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HomeMy WebLinkAboutContract 45831 Coy sECrWAW CONTRACT „, `?� LEASE AGREEMENT FOR OFFICE SPACE JAMES E. GUINN SCHOOL BLJILDING THIS LEASE AGREEMENT ("I..,ease") is entered into by and between the City of Fort Worth, ("Lessor") and the Organization of flispanic Contractors Inc. d/b/a Regional Hispanic Contractors Association("Lessee"). In consideration of the mutual covenants, promises and obligations contained herein, Lessor and I,essee agree as follows: 1. PROPERTY LEASED Lessor hereby leases to Lessee and Lessee hereby leases from Lessor approximately 138.37 square feet on the first floor designated as Suite No. 114 in the building known as the "'James E. Guinn. School" ("Building) located at 1150 South Freeway, Fort Worth, Texas and as depicted on Exhibit "A", attached hereto and hereby made a part oft is Lease. Lessor reserves the right to re-assign. space allocated to Lessee in the building, with reasonable notice to Lessee, if deemed necessary by Lessor for highest and best use of the facifity. 2. TERM OF LEASE 201 The to of this Lease (-renn") shall be a period of 5 years, starting on Mzu.-ch 1, 2014 and expiring on March 1, 2018 -unless terminated earlier as provided herein, 2.2 If Lessee performs and abides by all provisions and conditions of this Lease and is not in default, upon the expiration of the Initial Term oft is lease, Lessee shall have two (2) consecutive options to renew this Lease for terms of five (5) years each ("Renewal Term") at the rental rate for comparable space at the Building, In order to exercise its option to renew this Lease, Lessees all notify Lessor in writing of its desire to renew this Lease no less than ninety calendar, days prior tote expiration of the term the in effect. 3. COMMON AREA The "Common Area" of the Building as i t s hall exist from time to time shall be that part of the Building designated by Lessor from time to time for the common use of all Lessees, including, but not limited, to other facilities, elevators, stairs, tunnels, halls, lobbies, delivery passages, drinking fountains, public toilets and the like, all of which shall be subject tote Lessor's sole management and control and shall be operated and maintained in such manner as the Lessor, in his sole discretion, shall determine. Lessor reserves the right to change from time to time, the dimensions and locations of the Common Area. Lessee and its employees and invitees shall have the nonexclusive right to use the Common Areas with the Lessor, other Lessees of the Building and other persons entitled to use the same. Use of the Common Area shall be subject to such reasonable rules and regulations governing its use as the Lessor may from time to time prescribe, Lessees hall not take any action that would interfere with the ri h s of other t$10F"ICIAL RECORD k Page I of 18 CITY SECRETARY Guinn School Lease Agreement J.T W 1,11111T, WORT1111119 TX RECEIVED AUG 112014 .......... persons to use the Common Area. Lessor may temporarily close any part of the Common Area for such period as is reasonably necessary to make repairs or alterations. 4. RENT Lessee shall pay Lessor, at the Building office, without demand and without deduction, abatement or setoff except as otherwise expressly provided for herein, the sum of $12.52 per square foot per year of the Leased Area of the Building. All past due installments of Rent shall bear interest at the highest non-usurious rate chargeable by Lessor to Lessee from such date due until paid 5. USE Lessee is permitted to use the Leased Area solely for the purposes of office space and education and training. Lessee shall use the Leased Area for no other purpose without the prior written consent of the Lessor. 6. MAINTENANCE,REPAIRS AND CONDITION OF AREA. 6.1. General Maintenance and Repairs by Lessee. Lessee agrees to keep and maintain the Leased Area, including all fixtures installed in a good, clean and sanitary condition at all times. Lessee covenants and agrees that it will not make or suffer any waste of the Leased Area. Lessor will at Lessor's own expense, make all repairs necessary to the Leased Area, except those caused by fire or other casualty covered by insurance on the Building under policies naming Lessor as the insured. Lessee shall be responsible for all damages caused by Lessee, its agents, servants, employees, contractors, subcontractors, licensees or invitees, and Lessee agrees to fully repair or otherwise cure all such damages at Lessee's sole cost and expense under the supervision and with the approval of Lessor. Lessee agrees that, except as otherwise expressly provided herein, all improvements, trade fixtures, furnishings, equipment and other personal property of every kind or description which may at any time be on the Leased Area shall be at Lessee's sole risk or at the sole risk of those claiming under Lessee. Lessor shall not be liable for any damage to such property or loss suffered by Lessee's business or business operations which may be caused by the bursting, overflowing or leaking of sewer or steam pipes, or from water from any source whatsoever, or from any heating fixtures, plumbing fixtures, electric wires, noise, gas or odors, or from causes of any other matter. Upon termination of this Lease, Lessee will surrender and deliver up the Leased Area to Lessor in as near as possible to the same condition in which they existed at the commencement of the Lease, excepting only ordinary wear and tear and damage arising from any cause required hereunder to be repaired at Lessor's expense. Page 2 of 18 Guinn School Lease Agreement 6.2. !RVeqti(Ln. Lessor shall have the right and privilege, through its officers, agents, servants or employees, to inspect the Leased Area at any time. Lessor shall provide Lessee with advance notice of inspection when reasonable tinder the circumstances. 