HomeMy WebLinkAboutC06-109
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LEASE AGREE\fENT
between
EAGLE COllNTY and EAGLE VALLEY CHILD CARE ASSOCIA TlON
This Agreement, made and entered into this 2nd day of Aplil. 2006, bel\\een
Eagle County, Colorado. by and through ils Board of County Commissioners
("Landlord"). and the Eagle VaHcy Child Care Association, a Colorado nonprofit
corporation
('Tenanl").
WITNESSETH;
WHEREAS, Landlord o\\'ns propcrly commonly known as the Miller Ranch
Child Care and Communily Center and located al 0025 Mill Loil Road III Edwards,
Colorado ("lheCenter"); and
'Nl1EREAS, Landlord wishcs (0 make (he ground floor of the Center ("Ihc
Premises") available for USe by anonprofrt child care organizallO nbcnetilingresidentsof
Eagle County, Colorado; and
WHEREAS, Tenanl is such all organization and wishes to utihze the Premises as
an early childhood care cen(erin flJrtherance of the purposcs set forlhin its A.rticlesof
Incorpora(ion.
NOW, THEREFORE, in consideration ofthc forcgoingpremises and (he
following promises, Landjord and Tenant agree as follows;
ARTICLE I
Premises
Landlord leases to Tenant, and Tenanlleases ITom Landlord, the Premises,
eonsistingof7,711 squarc fect of space located on thcground tloorofthe Center. as
depicted and deliniatcd in red on the JJoorplan artached hereto as Ap pcndix A and
incorporated herein by this reference, together with exclusive use of (he artached and
enclosed outdoor playground area and equipmenr, as depicloo 'Iud de!inialed in red on the
"site and parking pjan" atlached hercto as Appendix B alld incorporate d herein by this
referencc.
,\RTlCLE II
Term
Thetenn of this Lease ("Ihe Term") is Ten (IO) years, from March 6.2006 to
:\1arch 5, 201G, unless tern1Jnated earlier in accordance wi(h the pr ovisionsofthis
Agreement.
i\RTlCLF.lII
Rent
The annual rental for the Premises is On~ (1) Doliar Bv ~xecuting this
Agrcement, Landlord acknowkdges the sufficiency and receipt ofTen (10) Dollars m
p3yment of the annual rentaj for the full ternl of this Agrecment.
ARTICLE TV
Insurance
L TenanlShallalitsexpens~main!aininfullforceduringtheTerm
comprehensive liability insurar:tceag~illst liability for death of or inJury to persons. or
damage to prop~r[y. occun'ing in or about the Premises or resulting from an evcnl or
ev~ntsoccurringOllthePre1llises, Each policy shall bcapproved as to fornlbyLandjord.
The coverage amounts undcr such insurance shall not be less than One :\JilJion Doilars
($1,000.000) tor any onCperson injured Or killed and not less than Fi vcHundred
Thousand Dollars ($500,000) for anyone property damage. Tlle policies shall name as
insured parhes Tenan!and Landlord and shail contain a clausc that !hejnsur~rwillnot
cancelorchar:tgetheinsunillce\vithout flrst giving Landlord forry-five (45) days' prior
writtcnnotice, AcoPyofthepolicyoraccrtifica!eofinsuranc~sha]]bedelivcredto
landlord.
2. Landlord slmll at its expens~ maintain in full force during the T~ml
compreh~nsivepropcrty,casullltyandfireinsuranceon!heCenteranditscontents,
including thc Premises, with the standardextendcdcoveragcendo rsemen(allachedto I.he
extcntofa! leasteigh!yp~rcent(80%)ofthelrinsurablevalue.
