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,AGENDA'
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March 23; 19~4
,',
Strategic Plan Developlnel1t.
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SumlJl~ry of Process to Date
30-90-:- 180 day Tactical Actions
18 month' Horizon '
5 year Vision
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Comnluu.ication ofPlan~"Vision and Priorities
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Specific Budget Direction
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. . ; lyfilIage .
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. Calendar ,
. New P'rograms/De-emphasized Programs
. ,Capital Improvements"- Set April Date
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1994/95
BUDGET PRIORITIES
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, Provide Responsive and Effective Government ,
To develop multi media marketing tools for City activities; to reduce 'code non-
compliance through continuous education of citizens! provide consistent,
comprehensive approach to code, violations,' '
Streamline Government Regulations and Operations
Reengineering governm~ntal processes which cross departmental lines [0' make'.
services easier to use and information more readily available for all users; to re-
. engine~r in order to dec~ntralize decision making and hold ,employees ~ccountable for,
productivity and results; to develop and implement a consis~ent data base' and .
computerized information system to integrate all city information needs.
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Police/Public' Safety ,
, '. To provide faster response time on top priority calls for service, a response in' person,
to all calls requesting this service (either Officer or other trained personnel) and
increase visibility of Patrol in neighborhoods. '
Economic Development
',To increase the citywide tax base and improve the overa1l1evel of economic activity .
" the City,' Specific elements would incluqe: structuring of economic development
department; adoption of meaningful annexation incentives; continuing improvement
of the central permitting function.
Communication with Citizens
, " To give our c'ustomers a "voice and a choice It by creating customer service programs;
,creating community partnerships that really listen to what the .citizens want, and using ,
the'marketing'tools to communicate with our ~itizens. . ".
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., 1200' GULF
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March 23, 1994
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~ ....
. Mr ,: ~eter P. GOzza; EXecutive Director'
. 'eommui:dty RedeveloI>ment ,Agency
... ' ,ai.tY',QF clearwater . ,
" 112. s. Osc.eo~a AveIiue" ir'hird Ploor'
-c;~aiwa~er, FL. "3'46:(6.. .'
. Re; ,'.. Former Maas . Brothe:cs
" c~ea~te.~, FL
... .. \
, ,
. YJ:A FED~ EXPRESS.,
"
, ,
. ,.
Dear Pete t '
.. -
AS, discussed, here .are . 'four . c'ounterparts of our lease
agreement; a1.~ of which' ,have been. signed by Stein Mart:.. Please!
":t;etu1;:!l.. t\\"9_,sounte:r;parts to me. aftex- these have' been.:~e~ted by
~e Ci.tY'_',O:E ~.:t:,earwat.er, but in no event ~~ter. than, '
lofa;-,Sili. 31,,.. ~~~..4.., ,.' " '..: .'
. '
...,.,i?lease, ncft:e 'that Exhibit A (shopping 'center site plan) and
Exhib:l:t E-, '(le9'a~ description.) still need to be.; agreed. to by both,:..
pa.=cties and attacheQ. t.o the. leases. The enc~osed leases are . ' .
'''''d.elivered subject:., to. mutual approvu. of these exbi.bits.,' Please
let me know i.f yoU' ha;ve anY'Cruestions about' thesi? ~ :.", " ,
. 4 ... .,. . .... t.
, .
Thank you for,your assistance in.putting this deal ,to<,d~therl
.and-'~et.ting us this far. I know we both .will s~eep better when' '
the sign. vaiiailce" ~.~, approved and the contingency for
u spe;~ification6 'and cost estimates ..is remij~'ed., Please let-'.rne 'kno~
if you..:p.eed anything '~hf7r, .~7.om ~e at this point."
~~nfr ...
\oj. Michael Allen
Director of Real Estate'
. 1
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.03/23/9~ 09:2i
MAR-22-1994'1'?:45 F1p'l Wilt Cl1Y ~
70
99843461531
1m?g,x
SectLo:n
.
COlDponenU of Lease; ,Definitions' .. . . .. .. .. .. .. .. .. .. ..
, Cf"lm:g'l~Qemen.t 'Qf Te:cn .. .. .. to .. to .. .. .. .. .. ,_ .. .. .. ..
Lenqth of ~e::m, Early Te'l"'mh'ation .. .. ~ .. ..
eptI.cn to Exten.d . . . . . . .. ..' . . . . '. .. ...
Use of P::eea1i.s-es ... . . . . .. .. . ., .. . . ... III' . ..
Mi n i JD1JJl:i Rent .. .. ... .. .. .. .. .. .. .. .. .. to ..
Pe.rcentag'e Rent ~ .. .. .. .. .. .. . .. .. .. .. .. .. .. ..
Common Area Haintenance Fees .. . .. .. . .. .. .. . .. ... ..
. ~axes ... .. . III . . . ~ .. . . _ _ _ _ ... "'. c
Util.i ties,.. .......... .. .. .. .. .. .. .. .. .. .. .. ..
CQnstrt1etion Obliga:tj,.ons .. .' .. .. . ~ .. .. .. .. .. .. . .. .
taws; Waste; Nuisance : . .. .. . , .. .. .. ..'.. ..
Assign1l1ent and Subletting .. .. . .. .. .. .. .. .. ~ .. .. .. .. ..
Al tex:a.tions;: Signs;; Lions .. .. .. .. .. .. _ .. ..
Repai.J=s .... . ...... ... .. . .. . .
Use of CoJllIIton Areas ( Pa:r:king .. .. .. . . ..
In.sux:ance. - - .. .. " - . . . . ~ . . n .. .
Insured" s Wa1 vex- .. .. .. . .. . . .. . ..... to ~ ,.,...
IlE!.s"t:J:u.ct1otl ..... .. ,- .. . . . .,.. ,...
Co::c.d.eInnation .. .. .. .. . .. .. .. .. .. .. .. .. .. .
'Default ..... . .. . . ~ ~ .. .. . . . _ ..... ... - ..
Access to Premises .. .. .. ! .. .. .. ..
Attcn::mnen.t; subo:ati:nat:.ion .. .. . .. .. .. . ~ ~..
Quiet :enjoyment . .. .. .... ... ~ .. ~ .. ..
E:n.d of ~J:Dl . ., _ . - :. . . . .. . - ..
Bolding Over . .. . . . .. . . . . - .
No Wa..i. ve::: . ... . _ . . .. . . ... - . . .. .. . .. . ....
Notices .. .. ... .. .... .. . .. ~
Reco~g .. .. ~ . .. .. . .. . .
, Part.ial. Invalidity .. ~ .. .. ..
Proti.$ions 2.tnding I 'Eta.. .. . .. .. ..
Rules anti Regula:tions ............ .. . . .. .. .. ..
Estoppel Statement .. ~ .. .. .. ~ ..
En:ti:re Ag:reement., I3tc. , .. .. .. .
Acic:1itional Occupants. .. .. .. ..
Hunic~pal Recapture .. .. .. .. .. .. . . . .. .. .. .
Radon. Gas .Notice .. .. . .. .
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1200 GuLF
. . ~ . ..'
· ~ClGONVlUf. FI.; 32207,. (904) 346-l~
"
March 23, 1994
, '
, ,
, ,
,
. -..-.
c. 'I ..
,I .,
~ ..-..' , ~,
, ,Mr; Peter P. Gc)'zza; EXecutive Director'
- . comrau.tu.t.y Redeve~opment ,Agency
". ' .ai.tY-,9..f: 'Clearwater' , ' ,
.' 1J.2_ is. 'Osceo~a: Avenue" Third Floor
- ~!~aiwa-t;er, FL "3'4616., -'
Re: " po'iiner Maas Brothers
ClearwateJ:> FL
, "
.. .. <
, .
'.
VI]., FEDlmAL 'EXPRESS:,
Dear Pete: '
. "
'. AS, discus sed, here ,are "four., counterparts of our lease
agreement; aJ.l o.f which' .have been signed by stein Mart. Please
"return two counterparts to me after these have been .executed. by -..
,the cl.ty_:6f'''~~.ea.rwater, but in no event l~ter. than, .... ,
lo!ar.9h- 31.,- ~?.~.4._ ' , , " ,...
: :':" P.le~~e nci'ce .that Exhibit ]i. (shopping- 'center site plan) aIid'
Exhibit S' '(legal deScription) still need to be., agreed 'to by both,..,
parties and attache4 to the. leases. The enclosed. leases are '
'''''delivered subject' to. mutual. approvaJ.. of these exhibits..' Please.
l.et me 'know .if yoU' have any questions about' these. ~. :.' '. ."
.. , , . ... .;.. .. I
. . " + . .
Thank you for your assistance in...puttinq this deal .to9"~ther
.and.-.'qel:ting ,us this far. :r know we both ,wi11 sleep better when' ,
, the sign variahc~t .t.9: approved and the contingency for ' . .
." specifications 'and cost es.tirnates ..is remoVed., J?1.ease let.' me "know
. ,'if 'yoU,)J,eed anything '~her from ~e at tliis point." . . ..'
~..
'Sinfr
~'.' Mic~e{ .~~
Director of Real Estate'
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Enclosure
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clea:cwa:ter t Floricta
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.03/23/94 09:27
1'1AR-22-1994 17: 45 FR01'l a..w. CfTY- m4AGER
Sectton
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2.
3.
4.
5.
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'7.'
7A.
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23.
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26'-
27.
28..
29.
30.
31. ,
32.
33..
34.
35.
36..
TO
99343461531
Im?~
,
Components of Lease; Definitions .. . .. .. ..... .. .. .. .
CnmtJ'l~ceman:t of 'l'e:r:m . .. .. .. .. . .. .. .. . .. .." .,......
, Length of tL'e::m; Early ~e'Mn;:n~t..ion . . . .. .. .. .. . .
Opt.ion to Extend .. . .. .. ". . .. . .. . . .. .... .. . .. ..
Use of ~es .. . 'to .. .. .. . . .. . ., ... . ... ...,..
1'1'i. T1 i 1!IUIti Rent . . . . .. .. .. .. .. .. .. .. .. ". .. .. .. .. ..
Percentage Rent .. .. .. .. .. . .. . . .. .. .. .. .. .. . .. .. ..
Common .Area. Haintenance Fees .. .. .. . .. .. .. .. . .. .. .
~es ,...,.. _ . .. . .:. . . .,. . _ .. _ _ _ ....
Utilities' . .. I' .~... .. ... .. _ . ... .... ...
Construction Obligations . ," .. .. . . .. . . . .. .. . .. . ..
Laws; Waste; Nuisance ' ,,' .. .. .. .. ~ .. .. .. ..