6.3. Perfort-nance. If Lessee is responsible Under this Lease for any maintenance or repairs, Lessor shall notify Lessee in writing and arrange for the maintenance and repair work to be completed within thirty (30) calendar days of receipt of such notice. Lessee will reimburse Lessor for the cost of the maintenance or repairs, and such reimbursement will be due on the date of I...essee's next monthly rent payment following completion of the maintenance or repairs, 6.4. Lessee's Ace the_ Area. .��t�Lnce Qf--......-- Lessee acknowledges that it has inspected the Leased Area and Lessee's taking possession of the Leased Area shall be conclusive evidence as against the Lessee that the Leased Area were in good order and satisfactory condition when the Lessee took possession. No other promise of the Lessor to alter, remodel, repair or improve the I....,eased Area or the Building and no other representation respecting the condition. oft e I.,eased Area or the Building have been made by Lessor to Lessee, 7. OBLIGATIONS OF LESSOR 7.1 Services Furnished SubjJect to the rules and regulations to which reference is hereinafter made, I...essor shall furnish Lessee, at Lessors expense, except as provided in Paragraph 5.3 above, the following services during the 'Fear: (1) Air conditioning and heating in season, at such times as Lessor normally Furnishes these services to other Lessees in the Building and at such temperatures and in such amounts as are considered by Lessor to be standard, but such service outside normal business hours and on Saturdays, Sundays and holidays all be ftirwished only at Lessor's discretion and upon reasonable notification. (2) of and cold water at those points of supply provided for general use. (3) Standard building janitor service in and about the Building and the Leased Area; however, Lessee shall pay the additional costs attributable to the cleaning of improvements within the Leased Area other than building standard improvements. (4) Elevators for ingress to and egress from the Building during such periods as are considered by Lessor to be standard. Page 3 of 18 Guinn School Lease Agreement (5) Proper building standard facilities to furnish sufficient electrical power for standard lighting and standard office equipment. (6) Replacement of fluorescent lamps in building standard ceiling mounted fixtures installed by Lessor and incandescent bulb replacement in public areas. (7) For purposes of this lease normal business hours shall be 8:00 a.m. to 5:00 p.m. on weekdays, except holidays. (8) Telephone service, for which Lessee shall pay a monthly fee of $13.94 per phone line. (9) Electricity, water, gas, and sanitary sewer utilities. (10) Standard building security. 7.2 No Eviction or Breach No interruption, moratorium or malfunction of any services or failure of any machinery or equipment to operate for any cause whatsoever shall constitute an eviction or disturbance of Lessee's use and possession of the Leased Area or Building or a breach by Lessor of any of its obligations hereunder or render Lessor liable for damages or entitle Lessee to be relieved from any of its obligations hereunder (including the obligation to pay Rent) or grant Lessee any right of setoff or recoupment. In the event of any such interruption, however, Lessor shall use reasonable diligence during normal business hours to restore such service in any circumstances in which such restoration is within reasonable control of Lessor and the interruption was not caused by Lessee's fault. Notwithstanding the foregoing, should an interruption of service for more than five (5) consecutive business days due to no fault of Lessee, then Lessee's rental shall abate to the extent any portion of the Leased Area is not able to be leased. 7.3 Additional Services Should Lessee desire any additional services beyond those described in Paragraph 7.1 or rendition of any of such services outside the normal times of Lessor for providing such services, Lessor may (at Lessor's option), upon reasonable advance notice from Lessee to Lessor, furnish such services and Lessee agrees to pay Lessor such charges as may be agreed on between Lessor and Lessee, but in no event at a charge less than Lessor's actual cost plus overhead for the additional services provided. 7.4 Taxes Lessor shall pay any taxes levied against the Property, but not any taxes assessed for Lessee's personal property and trade fixtures in the Property. Page 4 of 18 Guinn School Lease Agreement 7.5 Funding All of Lessor's obligations under this Lease shall be funded by available grant funds from the University of North Texas Health Science Center, and Lessor's obligations shall be contingent upon the availability of such grant funds. 