ARTICLE V
Indemnitkation
rcnantshalloccupyandus~thePremisesatitso\\nrisk. Tenanlrekases
LanJlord from Iiabili!y for any claims, costs, losses or damages that Tenant may suffer or
mcurasaresl,ljtofitsoccupallOn or USe of the Premises, cxceptsuch costs. losses or
damag~s as may b~ caused by the wiJifulmisconduct of landlord or its employ~es or
agents. Additionally, Tenant shall indenmity Landlord and save Landlord harmless from
and against any and ali daims, costs, josses or damages suffcred Or all egedlob~suffcred
bY~lI1ythirdparty(includlltgTcr1anl'smembers, dircctors,officers, employccsand
agents) as a r~sull ofTellan(s occupation or use of!he Leas~d Pr~mises, If Landlord is
mad~ a party!o any litigalion commenced by or against Tenant, then Tenanl shall fully
protcct and hojd Landlord h~nnless and pay 1111 costs. expenses. and r~asonable aUorney's
fces. incurrcd or paid by Landlord in connection with such litig3!ion, to the maXImum
ex(entaJiowedbylaw.
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ARTICLE VI
Clmtie.~alldSer\'kcs
1. CommonLJtjjiries and Scntccs. Tetlanl shall be responsible tor its pro
mta share, aljocaled and cakulaled on the hasis of square foolagcoft hePremisesasa
percentage of the total square footage oflhe Center, (()rgas,eJcctrk,wa ler,sewcr,trash
disposal, commOll lelephollc, snow removal. landscapemamtcnance ,parking 101
maintenance, eXlerioTbuiJdingmaintenance, elevator maintenance and anyotheru(ijities
or services (colJecrivejy, the "Common Utilihes or Services") that canllot practicably be
provided andiorhilled separately to Tenant. Such pro r<lta shareis 61 I percent. Tenan!
shall reimhurse Landlord for its share of (he Common L'tilities or Services within fifteen
(15) days after rccCtpt ofa statement therefor [rom Landjord, which statement shall be
isslled on calendar year qum1erly hasis. Tenant's maximum liahijity for ]ts share of
Common Utilihes or Services shall not exceed TW<:llly Six Thousand Dol]ars ($26,000)
dUTIng the first partial calendar year of this Lease, aud any excess over such amount
altributableto Tenanl's pro rata share shall be ahsorhed hyLandlonl. Landlord shall not
be habk in damages or otherwise to Tenant or any person or entity onlhe Premises,
wheth~'r at the express or implicit invitation of Tenant, for any iTIJury or damages
sustained or inculTcd by Tenanl or such other person or enlity, as the resultofintenuption
or failure ofColllmon L'tiiities Or Services. Tenant's maximum iinanciaj responsibility
lor Common Utilihes or Services t\)r 2007 shaH h<: renegotiated bellveen the parties
heretoin~ovember2006basedonexperiencethroughOctober2006,
2. Rxcessive or Overload lJseofColllmon L'tilities or Services. Tenant
agrees not to install any equipment. Or make any use of any equip men I. tllat overloads the
capacily of a Common Utility Or Service. In the event that Landlord reasonably
determines thaI Tenant wishes to instal]. or has msralled, any equipment so overloading
any Common Utility or Service, or is making any use of existing equipment that
over]oads any COTllmon L'lilityor Service. Land]ordmay, at its op tion, <:itherprohibit
such installation Or usc or assess against Tenant an additional charge reasonably
rellectingsuchover]oadorexcessiwuse. Ten~lltagrecstocomplywiththereasonahle
decision of Landlord on such installation Or use.
3. Utilities and Services Contracted for Or Arranged bv Tenatu. Tcn~11! shall
payforalJ utilities or services. such as telephone orcab]e. tor which il separately has
contractedor<lrrangedsolclytorenhancementofitsuseandoccupancyofthePremises.
ARTICLE '-'11
PrubibitedVses
L Tenant sh<lH not use the Premises lor any PlllJlosc or activity other than
that ofear]y child care for the beneiit ofresidellts of Eagle Con:nty, an ditshallnotuse.
occupy. or permit the Premises Or allY part thereof to be used or occup ,ed for any activi(y
re<lSonablyunlaWfulullderanYfedCr~l,statcOr]ocajlaw,regul<ltionorruleorany
activity deemed by Landlord to he disreputable, or hazardous. ort o create alluisance.