Ass.f..gmI1ent and Sublett.ing .. .. . .. .. .. .. .. .'" .. .. " .. ..
Alte%:ations; Si.gns; Liens ...... .. ~ . .. . . .. .. .. .. .. ..
Repa..:i..:e"s .,......... _ ,. .. ... ~ . . . . .. . ... . ...
Use ot Co~on Areas; paikirig .......
In.s-uran.ce .. - . . . - . , .. ... . . .. . ~
Insured 6 $: Wa1 Ve1:' .. .. . .. . .. . . .. .. .. .. I' :.' ~
I>e!s1:::t'uct:icn "" . ~ .. a'* -- .. .... . .. ,. . ':' ..
Condemnation " .. . . .. .. .. .. . .. . . .
Default .... . .. . . .. ... . ... ...
Access to Premises _ . .~' ~ .. . .. . ~ ..
Attornment; Subo.rd.ination . .. . .. . .. .. .. .
Qui.et Enjo~en.t . . .... . .... ... . . _ . . "'"
:Ec.ci of!reJ:l[l ... . . . 4 .. '_ _ .. .. . . . _ _
Bold.tng Over
No W'uVElr ~.. 4 . .... . ... . .. . . '" '"
Notices .. .. . .. .. . . . , f
Re.'coJ:C!.i.nq .. .. .. 4110 .. A . ~ , ... .. . . . .. . III
Partial. In.va.lidit:y .. .. .. .. . .. .. . ~ .. . .. .. ..
P::ov16ions Binding, Eta.. .. .. .. .. .. ..
Rules anti Regulations .'...... ,. .. ~ . .. .. ~ .. .. _ ..
Estoppel statement .. .. .. .. .. .. .. .. .. .. _ .. .. .. .. . ..
Entire Agreement 1 Etc.. '.. .. .. .. .. .. . .. . ..
Additional Occupants. . ...".... .. .. .. .. .. ..
Hunicipal Recapture .. .. . .. .. . .. . ..'.. . .... " ' .. ~
Radon Gas .Noti.ce . .. .. ~ .. . .. " .. .. .. .. .. ..
. ..
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IZI 00:1
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03/:!3/9~ 00:28
MH.~22-1994 1?:46 FROM OJJ. CITY NANs1lER
III 00.1. .
99043461S31 ' P. 04
10
. ,
L~A~E,
~S AGREEMEN!t! OF LEAsE, is made as' of the ;;.. ~~ day of
~ r ~9941 between Stein Mart, Inc... a FJ.o::::'i.da
corpo ticn (l"LGssee") and. the City of. Clearwata.:r, a Florida
mun.i.cipall:ty (flLessor"). ,
IN CONSIDERATION of the :rents I covenants. and ag:cee::rnent:.s
ha:ceinafter :l:eservad and contained on the part of pes see to 'be.
observed. and perfo:::med., Lessor denu.ses and leas.e.s to Lessee, and. .
Lessee rents f.:om Lesso:r t t:hose certain .P:r:etnises .ii:ien.ttiied. Pelow 0:
1. components.of Lease; Defini.ti.ous.. ~e Lease shall
eon.su.t of, 1:h.is .i:ns'l::;z:'1nnent~ .and .its attached Exhibits A.. B and c,.
:i.mmedia1:el.y :follow:ing tho si.gnatm:e page of this inst%unl.e.n.tr a~l of
lih.ich . :must be constrUed together. To the exte:n.t ot any conflict
between the RiQe.r and the 'text of this instrument,. the te.rIa$ of the
R1Q.er shall eont.rol. As used in this Lease, the .follmdng- tp..J:1llS
shall have the meani.ngs .i.ndi.cated.:
(e) "'Lease If means this in.strament, and. j.ts Exhibits as
hereaft.er amended :from time to time.
C:b) "Lessee" means Stein Ha.re, !nc., a' F'loJ:'id.a corPoration,
whose addre8s is:
1200 Gulf Life ~ve
Jacksonville, F1Qri~a 32207,
,
which te:cm shall include its successors and peDni:~t.ed assi.gns.
(C:) "Les:=:or" .means the City' of ~iea%:water; a Flori.da
mwti.c:.ipall ty,. whose adc:lress is:
112 South Osceola Avenue
~06t Office Box 4748
Clearwater, Florida 34618 '
: whic.b te:z:m. shall include its successors OJ': aS$i.gns ~
.
(d) "Premises n means that certain sto=-e space now existing or
hereafter' to he erected as part of the shopping Cente)::"r which'
Pl::emises (.i) shall contain approximately. 54,000 squ.axe feet of
i.nte.rior ~loor a-"'"ea, measu:red to the un!in.i..shed .in1:eJ:'J.tiJ: :surf.aces
of its pe.ri.n:teter wallsl being the entire second. or "midcile" floor
of the fozmer 'Haas Brothers department store bui.lding/ and (i.i)
shall be. located as depicted. on the sit.e plan at E~i't. A.
(e) "Sh(:l!?p.ing Center" meara. the Premises' and all of. the
retnai.ninq land aJ}d hu.ilcii.ngs .sho;.'U on the site plan at Exhibit A,
all of which is moJ::S particularly described in the attached. Exlrlbit
B.
(;f) "Delive:t:y D~adli.nen means May 15 ( 1994.
,
03/23/,D-I 09: 28
~005
,l"AA-Z2-1994 17: 46 Fia'1 QJd. CITY l".q~
in
99343461531
P.es
(9") Term:
(1)
.Pri.ma%:y '.Cez:m" means 10 ye~rs I a5 c;iascri.bed in
SectLon 3 belowM
C 2) -Extension Feriod" ,means one option to egtend the
. t.e:c:n of this Lease for a period of 5 years r as
described' in Section. .4 be1~ M '
(h) ltM'ini'1TIn'11i Rent" d.uti.ng- 1:he Prima.z:y Tal::m. or tha Extension
E'ex-:tod. means ~1.50 ,000.00 per:yeax, or $12t50DMOO.per lDOlltl::t (S'@jE:ct
to the credit :for the first 3 lease years as' d.es~ i:n Section
10') M.' .
(i)
2.
cOIMlIence
"Xi,ckou.t 'T.hreahold" means $4,800,.QOO..00.
Commencement of TeDn. ~e teIJh of this, Lease shall
upon the earlier of the .following dates:
(a.) one hundred twenty (I20) days after Les60:C dell.ve:o:;; the
~emises to Lessee ready for comntenceInent of Lessee ~ s Wo:t:k (as
defil1ed i..n Section' 10 (b-) ); or
(b) The date on w~~h Lessee ,opens the l?re.r.ai.ses for business.
Lessor shall use its best efforts to deliver the premises to Le~see
ready for COJDmencemen.t. of Lessee's Work (as hereafter defineC1) :net
late:r, tb.an 'the Dali.v~ Deadline~ If :Lessor does:' net. deliver the
l?re:mises to Lessee :::::eady fo~ commenoement of Lessee r s Work on t:he
Oelivexy Deadline o:r ,wi'thin 'thirty, {30} days therea.:Ete.:c, Lessee
shall have the rj.sht to te.r;minate thieo Lea.lie by 'WZi..ttan notice.
gi,.ven to, Lessor at any time within th.irty (30) d~ys thereafter,
whe:reupon the parties shall' have no further :rights or obligations
he:r:eunder .. '
3., t..ength Qf ~; Early ~rvti nation. The p,...; m~ -ry !ee:c:m eif
this Lease shall begin on the. commeneeIilent. d.at.e established in
Section 2,. unless sooner 'tem.inated O~ extended as herei:na:fter
provided. ~ Notwi.thstand..inq' any ccntx:a-"'"Y provision hereof f t1.tis
Lease may be terminated by Lessee ~f its gross sales during the
third lease year are less than. the l::iekot:rt !Ch.rashold for such lease
year. "In 5uch event., 'the notice of tennination mtlst be gi. VeIl not
later than the end of the. th.i.rty-nintb. (39t:.h) Dlontb. of. the teJ:m of
this Lease r in writing r and shall be effective three (3) months
thereafter at:. which time all rents and .other sums due under tb..i.s
Lease shall be p:ro:!:ated. as of 'the'teminat.ion da'te, the P~ses'
.shall be sllt'?:'endexed to Lessor .in tho manner dase:d.:bed in Section
24 below t and the parties shall t:he~cafter have no further r.iqhts r
duties or obllgat.ions hereunder.'
4:.. Option to Extend, Lessee shall have and is he~eby g:;anted
1:hooption 'to "extend. the term of this Lease for the Extension
2
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P.es
J;ler1oQ c:lese.r.i.bed in Sect!.on 1 r upe::-:. the" same covenants' and.
conditions as herein pro~~ded. If Lessee shall elect to 'eXercise
sueh option .it shall do so by giv.i.ng Lessor written notice at least
one hundred eighty {18 0 } days prior' to the. expi.:rat.i.on "of the
Primary Term.
5 . Use of Premises. Lessee shall use 'the Pz:emises on+Y as a
departm~t store sellinq ~enfs and women's clothing and
accessories, shoes, g.itt i t.ems, home furnishings., bed, bath and
table l.inens I fabrics, and other miscellaneous items consistent
wi1;h me.::chzmd1se sold iIl cthe:.e Stein Ka:rt stores. a,s of 'the cl.ate of
this Lease, and. 1!or no other purpose w:i.thon.t !:&essor"s pcior wri.t:ten
ccn.sent, which shall not: be nnreasonab~y wi.thheld or delayed.,;
Lessor represen1:s ahQ Wa%::rants that the p:t,"emises are properly zoned
for Lessee's intended llSe as des~~i.bed. .above, and further
:z::epresents and ~ts' that no ~oning va:riances shall be ~ed
ion o:t'aer for Lessee to open. fo.>: :business in the P.remises f except as
may be :required fen: 1:he sale of alcoholic beverages for consumption
on Qr off the premises.
6.. }or';"'~'m1J]Il Rent. Lessee a~ees 'to pay to Lessor at. :the
o~f~ce of Lessor, or at suCh other place Qes~ted by LeSSQ~,
vi t:hOt1t any p~i,o:r demand., as fixed m.in.i.mwIL rent, 'the e;mns spe.\?i:fied
.in Seeti.on 1 1n advance, upon the fir6t day of each calendar month
(with Zl ratable pay,ment on. the first day of any pa:r:ti.al month)
dw;ing t.he te.:r::m of this Lease and, subject to tb.e ~ond.itions set
f~rth in .Section 4, during .any extensi.on.p
, 7. peree.ntage Rent. :en 'the event that !te~seer:; annual. gross
sales, as hel:eafter defineQ., shall exceed. Four J!i.X1ion. five Hundred
~usand Dollars ($4,SOO,OOO.OO) pe= annum in any lease yearr as
hereafter defi:a.ed., then, in addit.ion to the. :mini"l'ntl:nl .:rent payahle
hereunder I Lessee shall pay to Lessor as pe:rc::'ent:age rent a sum
equa~ to two-and.-one-ha1.f: percent (2..5%) of the 'annual gross sales
in e.xce~p of l?o~ M'i 11:1 on' Five Hundred Thousand Dol.lars
($4,500,000.00) per annum during such lease year. No pe~centage
:rent shalJ. :be payab~e by Lessee 0::1 gxoss sales uJ? to the sum of
Four M'-i11ion Fi.ve Ru.ndred ThouSand Dollaxs ($4,500,000.00') per
lease '!{ea:J:. . .