8. ADDITIONS AND FIXTURES 8.1 Approval Required Lessee will make no alteration, change, improvement, repair, replacement or addition to the Leased Area without the prior written consent of Lessor. 8.2 Removal of Items Within ten (10) business days after the expiration or termination of this Lease, Lessee must remove its personal property not attached to the Building provided: Lessee promptly repairs all damage caused by such removal. All property not removed from the Leased Area by the tenth business day after the expiration or termination of this Lease shall become the property of Lessor, Lessee hereby waiving all rights to any payment or compensation therefore. 9. ADDITIONAL OBLIGATIONS AND AGREEMENTS OF LESSEE. The Lessee shall abide by all the rules and regulations of the Building and the Leased Area as specifically outlined in Exhibit"B". 10. INSURANCE. 10.1. Types of Coverage and Limits. Lessee shall procure and maintain at all times, in full force and effect, a policy or policies of insurance as specified in this Section 13, naming the City of Fort Worth as an additional insured and covering all risks related to the leasing, use, occupancy, maintenance, existence or location of the Area. Failure to maintain the required insurance may result in termination of this lease at the discretion of the Lessor. Lessee shall obtain the following insurance coverage on an occurrence basis and at the limits specified herein: • Property: A. Fire and Extended Coverage shall be maintained by the insurance policy on all improvements and betterments at their full replacement cost limit; B. Insurance for Contents—Lessee shall be responsible for maintaining any policy of insurance that will insure against loss of property owned by Lessee that is located on the Leased Premises C. Commercial General Liability Insurance - $1,000,000.00 per occurrence; $2,000,000 aggregate Page 5 of 18 Guinn School Lease Agreement 10.2. Adjustments to Required Coverage and Limits. Insurance requirements, including additional types and limits of coverage and increased limits on existing coverages, are subject to change at Lessor's option, and Lessee will accordingly comply with such new requirements within thirty (30) days following notice to Lessee. 10.3. Certificates. As a condition precedent to the effectiveness of this Lease, Lessee shall furnish Lessor with appropriate certificates of insurance signed by the respective insurance companies as proof that it has obtained the types and amounts of insurance coverage required herein. Lessee hereby covenants and agrees that not less than thirty (30) days prior to the expiration of any insurance policy required hereunder, it shall provide Lessor with a new or renewal certificate of insurance. In addition, Lessee shall, on demand, provide Lessor with evidence that it has maintained such coverage in full force and effect. 10.4. Additional Requirements. A. Additional Insured Endorsement: "The City of Fort Worth are added as additional insured as respects operations and activities of, or on behalf of the named insured." Reasonably equivalent terms may be acceptable at the sole discretion of the Business Assistance Center. B. Lessee shall maintain its insurance with underwriters authorized to do business in the State of Texas and which are satisfactory to Lessor. The policy or policies of insurance shall be endorsed to cover all of Lessee's operations and to provide that no material changes in coverage, including, but not limited to, cancellation, termination, non-renewal or amendment, shall be made without thirty (30) days' prior written notice to Lessor. 10.5 Fire Or Other Casualty If at any time during the Term, the Leased Area or any portion of the Building or Common Area (as hereinafter defined) shall be damaged or destroyed by fire or other casualty, then Lessor shall have the election to terminate this Lease within 120 days from the occurrence of such casualty or to repair and reconstruct the Common Area, the Leased Area and Building to substantially the same condition in which they existed immediately prior to such damage or destruction, except that Lessor shall not be required to repair or reconstruct any personal property, furniture, trade fixtures or office equipment which is located in the Leased Area and removable by Lessee under the provisions of this Lease. In any of the aforesaid circumstances, Rent shall abate proportionally during the period and to the extent that the Leased Area are unfit for use by Lessee in the ordinary conduct of its business. If Lessor has elected to repair and restore the Leased Area to the extent stated above, this Lease shall continue in full force and effect and such repairs will be made within a reasonable time thereafter (not to exceed six months) subject to delays arising from shortages of labor or materials, acts of God, war or other conditions beyond Page 6of18 Guinn School Lease Agreement Lessor's reasonable control. Should such repairs not be completed within such period, this Lease shall be terminated. In the event that this Lease is terminated as herein permitted, Lessor shall refund to Lessee any prepaid Rent (unaccrued as of the date of damage or destruction) less any