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HomeMy WebLinkAboutPre-Lease AgreementLEASE, AGREEMENT THIS LEASE AGREEMENT ("Agreement"), made and entered Into this 7714 day of Afet9e-b , 2012, between THE SCHOOL BOARD OF MIAMI-DADE COUNTY, FLORIDA, a body corporate and politic existing under the laws of the State of Florida (the "LESSOR"), and THE CITY OF MIAMI, a municipal corporation of the State of Florida (the "LESSEE"). The LESSOR and LESSEE are sometimes referred to in this Agreement individually as "Party" and collectively as the "Parties". WITNESSETH WHEREAS, LESSOR owns and has under Its jurisdiction certain real property known as Lindsey Hopkins Technical Educational Center, located at 750 NW 20 Street, Miami ("School"); and WHEREAS, LESSEE is desirous of leasing from LESSOR and LESSOR is desirous of leasing to LESSEE a portion of the School, as more particularly described below, for the operation of a Workforce Development One Stop Center, under the terms and conditions set forth in this Agreement; and WHEREAS, LESSEE'S proposed use of the DEMISED PREMISES (defined below) will be for educational purposes; WHEREAS, The School Board of Miami -Dade County, Florida has authorized this Agreement in accordance with Board Action No. 115,426, at its meeting of January 18, 2012; and WHEREAS, The City of Miami Commission has authorized this Agreement in accordance with Resolution No. X Woo/4 , at its meeting of Ltiirueuc/ E6 , 2012. NOW, THEREFORE, for and in consideration of the sum of Ten and No/100 Dollars ($10.00), restrictions and covenants herein contained and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the LESSOR and LESSEE agree as follows: DEMISED PREMISES AND PARKING The entire School facility, Inclusive of all classrooms, parking .and ancillary spaces located at 750 .NW 20 Street, Miami, situated In Miami -Dade County, Florida, is hereinafter defined as the "Facility Effective with the Commencement Date (as defined below) of this Agreement, LESSEE shall lease from LESSOR a portion of the Facility consisting of approximately 7,734 square feet of Page 1 of 22 space, and as more particularly described in Exhibit "A" attached hereto and made a part hereof (the "DEMISED PREMISES"), and shall have the right to access other portions of the Facility for the specific and limited purpose of gaining ingress to and egress from the DEMISED PREMISES, The LESSEE shall have use of three (3) reserved parking spaces within the Pacility's parking garage at locations to be assigned by the Facility's principal or designee. All other employees and visitors of LESSEE may park In the Facility's parking garage on a first -come first -served basis. II. TERM Term. The term of this Agreement shall commence. upon completion of. the Work (as defined in Article V of this Agreement), LESSOR's Issuance of a Certificate of Occupancy, Certificate of Completion, or equivalent ("Commencement Date") and shall terminate on the 30th day of June, 2013 ("Initial Term" and, together with any subsequent renewal term, the "Term"). LESSEE and LESSOR shall confirm the Commencement Date of this Agreement by separate written instrument, and said instrument shall become a part of this Agreement by reference. The effective date of this Agreement is the date on which the last of the Parties initials or signs this Agreement ("Effective Date"). Pre -Term Entry. LESSEE shall have the right, without obligation to pay rent or any other charge, to enter the DEMISED PREMISES, but solely for the purpose of performing, viewing and inspecting the Work and for no other purpose. LESSEE shall notify LESSOR or Its designee in writing at least forty eight (48) hours prior to the date of such entry, and shall be accompanied by a representative of LESSOR at all times during such pre -term entry. LESSOR agrees that it shall not materially interfere with LESSEE's construction of the Work. III. RENT AND OPERATING EXPENSES Immediately upon the Commencement Date, LESSEE shall pay to LESSOR the sum of One and No/100 Dollars ($1.00) as rent for the Initial Term, and shall thereafter pay to LESSOR a rental rate of One and No/100 Dollars ($1.00) upon commencement of and for, any subsequent renewal terrn(s), where exercised. LESSEE agrees to pay to LESSOR any costs borne by LESSOR related to those utilities, custodial and janitorial staff and services, and security staff for LESSEE's operation within the DEMISED PREMISES during any period that LESSEE is permitted to use the DEMISED PREMISES when the Facility would otherwise be closed ("Operating Expenses"). Page 2 of 22 Operating Expenses shall be assessed to LESSEE for all such use during Miami -Dade County Public Schools ("District") holidays and recess periods, as identified on an annual basis in the District's official Adult/Vocational Education calendar. The Parties acknowledge and agree that during the Initial Term, LESSEE anticipates the use of the DEMISED PREMISES when the Facility Is closed on those days enumerated in Exhibit "B," attached hereto and made a part hereof ("Additional Days"). Prior to the start of each subsequent renewal term, LESSEE shall provide LESSOR or Its designee with a written list of the days LESSEE is requesting use of the DEMISED PREMISES, during periods when the Facility would otherwise be closed. LESSEE may also make additional requests for such use, from time to time and on an infrequent basis. LESSOR or its designee shall review LESSEE'S request and shall notify LESSEE as to which days, if any, have been approved, within thirty (30) days of receipt of LESSEE'S request, and such approval shall become a part of this Agreement by reference. Estimated Operating Expenses. The Parties have estimated the Operating Expenses for the Additional Days to be One Thousand Three Hundred Sixty Eight and 40/100 Dollars ($1,368.40) per day ("Daily Rate"), fora total amount of Twenty Thousand Five Hundred Twenty Six and No/100 Dollars ($20,526.00). LESSEE shall pay to LESSOR the Operating Expenses in four (4) equal quarterly payments of Five Thousand One Hundred Thirty One and 50/100 Dollars ($5,131.50). Payments of Operating Expenses shall be due beginning on the Commencement Date, and then on the first (1st) day of each third (3rd) calendar month to occur thereafter. Should the number of Additional Days increase or decrease from the estimated number, payment by LESSEE shall be adjusted accordingly on an annual basis. Adjustments; Underpayments. LESSOR shall, upon the expiration of the Initial Term and any subsequent renewal term, evaluate Operating Expenses actually incurred by LESSOR during the subject term, and use said evaluation to establish Operating Expenses for any subsequent term, if so exercised. Where an evaluation shall reveal an excess in Operating Expenses incurred by LESSOR as compared to that amount paid by LESSEE ("Operating Excess"), and said Operating Excess is no greater than five (5%) percent, LESSEE shall pay to LESSOR, within sixty (60) days of receipt of a reasonably detailed invoice, the Operating —.