FIVE YEAR LEASE AGREEMENT
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LEASE AGREEMENT
THIS LEASE AGREEMENT is made and entered into this ;;( 7~ day of
-e ,199.5'"; by and between the CITY OF CLEARWATER, a Florida
Mu icipa i ty, herein called the "Lessor", and Lee E. Arnold, Jr. and Herbert
G. Brown, partners, d/b/a ARNOLD-BROWN PROPERTIES, a fictitious name entity
under Chapter 865.09, Florida statutes, herein called the "Lessee".
This agreement represents the whole and entire agreement between Lessor and
Lessee and the following articles and sections are herein incorporated:
Article I.
Article II.
Article III.
Article IV.
section
section
section
Section
Section
Article V.
section
section
section
Article VI.
Article VII.
Article VIII.
Section
section
section
section
Article IX.
section
Section
section
Article X.
Article XI.
Article XII.
section
section
section
section
Article XIII.
Article XIV.
Article XV.
section
section
section
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section
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ARTICLES
TITLE
TERM
LEASEHOLD
RIGHTS AND RESPONSIBILITIES
1. Use of Premises
2. Maintenance of Premises
3. Repair and Improvements
4. utilities
5. Quiet Enjoyment
LEASE RENTAL PAYMENTS
1. Rental Payments
2. Late Fee
3. Adjust of Rental Payments
RENEWAL
TAXES
INSURANCE
1. Minimum Scope of Insurance
2. Minimum Limits of Insurance
3. Additional Named Insured
4. Verification of Coverage
CASUALTY DAMAGE TO PREMISES
1. Reparable Damage
2. Catastrophic Damage
3. Waiver of Recovery Rights
LIABILITY AND INDEMNIFICATION
AMERICANS WITH DISABILITIES ACT
NON-DISCRIMINATION
1. No Exclusion From Use
2. No Exclusion From Hire
3. Observation of Various Laws
4. Breach of Nondiscrimination Covenants
DISCLAIMER OF WARRANTIES
ASSIGNMENT OF LEASE
DEFAULT AND TERMINATION
1. Termination by Lessee
2. Termination by Lessor
3. Exercise
4. Removal of Property
5. Causes of Breach and Waiver
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Article XVI.
Section
section
section
Article XVII.
Article XIII.
ENVIRONMENTAL MATTERS
1. No Warranties By Lessor
2. Lessor Held Harmless
3. Radon Gas Advisory
NOTICE
EFFECTIVE DATE
WIT N E SSE T H :
WHEREAS, the Lessor has ownership of and control over the use of the
City-owned parking lot and premises located on the southeast corner of Drew
Street and North Osceola Avenue, Clearwater, Florida 34615; and
WHEREAS, Lessee desires to utilize the western 150 feet, more or
less, of such premises for private, non-commercial parking purposes; and
WHEREAS, Lessor desires to lease out such portion of its parking lot
and premises to Lessee;
NOW, THEREFORE, in consideration of the Premises and the mutual
covenants contained in this Agreement, the Lessor and Lessee hereby
agree as follows:
ARTICLE I. TITLE
The title of this lease is the ARNOLD-BROWN PROPERTIES, PARKING LOT
#7 lease.
ARTICLE II. TERM
The term of this lease shall be for a period of Five (5) years
commencing on the 1st day of February. 1995 (the Commencement Date) and
continuing through the 31st day of January. 2000 (the Termination Date)
unless earlier terminated under the terms of this agreement.
ARTICLE III. LEASEHOLD
Lessor leases to the Lessee the following described property (as
depicted in Exhibit "A" attached hereto), including all Lessor-owned
improvements thereon, located in Pinellas County, Florida, to wit:
A PORTION OF THE NORTHWEST ~
RANGE 15 EAST, PINELLAS
PARTICULARLY DESCRIBED AS
FOLLOWING DESCRIBED PARCEL:
OF SECTION 16, TOWNSHIP 29 SOUTH,
COUNTY, FLORIDA, BEING MORE
THE WESTERLY 150 FEET OF THE
BEGIN AT THE INTERSECTION OF THE SOUTH RIGHT-OF-WAY LINE OF
DREW STREET AND THE WEST RIGHT-OF-WAY LINE OF NORTH FORT
HARRISON AVENUE FOR A POINT OF BEGINNING; RUN THENCE SOUTH
ALONG THE WEST RIGHT-OF-WAY LINE OF NORTH FORT HARRISON, 54.30 l
FEET; THENCE WEST 345.0 FEET; THENCE NORTH 54.30 FEET; THENCE
EAST 344.08 FEET TO THE POINT OF BEGINNING.