sum owing Lessor by Lessee. If Lessor has elected to repair and reconstruct the Leased Area to the extent stated above, then the Term shall be extended by a period of time equal to the period of such repaid and reconstruction. Notwithstanding the provisions of Subparagraphs A. and B. of this Paragraph 10, if the Leased Area or any other portion of the Building be damaged by fire or other casualty resulting from the fault or negligence of Lessee or any of Lessee's agents, employees, contractors, licensees or invitees, the Rent hereunder shall not be diminished during the repair of such damage and Lessee shall be liable to Lessor for the cost and expense of the repair and restoration of the Leased Area or the Building caused thereby to the extent such cost and expense is not covered by insurance proceeds. 11. INDEMNIFICATION. LESSEE HEREBYASSUMES ALL LIABILITYAND RESPONSIBILITY FOR PROPERTY LOSS, PROPERTY DAMAGE AND/OR PERSONAL INJURY OF ANY KIND, INCLUDING DEATH, TO ANY AND ALL PERSONS, OF ANY KIND OR CHARACTER, WHETHER REAL OR ASSERTED, ARISING OUT OF OR IN CONNECTION WITH ITS USE UNDER THIS LEASE OR WITH THE LEASING, MAINTENANCE, USE, OCCUPANCY, EXISTENCE OR LOCATION OF THE AREA, EXCEPT TO THE EXTENT CAUSED BY THE NEGLIGENT ACTS OR OMISSIONS OR INTENTIONAL MISCONDUCT OF LESSOR. LESSEE COVENANTS AND AGREES TO, AND DOES HEREBY, INDEMNIFY, HOLD HARMLESS AND DEFEND LESSOR, ITS OFFICERS, AGENTS, SERVANTS AND EMPLOYEES, FROM AND AGAINST ANY AND ALL CLAIMS OR LAWSUITS FOR EITHER PROPERTY DAMAGE OR LOSS (INCLUDING ALLEGED DAMAGE OR LOSS TO LESSEE'S BUSINESS AND ANY RESULTING LOST PROFITS)AND/OR PERSONAL INJURY,INCL UDING DEATH, TO ANY AND ALL PERSONS, OF ANY KIND OR CHARACTER, WHETHER REAL OR ASSERTED, ARISING OUT OF OR IN CONNECTION WITH THIS LEASE OR WITH THE LEASING, MAINTENANCE, USE, OCCUPANCY, EXISTENCE OR LOCATION OF THE AREA, EXCEPT TO THE EXTENT CAUSED BY THE NEGLIGENT ACTS OR OMISSIONS OR INTENTIONAL MISCONDUCT OF LESSOR. LESSEE ASSUMES ALL RESPONSIBILITYAND AGREES TO PAYLESSOR FOR ANY AND ALL INJURY OR DAMAGE TO LESSOR'S PROPERTY WHICH ARISES OUT OF OR IN CONNECTION WITH ANY AND ALL ACTS OR OMISSIONS OF LESSEE, ITS OFFICERS, AGENTS, EMPLOYEES, CONTRACTORS, SUBCONTRACTORS, LICENSEES, INVITEES, PATRONS OR TRESPASSERS, EXCEPT TO THE EXTENT CAUSED BY THE NEGLIGENT ACTS OR OMISSIONS OR INTENTIONAL MISCONDUCT OF LESSOR. Page 7 of 18 Guinn School Lease Agreement LESSOR SHALL NOT BE RESPONSIBLE FOR INJURY TO ANY PERSON ON THE AREA OR FOR HARM TO ANY PROPERTY WHICH BELONGS TO LESSEE, ITS OFFICERS, AGENTS, SERVAN-IS, EMPLOYEES, CONTRACTORS, SUBCONTRACTORS, LICENSEES, INVITEES OR PATRONS, AND WHICH MAY BE STOLEN, DESTROYED OR IN ANY WAY DAMAGED; AND LESSEE HEREBY INDEMNIFIES AND HOLDS 11ARMLESS LESSOR, ITS OFFICERS, AGENTS, SERVANTS AND EMPLOYEES FROM ANO AGAINST ANY AND ALL SUCH CLAIMS, EXCEPT TO THE EXTENT USED BY THE NEGLIGENT ACTS OR OMISSIONS OR INTENTIONAL MISCONDUCT OF LESSOR. 12. ASSIGNMENT AND SUBLETTING. Lessee shall not assign, sell, convey, sublease or transfer any of its rights, privileges, duties or interests granted by this Lease without the advance written consent of Lessor. 13. DEFAULT AND REMEDIES A. Notwithstanding anything to the contrary, this lease may be terminated by Lessor with 48-hour written notice of termination, if Lessee causes an "Event of Default" (as hereinafter defined) to occur. B. Each of the following acts or ornissioii.s of Lessee or occurrences shall constitute an "Event of Default:" (1) Failure or refusal by Lessee to timely pay Rent or other payments hereunder, after having been notified in vq.iting by Lessor that such rent or other due payments have not been j.nade. (2) Failure to perfionn or observe any other covenant or condition of this Lease by Lessee to be performed or observed prior to the expiration of a period of ten (1 0) days ('61lowing written notice to Lessee of such failure. (3) Abandonment or vacating of the Leased Area or any significant portion. thereof for a period in excess of ninety (90) days. (4) The filing or execution or occurrence of A petition in bankruptcy or other insolvency proceeding by or against Lessee; or petition or answer seeking relief under any provision of the Bankruptcy Act; or an assignment for the benefit of creditors or composition; or a petition or other proceeding by or against the Lessee for the appointment of a trustee, receiver or liquidator of Lessee or any of Lessee's Page 8 of 18 Guinn School Lease Agreement property; or a proceeding by any governmental authority for the dissolution or liquidation of Lessee. C. This Lease and the Term and estate hereby granted and the demise hereby made are subject to the limitation that if and whenever any Event of Default shall occur, Lessor may, at its option, in addition to all other rights and remedies given hereunder or by law or equity, do any one or more of the following: (1) Terminate this Lease, in which event Lessee shall immediately surrender possession of the Leased Area to Lessor. (2) Enter upon and take possession of the Leased Area and expel or remove Lessee any other occupant therefrom, with or without having terminated the Lease. (3) Alter locks and other security devices at the Leased Area. D. Exercise by Lessor of any one or more remedies hereunder granted or