__Excess—forthe-subject-term Any-Ope7sting EXoess—greater thariflvee-(5%) percent-shaII- be— accompanied by a statement reasonably detailing the Operating Excess, prior to LESSEE paying that portion of the Operating Excess greater than five (5%) percent, Audit Rights; Overpayments. LESSEE shall have the right, to audit, or cause to be audited, LESSOR's records pertaining to Operating Expenses. Any overpayments discovered. Page 3 of 22 In the course of such audit due to LESSOR's overbilling, or any overpayment discovered by LESSOR's post -Term evaluations, shall be credited to LESSEE's account, and applied to LESSEE'S next quarterly payment of Operating Expenses, or if no quarterly payment shall be due, refunded to LESSEE within thirty (30) days following the discovery of said overpayment or termination of this Agreement, whichever occurs'first. All payments shall be made payable to The School Board of Miami -Dade County, Florida, and shall be remitted, without demand, to the following location: Mlaml-Dade County Public Schools Planning, Design and Sustainability Attention: Director 1450 N.E. 2"`' Avenue, Room 525 Miami, Florida 33132 Iv. USE OF DEMISED PREMISES The DEMISED PREMISES shall be used solely by LESSEE and its program -related Invitees, and staffed solely with employees of LESSEE for the operation of a workforce development office, ancillary activities related thereto, and for no other purpose. LESSEE covenants and agrees to accept the DEMISED PREMISES in Its "as -is", "where -is" condition and basis with all faults as of the Commencement Date of this Agreement, and LESSOR makes no representations or warranties of any type or nature whatsoever, either expressed or implied, as to the usefulness, physical condition or appropriateness of the DEMISED PREMISES or other portions of the Facility for LESSEE'S operations or any specific use. LESSEE, by executing this Agreement, acknowledges that the LESSOR has made no representations whatsoever regarding the Facility or the DEMISED PREMISES. LESSEE represents that It Is relying and will continue to rely solely on its own Investigations In its decision to lease the DEMISED PREMISES, and LESSEE further acknowledges and agrees that the LESSOR shall not indemnify the LESSEE in any way with respect to the Facility. The provisions of this Paragraph shall survive the expiration or the earlier termination of this Agreement. The LESSEE shall have full control, custody, right and use of the DEMISED PREMISES at all times throughout the term of this Agreement. Notwithstanding the foregoing, the LESSEE'S hours of operation shall not exceed those of the Facility, and the LESSEE shall not have access to the DEMISED PREMISES during such periods that the Facility is closed, except as otherwise provided for In Article III of thls Agreement. Page 4 of 22 The sale or consumption of alcoholic beverages on the DEMISED PREMISES is expressly prohibited. Neither party shall commit nor permit any violations of applicable laws, rules and regulations of the LESSOR, LESSEE, COUNTY, STATE, or FEDERAL GOVERNMENT upon the DEMISED PREMISES. V. IMPROVEMENTS TO THE DEMISED PREMISES The LESSEE and LESSOR agree that LESSEE shall construct, at LESSEES sole cost and expense, a number of improvements within the DEMISED PREMISES. Work shall include, without limitation, the construction of partitions or walls in the main corridor, installation of a new sink and cabinetry, .installation of double glass doors, -and subdivision of one large work area into two, all as substantially depicted in Exhibit "C" attached hereto and made a part hereof (collectively, the "Work"). The parties agree that the Work shall be performed In accordance with plans approved by LESSOR or Its designee. Work shall be performed by a contractor pre -qualified to operate within the Facility pursuant to applicable rules and regulations of LESSOR regarding construction activities on District facilities. ("Qualified Contractor"). Qualified Contractorsshall indemnify, hold harmless and defend LESSOR from and against any and all claims, liens, suits, actions or causes of action arising out of or In connection with any construction costs and expenses for the Work. Qualified Contractors shall further comply with any and all insurance requirements as may be established, and amended from time to time, by LESSOR. All costs associated with the Work, Including without limitation, the cost of design and construction, shall be paid by the LESSEE. In addition, LESSEE shall be responsible, to the extent provided In the contract documents, If any, for any additional costs of construction or additional services required to be paid to the LESSEE'S contractor or LESSEE'S architect/engineer due to unforeseen or unavoidable circumstances, or due to changes to the Plans (as defined below) or Work. In addition, LESSEE shall pay LESSOR for the costs incurred by LESSOR for plan and other technical reviews, permit issuance and required Inspections. LESSOR shall send LESSEE an Invoice for such expenses in the amount noted above, and LESSEE covenants and agrees to reimburse the LESSOR within thirty (30) calendar days of receipt of such invoice from LESSOR. LESSEE shall submit to LESSOR a final set of plans and specifications for the Work (hereinafter referred to as the "Plans") for review and approval by the LESSOR, or its designee, which LESSOR may approve or disapprove at its sole authority and discretion. Plans must be Page 5of22 signed and sealed by a duly licensed design professional and be of sufficient detail to secure any and all permits necessary to commence the Work. Any and all warranties between LESSEE and its architect/engineer of record shall flow to the LESSOR in the event of errors or omissions. The Plans shall be prepared in accordance with all applicable laws, rules, regulations, statutes and codes, including, without limitation, LESSOR'S design criteria, specifications and safety codes, the State Requirements for Educational Facilities and the Florida Building Code, in effect at the time the Plans are submitted to LESSOR. The Plans shall be reviewed and approved by LESSOR or, if LESSOR so determines at its sole authority, LESSOR may use an outside firm designated by LESSOR to conduct plan reviews. LESSOR shall have a minimum of sixty (60) days from . LESSOR'S. receipt .of the .Plans from LESSEE to review such Plans. In the event Plans are submitted to LESSOR and said Plans are not approved, the LESSOR shall provide LESSEE with a written list of Issues to be resolved or revised, and the LESSEE shall modify its Plans and re -submit same within thirty (30) days of its receipt of said non -approval. Upon approval of the Plans, LESSOR shall notify LESSEE of same in writing ("LESSOR's Notice Approving Plans"). All Work shall be performed in a good, safe and workmanlike manner by Qualified