HomeMy WebLinkAboutContract 56131 DocuSign Envelope ID:41 EA34E9-2E59-4305-99E4-DCA270El31 499
RETAIL LEASE CSC No.56131
e
DEFINITION OF LEASE TERMS
*See attached Lease Provisions pp.1-8,Shopping Center Rules&Regulations pp.Rules-1 and 2,&Exhibits A,B, C,E&F.
LANDLORD: TOWN CENTER MALL,L.P.
TENANT: CITY OF FORT WORTH SUITE: #1338
TENANT TRADE NAME: FORT WORTH PUBLIC LIBRARY
TENANT GUARANTOR:
BUILDING: LA GRAN PLAZA ADDRESS: 4200 SOUTH FREEWAY
FORT WORTH, TX 76115
TERM: ONE-HUNDRED AND TWENTY (120)months
COMMENCEMENT DATE("Commencement Date"): Upon completion of construction and acceptance of premises by Tenant but no
later than October 1,2021.
RENT COMMENCEMENT DATE: Upon completion of construction and acceptance of premises by Tenant but no
later than October 1,2021.
MINIMUM RENT: $2.00 ANNUALLY
SECURITY DEPOSIT: NONE
TENANT ADDRESS: 500 W.3rd St. Fort Worth,TX 76102
PHONE: DRIVERS LICENSE:
FAX: DL State:
MOBILE SSN:
EMAIL: FEDERAL TAX ID:
Notice to Tenant at the address above via U.S. Mail,whether received or not shall be deemed sufficient notice under this Agreement.
Tenant shall notify Landlord in writing of any changes to its address or email account.
LANDLORD ADDRESS: (FOR RENT PAYMENTS): (FOR ALL OTHER PURPOSES):
TOWN CENTER MALL,L.P. TOWN CENTER MALL,L.P.
PO BOX 4737 2720 NORTH POST OAK, SUITE 500
HOUSTON, TX,77210-4737 HOUSTON, TX 77024
SPECIAL PROVISIONS
Tenant agrees to the following rent schedule:
From Month 1 the minimum rent shall be$2.00 annually, adjusted annually by the Consumer Price Index
("CPI") Section 39 of the Lease and said escalations shall not exceed 3%annually.
Landlord and Tenant agree to the NNN fees of$8.00 annually w ith"CR" escalations,not to exceed 3%
annually.
TENANT: CITY OF FORT WORTH LANDLORD: TOWN CENTER MALL,
L.P.
bunw Rcunl,7a{G
By: Date: A.g7,2021 By: GRUPO ZOCALO, LP
Dana Burghdoff
Assistant City Manager °°`"sq�mny:
Y 9er ffMPF";t Corrpany for Landlord
CONTRACT COMPLIANCE MANAGER 3otb274EB11o4BE...-----
By: _
By signing, I acknowledge that I am the person responsible for the monitoring (Signature)
and adrrinistration of this contract,including ensuring all performance and Michael T Pari za
reporting requirements. By:_ ---
(Print Name&Title)
Name: 7/29/2021
AssistantJba Director-syst id,Se is 1.130,2021 :
Title: Date: DK1 Late ----
APPROVED AS TO FORM AND LEGALITY:
By: Date: Aug4,2021
Tho
s Royce Hansen
Assistant City Attorney �p0!°FORraa
ATTEST: 9/.°o °°°O��Id
�—° %
uR Date: Aug9,2D21 dO8 ° d
Ronald P. Gonzales — 4a �° °o�r� OFFICIAL RECORD
Interim city secretary Qd °°°°°°°°° a CITY SECRETARY
nEXA`ob�
Form 1295:2021-719185 Contract Authorization:M&C:21-0246 FT.WORTH, TX
L
DB Tenantlnitials
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LEASE PROVISIONS
THIS LEASE("Lease")is made by and between LANDLORD and TENANT. In consideration of the mutual covenants and agree mentshere inset forth,and any
other consideration,Landlord leasesto Tenant and Tenant leasesfrom Landlord the Premises(as defined below).
1. ADDITIONAL LEASE TERMS:The following terms apply to this Lease:
1.1. PREMISES.The Premises is a portion ofthe Shopping Centercontaining approximately 2,828 square feet,situated substantially in the location outlined in
Exhibit"A",together with the non-exclusive rights to the Common Area as hereinafter provided.
1.2. RENT.
(a) Minimum Rent(Sec. 4.2): Minimum Rent is payable in equal monthly installments, in advance,due and received on the first day of each calendar
month. The first such installment is due and Payable on execution hereof.
(b) Percentage Rent Rate(Sec. 4.3): Intentionally Deleted.
(c) Monthly Percentage Breakpoint(Sec. 4.3):Intentionally Deleted.
1.3 NET LEASE OBLIGATION. Underthis Lease,commonly known asa"triple net lease,"Landlord shall receive the Minimum Rent free and clearofany
and all other impositions,taxes,liens,chargesorexpensesofany nature whatsoever in connection with the ownership and operation ofthe Premises. In addition
to the Minimum Rent,Tenant shall pay all taxes,impositions,insurance premiums,common area operating and maintenance charg es,security costs,and other
charges,costs and expenseswhich arise or maybe contemplated underany provision ofthisLease(collectively"Additional Rent"). In the event Tenantfailsto
pay Additional Rent,Landlord shall have the same rights and remedies available as when Tenant fails to pay Minimum Rent.
1.4. TAXES,INSURANCE AND COMMON AREA COSTS: Tenant's Pro Rata Share ofthe Taxes,Insurance Premiums,and Common Area Costsis estimated
to be$17,901.24+Taxes$4,326.84+Insurance$395.92 forthe first year(payable in monthly installmentsof$1,491.77+Taxes$360.57+Insurance$32.991
subject to adjustment as provided in Section 4.10 and 4.11 (Taxes),Section 4.12(Insurance),and Section 5.4(Common Area Costs).
1.5 PRO MOTIONALIMARKETING FUND: Intentionally Deleted.
1.6. PERMITTED USES:Tenant isgrantecithe non-exclusive right to use the Premises,underthe Tenant Trade Name,solely for operating a Free public library
which will allow for free checkout of books,DVDs,CDs and other material,free public programs,free computer use,free community gathering space(Primary
Use).Tenant may charge and accept feesfor printing,scanning and taxing services,if ava i lable,and feesfo r booksthat are not returned.The Tenant is permitted
to have its own policies regarding the restrictionsoffood and beverageswithin the Premisesand within the Common Area at timeswhen Tenant isconducting
free public programs. However,nothing in the Lease orin Tenant'suse,occupancy,orope ration withinthe Premisesshall impair,impede,restrict,limit,orprohibit
the Landlord orothertenantsofthe Mail from selling,serving,distributing,orcontractingto sell,serve,or distribute alcoholic beverageswithin the Mall.Tenant
shall be granted the permission to use the Landlord's Common Area forfree public programswhich could include,but are not limitedto Children'sStory Times
Musicians/Concerts,Entertainers,Crafts/STEM programs(generally betweenfour(4)to eight(8)programs peryear)in the mall common area,asdetermined by
Landlord.Tenant agrees to work with management on space reservations and further agreesto promote the events using the name"La Gran Plaza"in all
advertising If any conflict shall develop between Tenant and Landlord orany othertenantwith respect to any matterrelating to thissection,Landlord shall be the
solearbiterofsuchconflictanditsdecisionshallbebindingonTenant,andLandlordshallincurnoliabilitytoTenantasaresultthereof. Landlord'sdelayorfailure
to notify Tenantofnon-permitted use shal I not constitute any wa iverof Landlord's rights nor permission forTenant to conductsuch use. Nothing herein shall be
construed as granting Tenant any exclusive right to conduct the Permitted Uses in the Shopping Center.
2. SHOPPING CENTER AND PREMISES.
2.1. SHOPPING CENTER. Exhibit"A"sets forth the general layout of the Shopping Center but is not a warranty,representation or agreement on the part of
Landlord thatthe ShoppingCenterwill be orcontinue to be asindicatedon Exhibit"A",and nothing in Exhibit orthis Lease Iimitsby implication Landlord's right
to construct or alter the Shopping Center. Landlord reserves the right,from time to time,to change the name of the Shopping Center,to make changes in the
buildings,Common Area and otherimprovements,and to eliminate oradd to any improvementsor buildings in the Shopping Center,including,but not limited to
the Common Area and the Parting Area,provided there isno material impairment to ace essto the Premises.
2.2. CONSTRUCTION AND ACCEPTANCE OF PREMISES. The Pre miseshave been orwiII be constructed in accordance with the provisions ofExhibit"C".
By occupying the Premises,Tenant will be deemed to have accepted the same and to have acknowledged that the Premises fully complies with Landlords
covenants and obkigationshereunder,except as maybe otherwise expressly provided in Exhibit"B"and"C". Tenant will complete Tenants Work and open for
business in the Premiseson or before the Commencement Date.Occupancy ofthe Premises by Tenant priorto the Commencement Date will be subject to all of
the terms and provisions ofthis Lease,except only those requiring the paymentofRent. Except foranyLandlord' Work,the Premises isleasedto Tenant in"AS-
IS.WHERE-IS"condition and without warranty of any kind,expressed orirrplied,except as may be herein otherwise expressly provided.
2.3. EXCLUSIONS AND RESERVATIONS. The airspace over and above and the subsurface below the Premises and the Shopping Center is specifically
excluded from the Pre misesand reserved unto Landlord. Landlord reservesthe use ofthe exteriorwallsand roofofthe Pre misesand the rightto install,maintain,
use,repair and replace pipes,ducts,conduits and wires leading through the Premises and serving other parts ofthe Shopping Center.
3. TERM. The Term ofthis Lease shall begin on the Commencement Date and continue for the length of the Term,unless soonerterminated as provided
hereinafter.
3.1 Fiscal Funding Out. In the event no funds or insufficient fundsa re appropriated by City in any fiscal period torany payments due hereunder,Tenant Will
notify Landlord of such occurrence and the Lease shall terminate on the last day of the fiscal period for which appropriations were received without penally or
expense to the Tenant of any kind whatsoever,except asto the portionsof the payments herein agreed upon for which funds have been appropriated.
3.2 Provided Tenant is not in defau it underany te rms,covenants,or conclifions ofthe lease at the time it notifies Landlord of its exercise ofthe option and upon
written verifiable proof from agency(to be listed)that the library program will be terminated,Tenant shall have the option to terminate the lease in itsentirety
effective afterthe third(3rd)yearofthe lease term and any day after("Early Termination Date")by notifying Landlord in writing,not Iessthan eight(8)months prior
to the Early Termination Date.
4. RENT AND OTHER PAYMENTS
4.1. PAYMENTOFRENT Rent will accrue hereunderfrom the CommencementDate,andwill be payable to Landlord without deduction,setoff,priorno fice or
demand at Landlord's Address for Payment of Rent orto any other place designated by notice given by Landlord to Tenant Landlord and its manager will not
accept cash payments. Tenant agreesto pay by check,ETF,ACH,cashier's check,or certified funds,and Landlord may change orrestrict these optionsin its
sole discretion.Landlord acceptscredit card payments,and said creditcard payment shall be subjectto a convenience fee aspermitted by applicable law. In the
event Tenant remits payment to Landlord deemed by a banking institution to be insufficient fundsTenant shal I thereafter pay Landlord by money order,cashier's
check or certified funds only.
4.2. MINIMUM RENT. Tenant covenantsand agreesto payto Landlord the Minimum Rent in monthly installments,in advance,in the amountsas specified in
Section 1.2(a)above inckudingany chargesand late fees,subjectto adjustment upon determination ofthe Premises actual square footage by Landlord'sagent.
Ifthe Commencement Date isnot the first day ofa cakendarmonth,the Minimum Rent forthat month will be prorated based upo nthe numberofdays remaining
in such month.
4.3. PERCENTAGE RENT Intentionally Deleted.
4.4. DEFINITION OF GROSS SALES. Intentionally Deleted.
4.5. STATEMENT OF GROSS SALES. Intentionally Deleted.
4.6. SALES RECORDS. Intentionally Deleted.
4.7. AUDIT. Intentionally Deleted.
4.8. SECURITY DEPOSIT Intentionally Deleted.
4.9. TAXES. Tenant shall be liableforall taxeslevied orassessed against personal property orfixtures placed by Tenant in the Premises. Ifanysuchtaxes
areassessed against Landlord or Landlord's property,Landlord may pay the same,anclTenant shall upon demand,reimburse Landlord therefor.Likewise,if any
taxing authority assess a tax on rent(simikarto a sakes tax or gross receiptstax),Tenant shall be liable forall such tax eskeviedorassessed,and Landlord may
pay the same,and Tenant shall upon demand,reimburse Landlord therefor.Any claim arising against Tenant by Landlord under this provision shall be assessed
interest at fifteen percent(15 k)peryearuntil satisfied.
4.10.TAXES ON THE SHOPPING CENTER. For purposes of this Lease,the term"Taxes"meansand includesall taxes,assessments,waterand sewer rents
and other govemmental impositions,Ieviesand chargesof every kind and nature whatsoever,general and special,ordinary and extraordinary,foreseen and
unforeseen,and each and every installment thereof,which will ormay during the Lease Term,be levied,assessed orimposed against,orbecome due and payable
ora lien upon,oranse in connection with the use,occupancy orpossession of,or growdue and payable out of,orfor,the Shopping Centerorany partthereof,or
any land,buildingsorotherim prove mentstherein,including the reasonable expenses and costs of any tax protests and challenges,but excluding,however,any
franchise,estate,inheritance,gift,succession,capital levy,transfer,income orexcessprofitstaxes imposed upon Landlord.Tenantwill payto Landlordin monthly
installments,on the same dates as and in addition to the Minimum Rent and othercharges prescribed in this Lease,an amount equal to one-twelfth(1/12th)of
Tenant's Pro Rata Share ofTaxes,as estimated by Landlord in good faith from time to time foranticipated increases in the amount ofTaxes.Assoonaspracticable
afterthe close of each cakendaryearduringthe Lease Term,Landlord willfumish a statement in writing to Tenant specifying the actual amount due by Tenant for
Tenant's Pro Rata Share of Taxes. Ifthe total ofthe monthly paymentstheretofore made by Tenant underthisSection forsuch yea rexceedsthe actual amount
due,then the excesswill be applied pro rata asa credit on the monthly installmentsthereaftercoming due. Ifthe total of the monthly paymentstheretofore made
by Tenant underthisSection forsuch yearis less than the actual amount due,any such deficiency will be due and payable by Tenant to Landlord within ten(10)
days afterTenant'sreceipt ofsuch statement. Ifthe Premises is separately assessed,then notwithstanding the provisions set forth in Section 4.9,Tenant's Pro
Rata Share ofthe Taxes-will be the amount ofsuch separate assessment. During any yearwhich iskess than a full Tax year,Tenant'sPro Rata Share of Taxes
will be prorated.
4.11.INSURANCE. For purposes of this Lease,the term"Insurance Premiums"meansand inckudesthe premiumsand otherchargesforall insurance policies
maintained by Landlord for or with respect to the Shopping Center or any partthereof,or any land,buildings or other improvements therein,including,wilhout
Tenant Initials
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limitation,fire and extended cove rage,public liability,property damage,boiler,rental Iossand other insurance in forma ndamount deemed necessary by Landlord.
