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HomeMy WebLinkAboutAG RPTS 1997 0219 RDA REG ‘POPMEHT 44 ry 0 ESTABLISHED * MARCH 18.19ST * Resolution No. 97-50 cq[ 'Sf 1FOFtN�PQP MOORPARK REDEVELOPMENT AGENCY Cin,CF o� REGULAR MEETING AGENDA WEDNESDAY, FEBRUARY 19, 1997 7 :00 P.M. Moorpark Community Center 799 Moorpark Avenue 1 . CALL TO ORDER: 2 . ROLL CALL: 3 . PUBLIC COMMENT: 4 . PRESENTATIONS/ACTION/DISCUSSION: A. Consider Modification to Housing Rehabilitation Program Inside the Redevelopment Project Area. Staff Recommendation: Staff recommends that the implementing guidelines for the Agency' s Housing Rehabilitation Program be amended to eliminate the grant portion, effective with applications received as of February 19, 1997, and that $15, 000 low interest or no interest loans be made available to qualified homeowners; 2) That staff be authorized to work with Habitat for Humanity jointly on appropriate housing rehabilitation projects . B. Consider Property Owner' s Consent for Liquor License Request From Mr. Benjamin Cano (La Playita Restaurant) . Staff Recommendation: Direct staff as deemed appropriate . 5 . CONSENT CALENDAR: (ROLL CALL VOTE) A. Consider Approval of Minutes of the Regular Redevelopment Agency Meeting of February 5, 1997 . Staff Recommendation: Approve the minutes as processed. B . Consider Approval of the Warrant Register. Regular Warrants 518 $10, 444 . 00 Staff Recommendation: Approve the Warrant Register . I C. Consider Amendment to Terms of the Lease Agreement by and between Moorpark Redevelopment Agency and Charles Abbott Associates - 18 High Street. Staff Recommendation: Staff recommends that the Moorpark Redevelopment Agency authorize the Executive Director to execute the Lease Agreement by and between the Agency and Charles Abbott Associate . Moorpark Redevelopment Agency Meeting Agenda February 19, 1997 Page 2 6 . CLOSED SESSION: A. CONFERENCE WITH REAL PROPERTY NEGOTIATOR Property: 104 High Street, Moorpark, CA 93021 Negotiating Parties: The Redevelopment Agency of the City of Moorpark and Benjamin Cano (La Playita) . Under Negotiation: Price and terms of payment . B. CONFERENCE WITH REAL PROPERTY NEGOTIATOR Property: 68 High Street, Moorpark, CA 93021 Negotiating Parties: The Redevelopment Agency of the City of Moorpark and Betty Mack. Under Negotiation: Price and terms of payment . C . CONFERENCE WITH REAL PROPERTY NEGOTIATOR Property: 220B High Street, Moorpark, CA 93021 Negotiating Parties: The Redevelopment Agency of the City of Moorpark and any interested persons . Under Negotiation: Price and terms of payment . D. CONFERENCE WITH REAL PROPERTY NEGOTIATOR Property: 224 High Street, Moorpark, CA 93021 Negotiating Parties: The Redevelopment Agency of the City of Moorpark and any interested persons . Under Negotiation: Price and terms of payment . E . CONFERENCE WITH REAL PROPERTY NEGOTIATOR Property: 226 High Street, Moorpark, CA 93021 Negotiating Parties: The Redevelopment Agency of the City of Moorpark and Jemco Plumbing Under Negotiation: Price and terms of payment . 7 . ADJOURNMENT: Any member of the public may address the Agency during the Public Comments portion of the Agenda, unless it is a Public Hearing or Presentations/Action/Discussion item. Speakers who wish to address the Agency concerning a Public Hearing or Presentations/ Action/ Discussion item must do so during the Public Hearing or Presentations/ Action/Discussion portion of the Agenda for that item. Speaker cards must be received by the Secretary for Public Comment prior to the beginning of the Public Comments portion of the meeting and for Presentations/Action/Discussion items prior to the beginning of the first item of the Presentations/Action/Discussion portion of the Agenda. Speaker Cards for a Public Hearing must be received prior to the beginning of the Public Hearing. A limitation of three minutes shall be imposed upon each Public Comment and Presentations/ Action/Discussion item speaker. Copies of each item of business on the agenda are on file in the office of the Secretary and are available for public review. Any questions concerning any agenda item may be directed to the Secretary/529-6864 . STATE OF CALIFORNIA ) COUNTY OF VENTURA ) ss CITY OF MOORPARK ) AFFIDAVIT OF POSTING I. Dorothy J. Vandaveer, declare as follows: That I am the Deputy City Clerk of the City of Moorpark and that an agenda of the Regular Meeting of the Moorpark Redevelopment Agency to be held February 19, 1997 at 7:00 p.m. in the Council Chambers of the Moorpark Community Center, 799 Moorpark Avenue, Moorpark, California, was posted on February 14, 1997 at a conspicuous location near the place of the meeting: Moorpark Community Center 799 Moorpark Avenue Moorpark, California I declare under penalty of perjury that the foregoing is true and correct. Executed on July 23, 1997. • Dorothy J. va daveer, Deputy City Clerk AGENDA REPORT MOORPARK REDEVELOPMENT AGENCY TO: Chairman and Members of the Moorpark Redevelopment Agency FROM: Steven Hayes, Economic Development /Redevelopment Manager - DATE: February 5, 1997 (Mtq. 02/19/97) SUBJECT: Consider Modification to Housing Rehabilitation Program Inside the Redevelopment Project. Area �?I4[N.W "' • i The Agency's Housing Rehabilitation Program was initiated on April 5, 1995, with the approval of the first three projects. The Program allows low income homeowners within the Redevelopment Project Area to qualify for both grants and loans to make eligible repairs to their residences. Homeowners must meet income qualifications, to qualify for this program. They must be within the "Very Low Income" or "Low Income" categories, as established by the United States Department of Housing and Urban Development (HUD). These income categories take into consideration factors of income, as well as family size. Subject properties must qualify for this program, as well. The homeowner must have clear title and proof of fire insurance. The property must have the potential for being structurally sound and free of Health and Safety Code