Contractors who are licensed, insured and fully bonded in accordance with Florida statutes, and the LESSEE shall provide evidence of same to the LESSOR prior to commencement of the Work. The LESSOR'S Building department shall have solo authority for the Work taking place at the School and shall be the entity responsible for reviewing and approving all construction documents, issuing permits for construction and providing final acceptance of the Work. The Work shall commence only after Issuance of proper permits, In conformance with the requirements of the LESSOR'S Building department or other appropriate Jurisdictional governmental entity, and shall at all times be In compliance with all applicable laws, rules and regulations, including, without limitation, the Florida Building Code, the Americans with Disabilities Act, the Jessica Lunsford Act, the State Regulations for Educational Facilities, and the Miami -Dade County Public Schools criteria and standards, as the same may be amended from time to time. All permits shall be properly closed by LESSEE upon completion of the Work, and evidence of same, satisfactory to LESSOR, shall be provided. All Work shall be limited to those areas designated in the plans, and LESSEE shall have no authority to access any other portions of the Facility, except as otherwise provided for in this Agreement or as authorized by the LESSOR, or its designee, on an as -needed basis. LESSEE'S Work shall neither unreasonably disrupt or interfere with the LESSOR'S Page 6 of 22 operations at the School. LESSEE and its contractors shall take all necessary safety precautions during the Work, appropriately secure all construction areas, and coordinate with the LESSOR to minimize Impact on LESSOR'S staff, visitors, and the general public during the Work. Prior• to the commencement of the Work, LESSEE shall provide the LESSOR with a schedule for the commencement and completion of the Work. If LESSOR, or its designee, requests that LESSEE cease. any work at the Facility due to unreasonable interference or violation of any applicable rules and regulations, then LESSEE shall ,immediately discontinue its activities at the Facility, and shall proceed only after LESSOR,' or its designee, has authorized LESSEE to continue. LESSEE shall cause any contractor doing work at the Facility to Indemnify, defend and hold harmless the LESSOR, its employees andrepresentatives from any and all liability, damages and claims, and require LESSEE'S contractor to provide the following minimum levels of insurance coverage: (1) Commercial General Liability Insurance in an amount not less, than $1 Million combined single limit per occurrence for bodily injury and property damage, (2) Automobile Liability Insurance covering all owned, non -owned and hired vehicles used in connection with the operations of LESSEE'S contractor, in an amount not Tess than $1 million combined single limit per occurrence for bodily. injury and property damage, .(3) Workers' Compensation Insurance for all employees of LESSEE'S contractor as required by Florida Statutes, and (4) Property Insurance- "All Risk" property Insurance on any such new buildings or structures, machinery or equipment. The amount of the insurance shall be no less than the estimated replacement value at the time of completion. "The School Board of Miami -Dade County, Florida and Its members, officers and employees" shall be an additional insured on all liability coverage except Workers' Compensation Insurance. If, as a result of LESSEE'S actions in the performance of the Work, or failure to act, portions of the DEMISED PREMISES or Facility are damaged, In the sole opinion of the LESSOR, then the LESSEE shall repair and/or restore the damaged area, at its sole cost and expense, to the same or better condition as existed prior to LESSEE'S entry onto the Facility. LESSEE shall complete the necessary repairs within thirty (30) days of receipt of written notice 'from the LESSOR: In the event that the LESSEE is unable to complete the' repair work within said thirty (30) day period, LESSEE shall provide LESSOR with written notification stating the reasons, together with a mutually agreed to schedule for the completion of the repairs. if LESSEE falls to complete the repair work within the prescribed time frame, then the LESSOR, at its sole option, shall have the right to make the necessary repairs, at LESSEE'S sole cost and Page 7 of 22 expense. LESSEE covenants and agrees that it shall reimburse LESSOR for this work within thirty (30) days of receipt from LESSOR of an invoice for same, accompanied by such documentation as may be reasonably required by LESSEE to substantiate the nature and completeness of the work. Failure by LESSEE to reimburse LESSOR shall be grounds for placing LESSEE in default. Notwithstanding the foregoing, in the event of damage to the Facility caused by LESSEE or Its agents, contractors or invitees, resulting in a significant impact to operations or the safety and well-being of LESSOR's students, staff and visitors, and requiring immediate repair, as determined by LESSOR at LESSOR'S sole discretion, LESSOR may, at LESSOR'S sole discretion, complete the necessary repairs, at LESSEE'S sole cost and expense. Prior to the start of any construction activities at the Facility, and irrespective of LESSEE'S estimate of the cost of construction of the improvements, LESSEE shall provide to LESSOR a copy of the LESSEE's contractor payment and performance bond ("Bond") with a surety insurer authorized to do business in the State of Florida as surety and identify The School Board of Miami -Dade County, Florida as the owner of the Facility and DEMISED PREMISES. LESSEE shall permit no liens to be filed or attached to the DEMISED PREMISES or Facility for any reason whatsoever, including, but not limited to, as a result of the Work performed by LESSEE pursuant to this Agreement. In the event that any such Ilen Is recorded in the official records of Miami -Dade County, Florida or any other jurisdiction, LESSEE shall, within 20 calendar days of the date of such filing, cause such lien to be removed of record or properly transferred to a bond under Chapter 713, Florida Statutes. Should LESSEE fall to comply with this requirement, then LESSOR may, by Its own effort, cause such lien to be removed of record and LESSEE shall be Ilable to the LESSOR for all costs of such removal including, without limitation, any and all reasonable attorneys' foes, court costs and any other cost or expense Incurred or expended by the LESSOR. It is expressly understood by the Parties that LESSEE shall not commence any of the Work or construction activities within the DEMISED PREMISES or at or about the Facility School site until LESSOR, or its designee, has received all Items stipulated in this Agreement and has notified LESSEE, in writing, as to the approved date for the start of the Work. At the completion of the Work, the LESSEE shall secure