Tenant will pay to Landlord,in monthly installments,on the same dates as and in addition to the Minimum Rent and otherchargesprescri bed in this Lease,an
amount e qua Ito one-twelfth(1/12th)ofTenanfsPro Rata Share of Insurance Premiums,as estimated by Landlord in good faith from time to time for anticipated
increases in the amount of Insurance Premiums. Assoon as practicable afterthe close ofeach calenclaryearcluring the Lease Term hereof,Landlord wilifumiEh
a statement in writing to Tenant specifying the actual amount due by Tenant with respect to Tenant'sPro Rata Share of Insurance Premiums. Ifthe total ofthe
monthly paymentstheretofore made by Tenant underthisSection forsuch yearexceedsthe actual amount due,then the excesswill be applied pro rata asa credit
on the monthly installmentsthereaftercomingdue. Ifthe totaIofthe monthly paymentstheretofore made by Tenant underth is Section torsuch year is less than
the actual amount due,any such deficiency will be due and payable by Tenant to Landlord within ten(10)days afterTenanfs receipt of such statement. For
purposes hereof,premiums paid for insurance policies having policy years which do not coincide with calendar years will be prorated,and total premiums for
policies issued for more than one yea rwi I I be prorated equally overthe numbe rofyears ofthe term of such policies,regardless of differences in prem iu m amounts
actually paid duringanyparticularyearoryearsofsuchterm. During any part ofthe Lease Term which is less than a full policy year,Tenant'sPro Rata Shae of
Insurance Premiumswill be prorated.
4.12.PROMOTIONAL/MARKETING FUND. Intentionally Deleted.
4.13.ADDITIONAL RENT. Wherever this Lease requiresTenantto make any paymentto Landlord in additionto Minimum Rent,such payment will be deemed
to be Additional Rent and all remediesapplicableto the non-payment of Minimum Rent wi I I be applicablethereto. The term"Rent"includes any amounts payable
to Landlord underthis Lease.It is the intention ofthe partieshereto that this Lease shall not be terminable forany reason by Tenant and that Tenant shall in no
event be entitled to any abatement of or reduction in M inimu m Rent orAdditional Rent payable under this Lease,except as expressly provided herein. The
covenants of Landlord and Tenant hereunder are independent,except that Tenant's performance of its obligations under this Lease shall be a condition to
Landlord's performance under this Lease. Any present orfuture law to the contrary shall not alter this agreement of the parties.
4.14.LATE FEE. If Rent is not received by Landlord on orbefore the fifth(5th)day ofany month,Tenantshall pay Landlord a late fee equal to fifteen percent
(15 k)of the cumulative amount of Rent due,including Minimum Rent and all other amounts payable by Tenant under this Lease,including any charges and
previously assessed late fees,which shall be paid by Tenant to Landlord immediately upon written notice from Landlord.Failure by Tenant to make immediate
payment ofthe delinquent Rent plusthe Iatefee shall constitute an Event of Default which shall be in addition to the immediate Event of Default created by failing
to pay Rentwhen due assetforth in Section 22(a)ofthis Lease. Thisprovision,expressly,doesnotrelievetheTenant'sobligationto pay Rent onthefirstofeach
month and is not a waiver by the Landlord to require payment on the first(1�)day of each month.
4.15 INTEREST ON LATE PAYMENTS. Otherremedieshereundernotwi[hstanding,ifany installment of Rentisnot received by Landlord onorbefore thetenth
(1 01h)day ofthe month forwhich it sclue,orifany payment ofAdditional Rent orotherpayment by Tenant pursuant to thisLease isnot received by Landlord on
or before the tenth(10r")clayofthe month next followingthe month in which Tenant was invoiced,then any such paymentwill bearinterest until paidatthe lesser
of(i)eighteen percent(18 k)perannum or(ii)the maximum lawful rate perannum,which amount will constitute Additional Rent hereunder.
4.16. FAILURE TO PAYRENT ON TIME. If Tenant fails in two(2)consecutive monthsto make any payment for Rent within ten(10)daysafterthe due date,
Landlord in orderto reduce itsadministrative costs,may require,by giving written notice to Tenant,that Minimum Rent payments be paid quarterly and in advance
instead of monthly and/orthat all future Rent payments be made on or before the due date by,wire transfer,cashier's check,or money order or othercertited
funds and/orthatthe delivery of Tenant's personal orcorporate checkwill no Iongerconstitute a payment of Rent as provided in thisLease.In the event Tenant
remitsany Rent payment to Landlord deemed by a banking institution to be insufficient funds Landlord may,by giving written notice to Tenant thereafter require
Tenantto pay Renton orbefore the due date bywire transfer,cashier'scheck,ormoney order orothercertifiedfunds and/orthat the delivery of Tenant's personal
o rco rpo rate checkwi 11 no longer constitute a payment of Rentas provided in this Lease. Any acceptance ofa Rent payment in theform ofa personal orcorporate
checkthereafterby Landlord will not be construed asa subsequent waiver ofsaid rightsorrequirements.The provisionsofthissection shall be in addition to any
other rights and remedies accruing pursuant to Article 23 below,or any otherterm,provision or covenant of this Lease.
4.17.TENANT'S PRO RATA SHARE. Tenant's"Pro Rata Share"meansa fraction,then umerator being the Premises square footage,and the denominator
being the Shopping Center'stotal leasable square footage,exceptashereinafterprovided.Forchargesandassessmentswhich do not apply totheentire Shopping
Center(such as,for example but not for limRation,taxes separately assessed against certain portionsofthe Shopping Cente r)the denominatorwillexclude the
portionsofthe Shopping Centernot subject to such chargesand assessments. A determination by Landlord'sagent will be conclusive asto all square footage
measurements.
5. COMMON AREA.
5.1. COMMONAREA. CommonAreaisthatpartoftheShoppingCenterdesignatedbyLandlord,fromtimetotime,forthecommonuseofalltenants,including,
among otherfacili[ies,parking areas,private streets and alleys,landscaping,curbs,loading areas,sidewalks,mallsand promenades(enclosed orotherwisel
lighting facilities,drinking fountains,meeting rooms,public toilets,and the like,but excluding space in buildings(now or hereafterexisting)designated for rental
forcommercial purposes,asmay exist from time to time.Tenant itsemployeesand customers,and when duty authorized pursuant to the provisionsofthis Lease,
its subtenants,Iicenseesand concessionaires,have the non-exclusive right to use the Common Area asconstitutedfrom time to time,such use to be in common
with Landlord,other tenants in the Shopping Center,and other persons permitted by Landlord to use the same. Tenant will not solicit business or display
merchandise within the Common Area,or distribute handbills therein,or interfere with the rights of other persons to use the Common Area. Landlord may
temporarily close any part ofthe Common Area forsuch periods of time as maybe reasonably necessary. Landlord reservesthe right to grant to third persons
the non-exclusive rightto crossover and use the Common Area.Landlord may designate other property outside the boundaries ofthe Shopping Centerto become
part ofthe Common Area,and may make changes in and to the Common Area,including,without limitation,exits,parking spaces,p arcing area orthe direction of
the flow oftraffic. Landlord may change from time to timethe climensionsand location ofthe Common Area,aswell asthe dimensions,identity and type ofany
buildingsin the Shopping Center,and to construct additional buildingsoradditional storieson existing buildingsor other improvementsin the Shopping Center,
including,but not limited to fire e9anding buildings orldosks Landlord may lease orlicense space within the Common Area to otlhertenants,licensees,occupardA
carts,ldosks, or any otheruse that Landlord deems reasonable. Landlord hasno duty to prevent orattemptto prevent,or to terminate any usage ofthe Common
Area or the Pak ng Area by picketers,protesters,public action groups,orotherpersonsadvocatingany cause,whetherorno t such usage is permitted bylaws.
5.2. PARKING AREA DESIGNATION,LOADING TRUCKS. Parting Area is that part of the Shopping Center designated by Landlord,from time to time,for
parking. Landlord may from ti meto time substitute forany Parking Area otherareas reasonably accessible to the tenantsof the ShoppingCenter,which areas
maybe elevated,surface or underground. Landlord may designate specific parkng areason which Tenant and Tenant'sAgents may ormay not park,provided
in the Iattercase that Landlord makesavailable adequate alternative parking. Tenant willfumish to Landlord upon request a complete list of license numbersof
all automobiles owned o rope rated by TenantorTenant'sAgents,and Tenant agreesthat if any such vehicles are at any time p arked in any part ofthe Shopping
Centerotherthan the specified areasdesignated forthem,Tenant will pay,as Additional Rent andupon demand,the applicable daily chargeforsuch parting as
established by Landlord,in itssole discretion and from time to time.Tenantwill not load orunload any trucksor permit any trucks serving the Premises,whether
owned by Tenant ornot,to be loaded orunloaded in the Shopping Center,except in areasand at such times specifically designated by Landlord and this Lease.
Tenant shall be permitted to load and unload trucks serving the premises on the loading dock Area 4 as described on Exhibit"A":Shopping Center Layout.
5.3. OPERATION OF COMMON AREA. Landlord is responsible forthe operation,management,and maintenance ofthe CommonArea consistent with other
similarly situated shopping centers located in the general geographic vicinity of the Shopping Center. Landlord may select a person or entity to maintain and
operate any of the Common Area if Landlord determines that the best interests of the Shopping Centerwill be served by having any of the Common Area m
maintained and operated. Landlord may negotiate and enter into a contract with that person orentity on such termsand conditions as Landlord deems reasonable
and proper.
5.4. COMMON AREA COSTS. In addition to Rent and other charges,Tenant will pay to Landlord the Tenant's Pro Rata Share of Common Area Costs.
"Common Area Costs"means all costs and expenses of every Idnd and nature paid or incurred by Landlord during the Lease Term in operating,managing,
equipping,lighting,repairing,replacingand maintainingthe Common Area,including,without limitation,costsofsnow removal,resurfacing andrestripingthe
Parting Area;repainting,cleaning,sweeping,and otherjanitorial services,purchase,construction,and maintenance of refuse receptacles;interior landscaping in
theenclosedmallarea;plantingand landscaping;directional signsandothermarkers;carstops; Iighting and other utili[ies;maintenance,repairandreplacement
ofthe roof above any Common Area;maintenance,repairand replacement of utility systems,includingwater,sanitary and storm sewer I inesand otherutility lines
pipesand conduits;drainagesystemsserving the ShoppingCenter,rental cha rgesfo r machinery and equipment used in operation,maintenance and repairofthe
Common Area,installing,operating and maintaining Shopping Center identification signs,premiumson public liability and pro party damage insurance,costsof
personnel to implement all of the foregoing,including wages,all Taxes and benefits,personal property Taxes;feesfor required Iicensesand permits suppliesi
operation ofloudspeakersand any otherequipment supplying music to the Common Area;and anallowanceto Landlord forl-andlord'ssupervision oftheCommon
Area in an amount equalto fifteen percent(15 k)of the total of all Common Area Costs(but Common Area Costswill exclude the cost of equipment properly
chargeable to capital account and depreciation ofthe original cost of constructing,erecting and installing the Common Area and excluding property Taxes
insurance and utilities). Landlord may cause any orall of said servicesto be provided by a third-party contractor or contractors(which may be an affiliate of
Landlord). In the event that any expenses vary based upon occupancy,they shall be adjusted asthough the Shopping Centerhad been 85 k occupied and
Landlordwere supplying all servicesto all portionsofthe Shopping Centerduring the entire calendaryear.In no eventwill Tenant'sPro Rata Share of Common
Area Costs, plusitsPro Rata Share of Insurance Premiumsand Taxes be Iessthan the amount specified in Section 1.4above.Tenant will make such payments
to Landlord on demand,atintervalsnot more frequent than monthly. Landlord may,at itsopt ion,make monthly orotherperiodic charges based uponthe estimated
annual Common Area Costs payable in advance but subject to adjustment to actual Common Area Costs afterthe end ofeach cale ndaryearduring the Lease
Term. Upon notice to Tenant ofsuch adjustment,Tenant will pay to Landlord the amount ofany deficiency,orl-andlord will refunclorapply asa credit to future
rent,at Landlord'selection to Tenant the amount of any excess,asthe case maybe.Notwithstanding anythingto the contrary contained in this Lease,in no event
shall Common Area Costs include any of the following: (1)costs of correcting any noncompliance of the Shopping Center or any part thereofwith applicable
governmental requirements as of the date of mutual execution of this Lease,(2)cost for which Landlord is reimbursed,receives a credit or is otherwise
compensated(otherthan tenant reimbursements for Common Area expenses),(3)rent or other amounts payable under any ground lease or master lease,or
interest,amortization o rothe r repayment of indebtednessorcosts,fees,points orotherexpensesin connection with any financing or refinancing of all orany pad
of the Shopping Center,(4)so called"capital items'or"capital expenditures'which,in accordance with generally accepted accounting principles are not fully
chargeable to current account in the yea rthe expenditure is incurred,(5)costs of correcting defects in the initial design orconstruction ofthe Shopping Centeror
any expansion thereof orany expenses resulting from inferiorordeficient wodananship(6)any costs relating to Hazardous Mate dais,(7)the cost of any structural
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repairs or replacements or repairs or replacements to the roof,unless caused by Tenant;(8)costs of repair or restoration required due to casualty damage or
condemnation and Landlord iscompensated by insurance orcondemningparty,provided Landlord has maintained the insurance required underthisLease,(9)
the cost ofany resurfacing of the parking areas dud ngthe initial ten(10)years ofthe Lease Term,(10)reservesfor anti cipatedorun anticipated future expensesi
provided that Landlord's reasonable estimate of actual anticipated common area expenses may include the reasonable contingency for unanticipated future
expenses notto exceed five percent(5 k)of the actual estimatedcommon area expenses(11)interest or penalties incurred as a result of Landlord'sfailureto
pay any bill as it shall become due or costs resulting from the negligence orwiIlfuI misconduct of Landlord,its employees,agents and/orcontractors;(12)costs of
leasing any item which if purchased,ratherthan leased,would be excluded from common area costs pursuant hereto,(13)any amount paid to any corporation or
other entity related to Landlord or to them a na gin g agent of Landlord which is in excess of the amount which would have been paid in the absence of such
relationship,(14)costs related to the operation of Landlord as an entity rather than the operating of the Shopping Center(including,without limitation,costs of
formation of the entity,internal accounting,legal matters and/or preparation of tax returns)or costs associated with marketing orseIIing the Shopping Center or
any interest therein,or converting the ShoppingCenterto a differentform of ownership,(15)I easing commission s,attorneys fees,costs and disbursements,and
other expenses(including,without limitation,advertising and marketing costs)incurred in connection with leasing,renovati ng,or improving space forte nantsor
other occupants or prospective tenants or occupants of the Shopping Center or development of other properties,or costs(including,without limitation,permit,
license,and inspectionfees)incurred in renovating or otherwise improving or decorating,painting or redecorating space forte n ants or other occupants orvacant
space,(16)costs of any services sold to tenants or other occupants for which Landlord is entitled to be reimbursed by such tenants or other occupants as an
additional charge orrentaI over and above the basic rent and escalations payable underthe lease with such tenant or other occupant,and costsassociati ng wilh
valet parking(including,without Iimitati on,wages and other expenses),(17)exceptfora reasonable administration fee,not to exceed fifteen percent(15 k)ofthe
total Common Area Costs,fees,costs or expenses relating to management,administration or supervision of all or any part of the Shopping Center(in duding,
without limitation,individuaIcompensation or other expenses with respect to officers,executives or on-or off-ate management or ad min istrative personnel of
Landlord,orthird partiesengaged by Landlord to provide such services,or any othercosts orexpenses relating to administrative,bookkeeping,accounting,
management or si mi la rse rviceso r functionswith respect to the Shopping Center),but excluding property taxes,insurance and utilities,(18)any depreciation or
amortization ofthe buildingofwhichthe Premisesisa part or otherbuildingsand improvementswithin the Shopping Center,(19)purchase,installation,repairsor
maintenance ofany monument,pylon or other sign which does not include any Tenant signage but does include signage of other tenants or occupants of the
Shopping Center,(20)advertising or marketing costsforthe Shopping Center,whetherornotforthe Shopping Centerasa whole or individual tenants;a nd(21)
expenses in connectionwith servicesorotherbenefitsof a type provided to some but notalltenantsornot available to Tenant,such as(by way of illustration and
not in limitation)HVAC expensesand garbage removal(if Tenant ismaintaining itsown trash dumpsterat Tenant'sexpense and not using the Shopping Center's
HVAC or dumpster).