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2. Tenant shall nOldo or permit anylhingto be done on or about the
Premises, Or bring or keep any1hing lhercon, thal\vill cause caned Jation or non-renewal
of. or an increase in the premium for, fire insurance maintaincd byL andlord upon the
Center. Tenan( shall, at Tenant's sole COSl anJ exp~nsc, comply with any and all
requirements pertaining (0 the Premises imposed by any insurance COmpany that are
prcr~quisiletothcprocurem"'ntormailltcnanceClfal!_riskorspecifiedriskmsuranccoll
theCcn(er,
3. No hazardous substances or materials are alJowed on the Premises.
Hazardolls slIbslanccs or materials are those that are identified byaf cderal,staleorlocal
authority as having a hazardous material classilicalion grearcrthan one (1) for heat. fire.
or rcaclivity, and those with a specific hazard designation by sueh a fed eral,stateorloc.al
authority.
4. Storage or placement, permanent or temporary, of any item or material outside
the Prcmlses, whcther on common areas or arcas occllpied by Landlord. unoccupied, or
leascd by somc other entity or person, isprohibitcd,
ARTICLE VIII
Repairs, Alterations and Improvements
1. Landlord sllall keep in good order. condi(ionand repair all exterior walls
(except the illlcnor faces thereof), downspouts, gutters, eledrical systems, and plumbing
and sewage systems outside or inside the Center of\\l1ich the Premlses fOlm a part,
allowingforreasonablewcarandtear.
0 Tenant shall kcep in good order, condition and repair the Premises an dall
equipment and accessories under (he control ofT enallt, allowing for reasollllble wear and
tear,
3, Tenant shall not make any ahera(ions, improvemems or additions to the
Premises,whe(herornottheyaffectthecxteriororanYSlruetllfal,mechanicalalldior
electrical component of the Centcr, wirholl! first obtaining Landlord's written consent.
and allY such alteration, improvemcnt or additionshal! he made at Tenant's expense.
4. SlIbjeel to the provisions of subsection 5 of this Arliclc VIIT, unles s
othecv.'isc ejected by Landlord in its sole Jisnetion, ~J1 alterations, improvements or
additions,includingpartitions,floOling,carpetingorfix(lIresofanykind.indudinglight
fiXlllres,elcc(ricalfixlures,andplumbmg fixtllres, and otherchangcs 10 the Premises
which may bc made or installed by either oflhe panics hcreto and which in any milllner
arc attached to the floors, walls, windows, or ceilings, are to become th epropertyof
Landlord upon explrationorearlicrtermillation of this Agreemellt, howevcrsuch
Lemtination may OCCllr, and shall remam lIpon and be surrendercd WiLh the Prcmiscs
withollt reimbursement by Landlord to Tenant for thc cost of any such allerations,
improvemcnts Or changes, IfLandlordelccts(hatanyorallofthcaltcrations,
tmprovcmentsor changes bcremoved or restored by Tenanlto theiroriginalcondition
upon tcmlination of this Agreemcnt. Tenant shall removc or restore the same prior to
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vacating the Premises and shall rcpairany damages causcd by sueh rcmo valor
restoralion.
5. TenanlshaU retain ownership of aU moveabJetrade nxtures upon
expiration or earJiertennination oflhis Agrecment and shalJ remove a II of such thtures
Ji-omlhcPrcmisespriorlovacatingthePrernises. Tenant'sobJigations 10 perfoTTllthe
promises eontaincdm this subsection 5 shall survive the exp'ration 0 rearliertennination
oflhisAgreement.
ARTICLE IX
Assignment and Subletting
Tenant may not assign lhis Agreement or any intercstherein, or permit th~ us~ or
oeCUpal1cyofthePremises by any person or persons olherthan Tewull,o rsublclthe
Premises in whole or in part, without Landlord's prior written consent, which consenl
shall nol bewilhheld unreasonably.