an inspection of the DEMISED PREMISES from LESSOR'S designee, verifying that the Work on the DEMISED PREMISES has been satisfactorily and properly completed, and shall not release its contractor from Its contractual Page 8 of 22 obligations or make final payment to the contractor until the LESSOR'S designee attests to the satisfactory completion of the Work. In the event that LESSEE or LESSEE'S contractor do not complete the Work within the DEMISED PREMISES, LESSEE covenants and agrees to restore the DEMISED PREMISES, at LESSEE'S sole cost and expense, to the same or better condition existing prior to the Commencement Date of this Agreement. All Improvements or facilities installed, operated and maintained by the LESSEE on the DEMISED PREMISES or Facility pursuant to thls Agreement shall become the property of the LESSOR, without compensation due to LESSEE,. at such time as the LESSOR accepts installation of same as being final and in compliance with all appropriate regulations. LESSEE may make additional improvements or alterations to the DEMISED PREMISES, subject to the prior written approval of LESSOR, which approval will not. be unreasonably withheld. Such improvements are to be at the sole cost and expense of LESSEE, and shall be done in conformance with thls Article V and all other terms 'and conditions ,of this Agreement. VI. MAINTENANCE AND CUSTODIAL SERVICES LESSOR shall provide all routine maintenance and repairs of the DEMISED PREMISES, Including, but not limited to, interior light bulb and ballast replacement, air conditioning filter cleaning and replacement, routine electrical and plumbing repairs, and routine care of parking lots and walking surfaces within the Facility. In addition, LESSOR shall provide all routine custodial or janitorial services to the DEMISED PREMISES. All such maintenance and custodial/Janitorial services will be provided during the Facility's normal working hours, and in compliance with LESSORS standard operating procedures and frequency of service. VII. INSURANCE REQUIREMENTS FOR LESSEE LESSEE operates a self insured program for general liability automobile liability and workers' compensation in accordance and subject to the limitations as set forth in Section 768.28 — ----of the Florida -Statutes -LESSEE shall provide -LESSOR with a certificate of self-insurance routinely- -- issued by LESSEE's risk manager as LESSEE is a self -Insured Florida municipal corporation. VIII. SECURITY At LESSEE'S option and at Its sole cost and expense, LESSEE may procure security Page 9 of 22 personnel beyond the standard and routine security personnel supplied by LESSOR at the Facility, to furnish additional security for the DEMISED PREMISES. LESSEE acknowledges and agrees that LESSOR'S security personnel shall not be responsible for providing enhanced or extra services for the DEMISED PREMISES. IX. UTILITIES AND OTHER SERVICES The LESSOR shall establish and pay all utility accounts serving the DEMISED PREMISES including electricity, water,.. sewer, solid waste disposal, storm water and trash collection, LESSEE's obligation to reimburse LESSOR for such services provided under this Article IX shall be limited to those payments made pursuant to Article III of this Agreement. X. INDEMNIFICATION AND MOLD HARMLESS The LESSOR does hereby agree to Indemnify and hold harmless the LESSEE, to the extent of the limitations included within Florida Statutes, Section 768.28, subject to the provisions in this act whereby the LESSOR shall not be held liable to pay a personal injury or property damage claim or judgment by any one person which exceeds the sum of $200,000, or any claim or judgment, or portions thereof, which, when totaled with all other claims or judgments paid by the LESSOR arising out of the same incident or occurrence, exceeds the sum of $300,000 from any and all personal injury or property damage claims, liabilities, losses and causes of action which may arise as a result of the negligence of the LESSOR. However, nothing.herein shall be deemed to indemnify the LESSEE from any liability or claim arising out of the negligent performance or failure of performance of the LESSEE or as a result of the negligence of any unrelated third party. The LESSEE dons hereby agree to indemnify and hold harmless the LESSOR, to the extent of the limitations included within Florida Statutes, Section 768.28, subject to the provisions In this act whereby the LESSEE shall not be held liable to pay a personal Injury or property damage claim or judgment by any one person which exceeds the sum of $200,000, or any claim or judgment, or portions thereof, which, when totaled with all other claims ,or judgments paid by the LESSEE arising out of the same incident or occurrence, exceeds the sum of $300,000 from any and all personal injury or property damage claims, liabilities, losses and causes of action which may arise as a result of the negligence of the LESSEE. However, nothing herein shall be deemed to indemnify the LESSOR from any liability or claim arising out Page 10 of 22 of the negligent performance or failure of performance of the LESSOR or as a result of the negligence of any unrelated third party. The provisions of this Article shall survive the termination or cancellation of this Agreement. XI. NO LIABILITY FOR PERSONAL PROPERTY LESSEE agrees to insure or self -insure its interests In personal property to the extent It deems necessary or appropriate and hereby waives all rights to recovery for loss or damage of such property by any cause whatsoever. LESSEE hereby waives all rights of subrogation under any policy or policies it may carry on property placed or moved on the DEMISED PREMISES. XII. LIABILITY FOR DAMAGE OR INJURY The LESSOR shall not be liable for any damage or injury which may be sustained by the LESSEE or third parties on or about the DEMISED PREMISES or Facility, other than damage or injury resulting from the negligent performance or failure of performance on the part of the LESSOR, its agents, representatives or employees, to the limits of Section 768.28, Florida Statutes. LESSOR shall not be responsible or liable for .any loss of business, consequential damages or any other damages arising from acts of God, XIII. ASSIGNMENT AND SUBLETTING LESSEE shall not, at any time during the term of this Agreement, sublet in part or whole the DEMISED PREMISES, or assign, transfer, mortgage, pledge, hypothecate or otherwise dispose of its interest In this Agreement or any portion or part thereof, or allow any other individual or entity to operate or manage the DEMISED PREMISES. Any. assignment, sublet or otherwise, shall constitute a default under this Agreement, and may result, at LESSOR'S sole option, in the automatic termination of this Agreement for cause, irrespective of Article XVI of this Agreement. XIV. OPTION TO RENEW __--------Thy termof tliis-Agreuementmay-b-e renewed at-th-e-mMuttI agreement -of the Partles-for two-- - -- additional