5.5. TENANT AUDIT. Tenant may,after advance written notice,inspectand auditLandlord'sbooksand recordswith respect to this Lease,including Common
Area Costs, at Landlord's corporate office,during normal business hours. If the audit disclosesan error in Landlord's favor,Tenant shall immediately pay the
deficiency to Landlord. Ifthe audit disclosesan errorin Tenant'sfavor,Landlord shall immediately refund orcreditthe Rent in the amount ofany excess payment,
and ifsuch error is more than ten percent(10 k)ofTenantspro rata share of Common Area Costs,Landlord shall reimburse the reasonable costs ofsaid audit,
not to exceed$1,000.00. In no event shall Landlord be obligated to permit inspection of its records by anyauditingfirm or individual being paid based on sums
recovered by Tenant as a result of the inspection. Tenant shall use only a Certified Public Accounting Firm to perform said audit,and Tenant,its employeesi
agentsand auditoragreethat all information obtainedfrom the auditshall be kept confidential.Tenantshall havethisrightto Auditforup to three yearsafterthe
expiration of this Lease.
6. UTILITIES AND SERVICES
6.1. UTILITIES. Tenant will be solely responsible for,and promptly pay,all charges for electricity(including Tenant's Pro Rata Share of the actual costs
associatedwith the production of heated and chi lledwaterprovidedforuse in the Premises),water,gas,heat,telephone service,intemetservice,sewage service
and all otherutilitiesorservices used on orfumishedto the Premises,andwillsave and holdl-andlord harmlessfrom anycharge orliabilityforsame. Any tenant
that shares utility meterwith anothertenant(s),shall pay itsallocated share ofthe charges associated therewith.
6.2. INTERRUPTIONS. Landlord will not be liable forany interruption whatsoeverin utility servicesand no such interruption will constitute an eviction or
disturbance ofTenanfs use and possession ofthe Premisesorgrant Tenant any rightof set-off or recoupment. In the event of interruption of utility services
furnished by Landlord(ifany),Landlord will use reasonable diligenceto restore such service in any circumstance in which such interruption iscaused by Landlords
fault.
7. LANDLORD'S OBLIGATIONS. Landlord isresponsible forthe operation,management,and maintenance ofthe Common Area,asdescribed herein.
8. IMPROVEMENTS.Landlord shall,at itsexpense,install improvementsdescribed in"Exhibit C"astherein provided.All other i mprovementsto the Premises
shall be installed at Tenant's sole expense and only in accordance with written plansand specifications and by contractors pre-approved,in writing,by Landlord.
9. RELOCATION.Landlord may relocate Tenant to a space the same size orlargerandthe Minimum Rentshall remain thesame regardlessofthe size ofthe
newspace. The costsof preparing the newspace shall be paidby Landlord,however,the expensesof moving Tenant's property intothe newspace shall be paid
by the Tenant. The Tenant shall have the rightto approvethe suitability ofthe newspace and Tenant'sapproval shall not be unreasonably withheld. Landlord
shall provide Tenant not Iessthan sixty(60)days notice of any relocation. Landlord may also relocate or renovate the Common Areas in itssole discretion,
without any obligation to Tenant.
10. USE OF PREMISES(a)Tenantwill use the Premisesforthe purpose set forth in Section 1.6 only.Tenant shall not use oroccupythe Shopping Centerior
any purpose which in Landlord'ssole discretion sunlawful,dangerous,immoral,unseemly,offensive,orotherwise undesirable,permitthe maintenance ofany
nuisance,disturb the quiet enjoyment for all ofthe Shopping Center,emit offensive odors or conditions into other portions of the Shopping Center oruse any
apparatuswhich mightereate undue noise orvibrations.Tenantshall not permitanythingto be done whichwould increase any insurance rateson the Shopping
Center or its contents,and ifthere isany increase,then Tenant agreesto pay such increase promptly upon demand therefor by Landlord,however,any such
payment shall not waive Tenant'sdutyto comply with this Lease. Landlord and any agent thereofdoesnot represent or warrant that the Premises or Shopping
Centerconformsto applicable restrictions,ordinances,requirements,orothermattersthat may relate to Tenant'sintended use,orwith respect to the presence
on,in or near the Premises or Shopping Center of hazardous substances,biological matter(including,but not limited to,mold,mildew and fungi)or materials
which are categorizedashazardousortoxic.Tenant must satisfy itselfthat the Premises maybe used asTenant intends by independently investigating all matterss
related to its intended use.
(b)Tenant covenantsand agrees that it shall continuously,actively,diligently and uninterruptedly throughout the Term(i)operate and conduct the businessfor
the use and trade name referenced in Section 9(a)above within the entire Premises in a reputable manner in conformity with the highest standards of practice
prevailing among merchants engaged in the same orsimilar business in the city in which the Premises is locate d;(ii)staff the Premiseswith sufficient sales
personnel,stockthe Premiseswith adequate merchandise,and exercise sound business practices,due diligence andefficiency to maximize Gross Salesforthe
benefit of Landlord. Tenant shall keep the Premises continuously open for business and conduct business during the usual business hours of each and every
business day as is customary for businesses of like character in the city in which the Premises is located.
(c)Tenant acknowledgesthat exclusive rightsmay be granted ormay have previously been granted to othertenantsoroccupantsofthe Shopping Center.The
violation byTenantof such exclusive rightswill result in irreparable harm and,therefore Landlord,in addition to allothe rrightsand remediesavailable to it,may
seek to enjoin Tenant'sbreach of Section 1 0(a)andTenant shall befully and unconditionally liable forthefull amountofa ny and all damages incurred orsustained
by Landlord in relation to such othertenants or occupants whose exclusive use rights are breached by Tenant and/or any ofthe Tenant Parties and forthe full
amount ofany and all otherdamagesincurred orsustained by Landlord by reason thereof,notwithstanding any provision ofthi sLease to the contrary. Tenant
agrees,notwithstanding any otherlanguage in the Lease,that it isnot granted any exclusive rightsthat have been granted to of hertenants oroccu pants ofthe
Shopping Center,and Tenant agreesthat any rights granted to it do not include any rights as described in Exhibit"F"(Exclusives)hereto.
(d)Tenant doesnot rely on the fact,nordoes Landlord represent,that any specific tenant ornumberortype oftenantsshal I or shall not during the Term ofthis
Lease occupy any space in the Shopping Center,no rdoesTenant rely on any othertenant ortenantsoperating itsortheirbusinessand affairsat the Shopping
Centerat any particulartime ortimes. Moreover,no conduct by any tenant,subtenant,licensee,concessionaire,orotheroc cupant of,customerof,supplierto or
use ofany portion ofthe Shopping Centershall constitute an eviction,constructive orotherwise,of Tenant from the Premise s,and Tenanthereby waivesany and
all claims that,but forthis sentence,it might have against Landlord by reason of such conduct by one or more of such persons and entities
(e)If Tenant orPremises is deemed to be in violation ofany federal,state,municipal orlocal fire,building orothercode,Tenant shall immediately cure any and
all violationsat itsown cost and expense and immediately pay any andall costs,finesand/orpenaftiesattdbutedto all such violations. If Tenant failsto immediately
cure such violations,Landlord may,at itssole discretion and without waiving any otherrightsorremedieseither(a)cure the violationsat the Tenant'sexpense to
be paid by Tenant immediately upon receipt of Landlord'swritten statement,or(b)immediatelyterminate the Lease without notice,opportunity to cure orliability
to Tenant whatsoever. Lan clo rd'se I ection to exercise the provisions ofthe preceding sentence,shall not relieve Tenant of paying any and a I I costs,fines and/or
penaltiesattributecito any such violation,norshall it relieve Tenant of its Default(f)It isgenerally understood that mold sporesare present essentially everywhere
and that mold can grow inmost any moist location.Emphasis is property placed on prevention of moisture and on good housekee pingand ventilation practices
Tenant aelvrowledgesthe necessity of housekeeping,venti lation,and moisture control(especially in Idtchens,janitor'sclosets,bathrooms,breakroomsand around
outside walls)for mold prevention.Tenant hasfirst inspected the Premisesand certifiesthat it has not observed mold,mild ewormoisture within the Premises
Tenant agreesto immediately notify Landlord and Landlord's property manager if it observesmold/mildewand/ormoisture conditions(from any source,including
leaks),and allow management to evaluate and make recommendationsand/ortake appropriate corrective action.Tenant releases Landlord,Landlord's property
manage rand their agents,contractors,and employees,from any liability forany personal injury ordamagesto property caused by orassociated with moisture or
the growth of or occurrence of mold or mildew on the Premises or otherwise in the Shopping Center,Tenant aelvrowledgesthat control of moisture and mold
prevention are integral to its obligations underthis Lease.
11. TENANTS OBLIGATIONS.
11.1.DAMAGE TO THE SHOPPING CENTER OR PREMISES.Tenantwill not damagethe Shopping CenterorPremisesand will pay the cost of repairing any
damage done by Tenant or Tenant's agents,employees,or invitees Tenant will keep the Premises,including all fixtures insta lied by Tenant,in good condition
and repairand free of waste and nuisance.Tenant must immediately notify Landlord in writingofany water leaks,mold,elect deal problems,malfunctioning lights,
broken or missing locks,orany otherconditionthat might pose a hazard to property,health,orsafety,and of Tenant's plan to repairer replace the same.If Tenant
failsto make necessary repairswithin fifteen(15)daysafternotice from Landlord,Landlord may,at itsoption,make such repairsand Tenantshall,upon demand,
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pay Landlord the cost thereof.Tenant will not make orallowto be made any alterationsorphysical addltionsin orto the Pre miseswith out priorwrittenconsent of
Landlord.At the end oothe Term,Tenant shall deliverto Landlordthe Premiseswith all improvements located thereon in good repairand condition,and all keys
tothe Premisesin Tenant's possession,exceptthat,if Landlord so requires,Tenantshall removeall alterations,physical additionsorimprovementsasdirected
by Landlord and restore the Premisesto substantially the same condition as it existed on the date hereof.All fixtures and Tenant's personal property notremoved
from the Premises at the end of the Term shall be presumed abandoned by Tenant and shall become the property of Landlord.
11.2 FIXTURES AND ALTERATIONS. AlIimprovementsto the Pre misesconstructedby Tenant,including but not Iimited to,aircondltioningorheatingsystemsi
aircirculationorfan systems,built in stoves,refrigerators,hoods,paneling,sinks,cabinetry,floortileorcovering,decorations,partitions,walls,wall mirrors,railings,
counters,electrical systems,lighting systems and all otheritemswhich have been attached to the building or building's systems are fixtures and shall become
Landlord's property upon expiration orearliertermination ofthe Lease withoutcompensation to Tenant unlessotherwise agreed in writing. However,ifLandloid
requests in writing at least fifteen(115)days before the expiration orearliertermination ofthe Lease,Tenant shall,before the expiration orearlierterminationofthe
Lease,remove any such items specified by the Landlord's notice,repair all damage caused by such removal and return the Premises or any part thereof to its
original configuration existing when delivered to Tenant. Ifthe Premises is not so surrendered at the expiration orearliertermination ofthe Lease,Tenantshall
be liable to Landlord forall costs incurred by Landlord in retuming the Premisesto the required condition and shall indemnify Landlord against all Iossor liability
resulting from the delay by Tenant in surrendering the Premises,including,without limitation,any claims made by any succeeding tenant or losses to Landlord
due to lost opportunitiesto lease to succeeding tenants.
11.3.OPERATING COVENANT Tenant will not at anytime leave the Premisesor any portion thereofvacant,but will in good faith continuously throughout the
Term ofthis Lease conduct and carry on in the entire Premisesthe type of businessfor which the Premises are leased with sufficient personnel and inventory for
such purpose. Tenant will operate in an efficient,first class and reputable mannerso as to produce activity on the Premises,and will keep the Premisesopen to
the public for business with adequate personnel in attendance,between the hours of, 12:00 PM—8:00 PM Monday,10:00 AM—8:00 PM Tuesday though
Thursday,10:00 AM—6:00 PM Friday through Saturday and CLOSED on Sundays,at a minimum,with the exception of the Tenantsdesignated holiday schedule
and to the extent Tenant maybe prohibited from being open forbusiness by applicable law,ordinance or government regulation("Minimum Operating Hours').
In addition to the other remedies available to Landlord,All entrances must be open to the public during the Minimum Operating Hours. In addition to the other
remediesavailable to Landlord,Tenant will be subject to a late fee of$500 perclay that the Minimum Operating Hoursare not maintained and untilthe Eventof
Default is cured.
11.4 TENANTS INSURANCE COVENANT. Intentionally Deleted.
11.5 OTHER LOCATIONS. Intentionally Deleted.
11.6 HVAC,PLUMBING,LIGHTING,OTHER EQUIPMENT,AND PESTCONTROL. Tenant will maintain,repair,orreplace all mechanical,electrical,plumbing
or lighting equipment i mmediately serving the Premises in a timely and expeditious manner. All heating,ventilating andaircondition("HVAC")equipment directly
serving the Premises shall be maintained,repaired,or replaced as needed by licensed professionalsthroughout the duration of the Lease at the Tenant's sole
cost and expense. Evidence of such work(e.g.invoiceso r receipts)sha I I be delive redto the Landlord within fifteen(15)days ofservice.Tenantagreesto maintain
a professional HVAC service contract fora ll HVAC units servicing the Premises,change the HVAC filters at least four(4)times pe ryear(qua rterly)and have the
equipment serviced by a professional at least two(2)times per year.All HVAC maintenance records shall be maintained and shall be kept at the Premisesfor
Landlord inspection.Grease traps and vent hoods(if applicable)are to be serviced and pest or rodent control services rendered as needed or upon notice of
Landlord to Tenant at Tenant's sole cost and expense.
11.7 COVE NANTAGAINSTINFRINGEMENT Intentionally deleted.
12.INDEMNITY.Intentionally Deleted
13. MORTGAGES.Tenant acceptsthis Lease subordinateto any deeds oftnist,mortgages or other security interestswhich might now orhereafterconstitute
a lien upon the Shopping Centerorthe Premises,and shall attom to the Ienderthereunder,with such attomment to be effectiveupon Iender'sacquisition ofthe
Shopping Center. Furthermore,such Lender,assuccessor landlord,shallnot be liable foranyact,omission orobligation of any priorlandlord,and Iendershall
have the option to rejectsuch attomment Tenant shall,immediately upon request,execute such documents,including esto ppe I lettersand Subordination,Non-
Disturbance and AttornmentAgreements("SNDA"),asmay be required forthe purposesofsubordinatingorverifyingthisLease. SpeciFically,Tenantshall,without
charge therefor,at anytime and fromtimeto time,within seven(7)daysafterrequest by Landlord,execute,acknowledge and deliverto Landlord a written estoppel
certificate certifying to Landlord,any mortgagee,assignee ofa mortgagee,orany purchaserofthe Project,orany otherperson designated by Landlord,asofthe
date of such estoppel certificate,(a)that Tenant is in possession of the Premises,(b)that this Lease is unmodified and in full force and effect(or if these have
been modifications,that this Lease is in full force and effect as modified andsetting forth such modification),(c)whether ornot there are then existing any setoffs
or defensesagainst the enforcement of any right orremedy of Landlord,orany duty or obligation of Tenant hereunder(and,if so,specifying the same in detail){
(d)the amount oothe Mini mum Rent and the datesth rough which Minimum Rent and Additional Rent have been paid,(e)that Tenant has no knowledge of any
then uncured defau Its on the part of Landlord underth is Lease(or if Tenant has such knowledge,specifyingthe same in detail),(f)that Tenant has no knowledge
of any event having occurred that authorizes the termination of this Lease by Tenant(or if Tenant has knowledge of any such uncured defaults,specifying the
same in detail),(g)that Tenant has no knowledge of any event having occurred that authorizes the termination of this Lease by Tenant,(h)the amount of any
Security Deposit held by Landlord,and(i)such reasonable otherinformation requested by Landlord,such mortgagee,assignee ofsuch mortgagee,such purchaser
or such otherperson. Failure to deliverthe certificate within seven(7)days afterrequest by Landlord shall be conclusive upon Tenant forthe benefit of Landloid
and any successor to Landlord that this Lease is in full force and effect and had not been modified except as maybe represented by the party requesting the
certificate. IfTenantfailsto del iverthe certificate within seven(7)days after requested by Landlord,then by such failure Tenant shall irrevocably constitute and
appoint Landlord as its attorney-m-fact to execute and deliver the certificate to any third party.