(a) Lease Year.. The tem 1I1ease year" . for, tho pw:poses. of
this Lease shall mean the twelve (12) calendar months commencmg
with the commencement date est.a1:ll-ishe.d. in Section 2 and the
su.c:::ceeriing anniversaries the.recf r or at Lessee's election, any
othe: twelve (~2)' .DlOXl.th ~iO<i seleeted by'Lesseer .provided that
( .i.) .the chang-ad lease ye.ar shall c.o:o:espond '\01;:' th :Lessee's :fi.scal
year for tax. or accounting pw:poses t (il) a change in the ~easG
year shall not operate to shorten or lengtben the 3D-mOnth
1\ ki.ckout.. p:=o'o"ision of Section 3 I and (iii) a change in the lease
year shall not lengthen the combined primc:ry Te:r:m and the Extension
Period beyond the fifteenth anniversary of. the commencement date of
the Prira.ar:Y' Term unless, during the interim, the charta:c of Lessor
3
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:may have been amended: 'to o.:uow a lease of Lessor' Go e:r:operty for a
teX1n longer than :Ei.fteen years. Each lease year shall be
considered as an independen~ accounting period for the purpose of
eomput:tng the axnount of percentage :cent, i.f any_ The amou:n:t of
cp:osp sales of any lease yea.:r shall not be carried ever pt,to any
other lease year. . . " , .',
(b) G::oss sa1es. ~e te:r::m llgross sales" for the purposes o:e
'th:i.s Leas~ sha1j. mean i:he sum of the sales price of al~ goochl,
waxes and ID.eJ:ohandise Gold ana. the cha.:z::ges for all services
penoxmea by Lessee , .ita s'l:lbtenants I assign&, cOacaSsi.ona.i.res or,
otheDd~e, f:r:om al~ busitt~ss conducted on,. in, at, or from the
P1:emises, 'Whether made for cash, byehe9k, on c.redit: or otherwise,'
_ p:x:ovidedr however, ~9"l=OSS sales" shall not include (.i) the exchange
of merchandise between stores of Lessee wheJ;e SlIch exr!h~nges are
ntade solely for 'the convenient operation. of Lessee. IS h'l1Sinass, or
(ll) :retu:c::1S to shippe:rs OJ: nta:t;ufacturers, or ( i.ii. >. sal.as of
fix.1::w:eG after use the=eof, or (~v) cash or c.t:ed.i.t :raftoill.s made
upoh transactions included w:Lt.b.i.n g:ross sales not exoeeding the
selling price of 1IlSXchandise retUJ:ned by the puzchaser and. accepted
by Lessee,.. or (v) sales of. merl"'h~ndiGe at a disciou:n.t 1:0 employees
of Lessee, 0:1: (v.i.) sales o.f food and beverages t.o employees ,of
Lessee from. ventli.nq machine on the PreJnisesr or (v:ii.) the aIOOunt of
any city r count.y,. s'ta-te or federal sal.es, ~'tI:%l:lXY or excise tax on
such sales, wh:icb. .is ei.ther addeQ to the selli.ng pr:i.ce or ahso.t:bed
therein, and .is paid to .-the taxing autho:::1.ty by Lessee.
(c) Report; 1?a;yment. Lessee shell sUbmit t.o Les::?or on or
bafQ~e sixty (60) days follawing the end of each lease year a
w:d.tten statement, signed by Lessee and ce.rtj.f;ied by, i.ts chief
. financial officer to be C;::Q:c:ectT of the amount of gross sales
dw::ing- the preceding ~ease yeaJ:. The statem.en'ts ::E:e:ferred to heJ:ein
shall be in such fox:m. and contain such details as Lessor may
:reasonably requi:x:e, and shall be acc~,,;ed by Lessee's }?aplEmt of
the amount of percentage J:ent~ ~:f any, ind;icated by that repQrt.
-The acceptance by Lessor of payments of perCentage rent ox: ,:;eports
thereon sb.a.1..l be wi.thou.t p:r:ejucll.ee and shall in no case c:ollsti:eute
a wa.ive.r of Lessor's :r.ight to the examination of Lessee's hoeks as
d.esc:ribed .in. (e) belOW' .
{d) R~CO:rd5. Lessee shall ;retain, fo): a .peri-cd of two (2)
years following the end. of oac.lt lease yea::: r such. reoords as vonld.
no~l::y be examined by an independent acconn.tant pu.rsuant t.o
accepted audi..ting standards in pe:r::fo:oning an. atldi:t. of Lessee"s
gross sales rep,o:ts. .
(a) Aud.it;.. Lessor, sh.a1.l have. the right to cause, upon five
(51 days r notice to Lesse.e, a complete audit to be made of the
sales records of Lessee descx=ibed in (d) aboite.. If the' x:esults of
suoh audit show- that Le~sea' G statement of gx:oss sales for any
period has been understated by three ~cen.t (3%) or mo:ce, then.
Lessee shall pay Lessor tha cost of such audit .iJ;l. addition to an:r
.4
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daf.i.ciency pa~ent of percentage. :cent re$uz-ed. ~ tho extent
pe::mi1:.ted by the P1:U;)llc Records Law of the.,Sta:te of ~lorida, any
info:cnation obtained by Lessor 'as a :tasu! 't or p\ttsuant to (c) above'
shall be h~ld in strictest confidence by, 'Lessor except to '!;he
extent :reqw.red (.i) i.n any proceeding o:c action to collect the cost
.of such auciit Qr deficiency, or (ii) w:i..th respect "to a p:z:ospGct.i.ve
sa1a or refinancing of the Shopping CenteJ:, but in. no avant shall
e.."y such .info:r:mation be disclosed. to an' ex:isting or 'Potential
teru:mt of the Shopping Center. !t'he. Lessee acknowledges tha.t: Lessor
:La a public agency subject to Chapt:ar 119, Florld.a Statutes r the
Public: Records Law o.f tha State of Florida.
(f) Late payw=nt; :interes,t and penaJ.ties.. Subject to no'tj,ce
as provided he::ein, the K5'n.{'mqtI'! Rent, Percentage. Rent, and (m.y
other amount due .f:z:am the Lessee -to the Lesso::: Ul1der th1s lease
which is not paid wi.thin ten (10) ea.lendaz cl.ays af;ter such paYInent
i.s due shall hear intere6t ,at the IIJt~.Y~~t.Un. al.lowable legal r~:te, frQIll
the date d.ue until the date paid, 'together l<.i:.th a late' charge of
$25.00 to cover the Lessor's extra expense involved ~ collecting
such delinquency: provided that such interest ,and l.ate charges
shall be aU1:omatically :reduc:ed by such amount as necessary to cause
suc:h cha:t:ses to, ~e. in contpliance \lith \Ulw::y laws.. Lessor shall give
:Lessee notice of delinquent rent. or other aJnO.a::n.t due and, i.f. Lesse-a
sha1~ pay such .rent or other aJnOlmt due ,'W1th.in three (3) business
days following $uch notice, interest shall not be 'Chaxged upon such
rent or Qther amount paid. 'to Lessor;: p:r.ovi..ded, if 6ucl1 notice sha11
have been given to Lessee tw:i.ce in the same .ca,lend.a.r :yew:, no such'
J10tice shall be required in the event. of delinquent rent or other
amoun'l:. in all'V' suhseauent month du:r.inC' the XE'1Il1'! ,onder of the c:a1.~rlt41l""
.~. .
year ..
7A.. COlmIlOn A.:r:ea l!ai.nt.enomce' Feea~
(a) As its contrl.bUtion to the 1t18.intenanca of the Shopping
Center I' G pa::-king and. other cammC?l1 areas ",.hich are available for use
by Lessee, 'its employees and .i.:avitee.s on: a nqnexc1.usi.ve basis,
Lessee sha.1.1. p2.y Lessor a:onually a.Common Area Maintenance ("CAM-)
Fee ~ an amountequa~ to $20,000,00 or a p~o-rata share o~ the
aceual costs inour:red by LeSSOJ: :for the l!fai.ntenance ~ses
defined herein (said p:t:"Crati.on. to be hased upon the percentage of
i.nter.ior floor area of the PXenU.ses, measured to the unfj.nj.shed
int:er:i.or sux:faces of the perimei::er walls, . compared to the gz:oss
leasable axea of the t='.nti.re Shopping Center), ~.hi.chever is less;
For the pw:poses of this section, Maintenance l::xpenses means the
costs in~urred. by LeSsor fo= landBca.ping and grolJIldskeepiDg;
Inaintenance I repa.i.:r I S\oi--eeping f' and. stri.pi.."tg of the parld.tl.g' lO:t.6 at1d
sidejialks; and cammon area lighting, including light fixtures T
incandescent and fltl.o.rescent la."tlps and noon ligh't t:t:binq, and.
eJ.ectJ:ica.l ballasts; ~l:cv:i.ded. that such costs axe cu.s'toma.ry, and
reasonable in comparison to those y,.hich would be i.ncurred by
prudent O;,,'11ers of similar shopping centers in ?inellas and
Eillsho~ough Counties.
5
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p~es
(b) Wi'thi.n 60 days after the end of eal;;p. calendar year dur.:lng
the t:e.:at\ of tb..i.s lease, Lessor shall fuJ:nish to Lessee a de'Uliled.
statement of' the actual colItmon a:r:ea maintenance costs 'for the
preceding calendar year r and. shall fW:n.isb. such supporting
cloc:r:z:m.entati.on as Lessea JIlaY reasonably J:eqnest within 30 days
following such request if S3\\c:h request is mad.e w:i.thi.n. 30 days
following receipt by Lessee of the s-tat.e1n.e!1t fro:n Lesso:::. With.in
30 days after Lessee's .receipt of that material r Lessee shall pay
Le5~or 1:he leISsex' of Lessee' s pro :c~:t~ sb1u:e of such cos~s pursuant
to subseet~on (a) above or $20,000600.