terms of one (1) year each, under the same terms and conditions contained In this Agreement, provided LESSEE gives written notice to the LESSOR at least sixty (60) days prior to the expiration of the then current term, and LESSEE is not in default of this Agreement. LESSOR'S approval shall not be unreasonably withheld. Page 11 of 22 XV. CANCELLATION In addition to the provisions of Articles XVI and XXVIII, LESSEE and LESSOR shall have the right to cancel this Agreement at will, without penalty, by giving the other party written notice at least ninety (90) days prior to the effective date of said cancellation. Other than the payment of any rent due prior to the cancellation date or performance of any applicable provision of this Agreement by either Party, the Parties shall have no other recourse or remedy against one another for a cancelation under this Article XV. XVI. DEFAULT LESSOR shall notify LESSEE in writing regarding LESSEE'S failure to perform or to comply with the terms and condition of this Agreement. If LESSEE falls to cure the default within thirty (30) days after receiving written notice or does not provide LESSOR with a written response indicating the status of LESSEE'S curing of the default and providing a mutually agreeable schedule to cure all defaults, said approval not to be unreasonably withheld, within thirty (30) days after receiving written notice, LESSOR shall have the right to immediately terminate this Agreement, without penalty, and occupy the DEMISED PREMISES. LESSEE shall notify LESSOR in writing regarding LESSOR'S failure to perform or to comply with the terms and conditions of this Agreement. If LESSOR falls to cure the default within thirty (30) days after receiving written notice or does not provide LESSEE with a written response indicating the status of LESSOR'S curing of the default and providing a mutually agreeable schedule to cure all defaults, said approval not to be unreasonably withheld, within thirty (30) days after receiving written notice, LESSEE shall have the right to immediately terminate this Agreement. XVII. PEACEFUL POSSESSION Subject to the terms, conditions and covenants of this Agreement, LESSEE shall and may peaceably have, hold and enjoy the above described DEMISED PREMISES, without hindrance or interference by the LESSOR. XVIII. LESSOR'S RIGHT OF ENTRY Other than in event of an emergency, after first providing reasonable notice to LESSEE, the LESSOR, or any of its agents, -representatives or employees, shall have the right to enter Page 12 of 22 said DEMISED PREMISES at all reasonable times to examine the same or to make such repairs, additions or alterations as may be deemed necessary for the safety, comfort or preservation of the DEMISED PREMISES, provided such activities do not unreasonably interfere with the LESSEE'S use of the DEMISED PREMISES. XIX. TAXES AND REGULATORY COMPLIANCE LESSEE shall use the DEMISED PREMISES for educational purposes. LESSEE shall • be responsible for payment of taxes, fees, operating permits, licenses, or other assessments, If any, Including but not limited to sales tax, which may be imposed on the DEMISED PREMISES or the Facility, or which may be due as a result of the leasing, use and occupancy of the DEMISED PREMISES by LESSEE. If at any time during the term of thls Agreement, there is a requirement by any jurisdictional entity for infrastructure improvements or other regulatory compliance due to LESSEE'S lease, use or occupancy of the DEMISED PREMISES, LESSEE acknowledges.and agrees that it shall be responsible for compliance with all applicable requirements, at LESSEE'S sole cost and expense. XX. SURRENDER OF PREMISES Except as otherwise provided In this Agreement, LESSEE agrees, at the expiration, termination or cancellation of this Agreement or any extension thereof, to promptly and peacefully surrender and deliver possession of the DEMISED PREMISES to LESSOR in good order and repair and In as good condition as existed on the Commencement Date of this Agreement, ordinary wear and tear, or damage by fire, windstorm or other Acts of God, excepted. The LESSEE shall be required to promptly remove all of LESSEE'S personal property and other items belonging to LESSEE from the DEMISED PREMISES. In addition, LESSEE shall be required, at LESSOR'S sole option, to remove any improvements, facilities or signage constructed or installed by LESSEE, if any, and to restore the DEMISED PREMISES to — ---the-same-condition-as-existed-before-the-Commencement-Date-of-this-Agreement.--In-the-event LESSOR elects to retain any or all of said improvements constructed by LESSEE, LESSEE agrees to convey title to the improvements to LESSOR, without compensation due LESSEE. LESSEE shall promptly return all keys and other Items bolonging to LESSOR and shall coordinate with the LESSOR to ensure a proper and timely surrender of the DEMISED Page 13 of 22 PREMISES. Any of LESSEE'S personal property not removed within ten (10) days after expiration, termination or cancellation of thls Agreement shall be considered abandoned. XXI. AMENDMENTS LESSOR and LESSEE, by mutual agreement, shall have the right, but not the obligation, to amend this Agreement. Such amendments shall be effective only when signed by LESSOR and LESSEE and shall be incorporated as part of this Agreement. XXII. NON-DISCRIMINATION LESSOR and LESSEE agree that there will be no discrimination against any person based upon race, color, sex, religious creed, ancestry, national origin, mental or physical handicap, or as otherwise provided by law, in the use of the DEMISED PREMISES. It is expressly understood that upon a determination by a court of competent jurisdiction that discrimination in the useof the DEMISED PREMISES by a Party hereto has occurred, such event shall be treated as a Default hereunder. XXIII. LEGAL FEES AND COURT COSTS;GOVERMENTAL DISPUTES In the event of any litigation between the Parties under this Agreement, each Party shall be responsible for its own attorney's fees and court costs through trials and appellate levels, The provisions of this paragraph shall survive. the expiration.or early termination or cancellation of this Agreement. As a condition precedent to litigation between the Parties arising from this Agreement the Parties shall attempt to resolve their disputes pursuant to the provisions of the Florida Governmental Conflict Resolution Act , Sections 164.101-164.1061, Fla. Stat. XXIV, CONSTRUCTION OF AGREEMENT This Agreement shall be construed and enforced according to the laws of the State of Florida and the venue for any disputes shall be Miami -Dade County, Florida, including without limitation the Florida Local Government Prompt Payment Act and the Florida Governmental Conflict Resolution Act. XXV. SEVERABILITY In the event any paragraph, clause or sentence of this Agreement or any future amendment Page 14 of 22 thereto is declared invalid by a court of competent jurisdiction, such