otherwise available shall not be deemed to be an acceptance of surrender of the Leased Area by Lessee, whether by agreement or by operation of law, it being understood that such surrender can be effected only by the written agreement of Lessor and Lessee. No such alteration of security devices and no removal or other exercise of dominion by Lessor over the property of Lessee or others at the Leased Area shall be deemed unauthorized or constitute a conversion, Lessee hereby consenting, after any Event of Default, to the aforesaid exercise of dominion over Lessee's property within the Building. All claims for damages by reason of such re-entry and/or repossession and/or alteration of locks or other security devices are hereby waived, as are all claims for damages by reason of any distress warrant, forcible detainer proceedings, sequestration proceedings or other legal process. Lessee agrees that any re-entry by Lessor may be pursuant to judgment obtained in forcible detainer proceedings or other legal proceedings or without the necessity for any legal proceedings, as Lessor may elect, and Lessor shall not be liable in trespass or otherwise. E. In the event Lessor elects to terminate the Lease by reason of an Event of Default, then, notwithstanding such termination, Lessee shall be liable for and shall pay to Lessor at Fort Worth, Tarrant County, Texas, the sum of all Rent and other indebtedness accrued to the date of such termination, plus, as liquidated damages for such default and not as a penalty, an amount equal to the then present value of the Rent reserved hereunder for the remaining portion of the Term (had such Term not been terminated by Lessor prior to the date of expiration stated in Paragraph 2) using a market present value discount factor to calculate the same. Page 9 of 18 Guinn School Lease Agreement In the event Lessor elects to terminate the Lease by reason of an Event of Default, in lieu of exercising the rights of Lessor under the preceding paragraph, Lessor may instead hold Lessee liable for all Rent and other indebtedness accrued to the date of such termination, plus such Rent and other indebtedness as would otherwise have been required to be paid by Lessee to Lessor during the period following termination of the Term measured from the date of such termination by Lessor until the date of expiration stated in Paragraph 2 (had Lessor not elected to terminate the Lease on account of such Event of Default) diminished by any net sums thereafter received by Lessor through re-letting the Leased Area during said period (after deducting expenses incurred by Lessor as provided in Subparagraph G hereof). Actions to collect amounts due by Lessee provided for in this Paragraph 13 may be brought from time to time by Lessor during the aforesaid period, on one or more occasions, without the necessity of Lessor's waiting until expiration of such period; and in no event shall Lessee be entitled to any excess of Rent (or Rent plus other sums) obtained by re-letting over and above the Rent provided for in this Lease. F. In the event Lessor elects to repossess the Leased Area without terminating the Lease, then Lessee shall be liable for and shall pay to Lessor at Fort Worth, Tarrant County, Texas, all Rent and other indebtedness accrued to the date of such repossession, plus Rent required to be paid by Lessee to Lessor during the remainder of the Term until the date of expiration of the Term as stated in Paragraph 2, diminished by any net sums thereafter received by Lessor through re-letting the Leased Area during said period (after deducting expenses incurred by Lessor as provided in Subparagraph G hereof). In no event shall Lessee be entitled to any Rent herein reserved. Actions to collect amounts due by Lessee as provided in this Paragraph 13.F. may be brought from time to time, on one or more occasions, without the necessity of Lessor's waiting until expiration of the Term. G. In the case of an Event of Default, Lessee shall also be liable for and shall pay to Lessor, at Fort Worth, Tarrant County, Texas, in addition to any sum provided to be paid above: Broker's fees incurred by Lessor in connection with re-letting the whole or any part of the Leased Area; the cost of removing and storing Lessee's or other occupant's property; the cost of repairing, altering, remodeling or otherwise putting the Leased Area into condition acceptable to a new Lessee or Lessees; and all expenses incurred by Lessor in enforcing Lessor's remedies, including reasonable attorneys' fees. Past due Rent and other past due payments shall bear interest from maturity until paid at the highest non-usurious rate chargeable by Lessor to Lessee Page 10 of 18 Guinn School Lease Agreement H. In the event of termination or repossession of the Leased Area for an Event of Default, Lessor shall attempt to re-let the Leased Area, or any portion thereof, or to collect Rent after re-letting 1. If Lessee should fail to make payment or cure any Event of Default hereunder within the time herein permitted, Lessor, without being under any obligation to do so and without thereby waiving such default, may make such payment and/or remedy such other Event of Default for the account of Lessee (and enter the Leased Area for such purpose) and thereupon Lessee shall be obligated to, and hereby agrees to, pay Lessor, upon demand, as additional Rent hereunder, all costs, expenses and disbursements (including reasonable attorneys' fees) incurred by Lessor in taking such remedial action. J. A default by Lessor shall exist if Lessee fails remedy such default within thirty (30) days after written notice from Lessee of such default. Upon a default by Lessor, Lessee, as its sole remedy, may terminate this Lease. K. Lessee may terminate this Lease for cause or for convenience with a ninety-day written notice of intent to terminate delivered to Lessor. 