|
to Lessee on the Start Date wnh NO allowance for ordinary wear and tear. Les.see shall repair any d,rm,ga a,eas1onod by the lnnallatlon, maintenance or remove! of Trade Fixtures, Lessee owned Alterations and/or Utility lnstallatioos, h.u nlshlnes, ,1nd e:qulpmont DS well u the removal of a11Y storage tank lnstwlled byor fo1 Lessee,
<br />lessee shall alio remove from the Premtuu any and all Hazardous Substances brought onto the Premlsl!! byor for Le ssee, or any lhlrd party (eKeept Haiardous
<br />Sulxtaru:es which were deposhed vla u nde11round migration fiom ma, out51d eof the Premises) to tho level $peclfled In Applicable Aequlremontt Trade F1Ktures
<br />shall remain the propertv o f LesJee and Jhatl b-e remove d b't' Le$Se4, Any personal property of le$$ee n.,t removed on or before lhe Expiration Datet or any earlier
<br />1ermlnat1on date shall be dterned to have been aband oned by Leme and rnav be disposed of or retained by lessor as l.ts$or may desire. The fai l ure b'{ Lessee to
<br />llmelyvaute lhe Prn mlses pum1ant to this Paragraph 7,4(c) wllhout the l!Kprrm wtlt1en consent oflessor sh11l cor utttute a holdavet under the prO\l\slons.of
<br />Paragraph 26 below,
<br />8, lnturonci: lndtmnlty, 8.1 P11ym9nt For Insurance. Lemm shall pay for all Insu rance r�ulred under Paragraph 8 el';cept to the el(tent oftM cos.I attrlbulable to llablllty lnsutante
<br />cattled by Lesw undet Pan graph B.l{b) In 8!(('(!$sof $2,000,000 per occu rrence-, Premiums for policy periods commencing prior to or ellten din& beyo nd the lease
<br />t11rm sh.ill b& p,or.ilod to ccnespond 10. lhe Lease term. Payment 1hall be made by Lessee to tes_sor within 10 dlys following receipt ol an invoice,
<br />8,2 UobHlty lnsur•n1;e,
<br />(a)Carried by teuto, Lessee shall obtain and keep In forco a Comrru:r<:lal General llabtllty pollcyof Insurance protectfng Lessee and Lessor as an
<br />additional Insured aaalnstdalms for bod Uy Injury, personal Injury and pro�ert.y damage based upoo or art�ns out of the owne rshlJ!, use, O(cupanty or maintenance of
<br />the Prtmhes and all areas app11rte r1ant then)to. Such ln�r.ince shall be on an occurrente basis providing single flmlt coverese In an amount not leu than $1,000,000
<br />per occurrence with an annual aggregate of not h1u than $2,000,000. husee shaU add le.ssor u an addltlonal Insured by means of an endor1ement ai least n broad
<br />as the lm,urence Service Organlut1on's 11 Addttlonal lnsured-Managm or tenors of Pfflmlses" £ndonement. TIH! pollcy shall not contain any lntra•tnsu!'ed l!ll(l\lslons
<br />ai hl:!tweon Insured persons or orga nltatkms, but �ha!l lodude coverage for llablllty au urned under lhls tease as an "Insured eontm:t" for the perfOfmance of �ssee's
<br />Indemnity obligati ons under this Lease, The llmlts of said h1surance shall not, how.wet, llmlt the llablllty of Lessee nor relieve Leuee of any obllgalion hereunder.
<br />Lessee shall provide an endorsement on Its ll1 bllltypo1ley{tes) which prov kl es thot \ts Insurance shall 00 primary to and not conlr\butol)l wllh any slrnllillt ln1umnu
<br />carried by Lessor, whose lnsursn.::e shall bo coosldered ellcess Insurance ootv. (b)Carried by Leuor. Lessor shall maintain llablllty lnsurance asducrlbed ln Paraaraph 8.l(al, ln addltfon to, and not in lleQ of, the fn$uran ce reqQlred to
<br />be maintained by lessee. Le,see shall, to the extent available, -lltl.t be named as an addlt!ona! Insured !herein, The City of Santa Ana,
<br />and its officers, employees, agent and representatives, shall to the extent no cost is in curred with
<br />respect thereto and to the extent reasonably availab le to Lessor shall be additional insureds with
<br />respect to any general llabiHty or auto liability policy obtained by Lessor, by endorseme nt, and all
<br />such insurance policies shall be primary and non-contributory. Lessor shall send certifi cates of such
<br />insurance to Lessee to its Risk Management Division, 4th Fl oor, 20 Civic Center Plaz a, Santa Ana
<br />92701.
<br />8.3 Property ln,uranca -Bulldlnc, lmprow,m enh •nd Renttil Value.