14. ASSIGNMENT,SUBLEASING.Tenant shall not assignorsubleasethisLeasebyoperationoflaworotherwise(includingwithoutlimitationbytransferof
stock, merger,ordissolution),mortgage orpledge the same,orsublet the Premisesorany part thereof,without priorwritte n consent of Landlord,which Landlord
may grant ordeny in itssole discretion. Landlord'sconsentto an assignment orsublettingshall not release Tenantfrom any obligation hereunder,and Landlord's
consent shall be required torany subsequent assignment or subletting. If Tenant desiresto assign orsublet t he Premises,it shall so notify Landlord at least sixty
(60)days in advance,and shall provide Landlord with a copy oothe proposed assignment orsublease and such information with respect thereto as Landlord
requests to allow Landlord to make informed judgmentsasto the financial condition,reputation,operations,and desirability oothe proposed transferee.After
receipt of notice,Landlord may elect to:(i)Cancelthe Lease asto the Premisesorportion thereof proposed to be assigned orsublet;or(ii)Consent to the proposed
assignment or sublease,and ifthe Rent and otherconsideration payable in respect thereof exceedsthe Rent payable hereunder,Tenantshall payto Landlord
such excess within ten-(10)daysfollowing receiptthereof by Tenant:or(iii)Withhold itsconsent,which shall be deemedto be elected unless Landlord gives
Tenant written notice otherwise. Tenantshall pay foreach assignment the sum offive hundred($500.00)pereach request wh etherornot approval oothe
assignment is provided by Landlord
15. EMINENTDOMAIN.IfthePremisesshallbe taken orcondemnedinwholeorinpartforpublicpurposesorsoldunderthreatofcondemnation,thisLeass
shall terminate at the option of Landlord.Landlord shall be entitledto receive the entire award of any condemnation orthe proceeds of any sale in lieu thereof.
16. ACCESS.Landlord and its agents may,at any time,enterthe Premisesto inspect the same,to supply janitorial service or other services,to showthe
Premisesto prospective lenders,purchasersortenants,to alter,improve,or repairthe Premisesorthe Shopping Center,and may erect scaffolding a nd other
necessary structures where reasonably requiredbythe characterofthe workto be performed,providedthe businessofTen antshall be interferedwith aslittie as
is reasonably practicable.Tenantwaivesany claimfordamagesforany injury orinconvenience to or interference with Tenant's business,any loss ofoccupancy
or quiet enjoyment ofthe Premises,orany otherloss occasioned by Landlord'sentry into the Premisesin accordance with thisSection 16. Landlord shall atall
timeshave a key to the Premises.Landlord may use any meanswhich it deems properto open any doorin an emergency without liability therefor. Landlord
reserves the rightto preventaccessto orclose the Shopping Centerasdeterminedby Landlordforthe protection of the Shopping Center,itstenants,andvisitors
17. CASUALTY. If the Shopping Centershould be totally destroyed by casualty or ifthe Premisesor the Shopping Center be so damagedthat Landlord
clete rminesthat repa i rscannot be co mpletedwith in one hundred twenty(1120)claysafterthe date of such damage,Landlord may terminate this Lease. Shoulda
complete or partial event of casually occur,Tenantacknowledgesand understands it is solely Tenant's responsibilityto carry insurance coverage in a sufficient
amount to fully coverall repairswithin the Premisesand all replacementof property within the Premisesand that Landlordshall not be required to rebuild,repair,
or replace any part ofthe furniture,equipment,fixtures,and otherimprovementswhich may have been placed by Tenant in the Premises.Any insurance which
may be carried by Landlord orTenant against loss or damage to the Shopping Center orthe Premisesshall be forthe sole benefit of the party carrying such
insurance.
18.WAIVER OF SUBROGATION.Intentionally deleted,
19. HOLDING OVER.IfTenantfailsto vacate the Premisesatthe end ofthe Term,then Tenant shall be a tenant atwilland subjeetto alltermsand conditons
oothe Lease,and,in addition to allotherdamagesand remediesto which Landlord may be entitled forsuch holding over,Tenant shall pay,in addltionto the other
Rent,a daily Minimum Rent,payable in full in advance each month,equalto the greaterof:(a)twice the M inimum Rent payable during the Iasi month of theTerm,
or(b)the prevailing rental rate in the Shopping Center for similar space.
20. LANDLORDS LIEN. In addition to any statutory Landlord'slien,Tenantgrantsto Landlorda security interestto secure payment ofall Rentand performance
ofall of Tenant'sotherobligationshereunder,in all equipment,furniture,fixtures,improvementsand otherperson al property located inoron the Premises,and all
proceedstherefrom.Such property shall not be removedfrom the Premiseswithout Landlord'swritten consent until all Rent du eand all Tenant'sotherobligations
have been performed. In addition to any otherremedies,upon an Event of Default,Landlord may exercise the rightsafforded a secured party underthe Uniform
Commercial Code forthe state in which the Shopping Centerislocated-. Tenant grantsto Landlord a powe rof atto mey to execute and file financing statements
and any continuation statements necessary to perfect Landlord'ssecurity interest,which power iscoupled with an interest and shall be irrevocable during the Term
and any subsequent orholdoverTerms. Any property left in the Premises at the time of an Event of Default,o rte rmination ofthe Lease to rwhateve r reason,shall
be deemed abandoned,andafterthirty(30)daysfrom the Event of Default ortermination,the Landlord and its representative may dispose of it by any meansthey
deem appropriate without notice to Tenant.
21. MECHANIC'S LIENS.Tenantshall not permit any mechanic'sorotherliensto be filed againstthe Premisesorthe Shopping Centerforanyworkpe rformed,
mate rialsfumished or obligation incurred by orat the request of Tenant Tenant shall within ten(10)daysfollowing the imposition orany such lien,cause the same
to be released of record by payment or posting of a proper bond,failing which Landlord may cause the same to be released,an dTenant shall immediately
reimburse Landlord for all costs incurred in connection therewith.Tenant's obligations underthis section shall survive any termination of or an Event of Default
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underthe Lease.
22. EVENTS OF DEFAULT.The occurrence of any ofthe following shall constitute an event of default("Event of Default")hereunder:
(a) Any failure by Tenant to pay the Rent when due. Landlord sha I I not be required to provide Tenant with notice offailure to pay Rent and said Event of Default
shall be immediate.
(b) Any failure by Tenant to observe and perform any provision ofthis Lease,otherthanthe payment of Rent,that continues for five (5)days after notice to
Tenant;however,an Event of Default shall occurhereunderwithout any obligation of Landlord to give any notice if Landlord has given Tenant notice of any Event
of Default uncle rthisSection 22.(b)on at leas[one(1)occasion during the twelve(12)months immediately preceding the then current failure which would serve
to create an Event of Default by Tenant.
(c) Tenant orany guarantor of Tenant's obligations hereunder.(1)being unable to meet its obligations as they become due,orbe ing declared insolvent
according to any law,(2)having its property assigned forthe benefit of its credito rs,(3)havin g a receiverortrustee appointed foritself orits property,(4)having
its interest underthis Lease leviedon under legal process,(5)having any petition filed o rothe raction taken to reorganize ormodify its debtso ro bligations,or(6)
havingany petition filed orotheraction taken to reorganize ormodify itscapital structure ifeitherTenantorsich guarantorisa corporation orotherentity.
(d) The abandonment ofthe Premises by Tenant(which shall be conclusively presumed ifTenant isabsent from the Premises for ten(110)consecutive days
and is late on any payment due Landlord).
23. REMEDIES.Upon the occurrence ofany Event of Default,Landlord may,in additionto all otherrightsand remediesafforded Landlord hereunderorby law
or equity,take any of the following actions
(a) Terminate this Lease by giving Tenant written notice thereof,in which eventTenant shall immediately sirrenderthe Premises toLandlord. IfTenantfailsto
sirrenderthe Premisesto Landlord,Landlord may,without prejudice to any otherremedy,enterupon andtake possession ofthe Premisesor any part thereof by
changing the door IoclGto the Premises or by any other means necessary in Landlord's sole judgment without being liable for prosecution or any claim for
damages.Ifthis Lease is terminated hereunder,Tenant shall pay to Landlord the sum of:(1)all Rent accrued hereunderthrough the date of termination,(2)all
amounts due underSection 24,and(3)an amount equal to:(A)the total Rent that Tenant would have been required to pay forthe remainderofthe Term discounted
to present value at a perannum rate equal to the interest rate on one-yearTreasury billsas published onthe nearest the date this lease isterminated by the Wall
Street Journal,Southwest Edition,minus(B)the then present fair rental value of the Premises for such period,similarly discounted.
(b) Terminate Tenant's right to possession of Premises without terminating this Lease by giving Tenant written notice thereof,in which event Tenant shall
immediately surrenderthe Pre misesto Landlord. If Tenantfailsto surrenderthe P rem isesto Landlord,Landlord may,without prejudice to any other remedy,enter
upon and take possession ofthe Premises and expel or remove Tenantand any other person who maybe occupyingthe Premisesor any part thereof by changing
the door Iocksto the Premises or by any other means necessary in Landlord's sole judgment without being liable for prosecution or any claim for damages If
Tenant's right to possession of the Premises is terminated hereunder,Tenant shall pay to Landlord:(1)all Rent to the date oftermination of possession,(2)all
amountsdue from time to time underSection 24,and(3)all Rent requiredhereunderto be paid by Tenant during the remainder ofthe Term,diminished by any
net sums thereafter received byLandlordth rough reletting the Premises during such period. Landlord shall use reasonable effortsto re let the Pre miseson such
terms and conditions as Landlord,in its sole discretion,may determine(including a term different from the Term,rental con cessions,and alterationsto,and
improvement of,the Premises),however,Landlord shall not be obligated to relet the Premises before leasing other portions of the Shopping Center. Landlord
shall not be liable for,norshall Tenant'sobligationshereunderbe diminished because of,Landlord'sfailure to reletthe Premisesorto collectrentdueforsuch
reletting.Tenant shall not be entitled to the excessof any consideration obtained by reletting overthe Rent due hereunder. Reentry by Landlord in the Premises
shal I not affect Tenant'sobl igations hereunderforthe unexpired Term,rather,Landlord may,from time to time,bring action against Tenant to collect amountsdue
by Tenant,withoutthe neces§tyofLandlord'swaiting untilthe expiration ofthe Term. Un I ess Land I ord de liverswritte n notice to Tenant expressly stating that it
has elected to terminate this Lease,all actionstaken by Landlord to exclude ordispossess;Tenant ofthe Premisesshall bed eemedto betaken underthisSection
23.(b). If Landlord elects to proceed under this Section 23.(b),it may at anytime elect to terminate this Lease underSection 23.(a).
(c) Change the door locks to the Premises and deny Tenant access to the Premises until such Event of Default iscured.
(d) Enterupon the Premises without being liable forprosecution orany claim forclannagesand do whateverTenant isobligated to do underthe termsof
this Lease.Tenant agreesto reimburse Landlord on demand forany expenseswhich Landlord may incurin thuseffecting compliance with Tenant'sobligations
under this Lease.Tenant further agrees that Landlord shall not be liable forany damages resulting to the Tenant from such action.
(e) Tenant expressly waives notice asto the disposal of any pro pe dy in the Premises as a result of an Event of Default,lockout ortermination,which has
not claimed or redeemed within thirty(30)days.
24. PAYMENTBY TENANT. Upon any Event of Default,Tenant shall pay to Landlord all costs incurred by Landlord(including court costs and reasonable
attorneys'fees)in(a)obtaining possession ofthe Premises,(b)removing and storing Tenant'sorany otheroccupants'property,(c)repairing,restorin g,altering,
remodeling orotherwise putting the Premises into condition acceptable to a new tenant,(d)if Tenant is dispossessed ofthe Premises and this Lease is not
terminated,relettingallorany part ofthe Premises(including brokerage commissions,costs oftenantfinish work,and all othercosts incidental to such reletting),
(e)performing Tenant'sobligationswhich Tenantfailedto perform,and oradvising Landlord ofitsrights,remedies,and recoursesansing out ofthe
Event of Default.
25 LANDLORD'S LIABILITY. The liability ofl-andlord to Tenantforany clefaultby Landlord underthe termsofthis Lease sh all be linnitecto Tenant'sactual
direct,but not consequential,clannagesthereforand shall be recoverable from the interest of Landlord in the Shopping Center only.There shall be absolutely no
personal liability on persons,firms,orentitieswho constitute the Landlord Entities,or any management company acting on behalf of Landlord,or any agent,
employee,officer,partner,shareholderorjoint venturerof Landlord orsuch management company forwith respect to any oftheterms,covenants,conditionsi and
provisions ofth is lease o rof any othe racts,o m issions,events o rdeficiencies arising from or related to this Lease orthe Premises. Lan dl ord's rese rvatio n of rights
underthis Lease,such as to enter upon or maintain the Premises,shall not be deemed to create any duty on the part of Landlord to exercise any such right
Landlord expressly advises Tenant that Landlord's intention isthat Tenant shall havefull responsi bi lity for,and shall assume all dskto,persons and property Mile
in,on orabout the Premises. In no event shall Landlord be liable to Tenant forany failure ofothertenantsorotheroccupantsin the Shopping Centerto operate
theirbusiness,orforany loss ordamage that may be occasioned by orthrough the actso ro missions of othertenardsorthird parties. Such exculpation is absolute
and without any exception whatsoever.
26. SURRENDER OF PREMISES. No act of Landlord oritsagentscluringthe Term shall be deemed asacceptance ofsurrenclerofthe Premises.Noagreement
to accept surrender of the Premises shall be valid unless the same is in writing and signed by the Landlord.
27.ATTORNEYS FEES.Intentionally Deleted.
28. FORCE MAJEURE. WheneveraperiodoftimeisprescribedforactiontobetakenbyLandlord,Landlordshallnotbeliableorresponsiblefor,andthere
shall be excluded from the computation fo rany such period oftime,any delaysdue to strikes,dots,actsofGod,shortagesof Iaborormaterials,war,governmental
laws,regulations,or restrictions,or any other causes of any Wndwhatsoeverwhich are beyond the control of the Landlord.
29. GOVERNMENTAL REGULATIONS. Tenant will comply withal I laws,ordinances,codes,orders,rulesand regulations of al I gove m mental agencies having
jurisdiction of the Premises with reference to the use,construction,condition or occupancy of the Premises.