CONTAINING 8,145 SQUARE FEET, MORE OR LESS.
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ARTICLE IV. RIGHTS AND RESPONSIBILITIES
section 1. Use of Premises.
a. Lessee shall use the demised premises as an unmetered non-commercial
parking lot for the exclusive use and benefit of office personnel and guests
of the five story office building commonly known as 121 North Osceola Avenue,
Clearwater, Florida.
b. Lessee covenants and agrees to make no unlawful, improper or
offensive use of the leased premises. At the termination of this lease,
Lessee agrees to return the premises to the Lessor in as good condition as at
the effective date of this agreement, subject only to normal wear and tear.
section 2. Maintenance of Premises. The Lessee shall properly maintain
the leasehold in a clean and orderly condition.
section 3. Repairs and Im~rovements.
a. Lessee may make whatever repairs, alterations and improvements to the
premises it deems necessary, providing that the Lessor, other than for
prudent and normal maintenance and repairs, first agrees in writing to any
such actions to alter or improve the premises. If the property's physical
condition falls into a state of disrepair in the opinion of the City Building
Official, the Lessor may terminate this Agreement upon fifteen (15) days
written notice.
b. Repairs, alterations or improvements attached to the premises shall
become the property of Lessor upon the termination or expiration of this
lease or any extension hereof unless otherwise indicated by Lessor.
c. In no event shall Lessor or any of Lessor's property be liable for or
chargeable with any expense or lien for work, labor or materials used in the
premises, or any improvements, repairs, or alterations thereof.
section 4. utilities. Lessee shall pay all bills for electrical and
utility services before such bills become delinquent.
section 5. ouiet En;ovment. Upon payment the rents herein required, and
upon observing and performing the covenants, terms and conditions required by
the lease, the Lessee shall peaceably and quietly hold and enjoy the leased
premises for the term of the lease without hinderance or interruption by the
Lessor.
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ARTICLE V. LEASE RENTAL PAYMENTS
section 1. Rental Pavments. Subject to adjustment as provided below,
the Lessee hereby covenants and agrees to pay to Lessor rental therefore in
the total sum of TWELVE THOUSAND AND---NOj100'S---DOLLARS ($12,000.00)
payable in 60 equal monthly installments of $200.00, plus applicable sales
taxes due thereon, commencing on the First day of February, 1995, and due and
payable in advance on the First day of each and every month thereafter during
the full term of the lease until the total rental hereunder has been paid in
full.
section 2. Late Fee. It is further understood and agreed between the
parties hereto, that if default is made in the payment of rent as above set
forth, or any part thereof, and if any installment or rent shall remain
unpaid for ten (10) days, whether said rent accrued before or after the
expiration of this lease, Lessee agrees to pay in addition to the monthly
rental due, a late fee equal to ten percent (10%) of the monthly rental due.
section 3. Adiustment of Rental Payments. Commencing with the 37th
monthly rental installment, and continuing through the 60th monthly rental
installment, the monthly rent shall be adjusted to an amount equal to the
initial monthly rental installment increased or decreased by an amount equal
to the cumulative annual percentage increase or decrease, if any, for the
three preceding calendar years in the Consumer Price Index for "all items"
publisheQ by the Bureau of Labor Statistics of the united States Department
of Labor, except that in no event shall the total increase or decrease in the
initial monthly rental installment exceed Fifteen Percent (15%).
ARTICLE VI. RENEWAL
Provided that Lessee shall not be in default under this Lease, Lessee
shall have the option to renew this Lease for one additional five year term
("Renewal Term") under the same terms and conditions provided herein, except
that the initial monthly rent for the Renewal Term shall be an amount equal
to the monthly rental installment payable by Lessee commencing the 37th month
of the initial lease term increased or decreased by an amount equal to the
cumulative annual percentage increase or decrease, if any, in the Consumer
Price Index for "all items" published by the Bureau of Labor statistics of
the united States Department of Labor for the two calendar years 1998 and
1999, except that in no event shall the increase or decrease in the 37th
monthly rental installment exceed Ten Percent (10%). Additional adjustment
in the monthly rental during the Renewal Term of this lease shall be as
provided in Article V, section 3 above.
ARTICLE VII. TAXES
Lessee agrees to pay any real property taxes that may be assessed and
levied on the property or on the leasehold created by this document. Lessee
shall have the right to appeal on its own behalf and at its own expense any
ad valorem and personal property taxes assessed pursuant to this lease.