violations, upon completion of anticipated repairs.. Both Very Low Income participants, as well as Low Income participants, may qualify for up to a $5,000 grant and a loan of up to $10,000, for a total project funding of up to $15,000. Within the maximum project funding of $15,000, the homeowner is responsible for escrow and title fees (usually about $568). A contingency fund for unanticipated emergencies is set aside when escrow is opened, so the contract for repairs is usually limited to approximately $13,000 or less. If the contingency fund is not needed for emergencies during the completion of contracted repairs, other eligible work may also be added as a Change Order to the contract, up to the funded amount of the project. OPMWAIMW J-TINO ,i •!v.., ,kt- ,UP,i <r�J�,i �� Twenty -two projects in the Redevelopment Project Area are completed or under construction. All 22 have received a grant of $5,000 or less. Three of these applicants received a grant only (no loan). One of these three applicants requested a grant for a new roof and a window replacement; the total for these two repairs was $3,498 ('21 x $5,000 + $3,498 = $108,498). Grants alone are no longer offered to homeowners, unless all needed repairs can be made within the $5,000 grant amount. Loans are available to Very Low Income homeowners at 0% interest. Repayment is deferred until a change in title occurs, or a change is made to an existing recorded Deed of Trust on the property. At such time, the entire loan becomes due. Low Income homeowners qualify for a loan at 3% interest, which is amortized over 10 years. Eighteen loans have been made to Very Low Income homeowners at 0% interest. One of these Very Low Income homeowners has requested amortization of his 0% interest loan and will begin making monthly payments March 1, 1997. The remaining seventeen loans to Very Low Income homeowners are deferred. One loan was made to a Low Income homeowner; this project is generating regular monthly payments on an amortized loan (3% interest). In order to minimize administrative time, staff was directed to manage each construction project through a single contractor. Average staff time per project is approximately 78 hours. (The amount of staff time required to complete each project is expected to decrease,.) DISCUSSION The Agency has budgeted $400,000 from Tax Increment Revenue for this program for Fiscal Year 1996 -1997. This amount includes $181,131 for projects completed in prior years. In Fiscal Year 1994 -1995, $37,500 was expended and in Fiscal Year 1995 -1996, $143,631 was expended, as approved by the Agency for the first sixteen projects. This leaves $218,869 for Fiscal Year 1996 -1997 projects. Nineteen applications are in various stages of processing. Five thousand dollar grants for these projects would total $95,000. If the average loan amount of $7,000 per project is used to estimate total funds required for these 19 applications still in process, the total loan amount for these 19 projects would be $133,000 (19 x $7,000 = $133,000). During the last 9 months, without any marketing from this office, new applications have been received or expected from 13 2 homeowners, a rate of nearly 12 per month. Grants provided to the 22 projects completed or under construction and the 19 projects in process total $203,498 (21 + 19 = 40 x $5,000 + $3,498 = $203,498). In reviewing the funding for the Agency's Housing Rehabilitation Loan and Grant Program inside the Redevelopment Project Area, it has been determined that there are insufficient funds in the foreseeable future to provide loans and grants to all qualified homeowners. ITEM EXPENDED AMOUNT Funds allocated for grants and loans $400,000 FY 1996 -1997 Less funds expended for projects in $143,631 FY 1995 -1996 Less funds expended for projects in 37,500 FY 1994 -1995 Less amount funded during FY 1996 -1997, 1.20,000 to date (10 projects) Current funds available 98,869 Funding needs for FY 1996 -1997 1.20,000 (assuming 10 projects funded of the 19 in process; average project $12,000 Potential demand for applications 108,000 currently in process (remaining 9 projects of the 19 ).n process,: average project $12,000) NOTE. It is anticipated that ten additional units will be funded by the end of this fiscal year,. If this is realized, there will be a deficit of $129.131, which will require a budget amendment. If the $5,000 grant per project was eliminated and made part of the loan, all funds expended would be returned over time and made available in the future for other housing projects. More projects could be undertaken, assuming that homeowners would continue to express interest in the program. Providing that these homeowners could continue to qualify for a non - amortizing loan, which would not require monthly payments, staff believes that this change in the program would not adversely affect the program. 3 Many of the homeowners assisted to date have been elderly people with substantial equity. The effect on these people would be that the same repairs could be undertaken, and the lien on their property would be $5,000 higher. An important part of this program is the educational component. Both homeowners and adult children of homeowners often have fears about liens to their property. Staff believes that continuing to provide clear explanations of the lien process and its effect on all parties will satisfy concerns of homeowners. Recently, the Agency spoke with Habitat for Humanity regarding the possibility of working with the Agency on housing rehabilitation. We are anticipating the use of Habitat volunteers, under the guidance, insurance coverage and responsibility of a licensed general contractor on one project outside the Redevelopment Project Area. This project is for a Very Low Income homeowner. The general contractor anticipates using these volunteers as unskilled labor, unless there are among the volunteers licensed contractors for specific trades, such as electrical, plumbing,, etc. With the cooperation of Habitat volunteers, the Agency might be able to provide additional repairs for a project. Since each project is limited to $15,000, there are several properties that have received repairs through the program, but still need additional improvements. With a joint effort, the Agency could fund additional materials with Habitat providing the labor. It would require additional staff time to coordinate with Habitat volunteers (estimated ten hours per �:ase). FUNDING Funds for the Housing Rehabilitation Program were approved in the Fiscal Year 1996/1997 Budget. 