30. APPLICABLELAW/VENUE.This Lease shall be governed by and construed pursuant to the lawsofthe state of Texas. Venue forany action brought to
interpret or enforce the terms of the Lease or for any breach shall be in Tarrant County,Texas
31. SUCCESSORS AND ASSIGNS. Except as otherwise provided inthis Lease,all ofthe covenants,conditionsand provisionsofthisLease shall be binding
upon and shall inure to the benefit of the parties hereto and their respective heirs,successors,and assigns.
32. SEVERABILITY. If any provision ofth is Lease o rthe a pplication thereofto any person o rei rcu mstances shall be invalid o runenforceable to any extent the
re mainderof this Lease andthe application of such provisionsto other personsorcircumstancesshalI not be affected thereby and shall beeniorcedto the greatest
extent permitted by law.
33. NAME. Tenant shall not,without the written consent of Landlord,use the name ofthe ShoppingCenterforany purpose otherthan as the address ofthe
businessto be conducted by Tenant in the Premises,and in no event shall Tenant acquire any rights in orto such names.
34. NOTICES. Any notice orclocument required to be delivered hereundershall be deemed to be delivered whetherornot actually received,when deposited
in the United States mail,postage prepaid,certified or registered mail,addressed to the parties hereto at their respective addressesset forth above,orwhen sent
by facsimile transmission to the respective numbers set forth above, orwhen sent by electronic mail to the respective address(es)set forth above,orwhen
delivered to Tenant'splaceof businessin the Shopping Center,and when sent ordelivered by Landlord or its representative,including its management company
forthe Shopping Center.
35. DEFINED TERMS AND MARGINAL HEADINGS. The words"Landlord"and"Tenant'as used herein shall include the plural aswell asthe singular. If
more than one person isnamed asTenant,the obligations of such persons are joint and several.The headingsand titlesto th a sections ofthis Lease are not part
ofthis Lease and shall have no effect upon the construction orinterpretation of any part thereof.Captions contained herein are forthe convenience of reference
only and in no way limit or enlarge the termsorconditions of this Lease.
36. AUTHORITY. If Tenant executes this Lease as a corporation or otherentity,each of the persons executing this Lease on behalf ofTenant personally
covenants and warrantsthat Tenant is duty authorized and validly existing,that Tenant is qualified to do business in the state in which the Shopping Center is
located,that Tenant hasfull right and authority to enter into this Lease,and that each person signing on behalf of Tenant is authorized to do so.
37. LIQUIDATED DAMAGES. Ifthe Premisesisnot ready foroccupancy by the Commencement Date ofthisLease,unlessclelayed by Tenant forany reason,
Rent underthis Lease shall not commence untilthe Premisesare ready foroccupancy by Tenant.Such allowanceforMinimum Rent shall be infullsettlementfor
any claim which Tenant might otherwise have by reason of the Premises not being ready foroccupancy.
38. INTEGRATED AGREEMENT. This Lease containsthe entire agreement ofthe parties hereto with respect to any mattercovered or mentioned in this
Lease.No prioragreement,understanding orrepresentationpertainingto any such mattershall be effective forany purpose.No provision ofthis Lease may be
amended or added to except by an agreement in writing signed by the parties hereto ortheir respective successors in interest.
39. RENTAL ADJUSTMENT. In the event that the Lease Term exceeds one(1)year,one(1)yea rafterthe Commencement Date ofthis Lease and each one
(1)year anniversary thereafter,the Minimum Rent hereunder described fora particularyearor portion thereof shall be increased in accordance with the cost of
living changesin the"Consumer Price Index"forall Urban Consumers-U.S.City Average as published by the Bureau of LaborStatistics,United States Deparhment
of Labor,("BLS Consumer Price Index").The BLS Consumer Price Index figure for month and year in which this Lease commences isthe"base"figure in the
computation ofadjustment of Minimum Rent. At the beginningofeach one(11)yearpedod as provided in this paragraph,the B LS ConsurnerPrice Index forthe
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current month thereto,shaII be determined and the rent commencingwith the start of each such one(1)year pedod shall be adjusted by increasing the Minimum
Rent proportionately,asthe said BLS Consumer Price Index forthe month hasincreased ascomparedwiththe base BLS ConsumerPdce Index provided above.
Ifthe BLS ConsumerPrice Index decreases or increases by less than THREE PERCENT(3%)then the Minimum Rent shall increase by THREE PERCENT(3%)
over the prior year and shall not exceed THREE PERCENT(3%)annually.
40. SIGNS. Tenant sha I In ot have the right to place,con struct,or m a intain on the g I ass pane s,the supports of the show windows,the doors,extedorwaIIsor
them of of the Shopping Center,any signs,advertisements,names,insignia,trademarks,descriptive mate dal or any other items withoutfirst pro cudngLandlord's
written consent.Tenant shall not place,construct ormaintain in,upon orabout the Premisesany search liglhts,flashingor neon lights,loudspeakers,phonographs
orothervisual or audio media. Landlord shall designate the size,shape,color,design,and location ofall extedorsign(s)to be installed by Tenant,and Tenant
shall,at Tenant's sole cost and expense,fabricate,construct and install all such sign(s)in full compliance with all Laws and Landlord's designation and in
accordance with the sign criteria attached as Exhibit"E"hereto. Tenant agreesto submit to Landlord copiesof plansand sp ecificationsforTenant'ssign(s)for
Landlord'swritten approvalwithin thirty(30)claysafterthe full execution hereofand to install such sign(s)priorto openingforbusinessat the Premises. Landlord,
at Tenant's cost,may remove any item placed,constructed or maintained in,upon o ra bout the Pre m iseswh ich doesnot comply with thisSection. Allsignsthat
are permanently attached to the Premises shall become the property of Landlord at the expiration orearliertermination hereof,provided,however,that Tenant
shall promptly remove all such signs if Landlord so elects,and Tenantshall promptly repairall damage to the Premises and the Shopping Centercaused by such
removal.
41. RULES. Tenant shall abide by the attached Shopping Center Rules and Regulations,which maybe reasonably changed or amended,at anytime,by
Landlord to promote a safe,orderly and professional Shopping Center environment.
42. PARKING. Tenantand all Tenant'semployeesshall parktheirvehiclesin those areasdesignated by Landlord andshall complywith all m unicipal,sub
divisionalorotherrestrictivecovenantsimposedonLandlordbyanyrestrictiveauthodties. Vehiclesshall be towed atowner'sexpense immediately foranyof
the following violations:(a)parking in any area otherthan one specifically designated forparking by Landlord;(b)failure of any vehicle to have a valid and
properly affixedparking permit,if parking permitsare issued by Landlord,;or(c)parkingacrossstdpesmarkingthe parking spaces. Landlord,atitssole
discretion,may designate the specific space orarea in which vehiclesshall be parked and may change the same from time to time. Landlord may make,modify,
or enforce rulesand regulationsrelatingto the parking ofvelhicles,and Tenant hereby agreesto obey such rulesand regulations. Tenant shall only use a
ProRata share of parking spaces as designated by Landlord on a first come,first served basis,unless otherwise specified herein. In the event of changes in
vehicle use and technology reducing parking requirementand as permitted by applicable code,Landlord may reduce oreliminatethe Parking Area,including
any protected parking areas of fields,and reserved orguaranteed parking spaces,rega rdlessof specific language to the contrary.
43. MISCELLANEOUS.
43.1.GENERALLY. Time is of the essence with respect to every provision of this Lease. All persons constituting Tenant shall be jointly and severally liable
hereunder. The language in all partsofthis Lease shall be construed as a whole according to itsfairmeaning. Tenant hashad a fairopportunity to reviewthe
Lease and,as such,no presumption shall be made against the drafter of this Lease. All provisions hereof to be performed by Tenant are both conditions and
covenants.
43.2.NO SECURITY. TENANT EXPRESSLY UNDERSTANDS AND AGREES THAT TENANT WILL BEAR SOLE RESPONSIBILITY FOR THE SECURITY
OF THE PREMISES,AND FORTHE SECURITY OF TENANTS AGENTS,INVITEES,CUSTOMERS,VISITORS,ANDALL OTHER PERSONS WHOMSOEVER
WHO COME ON OR ABOUT THE PREMISES. LANDLORD ENTITIES WILL NOT BE OBLIGATED TO PROVIDE SECURITY PERSONNEL,SECURITY
LIGHTING,OR ANY OTHER FORM OF SECURITY FOR THE PREMISES. IF LANDLORD,IN ITS SOLE DISCRETION,ELECTS TO PROVIDE SECURITY
SERVICES FORTHE COMMON AREAOF THE SHOPPING CENTER,THE COSTOF SUCH SECURITY SERVICES WILL BE INCLUDED WITHIN COMMON
AREA COSTS,AS DEFINED IN SECTION 5.4.
43.3. INTEREST ON SUMS EXPENDED BY LANDLORD. All sums paid and all expenses incurred by Landlord in performing Tenant's duties hereunder or
curing Eventsof Default shal I accrue interest at the rate offifteen percent(115%)perannum from the date of payment ofsuch amount by Landlord. In noevent,
however,shall the charges permitted under this Section or elsewhere in this Lease,to the extent the same are consideredto be interest under applicable law,
exceed the maximum lawful rate of interest.
43.4. DAMAGE OR DESTRUCTION BY FIRE OR OTHER CASUALTY. Tenant will give immediate written notice to Landlord of any damage caused to the
Premises by fire or other casualty.
43.5 NO JOINT VENTURE. Nothing contained herein shall be deemed or construed by the parties hereto,norany third party,as creating the relatonttri p of
principal and agentor of partnership orjoint venture between the partieshereto,norcreate any fi duciary dutieson the part of eitherparty,it being understood and
agreed that nothingcontained herein,norany actionsofthe partieshereto,shall be deemedto create any relationship betwe en the partieshereto otherthan the
relationship of Landlord and Tenant.
43.6. FINANCIAL STATEMENTS. Upon Landlo rd'swritten request from time to time,Tenant wi I I prom ptly fu mish Landlord with financial statements reflectng
the current financial condition of Tenant,Tenant's Guarantor and any of Tenant's assigne es,subtenants,licensees,or concessionaires.
43.7. EXHIBITS. The exhibits attached to this Lease are incorporated herein and made a part hereof forall purposes.
43.8 AMERICANS WITH DISABILITIES ACT. Tenant agreesto comply with all requirementsofthe Americanswith Disabili[iesAct(Public Law 10 1-336(July
26,1990))and the Texas Architectural Barriers Act(Article 9102,Tex.Rev.Civ.St.(1991)),as those acts maybe amended from time to time(collectnely the
"Acts),applicable to the Premises. Tenant agreesto indemnify and hold Landlord ha rmlessfro many and all expenses,liabilities,costs or damages suffered by
Landlord asa result ofadditional obligationswhich maybe imposed on the Premisesundereitherof theActs by virtue ofTenant'soperations.Tenant acknowledges
that it will be wholly responsibleforany accommodationsoralterationswhich needto be made to the Premisesto accommodate disabled employees and customers
of Tenant. No provisioninthisLeasewillbeconstruedinanymanneraspermitting,consentingto,orauthodzingTenanttoviolaterequirementsundertheActs,
and any provision ofthe Lease which could arguably be construed asauthorizing a violation of the Actswill be interpreted in mannerwhich permitscompliance
with such act and is hereby amended to permit such compliance.
43.9 HAZARDOUS SUBSTANCES. For purposes of this Lease,the term"hazardous mate dal"meansany explosives,radioactive material,hazardouswastes,
or hazardous substances, including without limitation substances defined as"hazardous substances" in the Comprehensive Environmental Response,
Compensation and Liability Act of 1980,asamended;Hazardous MatedalsTransportation Act of 1975,asamended;the Resource Conservation and Recovery
Act of 1976,as amended;orany otherfederal,state,or local statute,law,ordinance,code,rule,regulation,order,ordec ree,relating to,orimposing liability or
standards of conduct conceming hazardous materials,waste,or substances now or at anytime hereinafter in effect(collectively,"Hazardous Materials Laws")
Tenant will not cause orpermit the storage,use,generation,ordisposition ofany hazardous materials in,on,orabout the Premisesorthe Shopping center,by
Tenant,its agents,employees,or contractors. Tenant will not permit the Premisesto be used or operated in any manner that may cause the Premises or the
project to be contaminated by any hazardous materials in violation ofanyHazardousMatedalsLaws. Tenant will immediately advise the Landlord in writingof(a)
any and all enforcement,cleanup,remedial,removal,orothergovemmental orregulatory actions instituted,completed,orth reatened pursuant to any Hazardous
Matedals Laws relatingto any hazardous materialsaffecting the Premises;and(b)all claims made orthreatened by any third party against Tenant,Landlord,the
shopping centerorthe Premises relatingto damage,contribution,cost recovery,compensation,loss,orinjury resulting fro manyhazardousmaterialson orabout
the Premises Without Landlord'spriorwdtten consent,Tenant will not take any remedial action orenterinto any agreement sorsettlementsin response to the
presence of any hazardous materials in,on orabout the Premises.
43.10 SURVIVAL. All obligations of the Tenant which arise during the term of this Lease shall survive expiration of said lease.
43.11 CONSTRUCTION. OPERATION AND/OR RECIPROCAL EASEMENTAGREEMENTS. Tenant agrees that it shall not violate the terms,covenants,
conditions and agreements set forth in any easements,covenants,operating agreements,supplemental operating agreements,amendments,modifications or
otheragreements relating to the Shopping Centerwhich are in effect asof the effective date ofthis Lease orthat may become effective thereafter,(collectively,
the"REA").In the event that a term or provision ofthis Lease isdeemed by a court ofcompetentjudsdiction orby Landlord,in its sole discretion,to be inconsistent
with any such REA,Landlord may i)propose changesto the Lease that would correct the non conforming condition,ii)relocate Tenant to a location conforming
with the REA,or iii)terminate this Lease upon thirty(30)days written notice without penalty or liability to Tenant.
43.12 ELECTRONIC DOCUMENTS AND SIGNATURES.The Lease maybe executed by the parties in multiple counterparts,which togethershall have the full
force and effect ofa fully executed agreementbetween the parties. Electronic signatures by eitherparty are valid,anclTenantagreesthat the Lease and related
documents maybe created,transmitted and kept as electronic files only.
43.13 INVALIDITY OF PARTICULAR PROVISIONS. Ifany provision ofthis Lease is or becomes illegal orunenforceable because of present or future laws or
any rule or regulation of any governmental entity,the remaining parts of this Lease will not be affected.
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SHOPPING CENTER RULES AND REGULATIONS
1. No sign,picture,advertisement name ornotice shall be inscribed,displayed o raffixed on orto any partofthe inside ofthe Shopping Centerorthe Premises
without the priorwritten consent of Landlord and Landlord shall havethe rightto remove any such item at the expense of Tenant All approved signs or lettering
on doorsand the Shopping centerdirectory shall be printed,painted,affixedorinscribed at the expense ofTenantand by a person approved by Landlord.Tenant
shall not place anything nearthe glassof anywindow,door,partition orwallwhich,in Landlord'ssole discretion,may appe arunsightly fromoutsidethe Premisesi
provided,however,that Landlord mayfumish and install a standard window covering atallexteriorwindows.Tenantshall not,without written consent of Landlord,
cover or otherwise sunscreen any window.
2. Landlord shallapprovein writing,priorto installation,any attachment ofany object affixed to walls,ceilings,orcloors otherthan picturesand similar items.
3. The directory ofthe Shopping Centerwill be provided exclusive N to rthe displayofthe nameand location ofTenantonly,an d Landlord reservesthe rightti)
exclude any other namestherefrom.