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ARTICLE VIII. INSURANCE
Lessee shall procure and maintain during the term of this Agreement
insurance against claims for injuries to persons or damage to property which
may arise from or in connection with this lease.
section 1. Minimum Scope of Insurance. A comprehensive General
Liability policy and Fire Insurance policy covering the leased premises and
Lessee activities occurring thereon shall be obtained and maintained in force
by the Lessee.
section 2. Minimum Limits of Insurance. Comprehensi ve General Liability
Insurance procured in accordance with this article shall have minimum
coverage limits of $300,000 Bodily Injury and $100,000 with respect to
property damage arising out of anyone (1) occurrence. Such policies shall
be carried in companies licensed to do business in the State of Florida.
section 3. Additional Named Insured. Each insurance policy issued as a
requirement of this agreement shall name the city of Clearwater, Lessor, as
additional named insured. The coverage shall contain no special limitations
on the scope of the protection afforded to the Lessor, its officers,
employees or volunteers.
section 4. Verification of Coveraqe. Lessee shall furnish the Lessor
with certificates of Insurance with all endorsements affecting coverage
required by this article. These forms shall be received and approved by the
Lessor's Risk Manager before execution of this Lease agreement by authorized
City officials.
ARTICLE IX. CASUALTY DAMAGE TO PREMISES
Section 1. Reparable Damaqe. Any time the premises or improvements
thereon are damaged or destroyed to the extent that the Lessee cannot
therefore conduct its activities and the Lessor determines that the demised
premises can be restored by making appropriate repairs, Lessee shall effect
such repairs expeditiously and to the satisfaction of the City's Building
Official.
section 2. Catastrophic Damaqe. In the event of total destruction of or
catastrophic damage to the demised premises, the Lessee or Lessor may
terminate this lease as of the date of such damage or upon thirty (30) days
written notice to the other party to this lease.
section 3. waiver of Recovery Rights. Both parties waive any and all
rights of recovery against the other party for any direct or indirect loss
occurring to the demised premises in the event of damage categorized in
sections 1 and 2 above which is covered by insurance.
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ARTICLE X. LIABILITY AND INDEMNIFICATION
Lessee agrees to assume all risks of the Premises and all liability
therefore, and shall defend, indemnify, and hold harmless the Lessor, its
officers, agents, and employees from and against any and all loss, liability
and damages of whatever nature, to persons and property, including, without
limiting the generality of the foregoing, death of any person and loss of the
use of any property. This includes, but is not limited to, matters arising
out of or claimed to have been caused by or in any manner related to the
Premises or Lessee's acti vi ties or those of any approved or unapproved
invitee, contractor, subcontractor, or other person approved, authorized, or
permi tted by Lessee in or about the Premises whether or not based on
negligence.
ARTICLE XI. AMERICANS WITH DISABILITIES ACT
Lessee hereby affirms its intention to take any and all such actions that
are reasonable and prudent to comply with the Americans with Disabilities Act
of 1990 (known as the "ADA").
ARTICLE XII. NON-DISCRIMINATION
Notwithstanding any other provision of this lease agreement, during the
performance of this agreement, Lessee for itself, personal representatives,
successors in interest and assigns, as part of the consideration for this
agreement, does covenant and agree that:
section 1. No Exclusion From Use. No person shall be excluded from
participation in, denied the benefits of, or otherwise be subjected to
discrimination in the use of the premises on the grounds of race, color,
religion, sex, handicap, age, or national origin.
section 2. No Exclusion From Hire. In the construction of any
improvements on, over, or under the premises, and the furnishing of services
therein or thereon, no person shall be excluded from participation in, denied
the benefits of, or otherwise be subjected to discrimination on the grounds
of, or otherwise be subjected to discrimination on the grounds of race,
color, religion, sex or national origin.
section 3. Observance of Various Laws. The Lessee shall observe the
following laws: section I of the 14th Amendment, The Equal Pay Act, The
civil Rights Acts of 1866 and 1870, the vietnam Era Veterans Readjustment
Act, the standards of Merit System Personnel Administration, Executive Order
12246 as amended, Revised Order 4, the Age Discrimination Act of 1967, the
Rehabilitation Act of 1975, Executive Order 11914 and the Americans with
Disabilities Act of 1990.
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section 4. Breach of Nondiscrimination Covenants. In the event of
breach of any of the above nondiscrimination covenants, which breach has been
finally adjudicated by an appropriate agency or court of law, the Lessor
shall have the right to terminate this lease and to re-enter and repossess
the premises and hold the same as if said agreement had never been made or
issued. This provision does not become effective until the procedures of 49
Code of Federal Regulations ("CFR") Part 21 have been followed and completed,
including expiration of appeal rights.