(C) Lessor shall retain, .for a pe::.iOfl, of ~ years follow:i..ng
the end. of .each caJ.endar year, snch r.eco:tds as would nOTlrT::I11y l:le
I=l~ned by an independent accountant puxsuant to accepted. aucliting
standards in perfo~g an au~t of Lessor's C~mMOn area
JM.intell.aJ1ce cosi:s. Lessee shall, have the tight to cause, upon. fi.ve
days' notice to Lessor" an audit to be made of the ct;:!nJtD.on area
ma.i.n.tenance :records of LGssox:~ !f the results of suc:h audit show
thai: Lessor's stat:ement of common area mai:rrtenanee costs for any
period. has been. overs~ated. by inoze' than 3' pe:ccen.t, then Lessor
shall p:romptly pay Lessee the cost of sl:J.c:h audi1; toget:.he:c wi.th a
.refund of any egc:ess C:Ora!i:1on Er.::e.a ma.in.tenane~' con't::l:::i.btrtion
previQusly made by Lessee as a :result of the' overstatement. If the
.re5'IUt:s of such audit show 'that Lessor's st,atentent of crnwlOIl. .a:cea
maintenance costs for any pe:d.od has been Und~stated by more t:ban.
3' pe.rcent, then Lessee shalJ. promptly pay Lessor the. difference b,y
which the common area maintenance contribution px:ev:iously made by
Lessee was .insufficient as a :result: of the ttnderstatemAPi:..
(d.) If Lessee's pro r~ta share of the ~d valorem real
p~ol?erty 'tax. levied aga:inst the Premf;ses, any portion of tha
Shopping Center as described in Secti-on SCe) b.eloW', and/or upon the
~easehold ~n~a=est created by this lease, ~ceedS $2SrOOO.OO for
any calendar year, the excess shall be credi.ted against the c:.n:M: Fee
to be paid by Lessee for such calendar yea:r/ but no unused cred..tt
shaJ.l l:le cazried. forwazd to any subsequent year..
8.. Taxes .
(a) :Rental... Lessee shal~ pay Lessor wi.tb each rental pa:yment
all s~~ and use taxes i."Uposed. u.pon 1:he ::en't. cr, a't. Lessee"s
option and wi.th the approval. of the taxing authoritie!i,. may pay
snch taxes di.rectly, and fUDlish. Lessor such proof of payment as ma.:y.
he re~ed by ~aw. .
(b) J?eJ:SonaJ. Pl:ope.rty. Lessee shall payal.1. taxes levied xq?on
its personal property r i.neluci..i.xlg- 1::l:ade f~es kept Qn th~
Pre1'tdSGs.
(c) Real EGtate. The Lessee 'Will reimbt;tr6G :Lessor or:, if
billed di..rect:ly to t.he Lessee by the Tax. Collector, pay the
Lesuee' G pro rata share (calclUated 2:16 described in Section 71\
E)
03/:!3"9~ 00:32
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~) of ad valorem taxes upon the Shopp.:U;t9' Center or u.pon the
leasehold. .interest CX'eated by this ~ease for each year or pa.::=eiiU.
yea:r of tho prima.l:y Te%:III. of this Lease cin.ci 'a.n~ extension thereof.
R~nrseI:l1ent by Lessaa shall. De cine and payable on. or befo.re
1:hi:rty (30) days after .receipt of notice of the' amount fJ:OIn Lessor r
whic:h. request shall be accompanied by a copy of the tax pill and an
explanation of the calC1l1ation of the Wssee's ,p:co . :cata shoze.
11'axeS" as used in this .subsection, (c) shall mean all ad valorem
taxe$ ,( .real and pe:z:~onal) and' general and. Gpecial assessments
levied against the Shopping Center 01: any part thereof, o:r against
the leasehold oz:eated by this Lease. PJ:ov:i.ded1 hoWever,. i:.he.t ii a
special assessment if> for capital improvements having a. usefc.J. Ufa
'ext:end.i:z:1.g beyond the remaining tams of t:h1s 'Lease r Lessee's.
J:eimbtI.:l::sement of such an assessment shall be prorat.ed on a
stra.ight:-line basis i.n :celation. 1:0 'the estinia1:ad useful. life of the
.imp7:ovements ;and the length of the :remaining te:r:m, of th.is Lease,
which fo:c -l:.p.i.s pw::posa shall be calculated. upon the a.ssllm.ptio.n. that
the Extensidti Period has been or will be exexc:i.sed unless Lessee
gives Lessor notice of intent .not to exel:ci.Se the option to extend.
the tez:m of the l.ease, which notice if given shalJ. he .bil'll'i;1"lg.
Not:wi.thstanding anything contained here.in to 1;he con:b;axyt Lessea's
'combined. annual rei3nbursement to::: CAH fees and taxes sball not
exceed $45tOOO.00 in any single calendar year.
(c1) Other!raJces and Fees.. Less~ will pay all other' ia%es
and. fees, including bo.t not l...i.:mi too "to occtlpati.onA1 taxos 1 license
fees,. and. fees for pe:cnits relating to the operation ,of the '
bus;i.ness conauct:ed. 011 the premi.ses I \'omch a:ce .reqa.i:ced by law or
o~ance_ .
.' 9. Ut:.il.i.ti.es.. Lessor sbal.l. not he liable in the O'l7G.nt of any
inte=aption in the supply of m:s.y utilities unless due to the
negli.gEmce or miscondu.ct of Lessor, i:t:s agents or employees.
Lessee sha1.1 be solely ~esponsible for ~d shall prOlnptly pay all
charges for 'usa or consumpt1on of wate.rr s~r gatir electricity,
te~ephone and tm.y other utility sez:vices at the Fremises_
10. Con.at::rocti.on Obligations.
(a) Lc6Borrs Obllgation. At its pole expense, Lessor shal1.
pe.rlo!:m all wo:cl: necessary '1;.0 pu't 'the Prem.i.ses nnd the Shoppi.ng
Center in a good, safe, ope:r:ati.nq, and s-b::tlc:tu.ra.lly sound
condi~ion, .in compliance ~th all applicable hnil~g eodes and
other gove.l:!UDental laws end :requirements ( "Lessor's Work" ) .
Lessor's Work: shall include, hnt shall not be lim.i. too to, 'tUQ i toms
sot forth on E:thibit "ell a'L-taehod hG.1:eto~ LOGopr Ghull contI?lete
Lese;o:r's Worl: in i1 good, workmanliko manna::: on o:r before August lr
19~4, or such otha:J: dc1te as the parties may agroe, ba:z:::ring dclays
due to burricano6, fLruG, strikes, or eventc of fo:ce ~ajcuxo4
Notwi t:hstanding <:mything contained ~cl:ain 'to tho contrary I in no
event shall any minimum rent or percentage rent be~in to accrue
bc~aunde~ until Lessor has cornpleteQ Lessor's Work.
1
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(b) Lessee's Obligations. Les=:;ee l?'haJ.J. a.t:ratlqe for the
completion of inter.i:or, cosmetic .improvements .in th. l?remises,
including i.n"terio~ paxtitioning, 'floox:ing, painting, non-stru~l
demoli tion work, ceiling systems I m.ir:rors and: fin.i.shes (nLessee' S
Wo:r:k"). Lessee shall b.:lre a general eontractor t.o cOInl?lete
Lessee" s Work in a go.od-, wotkmanlike' manner t and subject to
:ce.i..mbursement as set fQrth below r Lessee shall be responsible for
'the 'expense of Lessee's Wo:x:k. Lessee sball be entitled to a :cent
creg1t'for one-ha1f of the cost of Lessee's Wozk, sUbject to a
znax.izam total cost of Fottr Euncb:ed Fifty ~t:LSand . Dolla:rs
($450,000.00) and a ma.xiJttam ;rent cre<U.t of '!wo RundI:ed ~1:y Fi.ve
Thousand Dollars ($225,000..00). Any amounts expended'for Lessee's
Work over Pour Hundred Fi.:ft:y !l!housand nollars ($450,000.-00) shall
be bone entirely by :Lessee'without credit aglU.nst :cent. Subject
to this mn'Yimnm., Lessee shall .be enti:tled.' to :recover a to'tal of
one-half of the. l:X)st of Lessee's 'WoJ:k. a.a a cxedit against lllfJ"!ilWUO
rent payments,. such -c::redl.t to be taken monthly ~or the ~t
t.hirty-six (36) 1'Ilonths of the P:r:imazy Te:cn j,n installments .:equa.l to
one-thirty-si.xt.lL (1./36) of th.a total <:tec1it. As a condition of
el1q1bili ty for the ;rent 'cJ:edit.. the Lessor shall approve the
Gped.fications and. c:os:t estimates. for the Lessee's liou before
consb:uction. begins, and the Work shall be in accordance w:i. th. the
approved specifi.cati.ons and cost est1matesJ IP:ovi.deci, that sueh.
approval, or reasons for d.isa.pp.t'oval, shall pe given }:)y the Lessor
not .later than ten (10) days following. :r:ecei.pt by Lessor 01: the
pPeci.fica.tions and cost 'estimates 'fo:t; Iiessee'6 Work. If Lessee and
Lessor cannot agree on speci..fic:at.i.on~ anQ. cost estima:.t.es on c:c
before Hay 1.Sr 1.9941 e.ither 'party =ay cancel this Lease by g1'\r-ing
w:ri. tten notice to th.e other party ",.;i:thin ten (10) days thereafter.
,
11. Laws:; Waste; NtU.sance.. Lessee shall: ,
, (a) CQInplywit.h all govermnentiD. la"~, ordinances,. ord.ers and
regulations a:Efec:tinq the 'Use of the pre:tU.ses now or .heJ:ea:fter .in
force, except that ti any of the foregoing ~balJ. :ceqc.ira that.
Lessee make st:ru.cto.ral .improvements of the Premises 'having a useful
.life ~'tend:ing beyond 'the :cema;niT!Q' te:cn of :t:h.is '~e, the cost of
sueh improvements shall be bo:r:n.c ratably by Lessee and Lessor in
relation to their estimated 'tU!eful. life an'd the length of the
JY1TI~ j on i nO" te.:cm; and
- .
(b) Not suffer, per:mi.t OJ: ccmmit .any wast:o or nuisance.
12. Assignmn-n;t and. SublettLng.
(a) Except as pro7idcc:i in this Section { Lessee shall not:
assign thio Lease in whole or in part or StJ.blet ill or a:ny p~ of
tho 1?:x:cm:io9c . wi. thout the p:d..o~ ~3;. "=.t;en COI1Bent of LeSBO:C, whi.c:h
Lessor agrees not to unreasonably 'Withhold or delay. ~he consent
by LeGsor to any nssignro~n~ 0= subletting shall not constitUte a
wai ve,r of the necessi1:jf for such consent to any sul:lsequent
aesigmnent. or subletting. llotwithstaf'H" ~ ,,9' any contraxy provision
,
8
U3/23/94 09:34
rAR-22-1994 i 7: 51 FRa1 a..w _ Cl iY I'lANFIG'ER
~012 .
TO
99I34346J.531
P.12
of th:i.s ~aGe, Lessor's consent shaJ.l not be :requ.i.xed fo:r:: ,(.i)
Lessee's transfer of t:his Lease in conjunction ,with a saJ.Q' .of
sabstantiaJ.ly .all of its ,assetsr 0:' (i~) L~ssee's sublet.tiug OJ:
othe.rw:isa g:r=anting concessions :for the uSe' of port.1ons 01: the
l?rEmd.ses 'by co:&cessiQnai%'es in a tnaImer cons:i.Gtent w:i1:h. 'the
operiltlon of Lessee's other stores.
(b) If this ~ease is assi~, or if: the Prcm.i:seG 01: any part
thex-aof ara stiblet CJ: cccupi.ed by. anybody other than the Lessee, 1\0
such assi.gnment, subletting, occupancy- or ool~ect.iotl shaJ.l be
deemed a release of the Lessee as quarantor fran the fu:cthar
perfo:r::mance. by the Lessee of covenantS on the part of the Lessee
herein contained. If at any time dUring ..the term of thi.s lease
Lessee desi.ras to assign. "the lease or snblet 'the PJ:emises, the
Lessee shall not.ify the Lessor in. wti.ting of: such proposed assi.9l1ee
'or suhtenant. The Lessor shall w.:i.thi.n. 30.days adv.i.se the Lessee i.f
it has any objeceions thereto and'the detailed reasons ~afo~.
The Lessee shall haV"e 30 days from recei.pt of sai.d -ob;ec:tions.
w.t'thin whic;ili to 1::r:y to convince the Lessor of 'the um:easonableness
of .its opjec.t::tons, ;a.ill.ng which the Lessor may terminate this
lease upon notice to ~13see within the times and. as prO"rl.ded in.
Sec,tion 20(s) and Section 27, unless ~ssee wi.:thdraws :its
, assignment. or sublease notice..
. 13. Alterations; Si.gm;, Li~.
(a) Lessor shall not make any material -stroct.-ural or ot;her
changes .in the common areas of the Shopping Cent:e:x; (.including
without lintitatio11 changes which woulc1 af,feet ~:r:aff.ic floW' and
paz:king patt~'rn$, risibility of the p;remises :O.."OIIl public roads
abu.tting the Shopping Center, or eonve.ui.ent. pedest:cian and
vehien1ar access to the Prenti.ses) I and' Lessee shall not make any
strnctu:ra1. changes in the .Premises, without the prior WJ::i.tten
consent of ~c.h other which consent shall not "be u:n:rea.sonably
wi:t:l1held. or c1elayeC(.. .
, (b) Lessee shall have 'the rigl:tt ~o i2}sta11l' at .its expense,'
pezmanent s.igns on the canopy or, sign band of 1=he Premises and on
any 81.911 }?Yl.ons 'Wi:t:h.in or serv:ing the Shoppi.:::g -Center6 which signs
shall he of a design. comparable to the :3:i.gns on Lessee's 'other
stores as of the date of th.is Leaser and shall be of a s.i..2e,
nate;r::.ial. and quality of c.onstruction compatible with the other
tenants' si..gns Within the Shopping Centcr_ No s.tgn of any type
w:lll be posted, erected, or othc:rw:f..se placed .:J.n view of tha general
public unl.css pex:mi:t:ted by the sign. .regulations of the Lessor, as
they now erlst or as they. may be amended from 'time to ~ during
the tezm of thi.s 1.ease, Gubject to tho provisions of Section 31
:relat.i.ng to the adoption of nondiscri:m.ineto.ry rttles and
J:egu1.ationn.. laeSGe€ %Dey r~e.st:, AL i'bB~ ""'Q O:G-:mo:ce-
...v-~rolIr1:he-9ign' reguirt'io:J.b or the-LeS1Sox. Lessor-oarip,ot--
:l;ap-:Gasent--:that-a.ny-such-a,?plieation-sha"l-l--be-app~'Oved..;--but-SUc::~
appJ...;i.oah-Cft-1!haJ..J.-bQ-1:>~li>fi~--in-ac;:corQ~'"lce-w1t1i-eh(!j E;.r;oc::ed~
.. , .
t'l ..~
'~ '
"
.O~/~3/9~ 09:~5
M-=R-Z2-1994 1?: 52 FROM a..w. CITY ~
I1J 013
P.13
TO
99'300451531
, '
as ished. by Lesso:c "for ether sign va.r1an,CBy....anf;\ shall no subjec:t
1:0 the e standards \I,"h.:i.ch apply to Qt;her' propert:i.es silnil~ly
situated. otwith.:;"tvTltiing anyth.ing....;contained herein ~o the
con1:::J:a:ry r in vent that Lea see ~ ~ppllcation :for sign vax:oiances
iS,not app~oved a6 este~ ~O~ befo~ April 22, 1994, at a
hear.i.ng for /Which Less be given 'Written notice by mai.l or
)Jy xacsimile trans:missi less than seven calendar days in
advance, Lessee may oan-cel this se by WJ:itten notice to Lessor
not later than the .......tenth. calendm: (or, 'if -the tenth calendar
day j.s a sund~~~ a holiday r the next: siness day 'the.rea.:fter)
j;oUowing a ,. decision of c!enial the Lessorrs C.1ty
Commission ~iil which case neither Lessor nor LEissee shall have any
further ~gllt.s or oblj.gat.ions he:r.:cund.e.r.
(c) Lessee shal.I also J?av~ the right. to make n6n-structu:ca1.
al.te.rat.i01ls to 'the pI:emises, provid.ed. that Irassee shaJ.l c:ons1:rUct
such ,aJ:t:erat.tons in a good and work"m.qn t fke manne:;:-, in acco:rOa:o.ce
w:ith law.
'. (d) The inta:t'es~ of tha Les~or snal1 not ha subject tQ lleAS
for im~rove:m.e.nts mad.e by Lessee.' Lessee shaJ.l tl.otj"fy every
contractor making iJnprovements t.o the Premi.ses. or ,to the ,Shopping
Center under a contract wi.'t:h the Le"ssee o:E t:h.i:f;i p:t:'Oh.ib:LtiOJ:1. a.ga.i.:nst '
liens. The pa.rti.es agI:ee 1:0 execute, a.cknowledge and, deliver
",~thout eba.-..-ge a Hemo.randmn of Lease, ih ':t:ecorda1:l1e. fo:cnr'
c:onh'l ;-rylng' a c::onfi%.'Iuat.ion that the interest of the Lessor shall not
be sUbject. to liens for improvements :made by Lessee to the
P:t:emises . The. Lessee a.<JXees to indemnify and. , save l,A:rinl ess the'
Lesso:c by rea.son of any mechanic's lien which flJaY :be asserted as a
claim. a.gainst the leased property as a result of Lessee's woric or
any other a~texa.tion or .i1np:t:Qvements perfoJ:IIled by or on l:Jehal,f of
Lessee.
, 14. Repairs..
(a) By Lesaee.. Lesse.e shaJ.l maintain all non-st.:ructtl.Z"al
~ortions of the intetio~ of the Premises f together w:it:h al~ of
Lessee's exteri.or signs and the P.remiSeG' heating', venti.lati.on and
a:i:I::' condi t:i.oning equipment, i.u. goo<1 order and z:epair ,except fox
damage by Lessor t i.ts agents or employees, and. eXcept :for uo::cma1.
wear and tear.. Leasor shall assign a1.l applicable" manufacturerrs
and .in.stal.1er's warranties for the Premises'. heating, ventilation
and. air conditioning equ:ipment to Lessee; p~ov.iaed, however, that
Lessee shaJ.l not by reason 'of such assignment have exclusi-ve :rights
or :remedies against such manufacturers or inGtallers nor shall
Lessee be deemed to have a p;roperty i.ttterast in any such equ.ipment
purchased by Lessor.
(b) By LeStior. Lessor shall maintain g,ll of the r(t.!m~:d m:ier of
the Shopping Cml.ter and the Premises in good: o:z:de:c and :r:e]?a.U:: at
Le8sor' 6 cxpent>e, eJ<:ccpt fox: damage by Lessee , its agents or
employees.
10
03/23/9-1 09:35
MA.'<-22-1994 1'7:52 Fro1 CUI. CrTV ~
QJOlJ
TO
99043461531
P.14
,
.
lS. Use o~ CommoJ1 Areas; ~~.. Lessee.( i.ts employara.s and
invitees sh.al.l have, the nonexclusive riglit to use' the pa:cld...ng a.nd
other c::ommon' area.s of tile Shopping Canter for thei.r. i.ntended
pu.rpose$ tlu;-ouqhout the fuJ.l teJ::m of this Lease 9 The pa:cldng cu:ea
l:letween the p.remiees and the Library (as decicted on the site plan)
shall be t.he pr.i1naxy pa;i:king area for Lessee's c:m.stomers and ether
invit.ees. 'rhe. existing parl-.ing meters in this area. shall. De.
.removecl by Lessor or llhooded" so as to p:covide fJ:ee' parking at all
titnes to. Lessee's. customers t:hrr;lu9hout 'the entire p.rl.nl:a~ ~ of
thj.s Lease and the Extensi~m Period (if exercised). The existing
parking cleek ;d.ll be available exelusi.vely 'to Lessee for employee
parking and. for Lessee's use as a xeC::e.iving area. Lessor w;ill not
:make or peDllit any changes or alterations to the pal,-k1ng areas
se:cv1ng .the P:r:e:mi.ses w:i.thout Lessee'S prior ;."X'itten, consent.
Lessor shaLl. cooperate t:easonably with Lessee t.o prevent non-
Library- pa1::t:ons front. parking in Lessee's l?ti.mar.Y ~9' area as
described above. At all times d1U'ing the Prl.:maJ:y Tent.:of this
Lease and the Bx:t:.ension Period {if exe:cised) r th~e shall be a.t
leas't. 720 parking spaces adjacent to the Shopping Cente:: as
clepicte<i on the site plan for the use of Shopping Ce1lter eustc):ne:cs
and Lib::a:ry PatrollS. During clearwater Jazz Holiday and other
special events placing above normal d~t't'tJ~ for prtr1t-~ "9' i:n. the
vi.cini ty of the Shopping- Cent~1 LessQr shall take GUch action as
is ne~ess~ to assure not less,than 150 pazking,spacesr or such
greate.::c or lesGer n..er as the pa:cties my Slibseqnently agree, for
Lessa.e"s custome:cs and invitees, including but not liInited tQ the
xooftop spaces and the .rcmzaSni'r1g nt:lJlll:)er to be :roped. off in Lesseers
pri.:me paxJd.ng area. '
l5- ~ee9
Ca.) t.es:see. ;::.essee shall ma.i.:r+tai.."1. at i.ts own cost and expense
f.:I::'c:tln: an insuranc~ company licensed to 'do buS.iness i.n the Sta~ ,of
Flcri.da the following insurance coverage:
(i.) fue and extended. cO'Ve:l:age i,.n.stIXance in an amcu.n.t ad~ate
to. cover the cost of reolacement of a1l c~ntent~, f~ures, and
decoration.s ;in, and. lea.s~old imp~ov~~' to the ~x:em.ise5 in the
event of a loss;
( ii. ) public liability ineurance in. a TO; n of 'mmll amount of
$500,.000.00 per occurrence, wi.th the !rt';ssoJ:. to he included and
named as an additional insm:ed. 't1tlder each 61lch policy of insurance;
~d '
(:Li.i) plate glass insw:ance in. an amount deemed adequ.G.te by
the Lessee.
{b) Lessor. Le~so:r: sha.l~ maintain at i't.s QW'Tl cost' and expense
.from an insu.:rance company licensed. to do .bu6ines.6 in the State af
Florida, or provide as a qualified self-in:suxea. Florida public
entity, the following usuxance. covera9'~:
\
11
.03/23/9~ 09:36
~-22-1994 1'7153 FROM CL14. . CrTY ~~
TO
~1S31
!llolS
FJ.15
(i) insUX'ance on 'the entire' Shopping cent,e::- .in 'the amount of
its zull :replacement value for f.i.re and. such other .risks a6 are,
front time to time, incl'UdGd. in standa:rd extended coverage
endorsements, less ;my self-i.nJ,;;w::ed :eten.t10tl the LessOt d.eeIll.$
pruclent; and .
(i1) public liability insurance pn. the enti.:r:e Shopping Cen'ter
.in. the. amount pe.mitted" under the p.rov:is:i.otts of Sect.~on 768.28,
Flor.id.a Stattz.tes, less a:a.y self-insured retention the Les6gr deems
prudent, plus any exeess liability insuranc~ coverage pPXc:ha.seH:t by
the Lessor. '
(e) Vf"..xi~"c:ation of Coverage. Either party shal.J., at the
:ceqn.est of the other pa;n.y r promptly o):Jtain and fuJ:nish
certi.ficates of in.suranc:e 0:1: dJ::r.pllca.t:e poli.e:i.es av:ldenc.:i.ng the
insUi:'ance coverages reqni.red by this Section.. .
, (d) l!i.~llaneous~ All covei:age re~1red .hereund.er shall
provide as follows:
(1) Eac:h insurance policy required. by 'Sect.ton 16 (a) above
ahall. be end.c:rsed to state that coverage shall not Pe sl,lspend.ed,
voided. or canceledr or :reduced in, coverage Or in liInits below or
less than the coverage or lilnit'i' speei.fi..ed. in. this lease, .Epceept
after thirty: (30) days p:cl.or m;itten notice 9'.i.ven by ce-~i fiPCi
~l, retm:n :receipt:. :r:equested;, to 'the Lessor.
(ll) All .i.nsurancc Eolicies' requi.red. of the Lessee by the
te:ons of this Lease shaD. p.rovi..de full. cov~ge f:t:Om the first
dolla:i: of expostu:e uru.ess othe..~ise stipulated.. It i.s now.
stipulated by the parties hereto that the Lessee' general~y ca:r:ries
a c1ed.uct:.ible of $5,000.00, atui it i.s f1.D:ther ag:eed thai: the Lessee
1tl.ay :inc:ease i.ts .insurance deductj,bles t.o the Smtl o~ $100., 000 .00
before any further app:l:O'Ital of the LeSSOJ: i.s :z:::e~ed., widch
approval sha~l not be un:r:eason.ably withheld. or delayed.
17. I:nsu:red.'$ Waiver.. In the event of loss or damage to the
properLy of either the ~ssor . ox:; t.lte Lessee, eac::h party Yti.ll look
fixst to its own insurance c::ovcraqe before making 'any cla.in1 against
the other party.
1.8 .. oestraction~ SUbject to the provisi.ons of (a) and (b)
below, j.f the Premises shall he damaged by, any casualty, Lessor
shall promptly restore same to their ,condition immeciiately pr.ior to
the. occurrence of the damage, and the :rni1'linnxm :cent and other
charges shall be abated proportionately as to that part. (;If the
l?:re:m:tees rendered untenantable; provid.ed, however; the restoration
of the. p;r:emi~efil shall not i.ncJ.:ode any e,;penditure by the Lesso~ for
J:e~tOrilt.ion of conten'tsl ,f~es.. deC:Ol:fl.ti.cns and. leasehold.
improvements f all of which are the I:esponsil5illty of the Lessee..
12
O~/::!~/9" 09::17
l'm-22-1SS4 17:54 FRll'I aJ.1. en'!' ~
1lI 016
TO
99243461531
P.16
( a) Lessor. s Election. If,. during the P.:dma.:ry [le.:cn of 1:h.is
Lease o;r an:y renewal. t:ez:tD. here9f, the P::enrl.Ses (i) aJ:E! .-endered
wholly untenantable I or (11) are substnnti;, 1 'y da.mag'ea. (to such an
extent that the cost of 'restoration ex~eeds 50% of their
replacement value) or the huilciing of' 'i'Ioi:U.ch they are a part
(whether the Premi~es are damaged or not), or 8.J.l of the hl.ti.ldings
wf;1ch then cOIl1prise the Shopping Cent~,_ a:re ~ged. (t:o sUch an
extent that the cost of :restoration exceeds ~ percent (50~) of
their replacem.ent ~ue) and ~...-d,less 'of the a:m.oun:t of .iJ:l.surance
pl':cceedG avai.lable to or :r:ece,i,ved by LeGsor undez:. any of. the.
si tuati.ons set for-...b in this Section. 18 ( a) so that the Sp.opp.i1'1g
Center cannot. in the op.1nion of Lessor be operated a.S' an i;a.tegral
un.it,.. then or in any snch event..r Lessor mayei:the:c eleCt, to. :r:epair
'the d.amage or may cancel tlti.s Lease by notice of ca.ncellat.ion
w:i:th.i.n ninety (90) 'days after such event., whereupon thi.s Lease
6b.all e1q:lire and Lessee shall :vacate and s1U::t'e.n!ler the p.;=enp.ses t:o
Lesser.. Lessee's liability for rent, subject to the PrQv:i5ions
regarding abatement of m.in..i.munt rent cOlltai.ned. above; sb.al~ contin:tle
until 1:he date of teJ:nlinaUQn of this Lease. " .
(b) 'Re~~ etc. In the event Lesso~ ,elects to. x-epai:r: the
ciaxzlage, a.ny abat~ent of rent sha~ end sixty (60) days after
notice. by Lessor to !Jessee that the Prem.i.s~s l;ta.V'e been :E:eEa.i.:red.
Unless 'this ~a6e is tenDi1'l~ted. by Lessor, Lessee shaJ:l :r:esto:I!e the
conten1:s, fi.xtw::es; decorations and leasehold 1:mp:rovemen.ts of the
Premises i-n a ma.nne;r and to a condition equal. to that exis.ting
. prior to its destrud:.ion or casualty, and the proceeds of all
insurance ca:cried h:y Lessee on i.ts property and 17ap.rove.m.ents shall
be held in trust by Lessee and ~nded fo~ the sole purposa of
.rest.oration, .repair and replacement of the r:cemi.ses 9
19. Condemnation.
(a) !rota:].. I:f 'the whole of the Premises' shall be ac:;:qaJ...reci 01:
taken poxsuant to the power of eminent dnrn:=}i:n for anY.PUblic: or
qu.a.$i-puhllc use. or pll:I:pOse, then t.h.is. Lease shall te:rm.inat:e as of
the date of title vesting in the public au.t.horit.y. in such
proceedi.ng.
{b} 1?a:cti.e.1.. If any part of the P:reri:d.ses or the p~king areas
of the Shopping Center rmall be taken as a.fo:resa.i.d, and suoh
partiaJ. ta.ki11g- sball render the portion D;ot ~ tinsui.table ~
Lessee's :r:easonable ,udl]IIlent for the conduct ?f business.r then this
Lease shalJ. tet:minata us aforesa1.d _ If s~ch pa.rti.aJ. taki.ng does
not'so render the Premises unsuitable fo~ the business of Lassee~
then this Lease shall continua in- effect e.xcept that the min;T!Ittm
rent shal1. he :eedtl~d i..n the SaJIle p~portit:7t1 t."'mt the floor iU'ea of
the Premises taken be~6 to the original floor oxea I and Lessor
shall make all nece5sa:::y repai:::'s 0:: alterations to the building in
which the pre.m.ises are located so as to constitute the portion of
the bui.~di.ng not taken a complete e.rchitectu:rz:.3. un.tt, bu1:. l5u,ch 'Coto:di:.
shall not exceed. tho scope of the. :work' to be a:Jll.c by Lessor in
13
,03/23/9~ 00:38
~Oli
MAA-22-1~94 17:54 FTa1M CLlJ. CITY ~
TO,
99043461531
P.L?
. ori.gi.nally constructing tlle P:rem.5;.ses, nor shall Lessor ill any event
be .required' to spend :fo:::; s'tteh 'WOrk en. amoun't in excess of the
l!:1I\ount 'awardeci by the taking authority for the part of the P.renti.ses
so taken.
( c) Awards ~ A1.l cotnpGllsation awa:de<:3. or p: -id upon such a
t:otal or partial taJ:ing of the Prem.i.ses I'lb.a;t.ll' 1:0 the extent not
applied. to the restoration of the Premises in accb:cdance w:i:t:h this
Lease and not applied. to the :r.edQ.ction. of' any .indebtedness
encombering Lessor's inteJ:est in . the Shopping- Cen.te.r, be. divided.
between Loosor and Lessee i.n 1?J:opo.rt.ion to :!:.he relative va1.uas of
thei:r fee and leasehold inte:1:ests in the P:remi.ses as of the 'date of
taking. !.Jessee shall also be entitled to claim, prov-e and ;ce~1ve
in any oondemnation proeeedings sud awa:cd as may be aJ.lowed for
loss of ~sines6, relocation costs, fiA-tures and other leasehold
improvements installed. by i.t.
-
20.. 'Dei:auJ.t.
(a) By Lessee.. ~n the event Lessee shal~ not pay the .rent or
any other StnrlS payable by Lessee at the tin!!' -and in ,the amount
stated and such default shall cont::in~e for a peI:iod. of fifteen {1S}
aays after written notice thereof, or if Lessee shall fail to keep
and pe:cfo;on any other conditions, stipulations dJ: .ag:ceem.ents herein
c:on:tai.ned. and such default shall continue for i:h.i.rt:::y (30) days
aftax' w:ri.tten notice 1:heraot (orl if such. oefatUt cannot be C1Il:ed
w:i. th.tn thirty ( 30 ) days, if Lessee does n?t :beg:i..a c:tU:'ing the
default 'wi;thin thirty (30) days after notice and. diligently proceeci.
in gooci fai.th to cw:e -the default) I O:C" i;f Less~ef's interest
hez:eutl.de:c ox: all of its property on the p.re:mi:ses d.s seqaeertereci or
taken lIl1der execution or other legal p~oc;:ess, or if Lessee files or
has :fi.led -against it pursuant to any,si:ai:u:t:e either of the UrI;ited
States or any state a pet:ltion. in )::l;a:ok:I:t1pt.cy or i:nsolven.cy or for
reorganization or for 1:he appointI:lent of a :rece.iver or trustee of
all or a portion of !ressae r g property (....'"hich XPm.<l i .,,10 unstayed for
mo:re the.n thi:rty (30) days) or makes an assi.gr:.meJ::Lt for the bene.fi.t
of creditors, then and in. any of sneh avants, Le5S0l: may, at
Lessor's option, in a.dd.ition to any and all other :remedies
available by law or in equi'ty, (i) tl"l'nT1itHlte this Lease and
:re-entex: the P.renU.ses, in which event th~ parties shall 'have no
further rights or obligations hex:eundeJ:' I or (i.i) take possession of
the Premises without 'te.minating this Lease ana rent. same fOl: the
acoount . of Lassee, in which e.vant. Lessee ag:rees to pay any
deficiency after CIedi.tinc;r i.t with the rent thereby obtained l.ess
all repairs and ~ses, including the ~e,asonable and c:ustoma.z:y
cost:.s of %'en1Ode1.i.ng aitd brokeraqe. tees,. and Lessee ~ves any claim
'i t may have to any n!..'n't obtai.ned. on such .re-lotting which may_be in
e}:C::ess of the rant :t:equ.U:cd to he pllid. he=e.5..n by LeS~eo, or (ili)
perfo:an such obligati.on (other than pc.:yment of :rent) on Lessee's
behalf and charge the cost thereof to Lessee as addi.tional rentp
1.4.
03/23/9~ 09:38
f'i.A.~22-1994 '17:55 FROrl d...W. CITY ~
llJ 018
TO
~61.531.
P.18
. (b) p.y LesBCl:~ ,In the event ~sscr shaJ.J. fail to keep and .
pe.rfo::ma!l:yoftheconditions.stipu.laticTl.G .01: ag:t:eemen.t~ herein
contained ana such default Ghall cont..i.l:1ue. f-a:r t:b..iJ:ty (30), days
after wti.tten notice thereof fort i.f such default cannot he cured
wi:thin. th.i..l::ty ( 30 ) days, if Lessor does not begin curing' 'the
defaul. t wi thin thirty (30) days oX1:e:c notice and diligently proceed
in good fai.th to cure the default) t t:.b.GA Lessee, sha1..1' have such
rights and :re:medies as %naY then be providet! 'by law OJ: in eqtd:t:y.
(c) CostS,. etc:... .In the even:t of a' br~ch b~ either pa.rt:y of
any of the tertnS of this agreentant wheIeby ~e party not U default
'e1llploys a1:.~o:r:neys to protect or e.c.fox:ce its rights hereunder and
prevails I the pz:svail:i.t1.g- pa:rty shall be anti.tied. to :ceoover .its
costs r .itlc::l ua.ing reasonable attQI:I1ey's fees f so incurred by su.c:h
'I" ,
pre~~ , 1'Ig' party ~
. '
21.. Aceess to Pl:e:m:!.ses. .Lessor shall "have the :eight 'fo enter
the Premises at all reasonable times t.o inspect or to e.xh.i.bi.t same
to ~r:ospec:tive purchasers,. mortgagees and tenants and 'to nlake' sueh.
:ce.paUs as. ax:e required. of LesGor undl?r t.h.is Lease, p:rov.ided Lesso:!:
does so .in a. manne.:r reasonably caJ.culated tp ]ni"itJ'Li-ze the
disruption of Lessee's business.
22. Attorn~t~ SDbordina:tiqn. Lessee.shall in the event of
the sale or aS6i.gnmertt. of Le.SSQ::' B in'te:e.s:t .in the ,Shopping c.enter..
or in the event of any foreclosure or exerci:a:e of the power of sale
under any ra.o:rtqage rcade by Lessor co'Ve:r::ing the :e.remi..ses ~ attorn. too
the. purc.hase:r and :z:e.eogn.i2e such pm:ohaser as Lessor 1JJ1d.er this
Lease, Upon request, .Lessee shall subordinate its :ri.ghts undez
this Lease to the lien of any mortgage now:or hereaf.ter in fo:r::ce
against the :Premises, provicled. each such mortgagee executes a
nondistw:bance agreement wi:th Lessee in. a Ct1s~m;:t1Y .fo:cu reasoniZ1J::lly
approved. by LeBsee~ '
23,. Quiet Enjo:ymen.t.. Lessee, tIpOIl P~yUlg the rents and.
perfo:t:m.ing all of the te:aus on its part to be perfo:cned, shall
peaceably and quietly enjoy the Premises subject, nevertheless, to
the te:cns of this Lease. .
2.4:. End. of Te3::IIl. At the expiration of this Lease, Lessee
shc-ul su:rrencler the P:z:emiaes to Lessor .in. the same condition. as:
they. we:.ee recei veQ. by Lessee, .reasonable wear and t~ai e.xcej?teci,
and shall deliver all keys to Lessor~ Before, sUJ:J:ende:r:ing the
Premises" Lessee may :t:emove a1.l of its personal. 'p:coperty of trade
fi..xt:u:res t a.1 tera i:icns r addi. tions and decora:f.:.1ons t. and shall ~epa.i:r
any ~ge ci:lused 1:.h.ereby. If J;,essee. fai.ls to .remO'l1e any of i.ts
propert.y prOiIlpt1y a.t1::or the expi.xaUon 0:: :this, Lea.se,. sa.:i.d property
l;iball be d.ee..'11ec1. abandoned and. uhtU.l become. 1:.he p:x:ope:rty of Le.ss~:r.
2.5 . IIolding' OV'E".r ~ Any holding over' af't.er the expi.ration of
the tc::m or any r-ene"'-al te:on shaLl be. con~t.."'"Ued to he a tenanc:y
1'5
f.r0ln. month to raonth and shall othe:r:w:i.se be go 'the tp,nn~ herein
sped..fi.ed so far as appJ..icable.
25. No WaLver.. Failure o:f ei'eher party to insist upon the
st:r::i.ct performance of any provision of this Lease or t.o ,exerc;i.se
any option or enforce any .rules and r~gul..ations shall not };,e
construed as a. ",,-ai.~er .i.J:l. the fttture of any such provision, rule or
optLcn, .
27. Notices.. Any notice, demand., iequest or other i.nst.%:umQnt
whi.ch ma.y be or is requ.iJ::ed to be' g.i.wn under this Lease shaJ:l be
delivez-ed in persol}. Qr sent by t1ni.ted Sta;tes certifieq. mail,
postave prepaid, to the addressen> of the parties .inciicated. ih
Section 1 or to such other address as either party may.hereafter
desi.gnate in -wrj,:ting.
28 . ReccJ:tting. Ei ther party shal;t haye the righ't -to' 1:ecoJ:d
this .Lease or a, memorandum. tltereof,. and' each party shall, at 'the'
:&:eq\test of the other, :z:easouahly eooperate in. the prepazatiOD,
exec:ratio~ and reoording of such a memorand..ton.' ,
'29 ~ partial. Inval.idi:t:;y.. If any provision of. this Lease or
appli.cation thereof to eny ~son '0): .c.i:tgttmStanoe shall to any
extent be invalid, the remainder of this Le~e or the application.
of such protision to persons or ciJ:cu:mstances other than those as
'to which it is held .invalid shal:l not he affected the.reb;r and each
provision of this Lease shall he 'Va.lid and enforced to 1:he fullalrt
e-Xte.n't. pe~:mi:tted hy ~aW'. .
30. Provi.s.ions Binding,.:&tc. Except 'a;s oth~-.:i.se exp.ressly.
provi.ded r al~ provisions he:t'ein shall be bi:a.di:n'g upon and shall
.inure to the benefit of the part:ieEt, their le'ga1 :representatives,
successors and. assigns, and any s.ue by Lessor of the Shopp.ing
Cent.er or of "the P:x:emise.s shall ba sUbject to this Laase.
31. Rnl.es and Regulat; n1'lS. Lessor sha.1.J,. have the rig~t .fJ::om
time to time to adopt nondisc.rimj'n~to:ry .rules and regulations
applicable to the Pre1nises ana. the Shopping Center. Notice of Gu.~
ro.1es anti. regula ti.ons, and amendme1i.ts end supplements, , il any,
shall be' given to. Lessee, and. Lessee. ag:rees thereupon to compl.y
w:i-;h and observe all such :rules and J:agtU.aticns, p.rov:i.ded. they
shall apply unifc:cnJ.y to all si;mila:dy fii tua-ted lessees of the
Shopping Center and provided tlI....-t:her. that they shal.l"nct conflict
wi't.h the teJ:ID.S .of this Lease nor materially adVe:cse~y a.f:Eect any
right of Les'see hereunder w:i.thout Lesse;e's, conseJlt~
32. Estoppt"'J Sta.l'"AmeUt. Bach part:y shall, upon the :t'equ.est of
the other, execute and deliver a \oo'ritten cieclaration .i.n recordable
fo:rm (a) ratifying this Lease, (b) axpressip.g the cottllnenc::ament and
t:eJ::m.inat1on dates hereof, (c) certifyj,ng that 'thi.s Lease is in full
force ana. effect and has not :been assigueC., mQdified, supp~ementej.
or amended (except by such. wti.tings as shall be stated) t (d)
16
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03/23/94 09:39
M=l.R-22-1SS4 17' 56 Fm:'1 aJJ. CliY, MANAGER
19Joa
1U
s:e.n461531
P.1S
03/23/94 09:40
f"A~~1SS4 17:56 FROM Q.W. eln' ~
III o:!O
TO
99343461531
P.2a
ce~:fY1.n9' that aJ.~ c:onciiti.ons unde:;. this L!aase to he performed by
the. ot:her party ha..-e been satisfiea. (or sett.ing fo:rt:h any
excs:ptions to that .GtateInan.t), ee) certifp.:n.g: that there a::e no
defenses or offsets a~ai.nst the enforcemen~ of t.h.i.s :Lease '(or
stating those claimed, i.f any), (f) sta:ting the 'mnount 0.1; advance
ren:ta.l, if a:rry (or none if such is the case) r paid. by Lessee, (q)
certify:ing the date to which :rental has been paid, {h) establishing
the precitie i-ntec.oJ: floor area (computed as, spec:.i:fied. i.n section
1 above) of the :Premises, and (i)' co~:t;~ oj rd T1g su.ch other
certifications, war::-anties or i.n..fo1:Dlation cOIlee:cti.nq the sta't.11s of
the Lease and. the parties' perfo~ee he:retmder as 1I1aY nom time
t~ ~e be reasonabty ~ested.