4. The sidewalks,halls,passages,exits,entrances,elevatorsand stairways shall not be obstructed by Tenant orused by Tenant forany purpose otherthan
ingress to and egress from the Premises.The halls,passages,exits,entrances,elevators,stairways,balconiesand roofare notforthe use ofthe general public
and the Landlord shall in all cases retain the rightto control and prevent accessthereto by all persons whose presence in the judgment ofthe Landlord shall be
prejudicialto the safety,character,reputation and interestsof the Shopping Centerand itstenants,provided that nothingherein contained shall be construed to
prevent such access to personswith whom the Tenant normally deals in the ordinary course of Tenanfs business,unless such persons are engaged in illegal
activities. No tenant and no employees orinviteesof any tenant shall go upon the roof ofthe Shopping Center. Tenant shal I not prop open the entry dooisto
Shopping Center or Premises.
5. No additional locks orboltsofanykind shall be placed uponanyofthedoorsorwindowsofthePremisesorthe Shopping CenterbyTenant,norshallany
changesbe made in existing locksorthe mechanismsthereofwithout the prio rwritten consent of the Landlord.Ten ant must,upon thetermination of itstenanty,
return to Landlord all keysto the Premises. If Tenant failsto return any such key,Tenant shall pay to Landlord the cost o f changingthe locksto the Premises if
Landlord deems it necessary to change such locks.
6. The toilet rooms,urinals,wash bowlsand otherapparatus in the Premises or Shopping Center shall not be used forany purpose otherthan that of Mich
they were constructed and no foreign substance of any kind whatsoever shall be thrown therein.The expense of any breakage,stoppage or damage resulting
from the violation of this rule shall be bone by Tenant.
7. Tenant shall not overload the floorof the Premises,markon,ordrive nails,screw ordrill into the partitions,woodworkor plasterorin any way deface the
Premisesorany partthereof.No boring,cutting o rstringing ofwi resshal I be permitted except withthe priorwritten conse nt of and asthe Landlord may direct.
8. No furniture,freight orequipmentofany kind shall be brought into the Shopping Centerwithoutthe consent ofl-andlord and all movingof said itemsinti)or
out of the Shopping Centershall be done at such time and in such a manneras Landlord shall designate.Landlord shall have the rightto prescribe the weight
size and position ofallsafesand otherheavy equipment brought into the Shopping Centerand also the timesand mannerof moving said itemsin and out ofthe
Shopping Center.Any damage caused by moving ormaintaining such safe orotherproperty shall be repairedat the expense of Tenant There shall not be used
in any space,orin the public halls,ofthe Shopping Center,eitherby any tenant orothers,any hand trucks except those equippedwith rubbertires and sde
guards.
9. Tenant shall provide at its own expense forcleaning and janitorial service within its Premises as needed and at regularly scheduled intervals.
10. No Tenant shall place anything in the hallways orcommon areasofthe Shopping Center.No trash shall be placed in the common areas.
11. Tenant shall only be permitted use as set forth in the Lease. No tenant shall occupy or permit any portion ofthe Premisesto be occupied for lodging or
sleeping,forany illegal purposes or permit any pet within the Premises or Shopping Center.
12. Tenant shall not use or keep in the Premises orthe Shopping Centerany combustible fluid or material,including the use of space heaters,and shall not
permit any open flame,including candles,incense,etc.
13. Landlord will direct electriciansastowhereandhowtelephonewiringshallbelocated.NoboringorcuttingforwireswilIbeallowedwithoutthewrittenconsent
of Landlord.The location of telephones,call boxes and other office equipment affixed to the Premises shall be subject to the approval of Landlord.
14. No Tenant shall lay linoleum orothersimilarfloorcovering so that same shall be affixed to the floorofthe Premises in anyway except by a paste,or other
mate ria 1,which may easily be removed with water,the use of cement orothersimilaradhesive materials being expressly prohibited.The method of affixing any
such linoleum orothersimilarfloorcovering to the floor,aswell asthe method ofaffixingcarpetsornugsto the Premises,shall be subject to approval by Landlord.
The expense of repairing any damage resultingfrom a violation ofthis rule shall be bome by the tenant by whom,orby whose agents,employees,orinviteesi the
damage shall have been caused.
15. Tenant shall provide and use chair padsand carpet protectorsat all deskand furniture locations.
16. No furniture,packages,supplies,equipmentormerchandise will be received inthe Shopping Centerorcarned up ordown in the elevators,except betAeen
such hoursand in such elevators as shall be designated by Landlord.
17. Afterbusiness hours., Landlord reservesthe rightto keep all doorsto the Shopping Center locked,andaccessto the Shopping Center,orto the hallsi
corridors,elevators or stairways in the Shopping Centerorto the Premisesmay be refused unlessthe person seeking accessisan employee ofthe Shopping
Centeroris properly identifiedasa tenant ofthe Shopping Center.The Landlord shall in no case be liable fordamagesfor any errorwith regard to the admission
to or exclusion from the Shopping Centerofany person. In case of natural disaster,hunicane,tomado,evacuation,invasion,mob,dot public excitement,orother
commotion,the Landlord reservesthe rightto prevent access to the Shopping Centerduringthe continuance ofthe same byclo singthe doorsorclosure ofthe
Shopping Centerforthe safety ofthe tenants and protection of property in the Shopping Center.
18. Access to the ShoppingCenterandparkngmaybecontrolledbytheuseofelectroniccardkeyorbyothermethoddeemednecessarybyLandlord.Tenant
shall be issued card keys or otheringresstegress devicesand a deposit foreach card ordevice shall be paid upon issuance ofthe cards.In the event that Tenant
shall damage orlose the card key(s)ordevice(s),then Tenant'sdepositforsuch card ordevice will be forfeited,and Tenant will be required to pay anotherequal
deposit.
19. If Landlord orany othertenantcomplainsabout smoke,fumesorodorscaused by smoking in a tenant's Premises,the origin ofsuch odorshall be prohibited
in such Premises from and afterthe date of such complaint. Smoking isnot permitted in the Shopping Centerat all,including tenant spacesand the Common
Areas at all times.
20. In orderto receive a refund of itssecurity deposit,ifany,Tenantagreesto provide forwarding addressto Landlord,in writing,on orbefore the termination
dateoftheLease. Tenant agreesthat it waivesany rightsand remedieswith regard to the security deposit if it failsto provide such forwarding addressto
Landlord,inwriting,on orbeforethe termination date ofthe Lease,includingwaiverofthe right to receive a refund andto receive a description of damagesand
charges. Landlord shall have sixty(60)claysfrom the date Tenantsurrendersthe Pre misesand Landlord'sreceipt of Tenant'sfoR&,a rding address,to refund the
security deposit and/or provide a written description of damages and charges.
21. Landlord reservesthe right to exclude orexpelfrom the Shopping Center any person who,in the judgment of Landlord,is intoxicated orunderthe influence
of Iiquorordrugs,is a dangerto the tenants orpatronsofthe Shopping Center,disturbsthe quiet enjoyment ofthe tenants or patrons of the Shopping Center or
who shall in any mannerdo any act in violation ofany ofthe Rulesand Regulations of the Shopping Center.
22. No use will be madeofthe Shopping Center or any portion or portions thereof which would(a)violate any law,ordinance orregulation,(b)constitutea
nuisance,(c)constitute an extra-hazardoususe,or(d)violate,suspend,orvoid any policy or Policiesof Insurance on the stores or Common Areas.
23. Neithersidewalks,walkways,norhallwayswill be used to display,store orreplace any merchandise,trash,equipment ordevi ces.
RULES AND REGULATIONS
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24. No person wi I I use any uti I ity area,truckeourt or other area reserved for use in connection with the conduct of business except forthe specific purpose for
which permission to use such area is given.
25. All trash,refuse,and waste materials will be regularly removed from the premises of each tenant of the Shopping Center,and until removal will be stored
(a)inadequate containers,which containers wiII be located so as not to be visible to the general public shopping in the center,and(b)so as not to constitute any
health orfire hazard ornuisance to any tenant.
26. All loading and unloading ofgoodswiIIbedoneonlythroughtheentrancesdesignatedtorsuchpurposesbyLandlord,andonlybeforeorafterthehouisthe
Shopping Centerisopen forbusinessto the general public.
27. Tenantwill use atTenant'ssole costa monthly program of pest control forthe Premises.The Shopping Centerwill maintain a pestcontrol program in the
Common Areas only.
28. Alltenantswill have thei rwinclow displays adequately illuminatecland exteriorsignslightedcluring such hoursas the Shopping Center is open for business
to the general public.
29. Tenant will not utilize any advertising mediurnswhich can be heard orexperienced outside ofthe Premisesofsuch Tenant,including flashing I ights,search
lights,loud speakers,phonographs,radios,televisions,etc.
30. No radio ortelevision or other similar device will be installed without first obtaining in each instance Landlord's consent in writing. No aerial display or
equipment will be erected on the rooforexteriorwallsof the Premises or on the grounft without in each instance,the written consent of Landlord. Anyaerial
display or equipment so installed without such written consent will be subject to removal without notice at anytime.
31. Tenant and Tenanfsemployeeswill parktheircars only in those parking areas designated forthat purpose by Landlord. Tenant will furnish Landloid with
automobile license numbersassignedtoTenant5carorcars, and cars ofTenant's e mp loyees,within ten(110)days afte rtaking possession of the Premises and
will thereafternotify Landlord of any changeswithin ten(10)days aftersuch changes occur. If Tenant or itse m ployeesfai Ito pa rkthe ir cars in designated parWng
areas as aforesaid,then Landlord at its option will charge Tenant Ten Dollars($10.00)per day per car parked in any area otherthan those designated,as a
liquidated damage.
32. Tenantwillnot bum anytrash orgarbage ofany kind in oraboutthe Premises,the Shopping Center,orwithin onemile ofthe outside property linesofthe
Shopping Center.
33. Tenant will notimply sponsorship orusethe name ofthe Shopping Centeror management Company in any advertising without priorwritten consent.
34. Tenant will not solicit businessordisplaymerchandisewithintheCommonArea,ordistributehandbillstherein,ortakeanyactionwhichwouldinterferewilh
the rights of other persons to use the Common Area.
35. All lamps and light bulbs servicing the Premises must be in working condition at all times. Burned out or non-working lamps,bulbs,or ballasts must be
replaced by Tenant within twenty-four(24)hours.
RULES AND REGULATIONS
L
DB Tenant Initials
DocuSign Envelope ID:41 EA34E9-2E59-4305-99E4-DCA270EI31 499
EXHIBIT"A": SHOPPING CENTER LAYOUT
4200 S.FREEWAY
FORT WORTH, TX 76115
Loading Dock:Service Area 4
upper
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lower
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ExhibitA
�8 Tenant Initials
DB
DocuSign Envelope ID:41 EA34E9-2E59-4305-99E4-DCA270El31 499
EXHIBIT"B": PREMISES
SPACE#1338-FORT WORTH PUBLIC LIBRARY
APPROXIMATELY 2,828 SF
0
0
Exhibit B
Tenant Initials
DB
DocuSign Envelope ID:41 EA34E9-2E59-4305-99E4-DCA270EB1499
EXHIBIT"C": CONSTRUCTION AND IMPROVEMENTS
This Exhibit"C"isattached to the annexed andforegoing Shopping Center Lease(the"Lease")by and between the Landlord and the Tenant named below.
ARTICLE I-PARTIES
1.1 Landlord: TOWN CENTER MALL,L.P.
1.2 Tenant: FORT WORTH PUBLIC LIBRARY
ARTICLE II-LANDLORD'S WORK
2.1 General:Already built;suite leases in"as-is where is"conditions.
2.2 Work by Landlord in the Basic Building Shell. Already built. There is no work to be done by Landlord.
2.3 Work by Landlord in Premises. Already built. There is no work to be done by Landlord.
2.4 General Provisions. Landlord will have the rightto locate utility lines,airducts,flues,refrigerant lines,drains,sprinklermainsand valves,and such other
facilities(including access panelsfor same)within the P rem ises asdeemed necessary by engineering,design and/orcode requirements. Landlord will also have
the right to locate mechanical and other equipment on the roof overthe Premises.
2.5 Notice of non-responsibility:Landlord shall have the rightto post a notice ofnon-responsibility priorto the beginningofconstruction of improvements by
Tenant.
ARTICLE III-TENANT'S PLANS FOR THE PREMISES
3.1 Submission of Plans. Within sixty(60)daysafterTenant's receipt of Landlord'sPlans,Tenant will prepare andsubmitto Landlord,atTenant'ssolecost
and expense,five(5)sets of plans and specifications and working drawings for the work to be performed to finish the Premises in accordance with Tenants
requ i rements set forth in Articles IV and V ofth is Exhibit"C"(the"Tenant's P lans�'). Tenant's Planswill be compatible with Landlord's Plansand will be Subject to
Landlord'sapproval in writing priorto commencement ofany construction by Tenant in the Premises. Tenant's P lanswi I I be prepared in strict accordance with the
provisionscontained inthis Exhibit and will indicate in detail the design characterand finishing ofthe premises. AsgDon as reasonably possible afterreceiptof
Tenant's Plans,Landlord will notify Tenantofany mattersto which Landlord objects. Wiithinfifteen(15)days after receipt of any such notice,Tenant wiIIcause
Tenant's Plansto be revised to the extent necessary to obtain Landlord'sapproval and to be re-ubmiftedforLandlord'sapproval.The above processof submission
ofTenant's Plansto Landlord will be repeated until all of Landlord'sobjectionshave been satisfied. Tenant will beresponsibleforobtaining any andall permits
,
I icenses and othergovern mental approva Isand consents necessary or required with respect to Tenant's Plans. Tenantwill furnish appropriate copiesofTenanfs
Plansto any and all govemmentalagenciesand authoritieshavingjurisdiction simultaneously with the submission of Tenant'sPlansto Landlord. In no eventwill
Tenant's Plans be approved or deemed approved by Landlord unlessand until the same have been approved by all such govemmental agencies and authorities
3.2 Approval of Plans. When Landlord hasapproved Tenant's Plans,the same will become apart hereofand will be incorporated herein by this reference
forall purposes. After Tenant's Plans have been approved by Landlord,no changes,substitutions or eliminations therein will be made without the priorwriften
approval of Landlord,and Tenant will pay infull,in advance and before any workon said changes,substitutionsoreliminationsshall begin any andalladditional
costs and expenses(including,but not limited to,architectural feesand construction costs)which maybe incurred by Landlord in connection with orasa result of
any such changes,substitutions o rel i m inations.Notwithstanding any other provision contained in the Lease orthisExhibit,in the eventTenant will fai I or refuse
forany reason to pay all costs and expenses in full and in advance within one hundred twenty(120)days after Tenant's receipt of Landlord's approval of said
changes,substitutionso re I im inations,Landlord will have the continuing rightand option,in addition to and without I im Ringo r i mpa iring any other rightsavailable
to Landlord underthe Lease,to cancel and terminate the Lease by written notice to Tenant,whereupon this Lease will be and become null andvoid and of no
furtherforce oreffect and neitherparty will have any furtherdghtsorobligationswhatsoeverhereunder. It isfurtherexpressly understood and agreedthat,in the
event the Lease iscancelled and terminated in accordance with the provisionsofthisparagraph,Landlord wil I be entitled to keep and retain asagreed liquidated
damages on account of such default any and all sums theretofore paid by Tenant to Landlord underthe Lease.
3.3 Tenants Failure to Submit or Resubmit Plans. Notwithstanding any other provision contained in the Lease orth is Exhibit,in the eventTenant will fail
or refuse for any reason to submit or resubmit Tenants Plans as necessary to obtain Landlord's approval thereof within one hundred twenty(120)days after
Tenant's receipt of Landlord's Plans,Landlord will have the continuing right and option,in addition to and without limiting orimpairing any otherrightsavai lable to
Landlord underthe Lease,to cancel and terminate the Lease by written notice to Tenant,whereupon this Lease will be and become null and void and ofno further
force or effect and neitherparty will have any furtherdghtsorobligationswhatsoeverhereunder. Itisfurtherexpressly understood and agreed that,in the event
the Lease iscanceIled and terminated in accordance with the provisions ofthis paragraph,Landlordwill be entitlecito keep and retain as agreed liquidated damages
on account of such default any and all sums theretofore paid by Tenant to Landlord under the Lease.