1. That the implementing guidelines for the Agency's Housing Rehabilitation Program be amended to eliminate the grant portion, effective with applications received as of February 19, 1997, and that $15,000 low interest or no interest loans be made available to qualified homeowners. 2. That staff be authorized to work with Habitat for Humanity jointly on appropriate housing rehabilitation projects. 4 14o Be MOORPARK REDEVELOPMENT AGENCY AGENCY REPORT TO: Chairman and Board Members of the Moorpark Redevelopment Agency - - FROM: Steven G. Hayes, Economic Development /Redevelopment Manager DATE: February 13, 1997 (Mtg. 02/19/97) SUBJECT: Consider Property Owners Consent for Liquor License Request From Mr. Benjamin Cano (La Playita Restaurant) On September 15, 1993, the Agency closed escrow on the railroad property located on the south side of High Street. One of the businesses located on the property is La Playita Restaurant owned by Mr. Benjamin Cano. The Agency entered into a lease with Mr. Cano on January 1, 1994. . Section 6, of the Lease Agreement requires that the Tenant shall use the premises for a restaurant and required parking only, subject to all applicable governmental statutes, ordinances, codes, standards, rules and regulations. Further, the Premises shall not be used for any other purpose, except with the prior written consent of the Executive Director of the Agency. On September 28, 1995, Mr. Cano submitted an application for a CUP (CUP 95 -3) for a liquor license for La Playita Restaurant. There were concerns over the expansion of the restaurant without required permits. Since the application was not complete and Agency approval was not granted, the application was not processed. Since September 28, 1995, the requirement for a CUP for a liquor license has been changed to the Administrative Permit process. The request was excluded from moratorium. This does not affect the need to address the concerns with the condition of the building and desired expansion. Mr. Cano has requested that the Agency in accordance with the Lease Agreement approve the expansion of the use of the property. since information regarding the expansion (site plans and elevations) have not been provided to the Agency, there has not been any action taken. pojK CALMORNI► RECOMMENDATIONrNCY Direct staff as deemed appropriate. t ew C: \M\ LEASE \SGR.02402 /1'1/95- February 13, 1997 . /.�/�'— I__'y'y BY 0(ij3603 I„ aoaa�mF ACCOUNTS PAYABLE CITY OF MOORPARK 02/12/97 16:46:29 Disbursements Journal GL050S- V02.20 COVERPAGE GL540R * * ** B 0 N N I E * ** B 0 N N I E * * ** B 0 N N I E * * ** B 0 N N I E Report Selection: RUN GROUP 970214 COMMENT_ 1 MRA WARRANT 2/19/97MTG i)AIA-JE -IC DATA COMMENT -------- - - - - -- ------------------ - - - - -- h- 02191997-314 1 MRA WARRANT 2/19/97MTG Rur Instructions: Jobp Banner Copies Form Printer Hold Space I_Pi Lines CPI j BONNIE 0-� P 1 N S 6 066 1C C ACCOUNTS PAYABLE 02/12/97 16:46:31 WARRANT DATE VENDOR WELL WELLS FARGO 518 02/19/97 H.E. BAHER INC WELLS FARGO Qc Disbursements Journal DESCRIPTION AMOUNT CLAIM INVOICE 1213 12/96- 6/97 -216MP 10,444.00 002460 216 MPK LEASE 10.444.00 *TOTAL CITY OF MOORPARK GL540R- V02.20 PAGE 1 P0# F 9 S ACCOUNT P N H 410.504.5006.502.9290 ACCOUNTS PAYABLE 02/12/97 16:46:31 WARRANT DATE VENDOR REPORT TOTALS: It r C Disbursements Journal DESCRIPTION AMOUNT CLAIM INVOICE RECORDS PRINTED - 000001 10,444.00 CITY OF MOORPARK GL540R- VO2.20 PAGE 2 PO# F 9 S ACCOUNT ACCOUNTS PAYABLE 02/12/97 16:46:32 FUND RECAP: FUND DESCRIPTION -- -- ---------------------- - - - - -- 410 MRA AREA 1 CAP. PROD. FUND TOTAL ALL FUNDS BANk RECAP: BANK NAME - - -- ---------------------- - - - - -- WELL WELLS FARGO TOTAL ALL BANKS Disbursements Journal DISBURSEMENTS 10,444.00 10,444.00 DISBURSEMENTS 10,444.00 10.444.00 CITY OF MOORPARK GL060S- V02.20 RECAPPAGE GL540R 00(jolz 50ce MOORPARK REDEVELOPMENT AGENCY AGENCY REPORT TO: Chairman and Board Members of the Moorpark Redevelopment Agency FROM: Steven G. Hayes, Economic Development /Redevelopment Manager DATE: February 11, 1997 (Mtg. 02/19/97) SUBJECT: Consider Amendment to Terms of the Lease Agreement by and Between the Moorpark Redevelopment Agency and Charles Abbott Associates - 18 High Street BACKGROUND During the month of October, 1993, Charles Abbott Associates (CAA) took occupancy of 18 High Street. The terms of the lease were as follows: 1. CAA would share a portion of the building (180 square feet) with the City for use as a Police Resource Center. 2. Monthly Rent would be one dollar ($1.00) per square foot for 1,320 square feet of occupied space. 3. CAA would front all costs associated with the rehabilitation and repair of the building. The rehabilitation included building improvements and repair, signs, phone service, parking lot striping, sheriff renovation (which included partitions, signs, flagpole, and electrical work). The original work was in the amount of $44,352.30. Recently, CAA paid for repairs to the roof, HVAC and repairs to the electrical service which cost $7,605.50 for a total cost $51,957.80. This is the present amount for which CAA will receive rental. credit for based upon the agreed rent for 38 months or until. October. The new rent is $1.00 per square foot for 1,500 square feet. DISCUSSION On March 1, 1996, the Police Resource Center took occupancy of space in the Carlson Company property known as the Town Center, located at the north west corner of Los Angeles Avenue and Moorpark Avenue. The relocation of the Police Resource