ARTICLE XIII. DISCLAIMER OF WARRANTIES
This Agreement constitutes the entire Agreement of the parties on the
subject hereof and may not be changed, modified or discharged except by
written Amendment duly executed by both parties. Lessee agrees that no
representations or warranties shall be binding upon the Lessor unless
expressed in writing herein or in a duly executed Amendment hereof. Further,
Lessor does not warrant and hereby disclaims any and all liability and
responsibility for or on account of the condition of the Premises, or any
portions thereof, or for or on account of anything affecting such conditions.
ARTICLE XIV. ASSIGNMENT OF LEASE
This Lease, or any part thereof or interest therein, may not be assigned,
transferred or subleased by Lessee without the consent of the Lessor, which
consent shall not unreasonably be withheld. It is understood and agreed that
the Lessor may, at any time, with notice, assign or delegate any or all of
its rights hereunder.
ARTICLE XV. DEFAULT AND TERMINATION
section 1. Termination bv Lessee. This Agreement shall be subject to
termination by Lessee in the event of anyone or more of the following
events:
a. Lessee determines the uses and benef its der i ved from this lease
agreement are no longer required by Lessee, and Lessee serves Lessor with
sixty (60) days notice of intention to terminate this lease.
b. Lessor determines at a duly constituted City commission meeting that
the lease premises is needed for other municipal services and serves Lessee
with sixty (60) days notice of such intended use.
c. Lessor determines that the premises are so extensively damaged by
some casualty that it is impractical or inequitable to repair such leased
premises.
d. Material default by the Lessor in the performance of any of the
terms, covenants or conditions of this agreement, and in the failure of the
Lessor to remedy, or undertake to remedy, to Lessee's satisfaction, such
default for a period of thirty (30) days after receipt of notice from Lessee
to remedy the same.
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section 2. Termination bv Lessor. This Agreement shall be subject to
termination by the Lessor in the event of anyone or more of the following
events:
a. The material default by Lessee in the performance of any of the
terms, covenants or conditions of this Lease Agreement, and in the failure of
the Lessee to remedy, or undertake to remedy, to Lessor's satisfaction such
default for a period of thirty (30) days after receipt of notice from Lessor
to remedy same.
b. The Lessor determines at a duly constituted city commission meeting
that a municipal need exists for the premises consistent with the City's
charter, and serves Lessee with sixty (60) days notice of such intended use.
c. Lessee's vacating or abandoning the premises.
section 3. Exercise. Exercise of the rights of termination set forth in
sections 1 and 2 above shall be by notice to the other party. Forbearance of
timely notice shall not be deemed a waiver of any breach.
section 4. Removal of Property. Upon termination of this lease for any
reason, Lessee, at its sole expense, shall remove from the Premises all signs
which Lessee was permitted to install or maintain under the rights granted
herein. Lessor may effect such removal at Lessee's expense should Lessee
fail to remove said installed property within thirty (30) days of receipt of
written notice following termination of this lease. Lessee agrees to pay
Lessor promptly in the event of such circumstance upon presentation of a
proper invoice.
section 5. Causes of Breach and Waiver.
a. Neither party shall be held to be in breach of this Agreement because
of any failure to perform any of its obligations hereunder if said failure is
due to any cause for which it is not responsible and over which it has no
control; provided, however, that the foregoing provision shall not apply to
a failure of Lessee to provide the amounts of insurance contained in Article
VII of this Agreement.
b. The waiver of any breach, violation or default in or with respect to
the performance or observance of the covenants and conditions contained
herein shall not be taken to constitute a waiver of any subsequent breach,
violation or default in or with respect to the same or any other covenant or
condition hereof.
ARTICLE XVI. ENVIRONMENTAL MATTERS
section 1. No Warranties Bv Lessor. Lessor has made no investigation of
environmental matters with respect to the Subject Property and makes no
representations or warranties to buyer as to environmental matters with
reference to the Subject Property.
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Section 2. Lessor Held Har.mless. Lessee agrees to indemnify, defend
and hold Lessor, its officers, employees and agents harmless from any claims,
judgments, damages, fines, penalties, costs, liabilities (including sums paid
in settlement of claims) or loss, including attorneys' fees, consultants'
fees, and experts' fees which arise during the term of this lease, or any
renewal term, in connection with the presence or suspected presence of toxic
or hazardous substances on or within the property improvements, the soil,
groundwater, or soil vapor on or under the Premises as may be determined to
have been caused directly by Lessee, its employees, agents, contractors, or
any party or entity acting at the request of or on behalf of Lessee. This
indemnification subject to the provision of causation as to Lessee or its
agents as herein provided, shall specifically cover costs in connection with:
a. toxic or hazardous substances present or suspected to be present on
or within the property improvements, the soil, groundwater or soil vapor, on
or under the Premises as of the date hereof; or
b. toxic or hazardous substances that migrate, flow, percolate,
diffuse, or in any way move into, onto or under the Premises after the date
hereof, as a result of the actions of Lessee or its agents, or through the
termination hereof, or the termination of any extension hereto; or
c. toxic or hazardous substances present within, or under the Premises
as a result of any discharge, dumping, spilling (accidental or otherwise)
onto the Premises by any person or entity determined to have occurred during
the term of any renewal term hereof.