14. LIENS. 14.1. Liens by Lessee. Lessee acknowledges that it has no authority to engage in any act or to make any contract that may create or be the foundation for any lien upon the property or interest in the property of Lessor. If any such purported lien is created or filed, Lessee, at its sole cost and expense, shall liquidate and discharge the same within thirty (30) days of such creation or filing. Lessee's failure to discharge any such purported lien shall constitute a breach of this Lease and Lessor may terminate this Lease immediately. However, Lessee's financial obligation to Lessor to liquidate and discharge such lien shall continue in effect following termination of this Lease and until such a time as the lien is discharged. 15. COMPLIANCE WITH LAWS, ORDINANCES, RULES AND REGULATIONS. Lessee covenants and agrees that it shall not engage in any unlawful use of the Area. Lessee further agrees that it shall not permit its officers, agents, servants, employees, contractors, subcontractors, patrons, licensees or invitees to engage in any unlawful use of the Area and Lessee immediately shall remove from the Area any person engaging in such unlawful activities. Unlawful use of the Area by Lessee itself shall constitute an immediate breach of this Lease. Lessee agrees to comply with all federal, state and local laws; all ordinances, policies, rules and regulations of the City of Fort Worth. If Lessor notifies Lessee or any of its officers, agents, employees, contractors, subcontractors, licensees or invitees of any Page; II of 18 Guinn School Lease Agreement violation of such laws, ordinances, rules or regulations, Lessee shall immediately desist from and correct the violation. 16. NON-DISCRIMINATION COVENANT. Lessee, for itself, its personal representatives, successors in interest and assigns, as part of the consideration herein, agrees as a covenant running with the land that no person shall be excluded from participation in or denied the benefits of Lessee's use of the Area on the basis of race, color, national origin, religion, handicap, sex, sexual orientation, gender identity, gender expression, transgender, or familial status. Lessee further agrees for itself, its personal representatives, successors in interest and assigns that no person shall be excluded from the provision of any services on or in the construction of any improvements or alterations to the Area on grounds of race, color, national origin, religion, handicap, sex, sexual orientation or familial status. Lessee agrees to furnish its accommodations and to price its goods and services on a fair and equal basis to all persons. If any claim arises from an alleged violation of this non-discrimination covenant by Lessee, its personal representatives, successors in interest or assigns, Lessee agrees to indemnify Lessor and hold Lessor harmless. 17. LICENSES AND PERMITS. Lessee shall, at its sole expense, obtain and keep in effect all licenses and permits necessary for the operation of its business. 18. NO WAIVER. The failure of Lessor to insist upon the performance of any term or provision of this Lease or to exercise any right granted herein shall not constitute a waiver of Lessor's right to insist upon appropriate performance or to assert any such right on any future occasion. 19. VENUE AND JURISDICTION. Should any action, whether real or asserted, at law or in equity, arise out of the terms of this Lease or by Lessee's operations on the Area, venue for such action shall lie in state courts located in Tarrant County, Texas or the United States District Court for the Northern District of Texas, Fort Worth Division. This Lease shall be construed in accordance with the laws of the State of Texas. 20. ATTORNEYS' FEES. In any action brought by Lessor or Lessee for the enforcement of the obligations of the other party under this Lease, the prevailing party shall be entitled to recover from the other party reasonable attorneys' fees arising from such action. Page 12 0l'18 Guinn School Lease Agreement 21. SEVERABILITY. If any provision of this Lease shall be held to be invalid, illegal or unenforceable,the validity, legality and enforceability of the remaining provisions shall not in any way be affected or impaired. 22. FORCE MAJEURE. Lessor and Lessee shall exercise every reasonable effort to meet their respective obligations as set forth in this Lease, but shall not be held liable for any delay in or omission of performance due to force majeure or other causes beyond their reasonable control, including, but not limited to, compliance with any government law, ordinance or regulation, acts of God, acts of omission, fires, strikes, lockouts, national disasters, wars, riots, material or labor restrictions by any governmental authority, transportation problems and/or any other cause beyond the reasonable control of the parties. 