,\RTICLE X
Access to Premises
LandJordand Landlord's aulhorizcd representauve shall h~ve lherightto enler
upon the Leased Premises at all reasonable honrs (and in emergencles, at all times) to
insped the same., to make repairs, additions or ~Jterations to lhe Premises and for any
lawful purpose. Landlord agrees 10 provide Tenant with reasonable notice whenever
Landlord d~ems it necessary to enter upon the Premises. and Landlord furlhcr agrees thai
in exercising the righl provided by this AJilClc,itwilJ respect and protect the privacy
righlsof, and confidenlial information eoncellling. Tenant'scJients.
ARTlCU; XI
Default
DcJlIlqueney Or failure by Tenanl in theperformanee of or eompliane e with any of
lheobligallOns ofTenanl under tlJis Agreement for a period of ten (10) daysatierwritten
nohcethereofJrorn Landlord shall constitute a default under this Ag reementbyTenant.
ARTICLE XH
Termination
L This Agreemenl shall be temtinated upon the occurrence of any of the
following:
" Default oflhe Tenanl under Ankle XI hereof if Landlord elects in
"vriling to treat sueh default as a termination of this agreement; notk~ (0 Ten~nt ofillly
such written ekC!ionby LandlordshaJJ speeifythe effcctive date of such ten ninatioll,
whichdateshallbenOlbeJessthanthirlY(30)daysafterthcd~teofsuchnotic". Written
notincation by either party that this Agreemcnl will terminate for any reason whalsoever,
wilh or without cause, spccifyitlg the date oftennination. Said tennination date shall be
no SOOner thall ninety (90) days l;-om the date of notification.
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2. lipOll the termination of this Agreement pursuant to this Arlidc or
pursuant to expiration of!lle Tern" Tenant snaIl peacefully surrender the Premises to
Landlord, and Landlord, upon or at any time aller any such expiratIOn, may withon!
fllrlhernolicc.peaccablyrccnlerthePrcmiscsandtakecontrolthereof.
3. t\'o such krminalion of this Agreement shall relieve Tenant ofany
agreement or obligation under this AgreemcllL
ARTICLE XIII
''':liver
No waiwr or waivers by Landlord of any delinquency Or failure by Tenant in lhe
pertom1allCe of or compliance with any of the obligations ofTenall( under tlJis
Agreement shall he constmcd as a WaIver of an}' subsequent breach orthc same Or any
other provisioll thereof. and the consent or approval by LandJord to any aCl by Tenant
requiring LandJord's consent Or approval shall not be deemed to waiv eorrender
lIill1ecessaryLandlord'scons~ntorapprovaltoorofanysubsequelltsimilar act by
T~nanL No waiver of any provision of this Agreement shall be etre~tive 1I11lcss it is in
writing and signeu by Landlord.
ARTICLE XIV
RoldingOver
Tenant acknowledges thai the tenn of this Agreement ~xpires on \1areh 5, 2016.
If Tenant remaills in possessioll of the premIses with the consent, e xpressoftaeit, of
Landlord after the expiration or earlier temlinatioll of this Agreement [or whatever rea~oll
and without ex~cllting a n~w Agreement. then such holding over shall be ~onstnJed as a
tenancy from month to month, suhjeet to an the conditions, provisions anu obligation of
this Agre~ment insofar as th~ Same are applicable to a month to month tenancy.
ARTICLE XV
NOlices
I. All notices to be given with respec! to this Agreement shall be in writing.
Each notkeshall be sent by TegiSTered orcertiJied mail. postagepr epaidandremm
re~eiptrequested. to the party to benotiIied at Ihe fOllowing audress or at such other
address as eilher party may from time to time designate in writing:
LandlordlLessor TeDanIJLes~c{'
EagleCollnty Eagle Valley Child Care Association
500 Broadway 0025 Mill L:.ftRoad
Attn: County Attorney Edwards. Colorado 81632
EHgleC081631
, Every notice shall be ue~mcd 10 have be~n given at the time it shall be
". deposited in the Uniled States mail in the mHnner prescnbed herein. ~othing contained
hereinshallbe~onstrUedtoprecllldepersonalservkeofanyno!iceinthe manner
prescribed for personal serve as a summons or other legal process.