paragraph, clause or sentence shall be stricken from the subject Agreement and the balance of the Agreement shall not be affected by any deletion, provided to do so would not render interpretation of the Agreement provisions ambiguous or a nullity. XXVI. WAIVER No waiver of any provision shall be deemed to have been made unless such waiver is In writing and signed by LESSOR or LESSEE. The failure of any Party to insist upon strict performance of any of the covenants, provisions or conditions of this Agreement shall not be construed as waiving or relinquishing any such covenants, provisions or conditions, but the same shall continue and remain in full force and effect. XXVII. NOTICE AND GENERAL CONDITIONS A. All notices or communications under this Agreement by either Party to the other shall be sufficiently given or delivered if dispatched by (1) certified U.S, mail, postage pre -paid, return receipt requested, (2) hand delivery, (3) Federal Express orother comparable overnight mail service, (4) telephone facsimile transmission with transmission receipt, or (5) electronic mail to the following addresses, or as the same may be changed in writing from time to time: In the case of notice or communication to LESSOR: The School Board of Miami -Dade County, Florida c/o Superintendent of Schools School Board Administration Building 1450 N.E. Second Avenue, Room 912 Miami, Florida 33132 Fax: 305-995-1488 With a copy to: Miami -Dade County Public Schools Planning, Design and Sustainability Attention: Eco-Sustainability Officer 1450 N.E.-Second-Avenue.,-Room-.525. Miami, Florida 33132 Fax: 305-995-4760 E-mail: arlJona dadeschools.net With a copy to: The School Board of Miami -Dade County, Florida Page 15of22 School Board Attorney's Office 1450 NE 2nd Avenue, #400 Miami, FL 33132 Attn: School Board Attorney Fax: 305-995-1412 E-mail: Walter.Harvey@dadeschools.net In the case of notice or communication to LESSEE: City of Miami, Florida Office of the City Manager 444 S.W. 2nd. Avenue, 10th Floor Miami, Florida 33130 With a.copy to: Department of Public Facilities 444 S.W. 2nd Avenue, 3rd Floor Miami, Florida 33130 Attention: Director Office of Grants Administration 444 S.W. 2nd Avenue, 5th Floor Miami, Florida 33130 Attention: Director Office of the City Attorney 444 S.W. 2nd Avenue, 9th Floor Miami, Florida 33130 Attention: City Attorney B. Title and paragraph headings are for convenient reference and are not intended to confer any rights or obligations upon the Parties to this. Agreement. C. For purposes of this Agreement, the Superintendent of Schools or his designee shall be the party designated by the LESSOR to grant or deny any and all approvals under this Agreement dealing with the design, construction and acceptance of the Work or any other improvements to be constructed within the DEMISED PREMISES, confirmation of the Commencement Date, and placing LESSEE in default. The Superintendent of Schools shall also be the party designated by the LESSOR to grant or deny any other approvals required by this Agreement Including the renewal, cancellation and/or termination of this Agreement as provided herein. D, Except as otherwise provided in this Agreement, any Notice shall be deemed received only upon actual delivery at the address set forth above. Notices delivered after 5:00 PM (at the place of delivery) or on a non -business day, shall be deemed received on the next business day. If any time for giving Notice contained in this Agreement would otherwise expire on a non -business day, the Notice period shall be extended to the next succeeding business day. "Day" as used in this Agreement shall be defined as calendar day, unless otherwise Page 16 of 22 provided. Counsel for LESSOR and counsel for LESSEE may deliver Notice on behalf of LESSEE and LESSOR, respectively. Any party or other person to whom Notices are to be sent or copied may notify the other parties of any change In name or address to which Notices shall be sent by providing the same pursuant to thls provision. XXVIII, DAMAGE AND DESTRUCTION Other than damage or destruction caused by LESSEE, in the event the DEMISED PREMISES should be destroyed or so damaged by fire, windstorm or other casualty to the extent the DEMISED PREMISES are rendered untenantable or unfit for the purposes Intended, LESSOR may, at. LESSOR'S sole option, either cancel this Agreement by giving written notice to the LESSEE, or repair or replace the damaged/destroyed facilities, at LESSOR'S expense. If LESSOR opts to repair or replace the damaged/destroyed facilities, then LESSOR shall cause the damaged/destroyed facilities to be repaired or replaced, and placed In a safe, secure and useable condition within one hundred eighty (180) days from the date of said 'damage or destruction, or other reasonable period of time as mutually agreed to by the Parties, which shall be determined based upon the scope and nature of the damages, costs of the necessary repairs and available funding for such repairs. Should the damaged/destroyed facilities not be repaired and rendered tenantable within the aforementioned time period, then LESSEE may, at its sole option, place the LESSOR in default. LESSOR and LESSEE agree that in the event of cancellation of the Agreement due to damage or destruction, LESSEE shall surrender the DEMISED PREMISES to LESSOR in compliance with Article XX of the Agreement. Any damage or destruction sustained to the DEMISED PREMISES or Facility as a result of LESSEE'S actions shall be repaired by LESSEE at LESSEE'S sole cost and expense, XXIX. J-IAZARDOUS MATERIALS For purposes of this Agreement, the term "Hazardous Substances" shall include, but not be limited to, flammable substances, explosives, radioactive materials, asbestos, —-polychlurinated-biphenyl-chemicals-known-to-caul an erdr reproductive -toxicity, pcsllutants; contaminants, hazardous wastes, medical wastes, toxic substances or related materials, petroleum and petroleum products, and substances declared to be hazardous or toxic by Environmental Law. The term "Environmental Law" shall mean any law, ordinance, rule, order, decree, judgment, regulation and guideline (present and future), of any governmental, quasi - Page 17 of 22 public authority and applicable board of insurance underwriters related to environmental conditions on, under, or about the DEMISED PREMISES and Facility, or arising from LESSEE'S use or occupancy of the DEMISED PREMISES or Facility, including, but not limited to, soil, air and ground water conditions, or governing the use, generation, storage, transportation, or disposal of Hazardous Substances in, on, at, to or from the DEMISED PREMISES or Facility. The term "Hazardous Substances Discharge" shall mean any deposit, spill, discharge, or other release of Hazardous Substance that occurs during the term, at or from the DEMISED PREMISES or. Facility. (unless caused solely by LESSOR), or that arises at any time from LESSEE'S use or occupancy of the