23. HEADINGS NOT CONTROLLING. Headings and titles used in this Lease are for reference purposes only and shall not be deemed a part of this Lease. 24. ENTIRETY OF AGREEMENT. This written instrument, including any documents incorporated herein by reference, contains the entire understanding and agreement between Lessor and Lessee, its assigns and successors in interest, as to the matters contained herein. Any prior or contemporaneous oral or written agreement is hereby declared null and void to the extent in conflict with any provisions of this Lease. The terms and conditions of this Lease shall not be amended unless agreed to in writing and signed by both parties. IN WITNESS WHEREOF, the parties hereto have executed this Lease in multiples this day of 120 . [SIGNATURES ON FOLLOWING PAGE.\] Page 13 of 18 Guinn School Lease Agreement I..,ESSOR. LF"SSEE City of Fort Worth .......... By:_- Femando Costa /IiieAnM—urc Assistant City Manager Hispanic Contractors Association ATTEST: OR?; 0 0 M ry ayse City Secretary aqk000000P APP�OVED A ",TO FORM AND 1.17GALITY: A sCity Aito'rn y 9� v ta Date: M & C Ntmiber: to I STATE OFTEXAS COI.JNTY OF TARRANT B1]"FORE ME, the undersigned audiority, a Notary Pubt ic in mid for the State of Texas, on this day personally appeared kr.A _&146 66j*- known to me to be the person whose name is subscribed to the five going instrument, and acknowledged to me that the same was the act of the City of Fort Worth and that he executed the same as the act of the City of Fort Worth for the purposes and consideration therein expressed and in the capacity there in.stated. GIVEN UNDER MY HAND AND SEA1, OF OFFKT this day of 20f_q. VON A W LS K�otary Public in�aid for the State o F Texas tkftry Piubk, Skite of�'�xus My Cc b rnrNssn Expftes July 10, 2017 OFFICIAL RECORD Page 14 of 18 Guinn School 1...ease,,\grccment CIT"? SEC,REINAY F111r, WORTHJX ............. ................ STATE OF TEXAS § CO(..JN'I'Y OFTARRANT § BEFORE ME, the midersigned authority, a Notar'y Public an of Public in d for the State Tevus, on this day personalty appeared rvN,#-N JN knowm to me to be the person whose name is subscribed to the foregoing iristrti�nient, and acknowledged to me that the same was the act of the and that he executed the same as the act of the......... for the purposes and corisideration.thereii!i expressed and in the capacity therein stated, GIVEN UNDER MY HAND AND SEAL OF 01"F E this day of All r",Is 71moth Notary Publfc 'in—and for the State of'rexas Wr, y Humbane ires eOF " 08-26-20 1'3]7 Comn*;J7 v Won Expires 6 0 1 2 Page 15 of 18 Guinn School Lease Agreemenl EXHIBIT "A" Leased Area Page 16 of 18 Guinn School Lease Agreement Exhibit 1113" Rules and Regulations I The Lessee shall not exhibit, sell or offer for sale on the Leased Area or in the Building any article or thing (except those articles and things essentially connected with the stated use of the Leased Area by the Lessee) without the advance consent of Lessor, 2. The Lessee shall not display, inscribe, print, paint, maintain or affix on any place in or about the Building any sign, notice, legend, direction, figure or advertisement, except on the doors of the Leased Area and on the Building directory and then only such name(s) and matter and in such color, size, style, place and materials as shall first have been approved by the Lessor. The listing of any name other than that of Lessee, whether on the doors of the Leased Area, on the Building directory or otherwise, shall not operate to vest any right or interest in this Lease or in the Leased Area or be deemed to be the written consent of Lessor to any act of Lessee, it being expressly understood that any such listing is a privilege extended by Lessor revocable at will by written notice to Lessee. 3. No additional locks or similar devices shall be attached to any door or window without Lessor's prior written consent. No keys for any door other than those provided by the Lessor shall be made. If more than two keys for one lock are desired, the Lessor will provide the same upon payment by the Lessee. All keys must be retumed to the Lessor at the expiration or termination of this Lease. 4. All persons entering or leaving the Building after hours on Monday through in Friday, or at any time on Saturdays, Sundays or holidays, may be required to do SO under such regulations as the Lessor may impose. The Lessor may exclude or expel any peddler. 5. The Lessee shall not overload any floor. The Lessor may direct the time and manner of delivery, routing and removal and the location of safes and other heavy articles. 6. Unless the Lessor gives advance written consent, the Lessee shall not install or operate any steam or internal combustion engine, boiler, machinery, refrigerating or heating device or air-conditioning apparatus in or about the Leased Area or carry on any mechanical business therein or use the Leased Area for housing accommodations or lodging or sleeping purposes, or do any cooking therein or use any illumination other than electric light or use or permit to be brought into the Building any inflammable fluids Such as gasoline, kerosene, naphtha and benzene or any explosive, radioactive materials or other articles deemed extra hazardous to life, limb or property. The Lessee shall not use the Leased Area for any illegal or immoral purposes. 