Center was necessary due to the great success of the center and the need for additional space for the volunteer workers to perform their duties. The Police Resource Center now occupies 1,200 square feet of office spa- MA1��Center and serves the community six days a week. FOEVE 1N OF nc Ron. The office space utilized by the Police Resource Center at 18 High Street was taken over by CAA (180 square feet). The total area that CAA is now occupying is 1,500 square feet. The terms of the Lease Agreement should now be adjusted as follows: 1. Monthly rent to be $1.00 per square foot for 1,500 square feet which is an additional 180 square feet. 2. Rental Credit to be $1,500 per month from March 1, 1996 to September 1, 1997, . and $1,017.80 for the month of October, 1997, at which time CAA will owe the Agency $482.20 in rent. As of November 1, 1997, the monthly rent shall be $1,500 and the tenancy will be on a month -to -month basis. RECOMMENDATION That the Moorpark Redevelopment Agency authorize the Executive Director to execute the Lease Agreement by and between the Agency and Charles Abbott Associates. C:\ M\ LEASSE \SGH.013- OS.O2 /97- Februat .+7 000014 LEASE AGREEMENT BY AND BETWEEN CHARLES ABBOTT ASSOCIATES 18 HIGH STREET MOORPARK, CALIFORNIA AND THE MOORPARK REDEVELOPMENT AGENCY EFFECTIVE DATE JANUARY 1.99? LEASE AGREEMENT NUMBER MRA 94 -005 0000 . TABLE OF CONTENT`; SECTION _ - -_ _ _ _ ._ PAGE 1. PROPERTY LEASED -------- ------------------------- - - - - -- I 2. TERM 1 ....................... ............................... 3. HOLDING OVER ............... ............................... 2 4. RENT 3 ....................... ............................... 5. LIABILITY INSURANCE ........ ............................... 3 6. INDEMNIFICATION AND HOLD HARMLESS ......................... 4 7. USE ........................ ............................... 4 8. UTILITIES 5 .................. ............................... 9. TAXES, ASSESSMENTS AND LIENS ..... ......................... 5 10. WAIVER OF RELOCATION ASSISTANCE ........................... 6 11. INSTALLATION BY TENANT .................................... 6 12. REMEDIES 6 ................... ............................... 13. MAINTENANCE ................ ............................... 7 14. PESTICIDES AND HERBICIDES ....... ......................... 8 15. HAZARDOUS MATERIALS INDEMNITY ............................. 8 16. NO WARRANTIES BY AGENCY .... ............................... 9 17. CASUALTY INSURANCE ........ ............................... 10 18. GOVERNING LAW ............. ............................... 10 19. ENTRY BY AGENCY ........... ............................... 10 20. ASSIGNMENT AND SUBLETTING ................................ 10 21. DEFAULT OR BREACH ............... ..........,.......,..,...., 11 (i) '" i4 v!f" SECTION PAGE 22. INSOLVENCY OR BANKRUPTCY ....... ..........................11 23. DISPOSSESSION ... ............ ............................... 11 24. CONDEMNATION ............... ............................... 12 25. WAIVER ..................... ............................... 12 26. ACQUIESCENCE ................ ............................... 12 27. PARTIES BOUND AND BENEFITTED 13 28. CONDITION UPON TERMINATION ..... .......................... 13 29. TENANT'S FAILURE TO REMOVE PERSONAL PROPERTY .............. 13 30. NO RECORDATION .................... .........................14 31. ATTORNEY'S FEES .............. .............................14 32. NOTICES AND PAYMENTS ........... .......................... 14 33. PARTIAL INVALIDITY ........... .............................14 34. GENDER AND NUMBER ......................................... 15 35. SECTION HEADINGS............ . .............................15 36. INTEGRATION AND MODIFICATION 15 37. TIME ..................... ....................... 15 38. INTERPRETATION ............. ............................... 15 39. VENUE ...................... ............................... 16 40. NON - DISCRIMINATION ............. ........................... 16 (ii) EXHIBITS I. EXHIBIT "A" A. Lease Area Map ............................. Page 1 of 2 B. Description of Map ......................... Page 2 of 2 II. EXHIBIT "B" A. Improvements List III. EXHIBIT "C" A. Credit for Lease Schedule .................. Page 1 of 4 and Page 2 of 4 B. Payment Schedule Page 3 of 4 and Page 4 of 4 LESESRO- 09%21.1;94 (iii), 00ols LEASE AGREEMENT THIS LEASE AGREEMENT, (hereinafter "Lease ") is made and entered into as of this 1st day of January, 1997, by and between the Redevelopment Agency of the City of Moorpark (hereinafter "Agency "), Lessor, and Charles Abbott Associates, 18 High Street, Moorpark, California (hereinafter "Tenant "). City when cited in this Lease Agreement, shall mean the City of Moorpark, California. THE PARTIES AGREE THAT: SECTION 1. PROPERTY LEASED Agency, in consideration of the rents herein agreed to be paid and of the indemnifications, covenants, and agreements agreed to herein, hereby leases to Tenant, and Tenant hereby leases from Agency, that certain real property known as 18 High Street, Moorpark, California, depicted in Exhibit "A ", attached hereto and by this reference incorporated herein, together with any and all improvements thereon (all of which are hereinafter referred to as the "Premises "). SECTION 2. TERM The term of this Lease shall commence on October 1, 1994, and all terms and conditions of the Lease shall continue through February 28, 1996, at which time the Rental Area shall be increased from 1,320 square feet to 1,500 square feet and the credit for Lease Payment shall increase from $1,320 to $1,500 in accordance with Exhibit "C" (Page 1 through 4), or until the credit for lease payments has been expended, which time for credit is shown in Exhibit "C" (page 3 of 4 and 4 of 4) Payment Schedule, attached hereto. After the credit for lease payments has been received by Tenant the tenancy shall be month -to- month. The tenancy may be terminated, subject to Tenant's liabilities and obligation hereunder, upon