Lessee shall not be held responsible or liable if such toxic or
hazardous substances are present solely as a result of the negligence or
willful misconduct of Lessor, its officials, employees, or agents.
Section 3. Radon Gas Advisorv. As required by Section 404.056(8),
Florida Statutes, the Lessee shall take note of the following:
RADON GAS: Radon is a naturally occurring radioactive gas that, when it
has accumulated in a building in sufficient quantities, may present
health risks to persons who are exposed to it over time. Levels of
radon that exceed federal and state guidelines have been found in
buildings in Florida. Additional infor.mation regarding radon and radon
testing may be obtained from your county public health unit.
ARTICLE XII. NOTICE
Any notice given by one party to the other in connection with the Lease
shall be sent certified mail, return receipt requested, with postage and fees
prepaid.
1. If to the Lessor, addressed to: City Manager
City of Clearwater
P. O. Box 4748
Clearwater, FL 34618-4748
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2. If to the Lessee, addressed to: Arnold-Brown Properties
C/O Arnold Management Services
121 North Osceola Avenue
Clearwater, Fl. 34615-4031
ARTICLE XIII. EFFECTIVE DATE
The effective date of this lease shall be the
day of
199
IN WITNESS WHEREOF, the parties hereto have set their hands and seals
this e(7~ day of ~ ' 199,s-.
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Lee E. Arnold, Jr. and
Herbert G. Brown, partners,
doing business as:
WITNESSES as to Lessee
Herbert G. Brown
CITY OF CLEARWATER, FLORIDA
issioner
By: ~ ~ d;;;Y
Elizabet~. Dep(ula, City Manager
Approved as to form and
legal sufficiency:
J4 t' C~
Miles . L~ce '
Assistan city Attorney
Attest:
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GoUct.s.aJ.1,..City Clerk
Lot#7Lse.ewb
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ACCEPTANCE, APPROVAL & AUTHORIZATION
THE UNDERSIGNED Lessee this ~ day of January, 1995
acknowledges receipt of revised A~. LEASE RENTAL PAYMENTS
(Page 4 of 10) of that certain proposed Lease Agreement between the
CITY OF CLEARWATER, FLORIDA and LEE E. ARNOLD, JR. AND HERBERT G.
BROWN, djbj a Arnold-Brown Properties regarding property legally
described as:
A PORTION OF THE NORTHWEST \ OF SECTION 16, TOWNSHIP
29 SOUTH, RANGE 15 EASE, PINELLAS COU.NTY, FLORIDA,
BEING MORE PARTICULARLY DESCRIBED AS THE WESTERLY 150
FEET OF THE FOLLOWING DESCRIBED ;PARCEL:
BEGIN AT THE INTERSECTION OF THE SOUTH RIGHT-OF-WAY
LINE OF DREW STREET AND THE WEST RIGHT-OF-WAY LINE OF
NORTH FORT HARRISON AVENUE FOR A POINT OF BEGINNING;
RUN THENCE SOUTH ALONG THE WEST RIGHT-OF-WAY LINE OF
NORTH FORT HARRISON, 54.30 FEET; THENCE WEST 345.0
FEET; THENCE NORTH 54.30 FEET; THENCE EAST 344.08
FEET TO THE POINT OF BEGINNING.
CONTAINING 8,145 SQUARE FEET, MORE OR LESS.
Lessee accepts and approves revisions in ARTICLE V. amending
total rent due under the proposed Lease Agreement to Twelve
Thousand and---NojlOO's---Dollars ($12,000.00) with 60 equal
monthly payments of $200.00 per month, and authorizes replacement
of ARTICLE V. and page 4 in the Lease Agreement previously executed
by Lessee prior to presentation to the Clearwater City commission
for acceptance and approval, such presentation to be made not later
than the /7r:r- day of J/h/t./../HL(j. , 1995, with all other
terms and conditions contained in said proposed Lease Agreement
remaining unchanged and in full force and effect.
IN WITNESS WHEREOF, the Lessee has set his hand and seal the
day and year first above written.
Lee E. Arnold, Jr. and
Herbert G. Brown, Partners,
doing business as: