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HomeMy WebLinkAboutCSU FULLERTON (FORMERLY FULLERTON FOUNDATION)-2011A- Roll - R60 JAN 10 2012 THIRD AMENDMENT TO LEASE AGREEMENT THIS THIRD AMENDMENT TO LEASE AGREEMENT, made and entered into this 5th day of December, 2011, by and between CSU Fullerton Auxiliary Services Corporation, formerly known as "California State University, Fullerton Foundation ", a California corporation (hereinafter "Tenant'), and the City of Santa Ana, a charter city and municipal corporation (hereinafter "Landlord "). RECITALS A. The Community Redevelopment Agency for the City of Santa Ana ( "Agency ") entered into a Lease Agreement with Tenant dated June 19, 1995, for Tenant to operate its Visual Arts Program. B. On April 5, 2004, the Agency assigned said Agreement to the City as Landlord. The parties desire to amend said Agreement to update the list of acceptable uses to reflect current technology and market conditions. NOW THEREFORE, in consideration of the mutual and respective promises, and subject to the terms and conditions hereinafter set forth, the parties agree as follows: 1. Section 7 of the Agreement, "Use ", shall be amended to expand the list of acceptable uses to reflect current technology and market conditions, particularly in the arts. This can include, but is not limited to, eco- friendly sustainable uses, architecture, culinary arts, agriculture, and performing and visual arts. 2. All other terns and conditions included in said Agreement shall have the same force and effect. IN WITNESS WHEREOF, the parties hereto have executed this Third Amendment the date and year first above written. ATTEST: Maria D. Huizar Cleric of the Council APPROVED AS TO FORM: JOSEPH STRAKA Interim City Attorney Lisa Storck Assistant City Attorney LANDLORD - SANTA ANA Paul Waite s Interim City Manager TENANT CSU Fullerton Auxiliary Services Corporation Frank A. Mumford Executive Director Tax ID# 95- 2081258 CHECKLIST FOR PROCESSING AGREEMENTS AND AMENDMENTS TO: CLERK OF THE COUNCIL OFFICE FROM: DEPT.: CDA CONTACT PERSON: Gabv Lomeli AGREEMENT NUMBER (if amendment): A / N AMENDMENT NUMBER (if applicable): ❑ 1ST UNCIL APPROVAL DATE: AMOUNT: ❑ OVER $25,000* (A) NAME OF CONSULTANT: CSU Fullerton Auxiliary Services TERM OF AGREEMENT: EFFECTIVE DATE: pi 2 I cif o. A 4 Cit f t : ?TA ANA CU. }Cit_ MAIL STOP: 25 EXT.: 5479 ❑ 2ND ® 3RD ❑ ® UNDER $25,000* (N) TERMINATION DATE: INSURANCE REQUIRED: ® NO (Provide City Attorney Office approval) ❑ YES ❑ AUTO ❑ CGL (Commercial General Liability) ❑ PROFESSIONAL LIABILITY ❑ WORKERS COMPENSATION (INSURANCE APPROVAL REQUIRED BY CAO PRIOR TO SUBMITTING TO COTC) SIGNATURES REQUIRED: ❑ VENDOR ❑ AGENCY (UNDER $25,000 *) ❑ CITYATTORNEYY ® OTHER COMMENTS: / nAhn n,, FOR CLERK OFFICE USE ONLY: ❑ PROCESS ®1012 ADDITIONAL REMARKS: --' fwo, / - /x/ — ❑ DO NOT PROCESS ❑ MISSING CONTACT /PROJECT MANAGER INFORMATION ❑ MISSING SIGNATURES ❑ NEEDS COUNCIL APPROVAL ❑ OTHER �j — Gx vas * Charter amendment effective December 21, 200 Cy, pr ity Manager contract authority increase. Mitre - Ramirez, Norma From: Lomeli, Gabriela Sent: Tuesday, January 03, 2012 4:00 PM To: Mitre - Ramirez, Norma Attachments: Grand Central _1ST_AMEND.pdf; Grand_ Central_ 2ND _AMEND.pdf; Grand_Central_Art_LEAS E. pdf HI Norma, Recital E is where the lease interest is transferred from the Agency to the City. Please let me know if you need anything else. Thank you, Gabriela P. Lomeli Redevelopment Project Manager I Community Development Agency Redevelopment Division 20 Civic Center Plaza, M -25 Santa Ana, CA 92701 T: (714)647 -5479 F: (714)647 -6549 www.santa-ana.orR/business p Ilu Aii wl� i i II�� PN will (f1 SECOND LEASE AMENDMENT THIS LEASE AMENDMENT is made and entered into this day of�, 2004, by and between the COMMUNITY REDEVELOPMENT AGENCY OF THE CITY OF SANTA ANA, a public body, corporate and politic ( "Lessor "), and CALIFORNIA STATE UNIVERSITY, FULLERTON FOUNDATION, a California non -profit public benefit corporation ( "Lessee "), in reference to that certain LEASE AGREEMENT between the parties hereto dated June 19, 1995, as amended on or about July 20, 1998 (the "Lease "). RECITALS A. Landlord and Lessee entered into the Lease for the purpose of rehabilitating the Premises to be used as an arts facility for the Cal State Fullerton graduate arts program. B. Landlord and Lessee desire to amend the Lease to clarify the commencement date and add twenty (20) years to the term of the Lease. C. Landlord desires to provide an additional subsidy to Lessee in return for its agreement to extend the Lease term. D. Landlord and Lessee desire and to add to the Lessee additional rights to request a termination of the Lease. E. Landlord desires to assign the fee simple interest in the Premises to the City of Santa Ana ( "City "), and Lessee consents to this assignment subject to the City's assumption of all the Landlord's obligations and compliance with all terms and conditions of this Lease. Now therefore, the Parties agree as follows: 1. Clarification of Commencement Date and Modification of Lease Term Section 4(a) of the Lease is hereby amended in its entirety to read as follows: "Commencement Date. The Commencement Date of this Lease shall be January 1, 1999." Section 4(b) of the Lease is hereby amended in its entirety to read as follows: "The initial term ( "Initial Term ") of this Lease shall be for thirty (30) years, commencing on the Commencement Date, and ending on the date thirty (30) years thereafter, unless sooner terminated as hereinafter provided." 2. Additional Ooeratina Subsidy. Paragraph 16(h) is added to the Lease to read as follows: "(h) Additional Assistance in payment of Operating Losses. "Each calendar year beginning with 2003, Landlord shall pay Lessee the following additional operating subsidy: "2003 $80,000 "2004 $75,000 "2005 $70,000 "2006 $65,000 "2007 $60,000 "This additional subsidy shall be paid not later than December 1 of each year specified above, and shall be deposited by Lessee in the Special Account specified in paragraph 16(c), above. Notwithstanding the foregoing, the subsidy for 2003 will be paid to Lessee on or before May 1, 2004. "Landlord and Lessee further agree to meet and confer to discuss whether this provision should be further amended upon written request of Lessee made on the grounds that support given to Lessee by the Trustees of the California State University, or the administration of California State University at Fullerton, has materially diminished or been eliminated; or the Lessee's costs associated with the Premises have materially increased." Early Termination of the Lease_ Section 4(d)(ii) of the Lease is hereby amended to add the following to the end of this paragraph: "Commencing in Yeaz 16 (i.e., on January 1, 2015) through Year 30 (i.e., January 1, 2029) Lessee may request that the Landlord's executive body (i.e., the Agency Board r�r City Council if the Lease has been assigned pursuant to paragraph 4 below) terminate this lease upon one years notice due to economic hardship or other unforeseen circ�•**+arar.ces, which request shall not be unreasonably denied_" Consent To Assienment to City of Santa Ana Landlord and Lessee agree that the Landlord may assign this Lease to the City of Santa Ana ( "City ") as part of the City's acquisition of the Premises without any further approval by Lessee; provided, however, that the City shall assume all of Landlord's obligations and comply with all terms and conditions of this Lease. Landlord agrees that upon such assignment to the City, a copy of the assignment will be provided to the Lessee. 5. Effect of Amendment. Except as necessary to implement the intent of this Lease Amendment, this Lease shall remain in full force and effect_ IN WITNESS WHEREOF, LESSOR and LESSEE have executed this Lease Amendment the day and year first above written. - - COMMUI�TITY REDEVELOPMENT AGENC OF TfIE CITY OF SANTA ANA Patricia E. Healy Secretary By Jo . Reekstin E ecutive Director APP OVE AS O FORM: J s h W. etch ! cy Legal Council CALIFORNIA STATE UNIVERSITY, FULLERTON FOUNDATION, a California non -profit public benefi t corporation William M. Dickerson Executive Director LEASE AMENDMENT THIS LEASE AMENDMENT is made and entered into this 20th day of July, 1998, by ar�d between the COMMUNITY R- EDEVELOPMENTAGENCY OF THE CITY OF SAN "i"A ANA, a public body, corporate and politic, ( "LESSOR ")and CALIFORNIA STATE UNIVERSITY, FULLERTON FOUNDATION, a California non -profit public benef t corporation ( "LESSEE "), in -` reference to that certain LEASE AGREEMENT between the parties hereto dated June 19, 1995 (the "Lease "). RECITALS A. Landlord and Lessee entered into the Lease for the purpose of rehabilitatingthe Premises to be used as a arts facility for the Cal State Fullerton graduate arts program. B. The Lease contemplated that it would commence upon completion of the rehabilitation of the building, under the assumption that such work would be completed prior to July 199"7. Due to factors beyond the controls of both parties, the rehabilitation has not been completed as anticipated resulting in the inability of the Lessee to deliver possession as called for in the Lease_ C_ Under the Lease, Lessee's only remedy for delay in completion of the rehabilitation or commencementofthe Lease is termination. Lessee desires to waive that remedy -and revise the commencementdate to conform to the current factual situation_ Now therefore, the Parties agree as follows: 1. Commencement Date Section 4(a) of the Lease is hereby amended in its entirety to read as follows: "4. Term (a) Commencement Date. This Lease shall commence upon issuance of the Certificate of Occupancy for the Premises as improved, or upon the issuance of any Partial Certificate of Occupancy that may be issued for any portion of the Premises by which Lessee is allowed under applicable building codes to occupy any portion of the Premises_ In the event that Landlord has not completed the improvement of the Premises by January 1, 1999 (or such later date as may be established for the completion of construction pursuant to section 3 of this Agreement), Tenant may, at its sole option, terminate this Agreement, but Landlord shall not be liable to Tenant for damages for failure to complete the improvements of the Premises by such date." B. Effect of Amendment Except as necessary to implement the intent of this Lease Amendment, this Lease shall remain in full force and effect_ By approving this Lease Amendment, Landlord and Lessee agree and ratify that the Lease shall not have commenced on July 1, 1997, and shall not commence until as provided for in ttus Lease Amendment. IN WITNESS WHEREOF, LESSOR and LESSEE have executed this Lease Amendment the day and year first above written. — ATT EST: COMMUNI Y REDEVELOP JT /J A F "THE S A A Cynthia J_ Ne son uel A. Pulido Executive Director rman APPR VEDAS TO FORM: o e or - - -- / � cy Legal Council CALIFORNIA STATE UNIVERSITY, FULLERTON FOUNDATION, a California non - profit public benefit corporation Title: REL- 6/27/95 LEAS E AGREEMENT 1_ PARTIES. This Lease is made and entered into this T4 � day of ly'.J& , 19 45 by and between the COMMUNITY REDEVELOP- MENT AGENCY OF THE CITY OF SANTA ANA, a public body, corporate and politic, (hereinafter referred to as "Landlord ") and CALIFORNIA STATE UNIVERSITY, FULLERTON FOUNDATION, a California nonprofit public benefit corporation (hereinafter referred to as "Tenant ")_ 2_ PREMISES (a) Generally. Subject to paragraph (c) below, Landlord hereby leases to Tenant and Tenant hereby leases from Landlord, on the terms and conditions hereinafter set forth, that certain real property and the building and other improvements located thereon situated in the City of Santa Ana, County of Oranges, State of California, commonly )mown as the 'Grand Central Building" and located at 20o West Second Street, Santa Ana, California, and described in Exhibit A, attached hereto and incorporated herein (said real property is hereinafter called the ��Premises ■') Subject to paragraph. (c) below, the Premises shall be delivered to the Tenant, free and clear of all leases, tenants, or other encumbrances which would interfere with Tenant's possession of the Premises. (b) Parking facilities. It is understood and agreed that the Premises do not include any on -site off- street parking facilities. However, this Agreement is conditional upon the execution by the City of Santa Ana of an agreement with the Tenant, or with. California State University, Fullerton, for the continuous reservation of thirty (30) parking spaces in the City -owned parking structure on the north side of Third Street, between Broadway and Main Street, for parking Tenant's subtenants in the Premises during the entire term of the lease and any extensions thereof_ (c) Temporary exclusion of Deli Lease Area. That portion, if any, of the real property described in subsection (a) of this section which is leased to "Grand Central Deli'• shall become part of the Premises only at such time as the current lease expires or is otherwise terminated_ Such lease is hereinafter referred to as the "Deli Lease" and the area subject to such lease is referred to hereinafter as the "Deli Lease Area." The rights and responsibilities of the parties to this Agreement with regard to the Deli Lease Area are further stated in Section 5 hereinbelow. 3. ACQU2SSTSON AND 2MPROVEMENT OF THE PREMSSES. (a) Acquisition_ This Agreement is conditional upon the acquisition of title to the Premises by Landlord, at Landlord's sole expense. Landlord's acquisition of possession of the Premises pursuant to an order of possession issued pursuant to section 1255.410 of the California Code of Civil Procedure shall be deemed the equivalent of acquisi- tion of title to the Premises by Landlord_ Sn the event Landlord has not acquired title to the Premises within 12 months after the date of this Agreement, Tenant may terminate this Agreement by service of written notice of termination on Landlord. Landlord shall have full discretion to determine the terms and conditions upon which it will acquire title to the Premises_ Landlord shall provide Tenant with reasonable notice of any restrictions on Landlord's title to the Premises. Landlord shall have no liability to Tenant for failure to acquire the Premises. (b) Smprovement of the Premises. Landlord shall, at Landlord's sole expense, improve the Premises and deliver the same to the reasonable satisfaction of Tenant to Tenant in such condition as to enable Tenant to operate the program specified in Section 7 of this Agreement and in accordance with the procedures set forth in paragraphs 3(c) through 3(h) of this Agreement_ Sn the event Landlord does not commence and complete the improvement of the Premises in accordance with paragraphs 3(c) through (h) of this Agreement, Tenant may terminate this Agreement by service of written notice of termination on Landlord. Landlord shall have no� liability to Tenant for failure to proceed with the improvement of the Premises in accordance with paragraphs 3(c) through 3(h) of this Agreement. Landlord's improvement of the Premises shall be in substantial accordance with the work items listed in the report attached hereto as Exhibit B, incorporated herein by reference, except as otherwise mutually agreed upon in writing by the parties through their representatives specified in section 20 of this Agreement. 1t is understood that the cost figures given for each such work item are an estimate and not a maximum cost for that item. However, Landlord's financial obligation with regard to the total improvement of the Premises shall not exceed $2,500,000. (c) Preliminary plans and specifications. Landlord, in direct and frequent consultation with Tenant, shall cause preliminary plans and specifications for the construc- tion to be prepared, at Landlord's expense, within 180 days of the date of this Agreement and shall promptly deliver them to Tenant_ Tenant shall approve or disapprove the preliminary plans and specifications within 60 days after their delivery to Tenant by Landlord. On approval of the preliminary plans and specifica- tions, each party to this Agreement shall sign them, and they shall, as of the date of signing, be deemed incorporated in and made a material part of this Agreement. (d) Final plans and specifications. Within 18o days after (i) the date that Landlord acquires title to the Premises. or (ii) the date that both parties approve and sign the preliminary plans and specifications, whichever date last occurs, Landlord shall cause final plans and specifications, including working drawings, (the "Final Plans ") to be prepared, at Landlord's sole expense, shall obtain approval of the Final Plans from the City of Santa Ana ( "City'•) and any other governmental agencies as necessary, and shall obtain the issuance of a building permit or permits for the construction from the City based upon the Final Plans. The Final P1ans'sha11 be based on the preliminary plans and specifications approved by the parties, except for such variations therefrom as are mutually agreeable to the parties. (e) Commencement and completion of construction. Landlord shall cause construction of the improvements to be commenced by a general contractor (the "Contractor•') licensed to do business in California and selected by Landlord within 60 days of the date of issuance by the City of a building permit for such construction. The Contractor shall be required by its contract with Landlord to construct the improvements in accordance with the Final Plans and to complete construction not later than 300 days after the award of the construction contract to the Contractor, subject only to the delays permitted by paragraph (f) of this Section_ (f) Permitted delays. The construction period provided for in paragraph (e) above may, at the sole option of Landlord, be extended by a number of days equal to the number of days during which construction is delayed by any of the following: (i) Material shortages, labor shortages, strikes, lockouts, boycotts, other labor disruptions, gov- ernmental actions, war, riot, insurrections, rebel - lions,'acts of God, f ire, flood, storm, earthquake, or any and all causes beyond the reasonable control of Landlord; or (ii) Any major change in the Final Plans. (g) Tenant inspection. Tenant shall retain the right to inspect the construction activity at any time_ Such right of inspection shall not be construed to be a responsibility to inspect_ Responsibility for inspection and compliance with all codes and ordinances shall remain with the Landlord. Should Tenant decide to undertake such inspection, it will be done at Tenants sole expense. Landlord shall inform Tenant on a regular basis regarding construction progress and shall meet with Tenant as necessary to address and resolve any concerns on the part o£ either party. When construc- tion of the improvements is substantially complete, Landlord shall notify Tenant in writing. Within 30 days after the date of Landlord's written notice, Tenant shall inspect the Premises and shall prepare a "punchlist" o£ all items Tenant considers either defective or not completed. Landlord shall cause all corrective work identified on the punchlist to be performed that, in the reasonable opinion of Landlord, is necessary to bring the construc- tion in substantial con£ormande with the Final Plans. If Tenant fails to deliver a punchlist to Landlord within the time period required by this section, Tenant sha11 be deemed to have inspected the Premises and accepted construction in the condition when inspected by Tenant. (h) Completion o£ construction defined. The improvement of the Premises shall be deemed completed and ready for occupancy by Tenant when a Certificate o£ Occupancy for the Premises as improved has been issued by the City`s Planning and Building Agency and Landlord has given Tenant written notice of the issuance of such a certificate_ 4. TERM (a) Commencement Date. This Lease shall commence on the July 1, 1996, in the event that Landlord 'is- able to complete the construction o£ the improvement of the Premises, as defined in paragraph (h) of section 3 of this Agreement, be£orc such date_ Otherwise, this Lease shall commence The date on which the lease commences pursuant to is paragraph is hereafter referred to as the "Commencement Date.•' In the event that Landlord has not completed the improvement of the Premises by July 1, 1997 (or such later date as may be established for the completion of construction pursuant to section 3 of this Agr(--ement), Tenant may, at its sole option, terminate this Agreement, but Landlord shall not be liable to Tenant for damages for failure to complete the improvement o£ the Premises by such date. (b) Snitial Term. (ii) The initial term ( " =nitial Term ") of this Lease shall be for ten (10) years, commencing on the Commencement Date, and ending on the date ten (10) years thereafter, unless sooner terminated as hereinafter provided_ (c) Extensions The parties may, by the mutual agreement in writing of their representatives specified in section 20 of this Agreement, extend the term of this Lease a maximum of three (3) times. Each such extension shall be for a period of five (5) years. This Lease may be extended beyond 25 years by the written agreement of the governing bodies of Landlord and Tenant. (d) Earlier termination Notwithstanding the foregding, this Lease may be terminated: (i) at any time by the written agreement of the govern- ing bodies of Landlord and Tenant; or (ii) by Landlord, at any time following the expiration of the first six lease years (as defined in Section 16 of this Agreement), provided such termination shall only be effective upon the first July 1 occuring at least one (1) year after written notice of termination is served upon Tenant by Landlord. 5. DELI LEASE AREA (a) Except as provided in paragraph (c) below, Landlord, as of the Commencement Date, assigns its rights (including, but not limited to, the right to receive rent) and delegates its responsi- bilities as the landlord under the Deli Lease to Tenant. Lil�ewise as of the Commencement Date, Tenant accepts such assignment and assumes such responsibilities and further agrees to defend, indemnify and hold harmless Landlord from and against any claim or suit for money or specific performance brought by the lessee under the Deli Lease arising out of such Deli Lease with regard to acts or omissions occurring or alleged to occur after the Commencement Date, excluding any claim or suit arising out of Landlord's obligations under paragraph (c) below. (b) Landlord agrees not to extend the term of the- Deli Lease. Landlord further agrees to advise the lessee under the Deli Lease of the assignment, delegation and assumption specified in subsec- tion (a) of this section and to direct that rent due under such lease for any rental period occurring after the Commencement Date shall be paid to Tenant in accordance with such assignment. 5 (c) Landlord shall be responsible for those maintenance and repair obligations specified in paragraph (a) of section 10 of this Agreement with regard to the Deli Lease Area. (d) Landlord shall have no responsibility for improvements in the Deli Lease Area, except that Landlord shall connect a ventila- tion line to the Deli Lease Area. 6_ RENT Tenant shall pay to Landlord as rent for the Premises the sum of one dollar ($1_00) per year. 7. USE_ Tenant shall use the Premises only for the operation of a studio /living space facility for California State University, Fullerton Art Department graduate students, upper division undergraduates, alumni, and faculty. The studios will accommodate drawing and painting, graphic environmental and exhibition design, craft production, photography, illustration, sculpture, and ceramics. The facility may also include a gallery exhibition space, a gallery store, a small theater, a project room, class- rooms, a craft -tool workshop, a computer laboratory and a restau- rant_ Classrooms shall be used primarily for arts related courses, but may also be used for any course listed in Exhibit C, attached hereto and incorporated herein. Any use other than the foregoing shall require the written consent of the Landlord, which shall not be unreasonably withheld_ Tenant shall not be entitled to sublease residential units located in the Premises except at such times as Tenant is operating the facility in accordance with this section_ Tenant shall comply with, and- require all sublessees and licensees to comply with, all laws concerning the Premises or Tenant's use of the Premises. Tenant shall not use or permit the use of the Premises in any manner that will tend to create unreasonable waste or a nuisance. 8. TAXES. Tenant recognizes and understands that, unless Tenant is exempt from the payment of property tax, this Agreement may create a possessory interest subject to property taxation. Tenant hereby agrees to pay any property taxes levied on such interest before said taxes become delinquent_ Tenant further recognizes and understands that the sublease of any portion of the Premises may create a possessory interest subject to property taxation, and that, unless Tenant takes adequate precautions to assure that sublessees are responsible for the payment of property taxes levied on such interests, Tenant may be liable for, or may subject Landlord to liability for, the payment of property taxes levied on C:7 such interests_ Tenant therefore agrees to indemnify Landlord for any property tax liability imposed on Landlord by reason of any possessory interest in the Premises arising out of any sublease created by Tenant. 9. LTI'SLITlES. Tenant shall make all arrangements and pay for all water, gas, heat, light, power, telephone, and other utility services supplied to the Premises together with any taxes thereon and for all connection charges, .except insofar as such obligations are undertaken by Tenant's sublessees. 10. MA =NTENANCE AND REPAIRS. (a) Landlord's Obligations. Except for damage caused by any negligent or intentional act or omission of Tenant, Tenant's agents, employees, or invitees, and except as otherwise provided in Section 13 of this Agreement, Landlord at its sole cost and expense shall keep in good condition and repair the foundations, exterior walls, exterior doors, and exterior roof of the Premises_ Landlord shall also maintain the unexposed electrical, plumbing and sewage systems including, without limitation, those portions of the systems lying outside the Premises; window frames, gutters and down spouts on the building, all sidewalks, landscaping and other improvements that are a part of the Premises or of which the Premises are a part. Landlord shall have thirty ( 3 O ) days after notice from Tenant to commence to perform its obligations under this Section 10, except that Landlord shall perform its obligations immediately if the nature of the problem presents a hazard or emergency situation. If the Landlord does not perform its obligations within the time limit set forth in this paragraph, Tenant may, but sYia11 not be required to, perform said obligations and shall have the right to be reimbursed by Landlord for the amount that Tenant actually expends in the performance of Landlord's obligations. (b) Tenant's Obligations_ Subject to the provisions of paragraph (a) above, and except as otherwise provided in Section 13 of this Agreement, Tenant at Tenant's sole cost and expense shall keep in good order, condition, and repair the Premises and every part thereof, including, without limitation, all Tenant's personal property, fixtures, signs, store fronts, plate glass show windows, doors, interior walls, interior ceiling and lighting facilities. 2f Tenant fails to perform Tenant's obligations as stated herein, Landlord may, at its option (but shall not be required to), enter the Premises after ten (10) days prior written notice to Tenant, put the same in good order, condition and repair, and Landlord shall have the right to be reimbursed by Tenant for the amount that Landlord actually expends in the performance of Tenant's obligations. `'- 11_ ALTERATIONS AND ADDITIONS_ Tenant shall not, without the Landlord's prior written consent, make any alterations, improvements or additions in or about the Premises except for nonstructural work which does not exceed $1000.00 in cost. As a condition to giving any such consent the Landlord may require the Tenant to remove any such alterations improvements or additions at the expiration of the term and to restore the Premises to their prior condition by giving Tenant thirty (30) days written notice prior to the expiration of the term that Landlord requires Tenant to remove any such alterations improvements or additions that Tenant has made to the Premises_ If Landlord so elects, Tenant at its sole cost shall restore the Premises to the condition designated by Landlord in its election before the last day of the term of the Lease_ Before commencing any work relating to the alterations, additions or improvements affecting the Premises Tenant shall notify Landlord in writing of the expected date of the commencement of such work so that Landlord can post and record the appropriate notices of non- responsibility to protect Landlord from any mechanics liens, materialman liens or any other liens_ In any event Tenant shall pay when due all claims for labor and materials furnished to or for Tenant at or for. use in the Premises. Tenant shall not permit any mechanic's liens or materialmen's liens to be levied against the Premises for any labor or material furnished to Tenant or claimed to have been furnished to Tenant or Tenant's agents or contractors in connection with work of any character performed or claimed to have been performed on the Premises by or at the direction of Tenant_ Tenant shall have the right to contest the validity of any such lien if immediately on demand by Landlord Tenant procures and records a lien release bond meeting the requirements of California Civil Code Section 3143 and shall provide for the payment of any sum that the claimant may recover on the claim (together with the costs of suit if it is recovered in the action). Unless the Landlord requires their removal as set forth above all alterations, improvements or additions which are made on the Premises by the Tenant shall become the property of the Landlord and remain upon and be surrendered with the Premises at the expiration of the term. Notwithstanding the provisions of this paragraph Tenant's trade fixtures, furniture, equipment and other machinery, other than that which is affixed to the Premises so that it cannot be removed without material or structural damage to the Premises, shall remain the property of the Tenant and be removed by Tenant at the expiration of the term of this Lease. Nothing in this section shall be construed to relieve Tenant of the obligation to obtain building permits from the city of Santa E? _ `y Ana for any construction work undertaken by Tenant on the Premises. 12. INSURANCE. (a) Property insurance_ Landlord, at its cost, shall maintain during the term of this Lease on the Premises a policy or policies of all -risk property insurance to the extent of one hundred percent (100 %) of full replacement value thereof', except as to earthquake and flood coverage. Landlord shall have no responsibility to provide insurance coverage of the personal property of Tenant located on the Premises. (b) Liability insurance. Tenant at its sole cost and expense shall maintain during the term of this Lease bodily injury and property damage insurance with a single combined liability limit of one million dollars ($1,000,.- 000.00) dollars, insuring against all liability of Tenant and its authorized representatives arising out of or in connection with Tenant's use or occupancy of the Premises. Such insurance shall insure performance by Tenant of the indemnity provisions in paragraph (a) of Section 14 of this Agreement, but .the limits of such insurance shall not, however, limit the liability of Tenant thereunder. The City of Santa Ana, the Community Redevelopment Agency of the City of Santa Ana, and their officers, agents and employees shall be named as additional insureds. Tenant shall (a) furnish properly executed certificates of insurance to Landlord's Executive Director prior to the Commencement Date, which certifi- cates shall clearly evidence all coverages required above and provide that such insurance shall not be materially changed or terminated except on 30 days' prior written notice to the Landlord; and (b) maintain such insurance throughout the term of the lease of the Premises to Tenant; and (c) replace such certificates for policies expiring prior to the expiration or other termination of such lease. If Tenant shall fail to procure and maintain such insurance, the Landlord may but shall not be required to procure and maintain same at the expense of Tenant. (c) Waiver of Subrogation. Tenant and Landlord each waive any and all rights of recovery against the other or against the officers, employees, agents, and representatives of the other for loss of or damage to such waiving party or its property or the property of others under its control, where such loss or damage is insured against under any insurance policy in force at the time of such loss or damage_ Each party shall cause each insurance policy obtained by it hereunder to provide that the insurance company waives all right of recovery by way of subrogation against either party in connection with any damage covered by any such policy. 13_ DAMAGE OR DESTRUCTION. (a) If during the term of this Lease the Premises is totally or partially destroyed rendering the Premises totally or partially inaccessible or unusable and such damage or destruction was caused by a casualty covered to the extent of one hundred percent (100) of full replacement value under the insurance policy required to be maintained pursuant to Section 12 of this Lease, Landlord shall restore the Premises and /or the building and other improvements in which the Premises are located into substantially the same condition as they were in immediately before such damage or destruction, if such restoration can be completed within one hundred eighty (180) calendar days after the date of such destruc- tion or damage, and in such event such destruction or damage shall not terminate this Lease. (b) If the restoration cannot be made in said 180 -day period, or if the damage or destruction is caused by earthquake or flood and Landlord does not have insurance coverage to the extent of one hundred percent (100$) of full replacement value, Landlord and Tenant shall meet and confer to determine if they can agree upon mutually acceptable terms and conditions for the continuation of this Lease. If no such agreement is achieved within sixty (60) days after such damage or destruction, then either party may terminate this Lease within ninety (90) days after such damage or destruction by giving written notice of termination to the other party and the Lease will be deemed canceled as of the date of sucks damage or destruction. If neither party so elects to terminate this Lease, this Lease shall remain in effect and Landlord shall proceed to restore tY�e Premises within a reasonable time_ (c) If Landlord .is required or elects to restore the Premises as provided in this section, Landlord shall not be required to restore Tenants improvements, 'trade fixtures, equipment or alterations made by Tenant, such excluded items being the sole responsibility of Tenant to restore hereunder. 14. INDEMNIFICATION (a) Except as otherwise provided in subsection (b) of this section, Tenant shall indemnify and hold Landlord harmless from and against any and all claims arising from Tenants use or occupancy of the Premises or from the conduct of its business or from any activity work or things which may be permitted or suffered by Tenant in or about the Premises, or from the use or occupancy of any portion of the Premises by any sublessee of Tenant or from the conduct of any sublessee's business or from any activity work or things which may be permitted or suffered by any sublessee in or about the Premises, including all damages, costs, attorney's fees, expenses and liabilities incurred in the defense of any claim or action or proceeding arising therefrom_ Except as otherwise provided in subsection (b) of this section, Tenant hereby assumes ES9 �{ _ all risk of damage to property or bodily injury in or about the Premises from any cause and Tenant hereby waives all claims in respect thereof against Landlord_ (b) Landlord shall indemnify and hold Tenant and the Trustees of the California State University harmless from and against any and all claims for bodily injury or property damage arising from Landlord's acts or omissions in carrying out Landlord's responsi- bilities under this Agreement. 15_ ASS =GNMENT AND SUBLETT =NG. (a) Except as otherwise provided in subsection (b) of this section, Tenant shall not voluntarily or by operation of law assign, transfer, sublet, license, mortgage, or otherwise transfer or encumber all or any part of Tenant's interest in this Lease or in the Premises without Landlord's prior written consent, which consent shall not be unreasonably withheld. Any attempted assignment, transfer, mortgage; encumbrance, or subletting without such consent shall be void and shall constitute a breach of this Lease. (b) Landlord hereby consents to all subleases or licenses of building space on the Premises entered into by Tenant as sublessor or licensor which are consistent with the use of the Property identified in section 7 of this Lease. (c) In the event this Lease is terminated pursuant to section 13 due to damage or destruction of the Premises, all subleases and licenses of the Premises or any portion thereof by Tenant as sublessor or licensor shall immediately terminate_ Otherwise, the termination of this Lease shall not terminate nor effect the validity of any then existing sublease or license made by Tenant as sublessor or licensor, provided that Landlord has consented to such sublease or license pursuant to subsection (a) or subsection (b) of this section; and all of Tenant's interest as sublessor or licensor shall be deemed automatically assigned, transferred, and conveyed to Landlord; and Landlord shall thereafter be bound on the subleases and licenses, and shall have all the rights that Tenant (as sublessor) had under each sublease and license, including the right to terminate any sublease or license then or thereafter in default . 16. OPERAT =NG COST ASS =STANCE AND USE OF OPERATING SURPLUS (a) Definitions_ As used in this section: "Lease Year" means each one -year period commencing on the Commencement Date, as defined in Section 4 of this Agreement, 11 or on any annual anniversary thereof. •'Quarter'• means a 3 -month period commencing on July 1, September 1, January 1, or April 1 of any Lease Year. •'Operating Loss'•- means the amount, if any, by which Actual Operating Costs,- as hereafter defined, in any Lease Year exceed Operating Revenue, as hereafter defined, in that Lease Year. •'Operating Revenue° means rental income derived by Tenant from subleases and licenses of the Premises or any part thereof and from the Deli Lease and any other income obtained by Tenant due to its use of the Premises in accordance with Section 7 of this Agreement. More specifically, '•Operating Revenue" shall include those revenue sources identified in Exhibit D, attached hereto and incorporated herein. "Actual Operating Costs" means the costs actually incurred by Tenant in carrying out its obligations under this Agreement and its obligations under any subleases and licenses of the Premises or any part thereof and the Deli Lease. More specifically, ••Actual Operating Costs'• shall include those expenditure categories identified in Exhibit D, attached hereto and incorporated herein_ "Operating Surplus•• means the amount, if any, by which Operating Revenu@ in any Lease Year exceeds the Actual Operat- ing Costs for that Lease Year. (b) Findings. By its approval of this Agreement, Landlord's governing board finds and determines as follows: (i) The use of the Premises in accordance with this Agreement is extremely important to the revitaliza- tion of the ••downtown'• area of the Santa Ana Rede- velopment Project in accordance with the goals and objectives of the redevelopment plan for that project. (ii) In order to achieve such use of the Premises, it is necessary for Landlord to provide financial assis- tance to Tenant to alleviate Tenant's anticipated operating losses in the initial years of the term of the lease of the Premises to Tenant_ (c) Assistance in payment of Operating Losses. Within 30 days following the beginning of each Quarter occurring in each of the first four Lease Years, Landlord shall pay 12 to Tenant an amount equal to the following: Quarters commencing in Lease Year 1 $ 3 Quarters commencing in Lease Year 2 $ 2 Quarters commencing in Lease Year 3 $ Quarters commencing in Lease Year 4 $ All amounts paid to Tenant pursuant to this sut deposited by Tenant in a Special Account to be mai separate and apart from other funds of Tenant. Special Account may be expended for only the fol (i) To pay Actual Operating Costs of Tene Revenue is not available to Tenant for such payment_ (ii) To reimburse Landlord for costs incurred by Landlord in the discharge of its maintenance responsibilities pursuant to Section 1o(a) of this Agreement. Each disbursement from the Special Account shall require the approval of both Tenant and Landlord, which approval shall not be unreasonably withheld. Moneys deposited in the Special Account shall remain in said account until expended in accordance with the foregoing. A11 interest or earnings on investment earned on moneys in the Special Account shall accrue to the Special Account and be subject to the same restrictions on expenditure. (d) Preparation of annual budget. Prior to the commencement of any Lease Year, or within sixty days following such commencement, Tenant shall prepare and approve a budget for that Lease Year, setting forth estimated revenues and expenditures, and shall provide a copy of the approved budget to Landlord. (e) Maintenance Reserve Fund. Within sixty (60) days following the end of any Lease Year in which an Operating Surplus occurs, Tenant shall transmit to Landlord from such Operating Surplus an amount equal to twenty -five percent (25 %) thereof'. Landlord shall retain any and all funds received from Tenant pursuant to this subsection -in a separate account entitled the ••Maintenance Reserve Fund." Landlord shall make no expenditures from the Maintenance Reserve Fund except expenditures incurred by Landlord in the performance of it maintenance obligations under subsection (a) of Section 10 of this Agreement_ Any moneys remaining in the Maintenance Reserve Fund upon the termination of this Lease shall be refunded to Tenant. (f) Use of remainder of Operating Surplus_ 1f an Operating Surplus occurs in any Lease Year, that portion 13 of the Operating Surplus which is not transmitted to Landlor3 pursuant to subsection (e) of this section shall be used by Tenant to pay for Actual operating Costs incurred by Tenant in the following Lease Year. (g) Access to records_ Tenant shall maintain accurate records of all Actual Operating Costs incurred and all Operating Revenue received in each Lease Year, and shall maintain such records for at least five (5) years following the end of the Lease Year to which they pertain. Landlord shall be entitled to access to such records during the normal business hours of Tenant for the purpose of inspecting the same. 17. DEFAULT. (a) Abandonment and vacation of the Premises by Tenant shall constitute a default and breach of this Agreement by Tenant. (Failure to occupy the Premises for fourteen (14) consecutive days shall be deemed an abandonment and vacation). (b) Failure by Tenant to perform any provision of this Agreement shall constitute a default and breach of this Agreement by Tenant, if the failure to perform is not cured within thirty (30) days after written notice thereof has been given to Tenant by Landlord. If the default cannot reasonably be cured within said thirty (30) day period, Tenant shall not be in default under this Agreement if Tenant commences to cure the default within the thirty (30) day period and diligently prosecutes the same to completion. (c) Failure by Landlord to perform any provision of this Agreement shall constitute a default and breach of this Agreement by Landlord, if the failure to perform is not cured within thirty (30) days after written notice thereof has been given to Landlord by Tenant. Sf the default cannot reasonably be cured within said thirty (30) day period, Landlord shall not be in default under this Agreement if Landlord commences to cure the default within the thirty (30) day period and diligently prosecutes the same to completion. (d) Notices given under this paragraph shall specify the alleged default and the applicable lease provisions, and shall demand that the defaulting party perform the provisions of this Agreement within the applicable period of time. (e) In the event of a default and failure to cure in accordance with this section, the non - defaulting party shall have the option of= (1) Terminating this Agreement; or 14 (2) Curing the default at defaulting party's cost and expense. These remedies are not exclusive but are in addition to any remedies now or herea -f ter allowed by law_ 1 8 . COVENANT NOT TO RELOCAT E (a) Tenant agrees not to relocate the use specified in Section 7 of this Agreement to any site other than the Premises during the term of this Agreement without the prior written consent of Landlord_ Tenant shall be deemed to have relocated such use if Tenant or the California State University, Fullerton initiates a substantially similar use on any other site within one year prior to or following the termination of such use on the Premises, unless the termination of such use on the Premises occurs in accordance with the terms and conditions of this Agreement. (b) Sf Tenant relocates the use from the Premises in violation of subsection (a) of this section, Tenant shall pay to Landlord, as liquidated damages, an amount equal to the sum of $500,000_00 plus all amounts paid to Tenant by Landlord pursuant to Section 16 of this Agreement_ The parties hereby agree that the sum hereinafter designated as liquidated damages represents a reasonable approximation of the damages Landlord is likely to suffer from the relocation of the use from the Premises, given the following facts, which are hereby agreed to and acknowledged by the parties: Landlord is not in business for profit, but ratifier is renovating the Premises and leasing the Premises to Tenant in order to promote its governmental goals and objectives as a redevelopment agency_ Landlord is incurring substantial expenditures in renovating the Premises to suit the specialized needs of Tenant and in providing financial assistance to Tenant_ 1 9 _ SURRENDER _ On the last day of the term hereof or on any sooner termina- tion, Tenant shall surrender the Premises to Landlord in good condition, broom clean, ordinary wear and tear excepted_ Tenant shall repair any damage to the Premises occasioned by its use thereof or by the removal of Tenant's fixtures, furnishings and equipment, which repair shall include the patching and filling of holes and repair of structural damage_ Tenant shall remove all of its personal property and fixtures on the Premises prior to the expiration of the term of this Lease and if required by Landlord pursuant to Section 11(a) above, any alterations, improvements or additions made by Tenant to the Premises. If Tenant fails to surrender the Premises to Landlord on the expiration of the Lease as required by this paragraph, Tenant shall hold Landlord harmless from all damages resulting from Tenant's failure to vacate the Premises, including, without limitation, claims made by any succeeding tenant resulting from Tenant's failure to surrender the 15 .. Premises. 2O. REPRESENTATIVES AND NOTSCES. (a) Representatives For purposes of implementing this Agreement, the representa- tive of Landlord shall be the Executive Director of the Community Redevelopment Agency of the City of Santa Ana and the representa- -- five of Tenant shall be the Executive Director of California State University, Fullerton Foundation. Except as may be otherwise stated in this Agre @ment, such representatives shall have the authority to act on behalf of their respective parties in carrying out the terms of this Agreement. (b) Notices Whenever under this Lease a provision is made for any demand, notice or declaration of any ']rind, it shall be in writing and served either personally or sent by registered or certified United States mail, postage prepaid, addressed at the addresses as set forth below: IF TO LANDLORD: Executive Director Community Redevelopment Agency of the City of Santa Ana 20 Civic Center Plaza M -25 P.O. Box 1988 Santa Ana , CA 9 2 7 0 1 iF TO TENANT: - Executive Director California State University, Fullerton Foundation 2600 E. Nutwood, Suite 120 Fullerton, CA 92631 Such notice shall be deemed to be received within forty -eight (48) hours from the time of mailing if mailed as provided for in this paragraph. 2 1 _ LANDLORD ' S R =GHT OF ENTRY . Landlord's officers and employees shall have the right to enter the Premises at reasonable times for the purpose of inspect- ing same and performing Landlords maintenance responsibilities under this Lease. 2 2 . CHO= CE OF LAW This Lease shall be governed by the laws of the State of California. 16 `{ 23. WAIVERS. No waiver by a party to this Lease of any provision hereof shall be deemed a waiver of any other provision hereof or of any subsequent breach by such party of the same or any other provision_ A party's consent to or approval of any act shall not be deemed to render unnecessary the obtaining of that party's consent to or approval of any subsequent act_ 2 4 . INCORPORATION OF AGREEMENTS . This Lease contains all agreements of the parties with respect to any matter mentioned herein. No prior agreement or understand- ing pertaining to any such matter shall be effective_ This Lease may be modified only in writing and signed by the parties in interest at the time of such modification_ 25. TSME_ Time is of the essence of this Lease. 2 6 _ S EVERAB I LITY _ The unenforceability, invalidity or illegality of any provision of this Lease shall not render the other provisions hereof unenforceable, invalid or illegal. 27_ COVENANTS AND CONDITIONS. Each provision of this -Lease performable by Tenant shall be deemed both a covenant -and a condition_ 17 ., . THE PARTIES HERETO HAVE EXECUTED THIS LEASE AGREEMENT ON THE DAT E F I RST ABOVE WRITTEN ATTEST: COMMUNITY RED ELOPMENT AGENCY OF T OF SAN AN Cynt i�t'i a J. son by Executive Director � e1 A. Pulido _- Cha irman APPROVED AS TO FORM ���� �� Edward J_ Coo`��� City Attorney APPROVED v l A W A iSilton A_ Gordon President California State University, Fullerton APPROV D AS TO FO o W. Fr cis ndation Attorney 18 CALIFORNIA STATE UNIVERSITY , FULLERTON FOUNDATION William M. Dickerson Executive Director '_99- 1.- 09 =' ±�9 lb� -13 - ":4 F4�� E939" GOWNTOL.iP� :�•E`JE_L:F'MCN� � viv r��� .. ; '_LY L`i ",4 F]y =15 YLR.'T _RL =WY TITLF P_10/13 _. _ . EXH i BIT A o�c- 9�i3fi333 -- -' - T[T'C8 �JFFiG E2 - DO01.lNG ISSSCR2 PTSOD7 TFiti .'..APTD 128FFiRRISJ.i "nJ 2N THIS SiEDCjRT IS SIT'aATED T_N THF: S7'ATF. OP GIii. T_E�URNSA, COLTNTY Ci E' UF2ANt3Y:. C:SZ'Y OF ''AAPZ I� ANA, hN'L7 29 bE9 CR IH &D A_4 F+'OLLOT�;'�' _ LOTS 9 ANTS 10 A��iIL `I'F?AT POR'PICN OF LOTS 7 AND A SN BL�JCK 4 OF TOWN OF SAPiTA A1JA, AS SeiOWN rN A MAP RRCORI]R3� 1M BOOR 2 , PAGE SZ . of MSSCSL.LANBQUS MAYS, ELBCORD�� OF GRANGE COUNTY, r'AI�TPORZVTA UESCRS88D J1F3 FOL.LOL85: BSGZN1�i2NG 3iT TK3 NOFTFiSAS'P G'ORNBR OF' SpS.r gr �-K 4 ; THBIFCS 3DiTFH ALONG THE EAST Lll`5r: Vb' 7AiD f3LOCH, 7H _ T3 SEfiT; THENCE WL.9T TO A POZNT IN TXE isEST L.'rNE UP' '.3AiU SLOCX, DZSTANZ' THS880N 75.73 FEET $OOTF3 OF THE NOFcTRWfiST CUiLNER OEf SAID r1LOC1C; '^HaTCL NORTH 75.73 PSgT TO SA.ST� NORTF-- tr.7EST C'Y�R.NF3R:; TFiEYJCL EABT TO 'I<illr POS.N'i' OF HBG7NN TN'G , PALzY: a - 99= 1- 11✓ -2�`i �i)8 -: � �' r 14 �4 r'.... r'��, b�� LiUW:� I.JWN ✓t'dt_��rri�iv .. � r-��c EXH 1 BIT B �� l�t„a: � �,.,� November 2I , l 994 Ms_ Susan Helper City of Santa Ana Community Developttlert Agency 1 7 FiA West Fourth Avenue, Suite 6 Santa Jena, California 42 %O1 I2E: E�timatc for Proposed Renovation. of the Grand Central Snildiinp Bear Susan: Enclosed is an estimate of construction cost for renovation of Ute Grand Central Buiiding, in a,ccnrdance with Phase III Services as outlined in our agreement. This estirnats is prepared based on information gained during our nn -Site investigation and research of the C;rand Central Buiidinb, and t�utlined in our report previously submitted to the Community Aevelupment Agency. �1'his estimate sddresses all areas required to provide a functional facility r[tzeting California State University, Fullerton requirements as detined in their May 1994 program_ We appreciate the upportunity to assist you on tius historic project_ If you have any questions regarding this estimate, or other issues relatcci to this proirct, please feed free to call_ With best regards, � � Donald Mclarty, AlA Post Oitice Box 6240. Otanse. CA 92613 -0'40 9^39 T;7wr. 8 Country Roams, uarpa. CA 92668 T eletex (714) 543 -0965 (714) SB7 -2400 ' r , 4 b4 r'- b 7'.J `1 IJUWN 1 �JWIV VL'dL_L'! -'-I L14 _ HULMES S NARVE# -- -SANTA ANATR�AL1F0lLNZA� ESTIM.AT£ OlF CONSTH4GT JOIi COSTS RE NOV AT 30N FOR t_54F ART$ CENT EH S4lM�ARY OF E51 "3MiATEO COSTS pa0g 1 oY 6- S4lM�ARY OF E51 "3MiATEO COSTS 2 GOY10 ral C:.ordi CiOn¢ 90_000 2 Oam071L •OA 123.888 �2.BY6 3 Corte -ra Ya 10.050 O Ma iOrY`y' 91. ®00 6 MYiala 100 000 6 MOOd 7 Molstu ^� P7 -otect won 7S•3B0 8 OOOrz b vi+ld ovs 2T6. 100 260.700 •l tianiallVS 1tl spec is ltiax 20.600 31 Eq�+ipnwrt 8.600 21 .800 1K F +.ter i.itiirpK is Special con:LrOr_c fon O la r.....v�yinQ Sya taola a6. 200 1 t HVAC /P l��mF• � r9 /t i ro Prot pct for 29> .460 16 FlsGtr ice T/F ��-p Alarm �b0. 600 TCjTAi CON STR4GT iL1N COSTS i .901 .06Y Gcnii rpancy (3 %) 60,032 (tor load based palrc) sVB �'O'T'AL 1 .863.095 Cen it actrr OM /P rof iC 2�H.:26a 56.000 Pa Ymi C F aua 2. IB8 .369 Rai B'iOTA� GortinpO nGy CS°6) 109.a1H - TOTRL. ESl'3 MA-it0 CU7.T5 Z X297 »7 u - ,i - •-IOL MtS 9 NYRVER L;iLgMO CL:NTRAL 6UZLD INR 900 700 SANTA A?lA CAL ZFbRN iA • 600 O EST I3IA.TE bf CONSTRUCTION COSTS 800 RENOYAT ION FOR CSUF AA TS CENTER 0 NOY E3e3tR 199a O O Lti SC ASO!'IOAI Q/ Y YNIT i3 ZV ] S i Ow 2 O OCROL I T i ON O O ] E}[TEiaiOR DENpL,ZT ZON x.000 SF 2 RimOVe pa �nL on oxi iriOr brlcK SF 3 [JPma extiti n(1 lower aie ri FrOnii 3.000 q Limo ix 13L 1ng iwn lnOs EO £A 6 Oamo n+L.T_ geld ln@ 9at6s 3 EA C OemO axial l�+g Siilna 90 1 �'L J 17om0 P1.Y�/d On VPPeY 3L4roi°YOn �S 1.200 SF p Oema es atin0 w9 no0w icreena 30 EA 9 Oimn ramped •nt Yyw +aye 0 GOOrs _ 9 EA i0 Demo @arsgw do OY (nerCn 9ldP} 1 EA 1] OomO yy Laster biea 6� he pl la >Lers � EA 2.000 O 300 10 SYbtoCil x_000 O Z a 3.500 14 250 1B bA3ENENT OF��OL ZT SON O P 1T Dame iOLPr 10Y part tt ion rile 1.000 SF Dimo lrimie+ O 0o- Lar for .•.al lsi I _000 SA` y1y8 l�lCw Oren 5 000 SF 20 Oiwmo JYYwa a 2} Damo eIOC dlitrib�at�un GOTGu ii E.000 Sf 22 Deme plumb lr+V llnis LO m >i+a 6.000 5�- 23 DeMO tWe OK 16L WGC1tl 3L.A %r9 1 AL 2�1 Abai• +c LIe CLOS FlY r,i le 1.000 3F 25 Demo axl4F ce luml+ covens 36 2 EA EA 26 Oemo door Lo sloe rm 300 O 2J LSemO Zi4lh l: (�1 >tllYe4 • Plpc rm 1 1 AL At 28 Ocme Li oph0�+9 w +r +ng O Y9 Oemo !Om Alder •.PPOrLS O AL iF 30 RemOVV all fl00 ri CO V9ring> 1 .000 O 31 Dema Qor OliV a20r f>1G 1 A� 3= BOO �A c913LeCa\l JGO 1 250 �a {. Aso 0 \G 3d FIN`+Z FLOOR DEMIOL -}TION 3 000 1J DemO ill l�+ter paY`C li+d.1 Waall- 12.000 ¢F 36 OPmo all Floor coverings iBJ`SO sr +,l Aba CP a30w stes Tleer Lila >_000 sf a� Dem9 1TLPr1er 4.�zp ceSllnpa SJ000 sF 4L DimO li�ni 11xLVrai 1 PL 4E Oemo or g+nal Ala cGdr call inN3 16.000 SF {� {'limo pl >ci /drywall column COVOYS SO EA {� ¢emp Y ^tOY 1oY FiYtU rps et0 1 AL 16 OeTO GCVOriwQ 0 Vgpir SLrTY nLi 1 1 AL.. AL_ O6 DPmO p7Vawbing Fiy( urPS of DenK. PlOmbiwg llnvc LO ma In 2 1 AL AL ►6 Dun.o elec AisLrlbUi ion cnndu it 1 _ 000 O 49 DOmO w ll9 at LllYee sc f_s ira 1 �L• 50 DCOIe PlaiT. /d rywl 9 $ mesnry- vrbll i.. 000 a>< 61 n.-rw+0 Fe+- ulovac or 411alr 1 AL 6 2 63 Sub�o La l O FA S6 63.386 250 e6 SECONO FLOOR gEhiOL ITION O s/ ueHlo >ici tnp Wlndaw scrp6nY 1 t�000 At �[" bN DemO PY tar.lnp wd Framed reeFa 2_500 Sf SB Demd Calu rL �a rd lIOPY toppings 2.500 1.160_ 60 PO.wo apt r_ry doors /lramw> 29 EA py Dsme saaitp sESiw.raV d0 nr s- /FY am9v 3 EA 6: OemO Paciit SnQ aSibOx Lin 1L ] EA B3 OwmO apt FtoOrmcoVer ln9s 16.000 SF 64 ¢irsl0 k1 LCt�arl base cabs rata 29 EA [:S Cemo bash nlumbing fi�cLVref B� E-� 6G Deme vt Ora 09 un1L5 in C 93.CCs 29 �•1 a5T Demo 1 +at il- FlVa1+ wood dri /lrwmos %V EA 69 Demu l /4ni 11 xLUYOS 2�J EA G9 Ob.w•a Qx l tGi �{� Wa l l 1-.wa Lwrc 29 EA TO r. yoo J 1 Subteli l J6 O t OU JJ 32 � ap6 O J4 ROO('' DElllli�tTZ ON 34.935 3 000 T6 Rimove axl•itlr•cia�l M_'A! Vni'GS 1� '°1 J6 ROmoVe exist_ 0U ronF 16.000 SF JJ 11 X260 O JB Sub LO %al 13.200 J9 DO Rl 82 83 B• BS 86 TOTAL CIENOL IT ICN COS /5 eJ 6s 59 90 B1 y2 97 94 9 6 96 9T va 9v loo PaQ9 Z of 5 t.{BOR MwTI EO[1rY StJBl OT wL 3. 120 900 700 • 600 O O 800 O 0 22b O O 260 O O 900 O O 20 O O 226 0 16U 100 O O X30 0 60 0. t90 900 950 1P.340 Se0 300 O J50 O O 2.000 O 300 x_000 O 160 3.500 O 250 500 O P } _ 000 250 260 9PLl o lPo T� 0 0 150 O O 600 O O 250 O 50 300 O O 1 SOO O O 55.326 260 Y _260 17.025 9.600 O 1.000 a. 686 O BOO 6 .000 JGO 1 250 {. Aso 0 0 3 000 O 0 9_ 0 0 0 O 7 5 0 IJ30 O 100 2.000 O O J50 O 50 300 O O 2 _ 500 O 0 J.SOO O 200 1 _ 000 O 00 500 O 750 O O 4S. J6B J60 3 . Bs0 63.386 250 O O 1.000 O J60 2_500 O 26� 1.160_ 0 3JS O O O 3. � O O 36G 3.500 O 5 . OOP 500 1.500 0 200 4. R..O O 1 6O r. yoo 0 3 _ 000 O t OU 32 � ap6 O 2 _ {50 34.935 3 000 _ 9.26Q O I .200 11 X260 O 1930 13.200 S 1 2 fl . BAS 1- tOL(4E5 S NARVER � - Pogo 3 of ? GJ1/�g0 GSNTRAL SUiLOI NO 81WTA A►/w. CALIPORN ZA ESTIMATE pF CONSTRUCT IOM COSTS F1ElypV AT ZON FOR CSVF ARTS CENTER �10VFM0ER 100• _. ___. -�__. .. _- ._.. ._ __. _.. _ OYl' <INJT L.160R M/1TC EQ[1IP SL /BTOTI�[. O!'SCQS�[ /4M - pIVISIf1N 3 CONCRETE 1 EXTEA YOR 2 Pstch •xLarior w•llci 800 SF 7b0 ID50 200 100 300 60 3 PaLCh corlCra GO CM�'b 1 3 AL AL 1,000 200 200 O Patch axLari Or ircA •lamaOti S 2000 '300 1t60 2. g60 6 Su bLoGal a D �fAtiCMC1iT � qL 2.600 400 260 10 El•vs tOr pit y AL 1b00 600 100 11 Pa LC1. 6s samant Floor y AL 1 -200 200 160 12 PiLCti ba rarY�a.lt ..+al l 2 EA I.S00 260 76 39 3!. i... sr•idz 1 AL 1 .000 200 160 . 14 S1. -l��'. L�.1rbl SYPp OYLf SD 7.700 1.660 726 0,1776 30 Sib Lvtal ] 7 ]I'1 ]a 1Z.826 QO TOTAL PI VIS TON 3 COSTS Z1 ZZ • 24 M�VSiYiY1N Zrr po 1ll 4_ ax tar for br1cK mi sOnryy 10.000' SF 6n00 1 1.000 200 200 60 26 PaLCII south loid bo arin4 wal l 600 SF SF .200 1.000 26o 160 '�7 Pi2�^ OxL aTier bY1- masonry 200 C0 g , 100 1.760 400 I O .060 'F9 S�/bi0ia7 �JO SS 3S 10.070 39 TOTAL OIVi52 pN � COSTS 9� 3Y 30 OZVI$iC3N 5 37' NrTJ\LS $0 99 40 OA3EMENT STRIM'TUR AL STEEL 7.000 5P S.SOO 7000 600 al Struct Ural s•lzmic. brae tng 2 EA 000 2.100 350 02 SLi lr9 Lo ftrit laV�l 1 AL 1 .000 60o SO ' 63 SLaal fer al•VaLOr plc 6� 5. X00 9.000 >00 16.000 LS Sub xe Lal 4a 47 AO FIRST FLOrlR STRUM. STEEL 18.790 SF 9. OOV 10.000 1.000 09 SLr uc turd i•13s n•iC brae in9 6 EP 2.[300 1.000 1Ra 60 H�nclr�i is for stairs !a aPts- ] r•L S. OOO 2.600 2S0 31 Sii • fr�mtl3g 3 AL 1 .00O 600 60 SY L ig�i i..y 40oo ^.-ta 1 AL 900 260 60 5J Mi zc struo L•/ral su Ppor LZ ror Va LOY- ills YC 1 AL 2.000 2_500 200 Da $CV-YC 6�+ral alo is ig, 600 26,760 1. >00 g69sQ FG 5.3H� -OCa 1 " of 40 60 SE rsaNU F1_R- iTRVC TIlRAL STEEL- 10. VOO SF 7.000 1 S 000 _ 1 .000 60 5tY��cturwl s•lsmic bYiG my ] AL 1,000 600 100 61 MisC atrUGLOr•l su ppo.-L3 iniFC - � AL 2.600 3.500 260 e2 Siru G'LUTiI PeY Pl•V iY O.' 10.600 19.000 1360 90.1360 Ga SubLOCaI 06 66 91 .BOO tla TOTAL OIl/=S TOM b COSTS 60 70 71 O a V I S I ON 6 72 FIO�I.I 7 3 7 6 7 6 NASEMSNT 76 R•pi it wo0tl Framing vu¢pCr La 1 sL 2.600 1.000 b 016Q SOO 60 77 Stc+ra9a Gib in•Li 1 AL 1 600 70 M1sc. ..ovd block ing t 700 6. 160 160 10.!100 AO subto La 1 _ B a 83 FIRST FLOOR Rap•ir weotl r100r fr•m lnq la, T60 SF 3, 000 1 500 .-000 200 300 a4 06 R•piir wOetl subP loon inq 6.pa0 S!F SF 2.600 2.000 1 1 260 ae R•pa it .+oed cat l i r.g Frimt ^q 10.000 .000 c.bin�ta /ce..nt•ri 1 PL 3_000 lo. ooa zoo as scor�ya a9 M1sC we Od bloCKlnq 1 1 AL HL SOO 1 60n 170 2.000 60 200 p0 Mood ro041 d 1 n9s 1 >. 600 16. FbO 1.100 30.760 02 3ubtoC•1 9� 0� ab 96 'J> 9a 9q 100 • ., ,, 1-IC LNES S NARVC�2 Gµ AND CENTRAL BYiLOINa': 1 O OO 2_ 5 0 0 SANTA AIaA. CALIFORNIA 1_ 6 0 0 S 00 E 37 I TiATE OF COMJSTRUGT I ON COSTS eso R E NOVAT I OM F OR CSiIF ARTS CENTTR 2.500 16b00 NOV F MB ER 1 994 -� � 3 .000 vCSGRZpT LAA pT Y LNS T OZVISZON 6. COa.i lnuo4 1 . 2 00 d OO sEC Vt�>' F. _ooR 2 q�pa 1T- wOOCI llOOr TTamany 30.000 5>- 3 R 4p a l r wood s u b T l o o r t n g 1 4 0 0 0 s F 4 R 0p a 1 Y WeOd mould l n i i /tY l m ] 1 6 A 1. Al- 6 R w P a+ r wpOd 1 0d Ow i l i a 2.500 SF b N..w Sul'•T l00ririp 0 co4Yt ETA > NaW iClicllan base caban0ts 29 A New b ath va t ty Rovair o+•i3i 10g cab l.+aLS 29 EA tU R4Pair- � +OOA arbors 3 i EA A L 1 1 R ap a t r axto r i O r wood Lr l m 12 1 7 1 4 Rub Lot l tw 1 6 3 > NOIOP ]tl Ra,paar rlYwd roof" AoC]Can9 16.000 19 RBPa tr- wood MOCKIn[a AL 2 O 21 TtO bato f -w 7 2 Y 2 � ZL 5 26 'rVTAI UIVISTOY li COSTS 2 > 2 9 'G 9 O i V Z 5 7 ON 7 70 MOIS.'fURE PROTFrTIOiE /INSULATION J l ExL r r a 0 Y z 4 4 l a n L s � wGws /dr s 1 /aL �2 F -acLar let wal l iRSU laiif-In 1 16.000 HI.. tiP 33 A'LL tom- ins.•lataOn 31 Ncw tiu�lL -.-•P ro0! L6.000 SP 04 ROOF F1a21•inpa � yKyltgl+i a /par a.-. 1 AL 30 Nr.+ SurFaC l ng 0 c/"+••rL area 2. SOO SE 37 s8 suyce sa•7 39 a O 4 1 4 2 TOTAL O I V I S I ON / CO3TS 43 6• a6 nlvlsiaN B 4as 000res a w :NOOars 4T E x t e r i Or y L OreFr o n t P ram t r y d .000 S F at3 NwPa 1 r ax f ct a0g ,.. i r,d ow�a 300 100 FA 4p RaaP laco wti<iaLlnq scr44ns 5 0 Ncw L o r+ a+r sOtr Y d o o r s /F r i.mo s a 0 �/a A £� •jl N!!W FSYP ^at Bai sCaiY deorSi /Prins 17 62 i,.tarior 5 C_ wOOd dao+�s /Frm9 30 Zb 2A EA p0 Haw wraL YY (i•a 0'r9 /Prmi O aDLS 54 Nrw i nt Orion deers /T r.•rs O aOL� 60 300 LA kA 55 Naw window Ilar`.1waYa sags ]3'> EA 66 NaW dc'+or hardvarw 4.000 SF.' e7 CaaLri -1 o.' 9lamin9 1 7 0 S F stl T4mpc r Od g l a z 1 n B 0 de or s S9 RrPaiY w�ai �i GtUraTro>.L p7Gii1'YSl 300 SF 00 M l Y r e r S 9 ru a l 4t n 3 0 E A B i S n� s•r a or w i rdOw </ 0 1 y Z t ng _ 63 S'ubt0lal 6 L 6 6 6G 67 "IOTAI OIVISIOM 8 GOS'il a] a tl 9 >O OCVI`+IOM A > ] >•= L NZ S1�Ec !Z Lrll srtOr mil stud /GB ari -- 25_000 SP 7 3 I n C Or t oY T 1 re r a L w d G B r i g s- 30 . 4 OO 2 SF SF > 4 E l r v a Lor n a T L w 1 7: >lL caramin T loot L t las m Col iwti .000 1 .000 SF >ai Marb lea lac la+0 0 sCOYaTronL psasc 1.00 SF » GB ar+e l0 •:ura O true CO Iumrs 60 EA >a ROpa 1� OP api_ Aryywwa'll 29 �.:.s00 EA SF 79 FIOOr COVarSng ! baaamor+t BO F l o0Y CO v a r t n 0 ® T i r S t T l r 8. 6 0 0 S F l�L F1OOr cOV4r+ng 0 ap La 36_OCO iT.00o SF EA 02 vaa.+L 1 ^a ® I+a sa.nrn! 07 l+ainL ir+g 0 F4raL FIOOr ,8.000 gF b6 Pa +r+L.Ong uF apartmor.ts 29 1 EA AI. 0 6 w e t er l e t pa a r•L a n g D c our t 86 Csa T.eriOr paaniinp OT wtnd•-•ws /Lr] lOS tl7 sea i Y /L ra rd c Over : np s EA 00 cf ]i Sa.•b LO7;al 40 v] oz va 94 B6 TOTAL OZVZSZON 9 COti115 9e L/18tiR w/fTt 2 _ 00 O 1 O OO 2_ 5 0 0 > 6 0 1_ 6 0 0 S 00 1_aoo eso 2.500 16b00 1.500 7'_500 3 .000 6 _BOO >S0 ZlIO 1 . 2 00 d OO 3B.a50 3L .7550 � o0o i .500 1 .000 7 60 3.000 2 .250 S .000 1_ 6 0 0 3 .000 1 � O O 2 . 6 00 7 . 6 00 9 _ 00 O 2�a . O 00 • . O 30 5 _ O0 O a _ SOO 7 _ 500 Lt4.000 .i 7' .000 �ix_000 wo.voo 6. OQO 6. 0 0 0 2.600 4 .000 2_saa �soo � O w 0 0 0 6,600 >•bao _ 6 00 2 2 . ODO 9, OO O 1 S_ O Oo S .000 2. 5 0 0 1 0_ 00 O 68.6 4 0 32.000 10.000 SOO 1_000 2. A 0 0 1. 0 0 0 X00 2 .040 2 . 00 O 2 .000 A 2 _ �JOO 3 9^s .000 2 0. 0 00 1 9_ 000 1 9 00 O 9 .000 4.00 O 3 .000 2 . 00 O 3 � 000 -�.so4 B.oao 9 . 00 O 6 .000 9 _ 00 O > . SOO r.s4o 7_aoo T 500 -L 5.000 6.00 O 1 6.000 5.000 3 00 O 10.000 as:ao4 5 C O 2 6 0 0 1. 6 0 0 >.soo s_000 9.000 s_ooa 1 3 I .600 1 24 . p00 P a g es a O F 5 COQ /Zp 5{JBTOTA4 6 a0 O tT 1 O O O O O 160 900 5 I . 4oa 2 6 O 6 O 300 6 .650 1 Oa _ 500 2 O O 0 2.200 2 50 � . 1 30 7's . 1 60 7 6 . 1 ao 1_200 25 O 1sa O 4 O 2 60 20a 0 2 6 O 500 O O O 2 _ 800 C > 5 _ 1 00 2 7.6.1 00 ]_SOO Z , 5 O O > 6 O 1 •i 0 2 00 0 1 O O loo 2 50 5 00 l.aoo S 00 O 1 �O 8 . 700 264. > 00 2 6a . > oa _J.JY -1 Li_�� -VO -G� 1 _� Gl,., f_�J�J J V�.�..i1Y��wIV - i�VL_.�� �. —�Y a . F'IG LMES S NAMiVGL2 - GRA Nil CENTRAL_ BVILVING - SqC /IP SV/iTOT�L 2 6 0 1, 000 3AI1TA ANA . CAL I F H Z A Q 6 0 2 .000 O F_STLr9A 1•t OF CONSTRUCT "ION COSTS i- 8 00 O aoo R E NOVAY [ ON POR CSVF ARTS CENTER 0 > 5 0 4 0 0 0 KOVGMOFQ •>sat 't 6 O 1 _BOO O OESGRIy�TTON OT1' [lN7"> 9.700 O 1 Y Z S I ON 1 0 O Z O _ 600 1. 0 00 7. 6 DO SrEGZAL_T [ES S.000 >.roo l Mai l b O x .+ i L Tor a p L 8 1 E A Bu1loLYnuboir<is 6 EA 3 5 1 0 n a g e 1 A' To i l A L va r L i L 1 0 n 5 6 E A L' Toi l..f acc�acorios J EA i \- o�kOr3 - ZB �A > Y u b 1 1 C t0 7 O P h on o 4» i L F 2 £'� p 5U\f L•f Ci I 10 ] 1 1 2 1 6 O Z V[ S Z ONS 1 1 L 6 6QV [ PML - - "Kf 1B Thaa tay - /at:a ea laqulpR+o .+t 1 AL 3 > ltl sascoc�l 19 Z O 21 Z T- 2� TOTAL D Z V Z S]� >M 1 1 COSTS 2 4 2 b z -a oIV]s[d+ lz z> F'VrtN =CFirNws 2A Thea. Y.wr seati++g 3VV EA 2S) 30 plaYl�ars E:�T•cr YOr banChwz 30 6 EA �A i 1 4 4 »OOY b l i Od c 1 0 EA 3 � 3S SsU laLOtal 4 3 � j% 'IUTAL A]V33ION Y2 COSTS sn 3 9 s0 IaZVZSION iL ai GOIVVCYINr AYR "fCMS tz Hydraulic Elevatna- 1 to 4 3 4 0 SYbtO Q i 1 i S 6R 4 7 n !3 TOTAL V 7 V Z S I ON l 4 COSTS 6 9 S O 5 3 O ZV i S J OM l R G+ 6 9 PI YMBING p Ta�mb i» g r e p s i r w - Z O .000 a F 1-'.4 Witwr h�iL i ng s.Y SY.am 1 AL `s$i ROOF dri l•Y zysCarl• roPiirS ] A� 665 Si GJ Fl a`+rp lamb tnuprcVS La mPairS Lb.000 SO Ncr.I OnilaL llxT.0 rwa !D aPLS '•9 EA t9 NC1..1 pub 1 C COi laL T txi••r • -z 12 cA. 6n FiYG 6p1T, ICZpN cyST. wtA ISL P?1"' 19.04'0 .S.F 61 1-ivw zp•- -i r.k lwt^ sYSLam O apt4 1s�00G SF G2 tienair ° Iro cpir_l. -. A n,• =cmans 7.000 SF 00 HVaC sYSEa�• ?_6.000 SF 64 patKeO� vniL3 f.-+r apis 29 EH S � be 5•�bio6sl 5 > 60 Ii P l U ToTA \. O I V l $ION 1 S LOFTS '/ 1 >'J 7 y O L V Z? Z ON 1 6 >4 E E(]TRxca_ 75 Ehnctrfnal syv L:.mc 46.000 kA '1 0 T h w a t u r I t shL i n 0 1 '� > E x i e .- i� r l i h t t n 1 A L 7•A F1r0 alarm aysc�+••• .49,000 >>- > 9 00 n 5ub�oral B 3 A3 94 TOTAL pJ VZSIVN lb COS'1� 6 e O B B > 9 O 09 y0 9 1 9 2 9 �i A4 9 6 yBJ GRAMp TOTAL. COSTS 98 9O 1 o O V�pi 5 OPT G.460q /�qTL SqC /IP SV/iTOT�L 2 6 0 1, 000 O Q 6 0 2 .000 O 1. 2 00 i- 8 00 O aoo t,soo 0 > 5 0 4 0 0 0 U 't 6 O 1 _BOO O 2 00 1 � O 00 O 9.700 1 6.000 O Z O _ 600 1. 0 00 7. 6 DO O S.000 >.roo o B.soo 1. 2 p0 1 6, OPO 3 O Isa z.soo 0 is °v i;QOpn °o 1.>•SO a0�000 SO 23.900 1x.000 Oe.000 1_200 1 Z .000 ^d6 . 000 1 .200 4A . 200 1 0_ 0 00 �. 00 O 6 0 0 7 6 0 2. B 0 0 1 5 0 2,OOb .200 l50 1 ZOO 5 0 0 O a 0_ 000 2 5. 0 0 0 2 .00P 1 0.000 2 0 00 O 6 00 1 r 60G 3 . SOO O 2 5.000 1 0, 00 O 5 00 2 =� 000 2 5 0 0 0 2 50 t_ZOO 3.060 O 8 � 000 a 2 00 O 600 0.000 34 - ApO - 250 1 j 2 . 1 50 L60 . 600 L . 900 29> _ 4 �O 1� 0, 00 O s 0 00 O 4 .000 9, 000 1 0. 0 0 0 600 1_500 6.000 100 60 , GCO 4 Q 00 O - 1 . S 60 1 94 _ 500 1 60.000 6 . 1 00 3 AO .600 tl. 600 21 as00 3B . 20P 2 ii7 � 4 60 9S0 � x00 1 . 6H0 � 669 . e 99S- US-�'1 -7j � (i ki � �_U � _ �{ r_. -i 7- b�Jaly U�J'vJN 1 AWN ��C'JL —�'� �MLf� � � Vt�4 :-'U :5 � -. Ct;t }r rounder_ i nn T't� = %14 -4d9 -4153 Ma+_; 1 r'95 12 =�5 Flo .003 " -P'_G2 EXHIBIT C Csi State F'aslfertoss grand Ccn #rat Art Canter Extsadid Edtuctst+Jan Pro�rarn i71e cauraita listed ttelow atro oxsrttples of •odvittea watch aw bsiin� cartskiervd �� by UnivaiiltY ExtliftdOC! 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