expiration of not less than 30 days written notice of the intent to terminate served by one party on the other party in accordance with Civil Code Section 1946 or any successor statute in effect on the date the written notice is served. Agency's obligations hereunder shall be contingent upon Tenant's payment in full of any obligations described in Section 4 below, Tenant's furnishing Agency with the certificates of insurance described in Section 5 below and Tenant's complying with all other provisions set forth herein. The Agency may terminate this Lease Agreement for any reason including the need to vacate the premises for future development, at any time throughout the term of this Lease Agreement, upon giving 30 days written notice. If the Lease is terminated by the Agency prior to the end of the term of this Lease, the Tenant shall receive compensation on a pro rata basis for the cost of site and building improvements and repairs provided by Tenant. The pro rata amount will be based on the amount of the Rental Credit remaining at the time of vacating the Premises which Rental Credit is contained in Exhibit "C ", Payment Schedule, attached. The Tenant shall not be compensated for the cost of site and building improvements, collectively the Rental Credit, for any period of time that the building is vacant during the term of this Lease if the vacancy is attributed to any condition contained in Section 12, Remedies, or to any voluntary and sole action of the Tenant. Such withholding of compensation shall be based on the Rental Credit as contained in Exhibit " "C"", Payment Schedule, for that period of time that the building remains vacant. The Tenant shall be compensated for any remaining Rental. Credit: if the City, at its sole discretion and without cause, terminates the existing Agreement for City Building and Safety Services or Agreement for City Engineering Services. SECTION 3. HOLDING OVER It is further agreed that if Tenant shall retain possession of the Premises beyond the original term of this Lease or any extension thereof, without the express written consent of the Agency, Tenant shall continue to be a Tenant from month -to- month during such hold -over period. Tenant shall be subject to all of the terms, covenants and conditions of this Lease, including the obligation to pay rent during any such hold -over period, at the prevailing rate specified in Section 4, (A) hereof, or as may be adjusted pursuant to this Lease Agreement. 2 uouuzU SECTION 4. RENT (A) Tenant shall pay Agency, without abatement, deduction or offset, rent in the amount of One Thousand Three Hundred and Twenty Dollars ($1,320.00) per month ( "Monthly Rent ") payable in advance on or before the first day of each month for the period from October 1, 1994 through February 28, 1997. On March 1, 1997, the Monthly Rent shall increase to One Thousand Five Hundred Dollars ($1,500.00) and be paid on the first of each month. A late rent charge equal to ten percent (10 %) of the Monthly Rent shall be added to any payment of rent received six ( 6 ) days or more after the due date for rent payment stated herein or when a deficient check has been given for rent payment. The late rent charge shall continue at 10% for each month thereafter that the late payment has not been paid, (B) Agency hereby acknowledges a Rental Credit for site, building improvements and repairs paid for by Tenant in the amount shown in Exhibit "C ", (pages 1 of 4 and 2 of 4) Credit for Payments attached hereto, which amount is credited to the monthly rent for the period of time shown in Exhibit "C ", Payment Schedule, also attached hereto and incorporated herein. (C) Tenant shall also pay Agency $1,500 in addition to the Monthly Rent on October 1, 1997, which additional payment shall be considered as Security Deposit. The Agency shall not increase the Monthly Rent, except as agreed upon in Section 4, (A) above during the remainder of the Lease. SECTION 5. LIABILITY INSURANCE Tenant shall procure, and thereafter maintain in full force and effect at Tenant's sole cost and expense, a public liability insurance policy written with a company acceptable to the Executive Director of the Agency and authorized to do business in the State of California. Such Policy shall be written on an occurrence basis and shall provide for minimum coverage of Two Million Dollars ($2,000,000) for the bodily injury or death of any person or persons in any one occurrence and One Million Dollars ($1,000,000) for loss or damage to any property in any one occurrence arising from the use, occupancy, disuse or condition of the Premises or improvements thereon. 3 ai /itit12- L The Policy shall contain a provision providing for a comprehensive broad form of contractual liability, including leases. The Policy shall name Tenant as the insured and the City and Agency and their officers, employees, servants and agents as additional insured. The Policy shall also provide that the Agency shall be notified, in writing, at least thirty (30) days prior to any amendment, cancellation or expiration thereof. Tenant shall maintain on file with the Secretary of the Agency at all times during the term of this Lease a current certificate of the insurance required by this Section. In the event of amendment or cancellation of the insurance policy for any reason whatsoever, Tenant shall give notice thereof to Agency within three (3) business days after it is in receipt of written notice of the amendment or cancellation. Tenant shall also give Agency thirty (30) days written notice of the expiration of the .insurance policy. SECTION 6. INDEMNIFICATION AND HOLD HARMLESS Tenant shall indemnify, defend with legal counsel approved by Agency and hold harmless Agency and its officers, employees, servants and agents from and against any and all claims, actions, liabilities, losses, damages, costs, attorneys' fees and other expense of any nature for loss or damage to property, or injury to or death of persons, arising in any manner whatsoever, directly or indirectly, by