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ARTICU; XVI
Attorney's Fees & Waiver of Right to Jury
In lhe event ofanyliligation Or olher aetion or proceeding between ( hepanies
hereto arising oul of the performance or nonperfomlance oftbis Agreement, or
ellforcement of any rights or remedies hereunder. ineluding any indet mtitiesbercin
contained, theprevailmgpanyshall beentitJed in such litigation, action or proceeding (0
recover, in addition to any judgment, award or otherrejief. its rea sonable attomey's fees
and costs incurred, Landlord and Tenant expressly waive any right which ",ither may
have to trial by jury ofanydispme arising under this AgreementreJ ating to the issues of
termination of this Agreemen( and rights to possession of the Leased Premises.
ARTICLE XVII
Entire Agreement, Amendments
This Agreement eOllsti(utes the entire agreement of the parties with resped to the
subject matter hereofand supersedes aJl prior oral or written statement s.nnderstandings
orcOlTcspotldences. if any. with respcct thereto. This Agreement may be amended only
by a writing exccuted in the same manner as this Agreement
ARTICLE XVIII
Miscellaneous Provisions
L Tfany portIOn of this Agreement shalJ be declared il1vaJid or
unenforeeable. the remainder of this Agreement shall continue in Juil foreea:ndeffed.
2. This Agrecmentand all promises herein conlailled shall bind the pal1i es
hereto and their heirs, personal represcntatives. successors an dassigns.
), This Agrecrnent shaJl be construed in accordance wllh tl1e laws of the
StateofCoJorado. The panics l1ereto stipujateatldeotlSentto theexcIusivejurisdi ction
and venlleofthe District Court. Eaglc Connty, Cojorado. in any civil action whicl1mlght
anse under this Agreement.
4. The signatones below berebyrepresenl and walTant that they have fulJ
authority to enter into lhis Agreement onbehalfofthe party on whos ebehaJftheysign.
5. TenallL foritseJf. itspersonaJ representatives. successors in interest. and
assigns, as part of the consideration hereof, covenallts and agrees th atnopersotl,onthe
groutld of race, color, reJigioll. nationaJ origin, gender, age, llliJi tarystallls. lIlaJitaJ status.
or physical or mental disabiJity, shall bcexcluded fTom parttcip<lti otl,deniedthebellefits
of,orotherwisebesubjectcd 10 discrimlllation III the use ofthe Lease dP:remiscs,
6. ;.Jo agenL employee or volunteer ofTClJant shall be deemed all agent,
employee or volunteer of Landlord. ;.Jo agent. empJoyeeor volunteer of Landlord shall
be deemed an agent. empJoyeeor vojuntecrofTetlalll.
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IX WITNESS \VHEREOF, the parties have executed this Agreement as uflhe
day and year firsl abovc \vrilten.
LANDLORD:
COLNTY of EAGLE. STATE of COLORADO
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TeakJ. Simonlon.Cl lothc '( :'-,,'r<::'
Board of County Cotmnissioners {~'!.:;" ,"
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TENAJ.~T:
Eagle Valley Child Care Associalion
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STATE of COLORADO
COlTNTyorEAGLE
The foregoing inSlmment was acknowledged before me this J 3 __ day of
__Jr}urrf... . 2006, by Jbh,' 'YOl,l.,"-1:r __'
. VI.'itnessmyhand and official seal
MYCOmmiS5ioneXPircs~, 7
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CarolPraler, Notary Public /) if/I~,
Stat~olCol?radO ... /, a,Iet-LCu
My CommisSion Expires 4/2.0/2008 4rYPUliItc
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