<br />(1) Bull dins and lmprowment.s , The Insuring P4rtY shall obtain and keep In force a polley or po11das ln the name of Less or, with km payable to Les sor,
<br />;inv ground,leu or, and to any Lender Insuring loss ot damage to thil! Premlses. The amount of such Insurance shall be equal to the full lnsurahhi replacement cost ol
<br />1he Preml�s. ,1s the same shall exlsl from t1me to lime, or the amounl reqolntd by any le nder, but ln no event more than tk0: co mm@rctallv raa\onable and a\lall&ble
<br />lnrnrablt value lhl!reof. Leuee Owned Alteratlon5 and Utility Installations, Trade FIKlu ms,and Leue11'1 pa,sonal property shall be IMtued by Les,e:e not by Le$Sot, If
<br />lhe coverage ls av'illable and commerdally appropriate, such polity or polklas shall Insure aga inst all risks of direct physlul loss or damage \eK(ept the perils of flood
<br />and/or earthquake unless requlred by a L11ndetL Including cove-rage for debris rtmoval and the enforcement of any Appllcable Requirements requiring the upgrading,
<br />demolll1on, ,econstruttlon ot replacement ol any portion ol the Ptemlses as the result of a covered toss, Said policy or pollclas shall also conta,h, an agreed va1Ui1Uon
<br />provi sion In Heu of anycolnsur&nce cl1use, waiver of subrogation, and 1nf11t1on eu atd protection causing an lncrea� In the annual property 1nsu111 nce coverage
<br />amount bv a facto, of not less than the ad}usted U.S. Department of labot Consumer Price lndeK for All Urban Consumers for the city nearft$t to where thl? Prem)sti,s
<br />are loi;ated, IF such Insurance cove 1age has a deductfble clause, the deductible amount shall not exceed $5,000 per owm ence, and teuea 1haU be II able far such
<br />dedu tlihle amount In the event 0f an Insured lo».
<br />lb) Rent41 Valut. TIie insuring Party $hall ob lain and keep In force a policy or pallcltlS In the name of tenor w!th loss paya ble to Lesor and any Lender,
<br />Insuring the loss of the full Rent for one yea r with �n extoridod porlod of Indemnity for en addltlon1\ U!Odays ("Rent;il Value ln!urance�). Said Insurance shall cont ain
<br />c1n agreed valuat1o nprov\5Jon In neuof anycolniurance clilluse, and 1he amountof (WetiQe sh all be adJuJ!ed annualJy to:rnfl!Ct tht projected Rent otherwli-e paya ble
<br />by Lessee, for the next 12 month period. les,ee !.hall be liable. for a!\ydeduct1ble amount 1n the evMt of such lo!S,
<br />(c)Ad}ln::a nt Premise,, If the PrnmlseJ are part of a larger bul!dlng, orof a group of buildings owned by le1SOr which are ad/ic@ nt to the Premises, the
<br />lessee shall p,11 lor any lnuease In the premiums for the property ln�u ranc:e of such building ot bulldlng5 Jf said Increase Is ea used by Ulssea's acts, omlss\o nt, u� or
<br />occupancy of the Premises,
<br />a4 tes,ee's Propertvi autlneu Interruption lnsurance: Worke,•• Compensation lnsuranc.., (a) Property Damage, leS!:ee shall obtain and maintain lnsur-.nc! (ove rage on aUof Lim te's personal prope rty, Tr.Ide Fhtture$, and Lessee owned
<br />Alterations and Utility Installations, Su.::h lnsu1an� ,hall be foll repl,1cement cost c.ove�gewlth .i d�ductlble of not to el!ceed $1,000 per ottur�ncl!, The proceeds
<br />from any such lt1Suranei ,h.ill be used bv lessee for the repl acement of persoM I proptrty, Tr ade FIKtum and L-essee Owned Alterations and Utilttv Installations,
<br />{b) Business Inte rruption, Lessee Jhall obtatn and malnuln loss of Income and e:>!lra el!pense lnsutenceln amounts as wlll reimburse Lessee for direct or
<br />Indirect loss cf earnings attrib utable lo all perlls eommonty Insured ag�lnst by prudent lauees ln the business of lessee or attrlbutable to pre\lentlon of access to the
<br />Ptemlse sas a result ot such perlls,
<br />(c} Work91''$ Co mpenmlon IMuninct. lessee shall obtain and maintain Work-et's Compe ns.atlon ln,oran(e In such amount u may be rttqulred by
<br />l\pplkeble Requirements.. Such policy shill Include a 'Walv<:!t of Subrog11tl.o n' e11dors 11ment. Lessee shall pro-.,lde Lessor with a copy of such endorse ment ilong wlth
<br />the certificate of Insurance or copy of lhe policy 11qulr11d by paragra p h 8.5.
<br />(d) No fl:eprenntatlon of Adequate: Coverage. Leuor makes no represenlatlonthat the llmltsor fornu of covtrage of Insurance SPi!clfled herein are
<br />adequat<! to cover Lessee's propertv, bullnen operatlo ni or obllgalions under lhls Leas.e.
<br />8.5 !morante Pollcics, lnsurani:e required herein Shall be by companies maintaining dUl'ln& the pollcyterm a "General Pollcyhold ers Ratlng" of at least fl., VII,
<br />as $el forth In the mc»t cl!Nent l$Su@ -0l "8e1t's lnwran<:e Gulde", or such other rattng Hmaybe required by a t..endet. lesseashr.in not do or p�rrnlt to be done
<br />�h l<h l""'lldate!!he requiN>d ln,uranc• poliolu, L.,se• shall, prior Jo lh• Start Date, de llver to '-"""' <erUfled <•�•• of pollcles Of 1uoh lnour,nce or
<br />INITIALS �
<br />© 2019 AIR C11£, All R;ght, Res,rved, Last Edited: 2/25/20 21 9:53AM
<br />STN-21.30, Revised 11•25-2019 Pa8e 6 l;)f 16
<br />EXHIBIT 1
|