist upon the strict performance of any covenant or condition of this Lease, shall not be deemed a Waiver of such violation nor prevec~ a subsequent act, which would have originally constituted a violation, from having all the force and effect of an original violation. The receipt by Lessor of Monthly Rent, Additional Rent or other monies due hereunder with knowledge of the breach of any covenant of this Lease shall not be deemed a Waiver of such breach. 9.7 Severability: If any term of this Lease, or the application thereo>y to any person or circumstances shall, to any extent, be invalid or unenforceable, the remainder of this Lease, or the application of such Term to persons or circumstances other than those as to which it is invalid or unenforceable, shall not be affected thereby, and each Term of this Lease shall be valid and enforceable to the fullest extent permitted by law. 9.8 Estoppel Letters: Lessee agrees from time to time within fifteen (15) days of receipt of written request by Lessor, to execute, acknowledge and deliver to Lessor a statement in writing certifying that (a) this Lease is unmodified and in full force and effect, (b) Lessee has no defenses, offsets or cournerclaims against its obligations to pay the Monthly Rent and other monies hereunder and to perform its other covenazrts under this Lease, or (c) if there haven't been any modifications that the Lease is in full force and effect as modified and stating the modifications and, if there are any defenses, offsets, counterclaims, or defaults, setting them forth in reasonable detail, and (d) the dates to which the rent has been paid and the amount of any Prepaid Rent. Any such statement delivered pursuant to this Section 9.8 may be relied upon by a prospective purchaser, or mortgagee or encumbrancer of the Premises or any prospective assignee of any mortgage or encumbrance upon the Premises. A sample of such statement commonly referred to as an "Estoppel Letter" is attached as Exhibit D and incorporated by reference herein. Northview Center Lease Page 1 I Initials 9.9 Attornment: Lessee shall, in the event any proceedings are brought for the foreclosure of, or in the event of exercise of the power of sale under any mortgage or deed of trust made by tn~ Lessor, its successors or assigns, encumbering the Premises, Building or LaR, or any part thereof, or in the event of temvnation of the Ground Lease, if any, and if so requested, attom to the purchaser upon such foreclosure or sale, and recognize such purchaser as the Lessor under this Lease. 9.10 Subordination: The rights of Lessee hereunder are and shall be subject and subordinate to the lien of any mortgage or mortgages, or the lien resulting from any other method of financing or refinancing, now or hereafter in force against the Premises, Building or Lot, and to all advances made, or hereafter to be made upon the security thereoi, provided, however, that notwithstanding such subordination, so long as the Lessee herein is not in Defauh under any of the terms, covenaxrts and conditions of this lease, neither this Lease nor any of the rights of Lessee hereunder shall be terminated or subject to termination by any trustees' sale or by any proceeding or action in foreclosure. If the mortgagee, trustee or holder of any Mortgage or Deed of Trust elects to have Lessee's interest in this Lease be superior to any such instrument, then by notice to Lessee from such mortgagee, trustee or holder, this Lease will be deemed superior to such lien, whether this Lease is executed before or after such Mortgage or Deed of Trust. Lessee will give notice to any mortgagee trustee or beneficiary of a Deed of Trust (hereinafter collectively referred to a "Holder") whose address shall have been furnished to it whenever notice is given to Lessor by Lessee hereunder and no such notice to the Lessor will be effective unless also given to any Holder. In the event any proce~ings are brought for foreclosure, or in the event of the exercise of the Power of Sale under any Mortgage or Deed of Trust made by Lessor covering the Premises, or in the event any mortgagee obtains possession of the property by deed in lieu of foreclosure, or in any other such similar matter, the Lessee at the request of any such mortgage or purchaser upon any such foreclosure or sale will attonn to the Holder, or the purchaser, and recognize the Holder or purchaser as the Lessor under this Lease. If requested, Lessee agrees to execute whatever documentation may be required to further effect the provision of this Section. If the Lessee shall fail at any time to execute and deliver such documentation as may be requested by Lessor, the Lessor, in addition to any other remedy, may execute such documentation as the attorney in fact of the Lessee, and the Lessee hereby appoints irrevocably Lessor as attorney in fact for that purpose. In the event of any Default on the part of Lessor, Lessee will give notice by registered or certified mail to any Holder whose address shall have been furnished it, and shall offer such Holder a reasonable opportunity to cure the Default, including time to obtain possession of the Premises by Power of Sale or a Judicial Foreclosure, if such should prove necessary to effect a cure. 9.11 Exemption: Lessee hereby agrees that Lessor shall not be liable for injury to Lessee's business or any loss of income therefrom or from damage to the goods, wares, merchandise or other property of Lessee, Lessee's employees, invitees, customers, or any other person in or about the Premises or the Building, whether such damage or injury is caused by or results from fire, steam, electricity, gas, water or rain, or from the breakage, leakage, obstruction or other defects of pipes, sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures. Lessor shall not be liable for any damages arising from any act or neglect of any other Lessee, if any, of the Building. 9.12 Recordation: This Lease will not be recorded, but the parties agree at the request of either, to execute a Short Form lease for recording, containing the names of the parties, a legal description of the Premises, and the Term of the Lease. 9.13 Captions: The Captions inserted in this Lease are for convenience only and do not define, limit or otherwise describe the scope of intent of this Lease or any provision hereof nor affect the irrterpretation of this Lease. This Lease and the exhibits hereto contain all agreements of the parties with respect to any matter mentioned herein or therein. No prior agreement or understanding pertaining to any such matter shall be effective. This Lease may be modified in writing only, signed by the parties in interest at the time of the modification. Northview Center Lease Page 12 ^ ^ Initials • M Submission of this Lease for examination does not constitute a reservation of or option for the Premises. The Lease becomes effective as a Lease upon execution and delivery by both Lessor and Lessee. 10.1 Special Provisions: Special Provisions of this Lease numbered 11.1 through are attached hereto and made a part hereof (If none, so state in the following space). IN WITNESS THEREOF, the parties have executed one or more copies of this Lease on the day and year first above written. 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