reason of this Lease or the use or occupancy of the Premises by Tenant (collectively "Claim ") , whether the Claim be made during tenancy or thereafter, except such loss, damage, injury or death caused by the sole negligence of Agency or any of its officers, employees, servants or agents. The liability of Tenant hereunder shall not be limited by the insurance provisions of Section 5 above. SECTION 7. USE Tenant shall use the Premises for professional office space, Police Department Resource Center, including associated activities and required parking use only, subject to all applicable governmental statutes, ordinances, codes, standards, rules and regulations. The Premises shall not be used for any other purpose, except with the prior written consent of the Executive Director of the Agency for the particular purpose, which consent Tenant agrees may be withheld by the Executive Director at his sole and absolute discretion. 4 oo4Jo2z SECTION 8. UTILITIES Tenant agrees to pay all charqes and assessments for or in connection with electric current, gas, and trash removal, or other utilities which may be furnished to or used upon the Premises by Tenant during this Lease except the use of water, which shall be billed directly to the Agency. It is further agreed that in the event Tenant shall fail to pay the above mentioned charges when due, Agency shall have the right to pay the same on demand, together with interest thereon and any other fees that may be owing. The Agency shall be reimbursed by Tenant for the amount of payment and interest thereon at the maximum rate allowed by law with an additional fee in the amount of ten percent (100) administrative costs within five (5) days of notice from Agency for any such payment by Agency. SECTION 9. TAXES, ASSESSMENTS AND LIENS Tenant shall pay directly to the tax collector, when due, all taxes and assessments which may be levied against Tenant's possessory interest in the Premises and upon all improvements and personal property which are located on the Premises. Within five ( 5 ) days after the date when any tax or assessment would become delinquent, Tenant shall serve upon Agency receipts or other appropriate evidence establishing the payment. Tenant shall keep the Premises and improvements free from all liens and encumbrances by reason of the use or occupancy of the Premises by Tenant. If any liens or encumbrances are filed thereon, Tenant shall remove the same at its own cost and expense and shall pay any judgment and penalties which may be entered thereon. Should Tenant fail, neglect or refuse to do so, Agency shall have the rights to pay any amount required to release any lien or encumbrance or to defend any action brought thereon, and to pay any judgment or penalty, and Tenant shall be liable to Agency for all costs, damages, and attorneys' fees, and any amounts expended in defending any proceedings, or in the payment of any lien, encumbrance, judgment or penalty. Agency may post and maintain upon the Premises notices of non - responsibility as provided by laws. Upon demand by Agency, Tenant shall post the bond contemplated by Civil Code Section 3143. 5 SECTION 10. WAIVER OF RELOCATION ASSISTANCE Tenant hereby expressly and knowingly waives any and all rights that it may have under the Relocation Assistance Act, Government Code Section 7260 et sec., and the California Community Redevelopment Law, Health and Safety Code Section 33000 et sec., or under any similar or successor statutes. SECTION 11. INSTALLATION BY TENANT Upon completion of all site and building improvements listed in Exhibit "B ", Improvements List, the Tenant shall not make any alterations, additions, or improvements upon the Premises without the prior written consent of the Executive Director of the Agency. Any alterations or additions or improvements installed or caused to be installed to the building or site, or any exterior signs, exterior machinery, fencing, window signs, trade fixtures, floor covering, interior or exterior lighting, plumbing fixtures, shades or awnings, or any other improvements on the Premises (collectively "Installations ") shall be solely at Tenant's cost and are not reimbursable by the Agency at any time, including at the time of termination of the Lease by either the Tenant or Agency. All alterations, additions and improvements shall be done in a good and workmanlike manner and diligently prosecuted to completion, and shall be performed and maintained in strict accord with all federal, state, county, and local laws, ordinances, codes, standards, and requirements relating thereto. Unless otherwise expressly agreed to by the Agency, any alterations, additions and improvements shall remain on and be surrendered with the Premises upon the expiration or termination of this Lease. Tenant shall pay all costs associated with any and all. improvements in a timely manner, and shall keep the Premises free and clear of all mechanics liens. Tenant agrees to and shall indemnify, defend and save Agency free and harmless against all liability, loss, damage, costs, attorneys' fees and other expenses of any nature resulting from any Tenant alterations, additions or improvements to the Premises beyond the basic improvements listed in Exhibit. "B ". SECTION 12. REMEDIES In case of the failure or refusal of Tenant to comply with and perform each and all of the terms and covenants on its part herein contained, this Lease and all rights hereby given shall, at the option of the Agency, cease and terminate, and m ohs(JU24 the Agency shall have the right forthwith to remove Tenant's personal property from the Premises at the sole cost, expense and risk of Tenant, which cost and expense Tenant agrees to pay to Agency upon demand, together with interest thereon at the maximum rate allowed by law from the date of expenditure by Agency. Such action shall be proceeded by 30 day written notice in accordance with Section 2, defining procedures for termination of Lease by Agency, contained herein. SECTION 13. MAINTENANCE Throughout the