DEMISED PREMISES or Facility. LESSEE shall not cause or permit to occur: (a) any violation of any Environmental Law in the DEMISED PREMISES or Facility or (b) the use, generation, release, manufacture, refining, production, processing, storage or disposal of any Hazardous Substances on, under, or about the DEMISED PREMISES or Facility, or the transportation to or from the DEMISED PREMISES or Facility of any Hazardous Substance, except to the extent that such use (i) is reasonably necessary for the conduct of LESSEE'S business in accordance with industry standards for the industry in which LESSEE operates and LESSEE has so notified LESSOR in writing before commencement of such use or such use and quantities of Hazardous Substance in connection therewith are consistent with standard office practices (e.g., cleaning fluids, materials used in connection with photocopying and other standard office equipment and other similar office supplies), in which case no prior notice to LESSOR shall be required and (ii) complies with all applicable Environmental Laws and such further requirements as LESSOR shall reasonably impose. LESSEE shall, at LESSEE'S expense, comply with all applicable Environmental Laws with respect to the DEMISED PREMISES and Facility. LESSEE shall, at LESSEE'S own expense, make all submissions to, provide all Information required by and otherwise fully comply with all requirements of any governmental authority arising under Environmental Laws with respect to the DEMISED PREMISES and Facility during the term of this Agreement. If any governmental authority requires any clean-up or clean-up measures because of any Hazardous Substances Discharge demonstrated to have been caused by LESSEE with respect to the DEMISED PREMISES or Facility, then LESSEE shall, at LESSEE'S own expense, prepare and submit the required plans and all related bonds and other financial assurances and shall carry out all such clean-up plans. LESSEE shall promptly notify LESSOR of any notices or communications received from any jurisdictional entity in relation to any environmental issues Page 18 of 22 on the Facility or DEMISED PREMISES, and shall promptly provide LESSOR with all information reasonably requested by LESSOR regarding LESSEE'S use, generation, storage, transportation or disposal of Hazardous Substances in or at the DEMISED PREMISES or Facility. The obligations and liability of LESSEE under this paragraph shall survive the expiration, cancellation or termination of this Agreement. XXX. COMPLIANCE WITH FEDERAL; STATE AND LOCAL LAWS LESSEE shall comply with all applicable laws, rules, regulations, ordinances and codes of allgovernmental authorities,including, withoutlimitation, the Florida Building Code; the Americans with Disabilities Act and the Jessica Lunsford Act, as the same may be further amended and to the extent required by applicable law. XXXI. SUBORDINATION This Agreement Is and shall be subject and subordinate to any conveyance and ground or underlying leases and the rights of the LESSOR under those leases and to all financing that may now or hereafter affect the leases or the FACILITY, and to all renewals, modifications, consolidations, replacements and extensions thereof. This provision shall be self -operative and no further instrument of subordination shall be necessary. However, in confirmation of this subordination, LESSEE shall execute promptly any certificate that LESSOR may request. XXXII. AUDITS AND INSPECTIONS The LESSEE acknowledges and accepts .the authority of the LESSOR. to request and authorize audits, Inspections, and reviews, including, but not limited to, the authority to access the LESSEE'S records, its legal representatives' and contractors' records and the obligation of the LESSEE to make those records available upon request, and In accordance with all applicable laws. XXXIII. SIGNAGE LESSEE may erect, at its sole cost and expense, identification signage on the exterior of the Facility and within the DEMISED PREMISES, subject to the prior written approval of LESSOR, or Its designee, and in conformance with all rules and regulations governing public schools, Upon the termination, expiration or cancellation of this Agreement, LESSEE shall remove, Page 19 of 22 at LESSEE'S expense, from the DEMISED PREMISES or Facility any signage erected by LESSEE, and restore the area to the same or better condition as existed prior to LESSEE'S Installation of the signage. XXXIV. LESSEE'S REPRESENTATIONS LESSEE is duly organized, validly existing, and in good standing under the laws of the State of Florida and is duly qualified to transact business In the State of Florida. LESSEE . has full power to execute, deliver, and perform its obligations under this Agreement. The execution .and delivery of this. Agreement, and the performance by LESSEE of its obligations under this Agreement, have been duly authorized by all necessary action of LESSEE, and do not contravene or conflict with any provisions of LESSEE'S Articles of Incorporation and By -Laws, or any other agreement binding on LESSEE. The individuals) executing this Agreement on behalf of LESSEE has/have full authority to do so. XXXV. MISCELLANEOUS PROVISIONS A. EMINENT DOMAIN: If the DEMISED PREMISES or any part of the Facility is taken in the exercise of the power of eminent domain, this Agreement shall terminate on the date title vests in the taking authority. Operating Expenses will be prorated to the date of termination. LESSEE. may pursue all available remedies for the taking but will have no interest In the award made to the LESSOR. B. RADON GAS: Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Florida. Additional Information regarding radon and radon testing may be obtained from your county health department. C. TIME IS OF THE ESSENCE: Time is of the essence in the performance of this Agreement. D. WAIVER OF TRIAL BY JURY: The Parties waive trial by jury in any action, proceeding or counterclaim brought by either party against the other with respect to any matter arising under this Agreement or LESSEE'S use or occupation of the DEMISED PREMISES. Page 20 of 22 E. BROKERS: LESSEE represents that there are no brokers, salesmen or finders Involved in the transaction contemplated by this Agreement. If any other claim for a brokerage fee or commission In connection with this transaction is made by any broker, salesman or finder claiming to have dealt by, through or on behalf of LESSEE ("Indemnitor"), and In consideration of the mutual promises contained In this Agreement, Indemnitor shall, to the extent of the limitations included within Florida Statutes, Section 768,28, indemnify, defend and hold harmless the LESSOR ("Indemnitee"), and, Indemnitee's,pfficers, directors, agents and representatives, from and against any and all liabilities," damages, claims, costs, fees and expenses whatsoever with respect to said claim for brokerage. The provisions of this Paragraph shall survive the expiration -or earlier termination ofthis Agreement. XXXvi, ENTIRE AGREEMENT This '48t9reement and all,Exhibits attached hereto, as those Exhibits may be substituted from time to time'as provided for herein, constitute the entire agreement between the Parties and supersedes all previous negotiations, and it may be modified only by an agreement in writing signed by LESSOR and LESSEE. REMAINDER OF PAGE INTENTIONALLY LEFT BLANK • Page 21 of 22 IN WITNESS WHEREOF, the LESSOR and the LESSEE have caused this Agreement to be executed by their respective and duly authorized officers the day and year first written above. LESSEE: THE CITY OF MIAMI By: hnny Marnez, ity Manage ATTEST: By: OZO Priscilla A. Thompson, CMC City Clerk TO THE LESSEE: APPROVED AS TO LEGAL FORM AND CO ECTNESS: By: Julie O, City A TO LES E: AP' RO ED AS TO INSUR ' NCE RE A UI L MENTS: Calvin E Director, sk Management LESSOR: THE SCHOOL BOARD OF MIAMI-DADE COUNTY, FLORIDA By: Iho erintendent of Sools TO THE LESSOR: APPROVED AS TO FORM AND LEGAL SUFFICIENCY: Sch. of Board A Page 22 of 22 oZIait2- Legend Demised Premises (7,734 gross square feet located on the 4th floor of Building 5) Page 1 of 2 Lindsey Hopkins Technical Education Center Not to scale EXHIBIT "A" CONT'D LINDSEY HOPKINS TECHNICAL EDUCATION CENTER 750 NW 20 STREET MIAMI, FLORIDA Building 05 - Rooms E400, E402, E403, E404, E405, E406, E407, E413, E414,. E415, E416 and E417, consisting of a total of 7,734 gross square feet. Parking Garage — Three (3) reserved parking spaces, with locations as assigned by the Facility's principal. All other employees or visitors of LESSEE may park in the Facility's parking garage on a first -come, first -served basis. Page 2 of 2 EXHIBIT "B" ADDITIONAL DAYS DURING INITIAL LEASE TERM* Holidays November 23, 2012 2012-13 Winter Recess December 24, 2012 December 26, 2012 December 27, 2012 December 28, 2012 December 31, 2012 January2,2013 January 3, 2013 January 4, 2013 2013 Spring Recess March 25, 2013 March 26, 2013 March 27, 2013 March 28, 2013 March 29, 2013 *The Initial Lease Term consists of the period from the Commencement Date of the Agreement through June 30, 2013. :DOL U D SECTION AO hUL e NOTt WfRvLayegt HAtion ra) PS:MEWL/ Et MID SECTION SECTION acaa +ir . r—c 1 4. VA-rvc FURNITURE FLOOR PLAN xxe aR-ram GENERAL NOTES: at MR siet. CM. • agar 411.404 ana.e Sr a.aaixis.aa. trap er...werrima sr Carr. FINISH NOTES: SaL i/S . r- : Cat WC= I:.OSr a.I. teas• 41 • far 1,4r Fr- ..nl_ ✓ {. ar acl_ • r� r .r ia.e,mass r.arewaa rya ra . a• CiSCOR ✓ I- ✓ I- ae wee s woe aaesr-e .ma wren am caw +...eo .a.amns.ae . arm uae naa.wc % ara u.¢,ax.say.e FURNITYRE NOTES: a aw a.R Cal tear Mir. CruNIC1C rarCi.t1.1. reacta re. Ir. ..um am o wa®wx e.w waraaaacascla w.a...Cs oa NCLICINit is $AQ W-1 NON RATED Wp.LL sae r - r-er LILT W-2 NON RATED WAL. SCR . r. rvc .. _a 1 W FURN.T.Af ROCAPUW AlatiC ratai curer core reran. iernasanin GALA NECNANICAL_SPEP'ICA0ON Naha I. ALL VOW 9W1 C$RLT 01T 1A2410514S SUE AA4 Lott COES 1S SELL SS r STAIE, 13) 000011E 110AA05A3 2 ORA0er40 A5E 0A AAPAOC COCan01C RP004700 .T SOMAS Cr mot . a3.rpm Sb.A mt0 EZDTAE TO 09047 Er 94 De 40 DE90/ 010E • DND0Lw. M EM SRO.. An 01 110EE95C E@D9017 A10 7*0 14 WO. a10000t7 MC MSC) 5r 11L40AGURRS 003.0107 SAIL IRO ARE. 6 Se 060013 rROESSDIK CraO0. E11CXR40E rota 953. ATT. EOUP0A0 140 autEAAL PP0160 DO I Fit 00a, 071E 9N2 0 00. 4. ALL ecoMer, AW 00t40FA5L O:AQS 0.0. Le C948 031 DE CDEML 001100� ODOR 0111 1s ID MIMIC US •ms C0 CILIMO¢ E r EaMlort r.0 r114a41. OMPI 501E tut 636136e1) CN AMOCO. 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ALL E0.ID000. 0O1T MO soma Orb FALL S 001p0cal Ste •COME UA0GM, AC >R SCR. a. 091400P 00 r1P70 maws 9u11 F 0 0/401 IX ALL O4CT 5t'S1114E AIO 0901 1 4J6L'C TO IUT LOSS IFA: 000. 1Lm064001. 00 004041 AG 4 PrOrny I10 matt) Steam to toe pore rot MMALE TO RAMAN M 005 Mi51704 06 VAPOR E O19®Co 00210173rlt 3ER =CIES � raIDer Ye01 IA a1Stu 00010E AS 10r AS Po4S6C 0 De ®RffiC Sx701.0E 15 C.c5.s 1 gas 410>- 01 0.40006 ,6 0001 AS 9005 0000117E 14 0.07100.7� 5. 9000• A10 A0ES 9uu 0 PALt11T0 AS O MULD a A091110 MA Sup+ 110 rr1a 4000M5 n. 0:01NA NEW PLUMBING EXAIRES CeS(0/O0F 004r 5•a riP665 3a C S6i W ow 10 Vatto 4 P4� ==M T .440 ,[- r.01i.1`URTCOIIDIO.Vm 19. AL 9011RE Q,306 9104 ME AJZOi7 Sc.S 10 WM e uam5 tot ultor 0*51 m et MX•C•trr701 SWUM LAS 0E11 ET I EAU +TO 501906 tE.ELL 2L WDt a i 2177054 SEUL 00 DERIErart94L C£EILD03IR OC.00E . 3. t try OE Se 140. '0C. cznectoR3 07000077;4 W ROTS ILL POWC 60 FACE SE DC110 Se =000.TD57MOSS 0171/27 502 5111 6 CAE*'.0 00000 aKRGRKPvaG O1=Rea 0E.BE >E 1ESPOMM.Rr Cr K MomarmPJApAetEt S90r1L• ENSCLE 41II0*09 (D1 055 1R scow a m+ax. R4Z s wa ear IpgcT TEA.. m0 na..LAIE . a UOSISC nS 9AM a MECmat & 541XCA2T6 SUL R T., 0C <C0TEGM4. ICED® =..� 0 P.A$ x 3E em9 6 A:L D,GO®1092.0 7mGr • 00.1. C OPOISR 9011. 34 FARM 5.0 MASC.. IS 0009 Cc= 5061200. OAb COS W 10707 OOP4m1 0.12 SOOT 9411017 EC= 72 FFM... LT L916OL EL 097 AA 090L-0 51 re ES.ID 0,01LIE +91C' MIN RCM Z1 Mum= 0473173 90116E rlprr'F. O Al AL 4AeUO CUSS O0EICLVE KIE L : 1001.000 + 0)00E S702 CMauR1RE a.0 IODi 170.1100 =r006 , q, 0•10 05. 24 COOa5.ti. SEISMS 1 9.01C9S 00 sumo or Set =T0aw MIS Aaa 0mr101 D10 001•401 2O AS Stet comma A RIRIO. K we. 0O.Lr Eel 3015 b 45+C7 71-,OCS Wen 00613O01 a DE IOW GENERAL PLUNGING NOTES: ✓ ILL OOOt 941 CORES 41111 70 ,A= =PIM 4151 Me 1.1:rJL LOSS AS NSL LS 091.. 41@ 00 Y1mGPK IWOApOQ L DRAWL$ARC 0A04N01C Can.= MEW= ITA Cr COIL 00300SDIT ell Ina ICU � R 70 CD1100GE DE CFSCt Mtn Am 3 51009L0. 510E SORE LSE PC Eye L50Y66 Arm u000AL 90Mr Co MUMS E O+m ON LM1.fAG01FA'3 P0L1ED Cs= D01GE N ➢E =MOOS MORK Flamwc . m MOM 9•a 5A00T me I/AMOK PRLYDII 941 PR MR01 V6 I NCE ROAM 11 ALL 007.R m0.00 mo mono= mos 94t. EE 00900E 911r ACC= Y0 OEA ILe Rtt `SIDES 10 PRIME EWER AR09 AC 0EMAEL 14 r mown; ems= A. 040510.211a00 :AST MEME CS ISAPR= AS SSG= IT 611E RESTMISeui7 ODE CDCRACCR A 090*TE 110 PENCERL16S Oina An SC=0M. 0. OOS 1Ct0ES 0909 09 5002125 6R1SC CR0144M6 RAC VG REITFLICE 6 PR0451 AD lOceen 010109ISR =MOCK ISM SEWS. Am =ITT Max E:0a6 DE O.C. AO A11 WAOES 06=LESS0G'G9. .W OEVQS POW M EL ALMS 07065S Am 09 2. M1@0400 f000SEOS AT5451MQy,. tS. Rob 11D 00b /3CR/.la1C Aa. 0 0.11040* 9EL 1T1 ALL TMA Ale 1a[ s0E70709 a =Sas AOR61ISR MASSact a MOOS1: YKRIXOQ M0 StINICE =COM 0100E 1 SE 6 SIEDFCI4.T WEE PaTELS 3114151 SEM 205R1r Sa7DIL MOM Apo Nottl.5 51C1 WC ME SAe ESE R1DIC.161K IOU 01 WO. DEt AE 164L3 R NEAL 91IF01 VEILS A SACS =E r,_ DSC= ED:400 WOES AT 010110O 01*00 y0 001mE PE49 a EO900. LOCAC 4PCS CMOS=9 R Ole 51RE55 A0 RLI. FACE Cr CITEASOL IC MOIICC AR 0(51# PCI PQ1'LSAO DULLS AT LOIS 1p010g•03060114 11. ALL 0l105Bre SS5106300L C LEES. t 6 410 i M K Vag .60 ¢0 p 6y1 RR A P03e ff De IV A R00 D<D a 10G6u16 Or TM C+Gt A5 r1•1ED 0I MUM. OVUM W MSOA s01a7 COST 3f OC ARR Are Per. a Wan 0 K mat MOCK 01T Acne 4IARATOW MuDam 0*5 9E� 6 PSI O1 OLZIAT MOM TM MED a OYRA000 AS 10p0a00. 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