ARTICLE IV-TENANT'S WORK
4.1. Work by Tenant in Premises. Tenant,at itssole cost and expense,will perform all workrequiredto complete the Premisesstrictly in accordance with
the approved TenanfsPlans(Tenant's Work')to a finished condition ready forthe conduct of business,except forthat work specifically described in this Exhibit
"C"as"Landlords Work'. Tenant's Work will conform to procedures,schedulesand criteria asset forth herein. Without Iimiting any other requirementsrelating
to Tenant'sWork hereunder,Tenant will be requiredto provide all additional steel framingnecessaryorrequiredforbracing Tenants mechanical equipmentand
all necessary engineering design associated therewith.
4.2 Requirements for TenantsContractor.AllcontractorsandsubcontractorsengagedintheperformanceofTenant'sWorkmustbelicensedandbondable
andwill subjeetto Landlord'swritten approval priorto the commencement of Tenant's Work Tenantwillcause itsgeneral contractor("Tenant'sContractoe')to
perform all workin a marine rand at timeswhich do not impede ordelay Landlord'Contractor in the completion ofthe Shopping Centerorany otherte nant inthe
performance ofitswork Any damage to any workeaused by Tenant orTenant'sContractorwill beat the sole cost and expense ofTenant.Tenant will submit to
Landlord,via certified or registered mail,at least ten(10)days prorto the commencement of construction,the following information:
(a) The name and address of Tenant's Contractor,and the names ofthe plumbing,mechanical,fire sprinklerand electrical subcontractors(if any)to be
engaged in the construction ofthe Premises.
(b) The actual commencement date of construction and estimated date of completion ofthe work,fixturing workand date of projected opening.
(c) Evidence of insurance called for in this Exhibit"C".
(d) Copy of all contracts and subcontracts relating to the performance of Tenant's Work
(e) A bond issued by a bonding company approved by Landlord assuring the performance ofTenanfsContra ctorand the payment ofall obligationsarising
undersuch contract,wherein Landlord and Landlord'slenderare named as co-obligees.
4.3. Performance of Tenants Work. All Tenant's Work will be governed by and subject to the following:
(a) All Tenant'sWorkwill be coordinated with the general project work Construction must comply in all respectswith applicable federal,state,city andcounty
statutes, ordinances,regulations,laws and codes, including,without limitation,all requirements of the Amen cans with Disabilities Act and the applicable
Architectural Barriers Act.
(b) All required building anclotherpermits in connection with the construction and completion of Tenant's Work will be obtained and paid forbyTenant.
(c) Tenant's Work will be subjeetto the general inspection and approval of Landlord orLandiord'sArchitect.Tenant's Contracto rwi I I agree to performallwok
underthe coordination of Landlord's General Contractorand/orthe Landlord sArch itect. If,at anytime,anyone performing construction workin the Premiseson
beha If of Tenant causes disharmony or interference with anyone performing construction work in the Shopping Centeron behalf of Landlord orany othertenant,
Landlord may,upon forty-eight(48)hou rswritten notice to Tenant,require Tenant tore move from the Pre misesand from the Shopping Center anyone performing
construction work of behalf of Tenant.
(d) All roofopeningsmust be approved by Landlord'sArchitect and must be engineered and installedstrictly in accordancewith the roofing specifications of
the Shopping Center. Noequipmentwillbe installed on the roofwithoutthepriorwrittenapprovalofLandlordorLandlord'sArchitect.All roofwork,includinglhe
cutting of roof,required structural modiFicationsand reinforcements,and all necessary curbs and flashingsto accommodate the installation of Tenant's Workmust
be performed by a roofing subcontractorapproved by Landlord in writing atTenanfsexpense in a mannerwhich doesnot adversely affect Landlord's bondable-
type roof.
(e) Tenant will keep the Premisesand Shopping Centerfree and clearof all liensand claimsof liens in connection with Tenant's Work
4.4 Specific Requirements. The following specific requirements apply to Tenant's Work in the Premises
(a) Quality Materials. All materials used in the construction and flxturing ofthe Premises must be new and first-class quality.
(b) Concrete. Tenant will provide a5-foot wide concrete slab in the"leave-out'along the rearofthe Premisesafter installation ofunderground plumbing
and electnealconduits. Concrete forthe"leave-out"and any portion ofthe slab removedforTenant'sconstnictionwilI be minimum 3,500 psi at 28 dayswith 6"x
6"wwm reinforcing.
(c) Demising Walls. Where demising walls are not existing,Tenantwill construct partition using6 in. 20-gauge metal studsat 16 in.o.c.with 3-12 in.
sound batting insulation andone(1)layerof5/8 in.fire-rated gypsum wallboard each side. Partition will extend full heightto underside ofthe metal deckand will
be sealed.
(d) Storefront. Tenant will construct the storefront in accordance with the Landlord's criteria.
ExhibitC L8 Tenant Initials
DB
DocuSign Envelope ID:41 EA34E9-2E59-4305-99E4-DCA270EB1499
(e) Service Doors. Tenantwillprovideaminimumofone(1)4ft.widex7ft.high hollow metal doo rand frame atrearof space with 3 ball bearinghinges
with non-removable pins,closer,weather-stripping,peephole and door lock Lock will include a cylinder fora Schlage keyway. Tenant will be responsible for
cutting in hollow metal doorframe into concrete tilt wall panels,the exact location of which will be subject to Landlord's priorapproval.
(f) Insulation. Tenant will provide minimum of 6 in.batting insulation above ceiling and 3-1/2 in.batting insulation in exteriorwalls
(g) Utilities. Al I meters orother measu ring devices in connection with util ity se rviceswi I I be provided by Tenant.All service depositswill be made by Tenant
at Tenant's expense. Tenant will conneetto Landlord's meta I wire gutter mounted on the rea rofthe building and extend Tenant's e lectrica Ise rvice along the rear
ofthe building,installed asapproved by Landlord,into the rear of Tenant's space.
4.5. Temporary Facilities During Construction. Tenant's Contractor will provide and pay forall temporary power,water,otherutility facilities,and the
collection ofdebris,asnecessary and required in connection with the construction ofthePremises. Storage ofTenant'sCon tractors'construction matedals,toolq
equipment and debdswill be confined within the Premises. Tenant's Contractorwillnotnun pipes or conduits over orthroug In other portions of the Shopping
Center,except as may be directed and approved by Landlord.
4.6. CertifrcateofAcceptance. Upon the completion of Tenant's Work,Landlord'sArchitectwill inspect the Premises,and ifsuch premisesare acceptable,
will issue an Architect's Certificate of Acceptance of said premises. The issuance of such a certificate will be contingent upon all ofthe following:
(a) The satisfactory completion by Tenant ofthe workto be performed by Tenant hereunder. Tenant will give notification ofsuch completion accompanied by
the certification ofTenanfs architect orTenanfsContractorthat the workin place conformsin all respectsto Tenant's Planstheretofore approved by Landlord.
(b) Upon completion ofconstruction ofaliTenant'sWork in the Premises,Tenant will deliverto Landlorclone(1)setofrecord plansand one(1)set ofsepias
(not to exceed 30"X 42")and one(1)set of specifications.
(c) Tenant shall deliverto Landlord all required certificatesof occupancy forthe Premises.
4.7. Cleanup and Discipline.
(a) Tenant will be responsible forthe preservation of good orderand discipline among the employees of Tenant and Tenant's Contractor.
(b) Tenant will maintain the Premises in a clean and orderly condition during construction and merchandising. Tenant will prompt Iy remove all unusad
construction materials,equipment,shipping containers,packaging,debris and flammable waste from the site. Tenant will keep all construction materialsi
equ i pment,fixtures and merchandise shipping containerswithin the Premises. Common Area ofthe Shopping Centerare notto be used forTenant's storage of
equipment,merchandise,fixtures,refuse or debris. All trash storage within the premises will be confined to covered metal containers. If Tenant is under
construction aftertheopeningoftheShoppingCenter,Tenantwill erect a suitable barricadeatitsown cost and expense. Design and locationofsuch barricade
issubjectto Landlord's approval in writing.
4.8. Insurance. Tenant will provide orwill cause itscontractorsand sub-contractorsto provide insurance in responsible companies licensed to do businessin
Texas in favor of Landlord and Tenant,as their respective interests may appear,as follows
(a) Liability insurance as required by the Lease
(b) Builder's Risk Completed Value fire and extended coverage insurance forthe estimated cost of Tenant's Work
(c) Worker's Compensation insurance coveringall personsemployed in connection with TenanfsWork andwith respeetto whom death orbodily injury claims
could be asserted against Landlord orthe Premises.
4.9 Indemnity, Tenantwilland doeshereby agree to indemnify and hold harmlessthe Landlord Entifiesasset forth in the Lease from and against any and
all claims,demands,suitsand causes ofaction forinjuryto person ordeath and fordamageto property,including,butnot limited to,property of Landlord,arising
out oforin anyway connected with the constructionand installation by Tenantoftheimprovementsrequiredorcontemplated hereunder.Thissection isintended
to relieve the Landlord Entitiesfrom the consequences of their own negligence orfault.
4.10 Settlementof Disputes. The decision of Landlord'sArchitect will be final and binclingon both Landlord andTenant in any disagreement ordispute which
may arise between the parties with reference to mattersof architectural and aesthetic judgment.
4.11 Allowance. Upon completion of Tenant's Work in the Premises,Tenant will furnish Landlord:
(a) A Certificate ofOccupancy issued by the municipality in which the Premises are located orotherevidence satisfactory to Landlord that the improvements
have been approved by such municipality;
(b) An Afficlavitand LienWaiverin form satisfactoryto Landlord executed by Tenanfs Contracto rstatingthat TenanfsWork has been completed in accordance
with the provisions hereof and that al I subcontractors,Iaborersand mate da I suppliersengaged in orsupplying matedalsfor such workhave been paid in full;
(c) Lien Waiversin form satisfactoryto Landlord executed by all subcontractorsand matedalmen who have furnished Iaborand/or matedalsforthe work;
(d) Certificate of substantial completion from Tenant's architect or engineer certifying that Tenants Work has been completed in accordance with Tenants
Plans and the provisions hereof,
(e) Affidavit from Tenant stating that Tenant'sworkhas been completedititssatisfactioninaccordance with Tenantk Plans and thatallbillsin connection with
such work have been paidin full,which affidavit will be accompanied by a statement reflecting the total cost of Tenant's Work itemize d in reasonable detail,
(f) Warrantiesand service manualsforall heating,ventilating and a irconclition ing equipment and otheriternsofequipmentinstalled in the Premisesas pad
of Tenant's Work;and
(g) Certificatesof insurance forall policiesof insurance required to be provided by Tenant.
ExhibitC b8 Tenant Initials
DB
DocuSign Envelope ID:41 EA34E9-2E59-4305-99E4-DCA270EB1499
EXHIBIT"E":SIGN CRITERIA
This Exhibit"E"isattachedto the annexed and foregoing Shopping Center Lease(the"Lease")pursuantto Section 40 ofthe Lease. Landlord hasestablished
the following sign criteria to assure a quality Shopping Centerand will require any nonconforming signsto be brought into conformance at Tenant'scost.
1. General Requirements:
A. Tenant will submit to Landlord forwritten approval before fabrication at least three(3)copies of detailed drawings indicating the
location,size,layout,design,materialsand colorofthe proposed sign,including all lettering and/orgraphics.
B. Tenant will obtain and pay forall permits,approvals,installation and maintenance.
C. Tenant will be responsible forthe fulfillment of all requirements of these sign criteria.
D. Tenant will be fully responsible forthe conduct and operationsof its sign contractor. In addition,priorto commencement ofany
work at the Premises,Tenantwill obtain from itssign contracto rand fu m ish to Landlord certiFicatesof insurance covering such sign
contractorin such amountsandtypesasmay be specified by Landlord,including,butnot limitedto,completed products coverage.
2. Location and Placement Requirements:
A. Signson the exteriorofthe buildingwillbe permitted only to rthose tenants having an exteriorpublic entrance andwill be located
within the sign areasdesignated by the Landlord.
B. No signs perpendiculartothefaceofthe building orthe storefront will bepermittedwithoutthepriorwrittenapprovaloftheLandloid.
3. Design Requirements:
A. All copy must be limitedto the store name. No listing of merchandise orservice will be permitted unlessthe same is part of Tenants
trade name orinsignia.
B. The maximum length of Tenant's sign will not exceed seventy percent(70 k)of the storefront width.
C. Overall maximum letterheight:
(1) Up to 30'Storefront-Capitals-18",Body-12"
(2) 30'-60'Storefront-Capitals-24",Body-18"
D. Aluminum channel letterswith white plastic facesand dark bronze compatible background returns of anodized or baked on ename IfiniEh,
5"deep using light emitting diodes(LEDs),powered by 60 N/A transformers.
E. Signswill be composed of individual lettering mounted on a metalwireway ofa colordetermined by Landlord,asspecified by Landlord
orasmay be shown on diagram attached hereto. Sign boxesand canswill not be permitted.
F. Retainersifused at the perimeterof sign letterfaceswill match in colorand finish the face orthe sidesofthe sign.
G. Signswill be limited to one line of copy.
H. The following are NOT PERMITTED,unless approved by Landlord in writing:
(1) Animated,flashing or audible signs.
(2) Exposed lampsorneon tubing.
(3) Exposed raceways,crossovers,conduits,conductors,transformers,wiring orcabinets.
(4) Painted lettering.
(5) Pylon orpole signs(except for shopping center identification sign orsigns,at Landlord's discretion).
(6) Portable trailer signs and/or any other types of temporary sign.
I. All cabinets,conductors,transformersand otherequipment will be concealed in location specified by Landlord.
4. Construction Requirements.
A. All signs and their installation will comply with all local building and electrical codes.
B. All signs,bolts,fasteningsandclipswillbeofanoncormsive metal orequivalent approved byl-andlord. No blackiron materialsofany
type will be permitted.
C. All letterswill be fabricated using full-welded construction orequivalent approved by Landlord.
D. Location ofallopeningsforconduitin sign panelsof building wallswillbeindicatedbythe sign contractorordrawingssubmittedtothe
Landlord.
E. All penetrations of the building structure required forsign installation will be neatly sealed in a water-tight condition.
F. No labelswill be permitted on the exposed surface of signs except those required by local ordinanceswhich will be applied in an
inconspicuous location.
G. Tenant will repair or cause its sign contractor to repair any damage to the building caused by the installation of Tenant's signs.
H. Electrical service to all signs will be on Tenant's meter.
5. Miscellaneous Requirements:
A. Tenant will be permitted to place upon each entrance ofthe Premises one(1)8"x12"sign with location,colorsand design approeedby
Landlord,indicating hours of business,emergency telephone numbers,etc.
B. Any non-custo me rcloorfor receiving ofnnerchandise may have one(11)sign indicating the Tenant's name and address in the size,locaton
and colordesignatedby Landlord oras maybe shown on diagram attached hereto.Where more than one tenantusesthe same door,
each name and address may be applied.
C. Tenant may install on the store front,if required by the U.S. Postal Service,the numbersonly forthe street addressin the size,location
and color designated by Landlord orasmaybe shown on a diagram attached hereto.