term of this Lease Tenant shall, at Tenant's sole cost and expense, maintain the Premises and all improvements, with the exception of the landscaping and irrigation system thereon, in good order, condition, and repair and in accordance with all applicable statutes, ordinances, rules and regulations. Agency shall not be obligated to repair or maintain the Premises or improvements in any manner throughout the term of the Lease if such repair is less than $500.00 annually, which repair shall include vandalism and graffiti or if the need of such repair is caused be Tenant, provided, however, Agency may elect to perform any obligation of Tenant pursuant to this Section if Tenant fails or refuses to do so and at Tenant's waiver of any rights or remedy for Tenant's default. Agency shall be responsible for the structural integrity of the building, including foundation, walls HVAC System, electrical system and roof structure. Tenant shall. reimburse Agency of the cost and expense it incurred in the performance of Tenant's obligation within fifteen (15) days of Agency's request for payment. Should Agency perform any of the foregoing, such services shall be at the sole discretion of.' Agency, and the performance of such services shall. not be construed as an obligation or warranty by Agency of the future or ongoing performance of such services. Tenant shall also indemnify, defend with legal counsel approved by Agency and hold harmless Agency and its officers, employees, servants and agents from and against all claims, actions, liabilities, losses, damages, costs, attorneys' fees and other expenses of any nature for loss or damage to property, or injury to or death of persons, arising in any manner whatsoever, directly or indirectly, from Tenant's performance pursuant to this Section. The indemnification, legal defense and hold harmless provisions of this Section shall survive the termination of the tenancy. 7 i) 66(7.` 5h SECTION 14. PESTICIDES AND HERBICIDES Tenant shall use pesticides and herbicides on the Premises only in strict accordance with all applicable statutes, ordinances, rules and regulations. Tenant shall dispose of all pesticides and herbicides, and any containers, clothing, equipment and other materials contaminated therefrom in the manner prescribed by law. Tenant shall indemnify, defend with legal counsel approved by Agency and hold harmless Agency and its officers, employees, servants and agents from and against all claims, actions, liabilities, losses, damages, costs, attorneys' fees and other expenses of any nature resulting from Tenant's use of pesticides and herbicides anywhere on the Premises. The indemnification, legal defense and hold harmless provisions of this Section shall survive the termination of the tenancy and shall relate back to all periods of Tenant's previous possession of the Premises. SECTION 15. HAZARDOUS MATERIALS INDEMNITY Tenant shall indemnify, defend with legal counsel approved by Agency and hold harmless Agency and its officers, employees, servants and agents from and against any and all claims, actions, liabilities, losses, damages, costs, attorneys' fees and other expenses of any nature including, without limitation, (a) all foreseeable and all unforeseeable consequential damages, directly or indirectly arising out of the presence, use, generation, storage, release or disposal of Hazardous Materials on the Premises, or arising out of the presence or use of any underground tanks presently or hereafter located on the Premises, and (b) the cost of any required or necessary repair, cleanup, or detoxification, and the preparation of any response, remedial, closure or other required plans, to the full extent that such action is attributable, directly or indirectly, to the presence, use, generation, storage, release, or disposal of Hazardous Materials on the Premises. The Tenant shall not be responsible for Hazardous, Materials as set forth in Section 14 of this Lease As used in this Section, and Section 14 of this Lease Agreement, Hazardous Materials means any substance, product, waste or other material of any nature whatsoever which is or becomes listed, regulated or addressed pursuant to: (1) the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C. Section 9601, et sew. ( °CERCLA"); the Hazardous Materials Transportation Act, 49 000002 U.S.C., Section 1.801, et sew.; the Resource Conservation and Recovery Act, 42 U.S.C., Section 6901 et sea.; the Substances Control Act, 15 U.S.C. , Section 2601, et sea.; the Clean Water Act, 33 U.S.C. Section 1251, et sea.; the California Hazardous Waste Control Act, Health and Safety Code Section 25100, et sea.; the California Hazardous Substance Account Act, Health and Safety Code Section 25330, et sec,.; the California Safe Drinking Water and Toxic Enforcement Act, Health and Safety Code Section 25249.5 et sea.; California Health and Safety Code Section 25280, at sea. (Underground Storage of Hazardous Substances); The California Hazardous Waste Management Act, Health and Safety Code Section 25170.1, et sea.; California Health and Safety Code Section 25501, et sea, (Hazardous Materials Response Plans and Inventory) ; or the Porter - Cologne Water Quality Control Act, Water Code Section 13000, et sea., all as amended; (2) any other federal or state law or any local law regulating, relating to, or imposing liability or standards of conduct concerning any hazardous, toxic or dangerous waste, substance or material, as now is, or at any time hereafter may be, in effect; and (3) any rule or regulation adopted or promulgated under or pursuant to any of said laws. If Tenant receives any notice, whether oral or written, of any inquiry, test, investigation, enforcement proceeding, environmental audit or the like regarding any Hazardous Material on the Premises, Tenant shall immediately serve Agency with a copy of such notice. The provisions of this Section shall survive the termination of the tenancy and shall relate back to all periods of Tenant's previous possession of the Premises. The provisions of this Section are intended to operate as an agreement pursuant to Section 107(e) of CERCLA, 42 U.S.C. Section 9707(e), and California Health and Safety Code Section 25364 to insure, protect, hold harmless and indemnify Agency from any liability pursuant to such law. The Tenant shall not be responsible for any conditions as stated above that existed prior to occupancy. Tenant shall be responsible for any addition, increase or expansion of such conditions. The Agency shall determine by testing that no prior Hazardous Materials are present on the Site. Within thirty days after termination of Lease by either party, the Agency shall again determine by testing if Hazardous Materials are present. If results are not furnished to Tenant within 30 days of termination of said Lease then Tenant will. be released of all liability. 