33. ~:tirc .hgrC^...mcnt, Etc. This T.ea~s ~ctG forth the enti.re
ag:eem.ent between the parttes ~ A1J.y prior conversations or "iici.ti:ru.!s
a:re tIl,erqed. herein and extinguished. No subsequent amendment to
this Lease shall be binding upon Lessor or Lessee' unl.ess i:ecluced to
writing and signed by the party sought to be chaxged. The captions
and numbers . appearing herein are i;nserted only as a mattez:: of
convenience and are not intended to define I limitr construe or
descri.be t:he scope or intent of any Section, .nor in any way affect:
the inte.rpre.tation of this Lease. . ' ,
34.. ~ticma.1. Occupants. T};1.e' Premises occupied by Lessee
here1.1.tLd.er consi.sts -of the second- or Itmiddle" floor of an ex.i.s1:ing-
three-sto~ buildinC; fo~lal='~Y occupied by.Maas Brothers cieparbnen:t
sto.re.. Lassor and. Lessee acknowledge that o1:hex parties or;:c::upyinq
all or any portion of the f.1.:=st. o. thi1:d floors of the fo:cne.r; !ra.as
Brothers building may have an. adverse impact on Lessee ~ s bttsiness,
particularly .if Bach. other pa.zt:tes I use is not compatible w.ith
Lessee's use or .i.f such use reduces the .nu:mbe.r of parkin,! spaces
available to Lessee's customers~ Accordingly,'Lessor hereby ag:cees
that i't will not 2ease or sell or otherw:ise ~l:mit occupancY of the
first 0:; third. floors of this building without Lessee' 5 prior
w;r;i.tten consen.t to the proposed tenant, pw:cba.ser or occupant,
which consent !&essee .".;-11 not withhold unreasonably.
3S _ :Mtmicipal Reeaptxu:e... The Lesso.:r: retains the right to
te~inate ~s lease fo= any municipal need consistent,~~th the
Lessor's charter. 'l'his right of te~ination sha.+1 be .in acicjition
to the right of tp~ination set out e1se~~ere ~ this agreement;
provided, however, should the Lessor tl."'::onfnate, th.i.s agreement
purstzant to this sect.ion, the Lessor ~hall pay the ~ssee an amount
equal eo twice the average annual sto're p.r.:'ofi.ts for the :P:r:em.i.ses
mu.l tiplled by the number of years re:t1lOl ;,., i:ti.g in. the 'trlleXp.ired
Primary Te.I:m al1d the nlllIJber of years xema in oj ng in the unexpi.red.
Extension T~:cn.~ uch pa.yment shall be InaQe ~thin twenty (20) days
following notice to Lessc~ of the amount dne~ w~ch notLce.shnll
.i.ncl1.lci~ 'Ch~ o;UI1t) Li.. or Li:u:= d.Vt:.r:d!:l~ df1.O.1.I.dl. ti i..OJ:~ p.cu.fl.Ll:> Eo.r:;' tiLe
Premises cmd th me.thod by "..hj.(:h such ~~unt was calculated.
If. CVJ. o-~ fuff~. I """ ,I~
17
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. 03/.23/901 09:".1.1
f't:J.~22-1994 17:57 FRtJl1 a..ld~ erN l'1ANFIiER .
IZI 0 21
'TO
"
99B43461531 , P.21
. '
"
. .,. 36. ' ~on Gas, liaUce. ,. As required by Sec:1:ion 404.0S6(8},
Florida Statutes" the Lessee' shall. take notice. ~f the following": '
, ,
" .
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'IUiclo~ Gas: Rad.on . .is ,a na.turally . oc~g
:r:ad..ioactive gas that, when i.t ~s' acc:amu.l~ted in
a. bulldi.Jlg .in. suffi~ant cvvmt.ities,' may P1=~ent
he.;:Uth J::i.sks to person6 Who axe exposed ,1:0 ,i:t
over time. . Levels of rad.on that- exceed :federal
and. state. guidel1nes . have be~ found in '
buJ..ldings in Florida~ Addi.tionaJ. 1nfd:caa:tiot'l.
regard.ing radon and ':radon testf.ng may De
obtai.ned .:from your county public health un.:i:t_ t
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The foregoing .insb:ument. w-as acknowledged. befo;t:e me this '
clay of , ~994t by ',. as
on b8b"tlf of
,.
O~/23/9~ OQ:~l
MAR-22-1994 17157 Fm'rt a..w. CITY ~
III 022
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99B434S1531
P.22
. '
. lea5/: ~~ Stllin t'.a:M:. Inc. lm;!.
ti ty of Cl~"tlatlu'. fltll"'ida. ~ StIl'rC n
320 C1eveland Street. CJearwatnrr FlonGa
IN WJ:TNESS ~OF, the part.i..es have s1.911e.d. and. sealed. this.
Lease as of the d.ay ana yeaX' fi.:r:st above w:d.tten.
. .
Sign~~~{7a: of.
~ k .Ll1 is. \1, UJv-.
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As to Lessee
LESSEE:
SteiD. Ha.rt, Ina ~ "-
By, ~N.~~r ~
/ ff..u~I'O~4'"
LESSOR; .. -.
'~e City of Clearwater
By:
As to Lessor
, .
STATE OF FLOIUPA ,
COUNTY OF PINRT .T,"'S
"
.a
Notary Public
My Coromission Expi:re~:
S~E OF FLORIDA
COUNTY OF DUVAL
. 'rhe ~O:cegoi.n9 iD5t-~e.Y1t was a~OW1~/dged pefcx:e ~....;.his j)Y
Qa y of "--:r;rv;,)~.h , ~99 4-, by~.hn Ir.. tLJJJ..;... I tJ/y..L-') 'J.. r as
+1 UJ.-1r.tJ.J of . Stein Hart, ,Inc., a Florida
,co1:porati.on, on behalf of the oo:poration.
. ~) J.~ €'.~I)uj..G~
fNota.=Y }?1ilili.c ,
'J!.y commission :expires:
~1!.\:~ Jat:n' S. M1L.L.Efi
tj ~,..' MI' Cl;l~I.IAlSS:O!;' cc rm.9
~ ~[lS: Oa:cdS. \'Y.G
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'03/23/04 09:J2
l"m-22-1994 1 ?: sa FRn'1 o..W. . C flY MANAGER
1lI025
10
99043461.531
P.2S
kin", 1 Hr.c c
. LESSOR 1 S iroRK
As its sole expense, Lessor. snall pe:cfO:r:J:l the ;fQllowing. :~'Ork: .
1. . A neW' facade shall. ba constructed.. on the. :front of the
bttild1ng ,facing Osceola Avenue, the desi.gn of yyhicll shall be
S1:lbject 1:.0 Lessee's :reasonable approval pri.or to commen~elI~.e.I1.'c of
construction: .
2. Lessor shall.. perfc:Qil a'U work necessa:ry to ea.1J.Se :the
Prem:tsea and the Shopping Cen"'ter to be in. compliance with, all
C'lI:l:rent btrlld.ing codes and other. gove:t:mn.ental la....."'S and.
requi:reznents, including.f Ptlt not limited to r the AmeJ;.icans With
Di.sabilities Act~
, ,
. - "':.
3. The cu..n:en.t ad.l:'-concIitio~9" and"heatiJig syst~~se:r:v:tng
t:J::r.e ,PraaU.sGs fib.aJ.l be .:r:eplaced. ~"ith a n~" air-cQJJd.i.ti.o1rlng and
heating system adequately sized to }?roperly heat anCl cool the
Pre1J:lises and to meet th.= %e.quirements of Les~ee' s intended. use.
4: . The esc::a.lator i1t the middle of the PremiSes shaD. be
removed and any resuJ:t.:ing da:ntage to 'the floor' or the ceil i ,.,g
(inclu.ding any holes) of the ~ses Mo=JJ 1 be :z:epa:lred.. SUbject
to LBssee7s reasonable app~6val of the location,. Les60r may add an
escalato:c at i:hl: xea:.c of the Pr~ses allot-."ing for escalator aC!cess
~ram the f~st floor of the building to' the thizd floor of the
b'llUding, so long as Lessor also cop.stJ::uc:ts a wa.1J. ezound the
escalator making the premises seccxe f:r.:'am. aocess from the first or
t:hi.J:d :floo:rs~
S. All electx'ic,. wateIr sewer and other'utilities serving the'
Promises shaJ.l be put 10 good working co.nditi.onr and shall be
sepa:ra1:ely met.e:r:ed so 'that. Lessee's utility consumption. 1.s 1Ilf?asured
sepa:ra:~e f1:om other occapants of the. p~lding .
6. A new' watertight roof sha1..l .be .inst:al.1ed above the
Premise;s on 'the fo:cner Haas Brothers bui.ldinq.
7 . A1~ asbestos ana. other ha~ardOl.ls Ulat-e:rials and toxic
sUbstances IiUlst be retl1oV'ed fXOlIl .the Premises and, the btilding, or
mi.tigated.r so t:b.a.t the P:t:emises and 1=he h.u.J:ding- axe i.:n c01llpll.ance
vi th all applicable ~alo,o"'G.
B'. ~e parking deck. must be pct in good,r st:J:llctuxally. sOWld
cou?-i-t:i.on. to a..llow 'for its USB as .an emp~oyee pm::kingh::ece.i..ving
~~~ .
S. 'I'he sprinkler system se-"""Ving the .P:re!I1i.ses.mus't. be .in ,good,
werking cond.itlon in accordance .....i.1.:h all building codes.
. page l' of 1