7. The Lessee shall cooperate fully with the Lessor to assure the effective operation of the Building's air-conditioning system. Page 17 of 18 Guinn School Lease Agreement 9 8. The sidewalks, halls, passages, exits, entrances, elevators and stairways shall not be obstructed by the Lessee or used for any purpose other than for ingress to or egress from its Leased Area. The halls, passages, exits, entrances elevators, stairways and roof are not for the use of the general public and the Lessor shall in all cases retain the right to control and prevent access thereto by all persons whose presence, in the judgment of the Lessor, shall be prejudicial to the safety, character, reputation and interests of the Building and its Lessees. No Lessee and no employees or invitees of any Lessee shall go upon the roof or mechanical floor of the Building. 9. Lessee shall not use, keep or permit to be used or kept any foul or noxious gas or substance in the Leased Area, or permit or suffer the Leased Area to be occupied or used in a manner offensive or objectionable to the Lessor or other occupants of the Building by reason of noise, odors and/or vibrations, or interfere in any way with other Lessees or those having business there, nor shall any animals or birds be brought in or kept in or about the Leased Area or the Building. 10. Lessee shall see that the doors and windows, if operable, of the Leased Area are closed and securely locked before leaving the Building and must observe strict care and caution that all water faucets or water apparatus are entirely shut oft before Lessee or Lessee's employees leave the Building and that all electricity shall likewise be carefully shut off so as to prevent waste or damage. For any default or carelessness, Lessee shall make good all injuries or losses sustained by other Lessees or occupants of the Building or Lessor. Page 18 of 18 Guinn School Lease Agreement M C Review frage 1 of 2 Official site of 0i4 r Itj"of t ort"Ncw1h Fex'v' I COUNCIL AGENDA F��aT� r�I uuuHrmu�w iia o.ni¢ms;m v iirmnma,.. au..mnlimna rnn is n; .r,..ii.mom iin rmwrci�anr,rtr i¢an✓rcw W.iir111m.rr mwii..i—Iu. iwnuwUw,✓mmtm a. .. COUNCIL ACTION: Approved on 3/25/2014 DATE: 3/25/2014 REFERENCE NO.: **L-15672 LOG NAME: 17HCALEASE CODE: L TYPE: CONSENT PUBLIC O HEARING: SUBJECT: Authorize Execution of a Lease Agreement with the Organization of Hispanic Contractors Inc. d/b/a d//a Regional Hispanic Contractors Association, for Office Space in the Fort Worth Business Assistance Center at 1150 South Freeway (COUNCIL DISTRICT ) . RECOMMENDATION: It is recommended that the City Council authorize the City Manager to execute a five-year Leas Agreement with the Organization of Hispanic Contractors Inc. d/b/a Regional Hispanic Contractors Association, for office space at the Fort Worth Business Assistance Center located at 1150 South Freeway. DISCUSSION: The historic James E. Guinn school campus is owned by the City of Fort Worth and managed by the Business Development Division of Housing and Economic Development Department, The Fort Worth Business Assistance Center is located in the former middle school on the campus and provides office, training and conference room space to organizations involved in small business development. The lease terms of the Agreement between the Regional Hispanic Contractors Association (Lessee) and the City of Fort (Lessor) are: The lease begins immediately upon execution of the Agreement and continues for five years, with o five-year renewal terms; The lease space consists of Suite 114 located at 1150 South Freeway and the base rent will be 12.52 per square foot per year plus a monthly charge of $13.94 per phone line for telephone expenses. The space will be used solely for the purpose of office space and/or education and training; Lessor will cover building utilities, maintenance, security, janitorial, and any taxes, if any, imposed on the property using the existing University of North Texas Health Science Center (UNTHE ) grant funds available; there will be no new impact to the general fund; and Lessee may terminate the lease for cause or convenience and shall provide a 90-day Notice of Intent to Terminate„ The James E. Guinn School campus is located in COUNCIL DISTRICT 8, Mapsco 77 . FISCAL INFORMATION/CERTIFICATION: The Financial Management Services Director certifies that the Housing and Economic Development Department will be responsible for the collection and deposit of funs due to the City under this Agreement. fiat.://a)PS.Cf' etr,org/co�,,nci�I _ acket./i-vic rev iew.a.sp"��tl��.�I9629&cotineiIdate�����3/25/2014 06/19/2014 1� 1 p p ... M&C Review Page 2 of 2 TO Fund/Account/Centers FROM Fund/Account/Centers GG01 451669 0174000 $0.00 Submitted for City Manager's Office bv: Tom Higgins (6140) Originating Department Head: Jay Chapa (5804) Additional Information Contact: Robert Sturns (212-2663) ATTACHMENTS BAC Reference Mapdf http://apps.cfwnet.org/council_packet/mc_review.asp?ID=19629&counciIdate=3/25/2014 06/19/2014