D. Except asprovided herein,no advertising placards,banners,pennants,names,Insignia,trade marksorotherdescriptive material will be
affixed or maintained upon the glass panes and supports of the show windows and doors or upon the exterior walls of the building or
storefront or upon the Common Areas of the Shopping Center.
E. Unless otherwise expressly provided in the Lease,Tenant will not be entitled to place its sign on any pylon structure in the Shopping
Center,and no representation or agreement is made by Landlord asto the availability of space forTenants sign on any such pylon.
However,if space is made available to Tenant on any such pylon,the position of Tenants sign will be determined by Landlord,in
Landlord'ssole discretion,and Tenant covenantsand agreesto pay,as Additional Rent underthe Lease,a pro-rata share orthe cost of
erection,operation,maintenance,repairand insurance ofsuch pylon sign,such pro-rata share to be based uponthe ratio that the number
ofsquare feet ofsurface area ofTenant'ssign bearsto the total numberofsquare feet ofsurface area ofall tenan&signson such pylon.
Exhibit E
c Tenant Initials
DocuSign Envelope ID:41 EA34E9-2E59-4305-99E4-DCA270EB1 499
EXHIBIT"F":EXCLUSIVES
BURLINGTON COAT FACTORY
No building in the ShoppingCentershalI be leased,used oroccupiedasa BabiesRUs store,Bed Bath&Beyond orLinensN Thingsorany otherretailerover
15,000 square feetwith a similarproduct mix asitsprincipal retail inventoryforsale asa typical BabiesRUs Store,Bed Bath and Beyond orLinensN Things.
Thisprovision shall notexclude any retailerwith a more varied line ofproducts,such asa Ross, Marshalls,orequivalentstores,butsuch retailersshall be
prohibited from implementing,orsubleasing,assigning orselling to a retailerwith a similarproduct mix as its principal retail inventory forsale asa typical Babies
R Us store,Bed Bath&Beyond orLinensNThings.
FULL SERVICE ATM
Tenant shall be grantedthe exclusive rightto provide ATM serviceswithin the enclosed portionofthe Shopping Center(includingthe Mercado)forthe lease
term and any extensionsthereof.The preceding I im Rations shal I not apply to any businesswhose square footage isgreaterthan 10,000 square feetorany
business having fifty(50)or more locations.
FIESTA MART
No othersupermarket,convenience store,grocerystore,produce market,meat market orseafood market(excluding,however,steakorseafood restaurants
which may sell uncooked carry-out products representing not more than five percent(5%)oftheirgrosssales),it shall exclude from the westem one Traff ofthe
Shopping Center,asshown on the Site Plan,a bakery(not including cookie vendors and donut shops located in the food court portion ofthe Shopping Center)
and liquorstore orotherbusinessselling liquor,wine orbeerforoff-premisesconsumption not including the existing CVS Drugstore(orany drugstore in lieu of
CVS)as to the sale of beerand wine only,a bar,pub ornightclub,defined as any business that de dives 50%or more of its revenue from the sale ofalcoholic
beverages,butshall notexcludea dinein restaurantthatservesa complete menu and isconsistent with an integrated,community-oriented retailand
commercial shopping center(e.g.Chili's,Bennigans,Pappas restaurants)that serves alcoholic beveragesas part of its offering.No dollarstore largerthan
10,000 SF selling more than 10%groceries. ILL may renew,extend,or replace any existing dollarstore.
PIZZA PATRON
Landlord shall not allowany otherTenant inthe ShoppingCenterto sell take-out ordelivery pizza(exclusive isforpizza only).
Landlord grantsTenantthe exclusive right to sell pizza in the food court. Landlord shall not lease space within the food court to any other restaurant whose main
line of business(defined asfifty percent(50%))isderived from pizza sales.
Landlord shall not lease space in the ShoppingCenter(as per Exhibit A)to any operatorthat isnational in nature,such as Little Caesars,Papa Johns,or
Domino'swhose main line of bus ness(defined asmore than fifty percent(50%)is delivery ortake-out.)
PIZZA PATRON DELIVERY
No otherpizza take out ordelivery vendorin Shopping Center(exclusive isforpizza only).
EL CHINO
Landlord grantsTenantthe exclusive rightto sell Chinese,Korean,Taiwanese,and Vietnamese foodwith in the First level ofthe Food Court Area only.The
aforementioned exclusivity clause doesnot apply to a food establishment whose main line of busi ness is Japanese food.
BRIGHT NOW DENTAL,INC.
Landlord shall not permit any dentistry clinics in the retail spaces conta inedwith in the physical building in which the Premisesare located.Thisexclusion shall
not apply to the office spaces contained within the officetowerand the third level of MajorA,any existing buildings,and/orfuture buildingsto be located within
the Shopping Centergroundsoutside the Building inwhich the Tenant's Premisesare located.
WASHINGTON M UTUAL dba CHASE BANK
The Pad 1 Building orCommon Area adjacent to Building(Pad 1)shall not be used forFinancial Institution Use orfor a business offering"pay down loans'or
"cash advance". The foregoing restriction shall not prohibit Landlord from leasingspace in the Buildingto a stock broler's office ora tax preparation office.
T. MOBILE
During the Lease Term,Landlord grantsTenantthe sole andexclusive right to sell wirelessproductsand serviced in Building Pad 1.
ROSS
So long asRoss is operating in the Shopping Center,Landlord shall not permitany portion ofthe premisesdesignated as"Burlington Coat Factory"on the Site
Plan to be occupied,operated orleased to Marshalls,TJ Max orany oftheiraffiliated orrelated companieswith similarly merchandised stores.
GAMESTOP
ILL agreesthat during the term ofthis Lease,orforas long asTenant isnot in default ofthisLease beyond any applicable cure ornotice period,Landlord will not
execute any lease forspace within the Shopping Centerwith andwill not consent orpermit use of any space in the ShoppingC enterby any businessor
operation(otherthan Tenant)whose principal business is the sale ofnewor used video gamesand video game systems,defined asutilizing more than one
hundred and fifty(150)square feet of retail space display area forthe retail advertising ofsale ofvideo gamesand/orvideo game systems. Thepreceding
I imitations shal I not apply to businesses located and operating at the Shopping Centeras of Apri 11,2008,any such business located within the space
designated asthe"Mercado"in the attached Site Plan,orany businesseslarger than 10,000 square feet
PRO-COIN
Tenant is granted the exclusive right to use the P rem isesas defined in this Lease,underthe TenantTrade Name,solely fort he retail sale of or provision of,coin
operated dispensingvending machines,coin operated amusement vending gamesand rides.
DOLLARTREE
Landlord will not permit any occupant ofthe Shopping centerto operate theirpremisesforthe following uses:
1.Single price point variety retail store with a price pointof$1.00orbelow,
2.Big Lotsor stores substantially similarto'
or
3.Otherstore with a trade name containing theword"Dollar"(the"Restricted Uses")
Landlord shall not lease,rent oroccupy,orpermitto be leased,rented oroccupied,any portion ofthe Shopping centerfor the operation ofa single price point
variety retail store orany other retail store the Principle Busmessofwhich isthe operation of a single price point vase ty retail store(the"Exclusive"or"Exclusive
Use").
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CHUCK E CHEESE
The Lease providesthat Tenant,sibjectto existingtenantsoruses and The Mercado and Food Courtthroughoutthe term ofthe Lease and any Renewal Term
shall enjoy the sole and exclusive privilege in the Shopping Center located on the Property to engage in the following uses(i)a restaurant or otherbusiness;
primarily serving pizza,(ii)an arcade orgame room,(iii)a business primarily providing physical play activitiesforchildren,and(iv)the use ofkiddie ridesor
games(including,but not limitedto,electronic,computer-controlled,redemption and pin-ball games).
RIO BRAVO M EXICAN RESTAURANT SEAFOOD&BAR
So long astenant is not in default and all Lease obligations are being met.Landlord agreesto not enter into a Lease Agreement with the specific businesses
acknowledged below:Ojos Locos,Chu lassports bar,El PuIpo,La Marea,Mambo Seafood,M ariscos Guadalajara,Bom bones,Marisco s2000,Mariscos,
Acapulco/Acapulco Restaurants,Balones,La Playa Maya.
CONN'S APPLIANCES
Landlord shall not enterinto a lease oroperate orpermit an Occupant to operate in the Shopping Centerasany one ormore ofthe following users:Best Buy,
Ashley's,Mattress Firm,Curacao,Exclusive Furniture and/orMega Furniture.
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DocuSign Envelope ID:41 EA34E9-2E59-4305-99E4-DCA270EB1 499
ACCEPTANCE OF PREMISES
BUB.DING NAME Town Center Mall,I.P.
ADDRESS:4200S.Freeway,Fort Worth,TX 76115
As the Tenant of Suite#1338,I hereby certify that Ihave acceptedthe Premises andthere were no tenant improvements requiredby
la �d;�- Assistant Library Director-Systemwide Services
TENANT(signatureandtitle)
Marilyn Marvin
TENANT(print narne)
Jul 30,2021
Date
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DocuSign Envelope ID:41 EA34E9-2E59-4305-99E4-DCA270El31499
Tenant Representation Letter
Information about Brokerage Services
Before working with a real estatebroker,you should knowthatthe duties ofa broker depend on whomthe broker represents.I fyou area
prospective seller or landlord(owner)or a prospective b uyer or tenant(buyer),you should knowthat the broker who lists theproperty for sale
or lease is the owner's agent.A broker who acts as a subagent represents the owner in cooperation with the listing broker.A brokerwho acts
as a buyer's agent represents the buyer.A broker may act as an intermediary between the parties ifthe parties consentin writing.A broker
can assist you in locating a property,preparing aeon tractor lease,or obtaining fin ancin g without representing yo u.A broker is obligated by
law to treat you honestly.
W THE BROKER REPRESENTS THE OWNER:
The brokerb ecomes the owner's agentby entering into an agreement with the owner,usually through a written listing agreement,or by
agreeing to act as asubagentbyacceptingan offerofsubagencyfromthe listingbroker.A subagent may workin a different real estate
office.A listing broker or subagent can assist the buyerbut does not represent the buyer and mustplace the interests ofth e owner first.The
buyer should nottell the owner's agentanything thebuyer would not want the owner to knowbecause an owner's agent must disclose to the
owner any material information known to the agent.
W THE BROKER REPRESENTS THE BUYER:
The brokerbecomes the buyer's agentby entering into an agreement to represent the buyer,usually through a written buyer representation
agreement.A buyer's agentcan assist the owner but does not represent the owner and mustplace the interests ofthe buyerfirst.The owner
should not tell abuyer's agentanything the ownerwould notwantthe buyerto knowbecause abuyer's agentmust discloseto the buyer any
material information known to the agent.
IE THE BROKER ACTS AS AN INTERMEDIARY:
A brokermay act as an intermediary between the parties ifthe brokercomplies with The Texas RealEstate License Act.The brokermust
obtain the written consent ofeach partyto the transaction to act as an intermediary.The written consent must state who willpay the broker
and,in conspicuous bold or underlined print,s etforth the broker's obligations as an intermediary.The broker is required to treat each party
honestlyand fairly and to complywith The Texas RealLstate License Act.A broker who acts as an intermediary in a transaction:(1)shall
treat all parties honestly;(2)may not disclosethat the ownerwillaccept aprice less than the askingprice unless authorized in writing to do so
by the owner;(3)may not disclose that the buyerwill pay a price greaterthan the price submittedin a written offerunless authorized in
writing to do so by the buyer;and(4)may not disclose any confidential information or any in formation that a party s pecific ally instructs the
broker in writing not to disclose unless authorized in writing to disclose the information or required t o do so by The Texas Real Estate
License Act or a court order or if the information materially relates to the condition ofthe property.With the parties'consent a broker acting
as an intermediary betweenthe parties may appoint aperson who is licensed under The Texas RealLstateLicenseACt and associatedwith
the brokerto communicate with and carry out instructions ofone party and another person who is licensedunder that Act and associated with
the broker to communicate with and carry out instructions ofthe other party.Ifyou choose to have a broker represent you,you shouldenter
into a written agreement with the broker thatclearly establishes the broker's obligations and your obligations.The agreemen tshould state
howand by whomthe broker will be paid.You have the right to choosethe type ofrepresentation,ifany,you wish to receive.Your payment
ofa fee to a broker does not necessarily establish thatthe broker represents you.Ifyou have any questions regardingthe d uties and
responsibilities ofthe broker,you should resolve those questions before proceeding.
TENANT REPRESENTATION
Tenant certifies that (broker)represents Tenant in the negotiation and/or sites election ofcormnercial space for
lease. Check 0 if none.
bay Ru.YaGrIN
aa Bndorr( s cord
TENANT(signatureandtitle)
Dana Burghdoff
TINANT(print name)
Aug 7,2021
Date
BPMC.Lease Fwm.TX.4200Ta .March2015 4
DB
Official site of the City of Fort Worth,Texas
CITY COUNCIL AGENDA FoRTWOR m
DATE: 4/6/2021 REFERENCE **M&C 21- LOG NAME: 21 LAG RAN PLAZA
NO.: 0246 LIBRARY
CODE: L TYPE: CONSENT PUBLIC NO
HEARING:
SUBJECT: (CD 9) Authorize the Execution of a Lease Agreement with Town Center Mall, L.P., for
Approximately 2,828 Square Feet of Space in Suite 1338 in La Gran Plaza, Located at
4200 South Freeway, 76115 to Relocate the Current Seminary South Branch Library
RECOMMENDATION:
It is recommended that the City Council authorize the execution of a lease agreement with Town
Center Mall, L.P., for approximately 2,828 square feet of space in suite 1338 in La Gran Plaza,
located at 4200 South Freeway, 76115 to relocate the current Seminary South branch library.
DISCUSSION:
The City of Fort Worth Library Department (Library) and La Gran Plaza (La Gran) have been in
discussions and are in agreement for the Library to lease space in the mall to relocate the current
Seminary South branch library to provide numerous programs and services to a larger segment of the
area community.
With assistance from the City of Fort Worth Property Management Department, the Library and La
Gran have agreed on terms to lease suite#1338 in the mall.
The terms are as follows:
Term length of ten (10) years with the estimated lease commencement date of April 7, 2021 and
lease expiration date of March 31, 2031.
Base rent of $2.00 per year with an annual Consumer Price Index (CPI) escalation not to exceed
3\% of previous year's base rent;
Operating expenses not to exceed $8.00 per square foot; and
The City is responsible for the utility expenses for the leased premises.
The total cost for the leased premises is approximately 73\% below market rate for other spaces in
the mall.
This new branch is expected to reach approximately 80,000 visitors a year.
In addition to the leased premises, the mall will allow the Library to offer programs in common areas
inside the mall several times a year at no cost to the City.
These programs include:
Story times for children
Musicians/concerts
Entertainers
Crafts/Science, Technology, Engineering, and Math (STEM)
This property is located in COUNCIL DISTRICT 9.
FISCAL INFORMATION/CERTIFICATION:
The Director of Finance certifies that funds are available in the current operating budget, as
previously appropriated, in the General Fund to support the approval of the above recommendation
and execution of the lease agreement. Prior to any expenditure being incurred, the Library
Department has the responsibility to validate the availability of funds.
TO
T Fund Departmenn Account Project Program Activity Budget Reference # A
mountr!i! t
ID I ID I I Year (Chartfield 2)
F pd Department Account Project Program Activity Budget Reference # Amount
M (Chartfield 9)
Fund Department— ACCount Project Program r%"-1 V re n
ID ID Year (Chartfield 2)
Submitted for City Manager's Office by_ Dana Burghdoff(8018)
Originating Department Head: Steve Cooke (5134)
Additional Information Contact: Mark Brown (5197)
ATTACHMENTS
M&C TEMPLATE MAY182016- LAGRAN PLAZA LIBRARY.pdf