9 000.}27 SECTION 16. NO WARRANTIES BY AGENCY The Premises are accepted by Tenant in an "as is" condition and without any representation or warranty by Agency as to the condition of the Premises or as to fitness of the Premises for Tenant's use. Absence of markers does not constitute a warranty by Agency of no subsurface installations. SECTION 17. CASUALTY INSURANCE Agency shall not be obligated to keep the Premises and the improvements thereon insured against any insurable risk, nor shall Agency insure Tenant for any personal injury or property damage. Tenant hereby and forever waives all rights to claim or recover damages from Agency in any amount as the result of any damage to the Premises or any improvement thereon or as a result of any injury to any person upon the Premises. SECTION 18. GOVERNING LAW Tenant agrees that in the exercise of its rights under this Lease, Tenant shall comply with all applicable federal, state, county and local laws and regulations in connection with its use of the Premises. The existence, validity, construction, operation and effect of this Lease and all of its terms and provisions shall be determined in accordance with the laws of the State of California. SECTION 19. ENTRY BY AGENCY During the tenancy, Agency may enter upon the Premises: (1) at any time in case of emergency to examine the condition thereof and for the purpose of undertaking such remedial action as Agency, at its sole and absolute discretion, deems appropriate, and (2) at all reasonable times during normal business hours to examine the condition thereof, including its environmental condition, and for the purpose of undertaking such maintenance and repairs as Agency elects to make pursuant to Section above. SECTION 20. ASSIGNMENT AND SUBLETTING No portion of the Premises or of Tenant's interest in this Lease shall be transferred by way of sublease, assignment or 10 000 (12 ts other voluntary or involuntary transfer or encumbrance, without the prior written consent of the Executive Director of Agency, which consent Tenant agrees may be withheld by the Executive Director at his sole and absolute discretion. Tenant shall pay Agency the sum of One Hundred Dollars ($100.00) to enable Agency to investigate the qualifications of a proposed assignee and the sum of One Hundred Dollars ($100.00) to investigate the qualifications of a proposed sublessee, occupant or user; Agency shall not be required to account for the use of said sum paid. A consent to one transfer shall not be deemed to be a consent to any subsequent transfer. Any transfer without consent shall be void, and shall, at the option of the Agency, terminate this Lease. SECTION 21. DEFAULT OR BREACH Except as otherwise provided, at any time one party to this Lease is in default or breach in the performance of any of the terms and conditions of this Lease, the other party shall give written notice to remedy such default or breach. If the default or breach is remedied within 30 days following such notice, then this Lease shall continue in full force and effect. If such default or breach is not remedied within 30 days following such notice or if the nature of the default is such that it cannot reasonably be cured within 30 days, if one party fails to commence to cure within the 30 day period, the other party may, at its option, terminate this Lease. Such termination shall not be considered a waiver of damages or other remedies available to either party because of such default or breach. Each term and condition of this Lease shall be deemed to be both a covenant and a condition. SECTION 22. INSOLVENCY OR BANKRUPTCY If Tenant shall be adjudged bankrupt or insolvent, this Lease shall thereupon immediately terminate and the same shall not be assignable by any process of law, or be treated as an asset of the Tenant under such adjudication, nor shall it pass under the control of any trustee or assignee by virtue of any process in bankruptcy or insolvency, or by execution or assignment for the benefit of creditors. If any such event occurs, this Lease shall immediately become null and void and of no effect, and Agency may thereupon repossess said Premises and all rights of the Tenant thereupon shall cease and terminate. 11 SECTION 23. DISPOSSESSION In the event Tenant is lawfully deprived of the possession of the Premises or any part thereof, at any time during the tenancy, by anyone other than Agency, it shall notify Agency in writing, setting forth in full the circumstances in relation thereto. Upon receipt of said notice, Agency may, at its option, either install Tenant in possession of the Premises or terminate the tenancy and refund to Tenant the pro rata amount of any pre -paid rent. No claim for damages of whatsoever kind or character incurred by Tenant by reason of such dispossession shall be chargeable against Agency. SECTION 24. CONDEMNATION If the whole of the Premises should be taken by a public authority under the power of eminent domain, then the term of this Lease shall cease on the day of possession by the public authority. If only a part of the Premises should be taken under eminent domain, Tenant shall have the right to either terminate this Lease or to continue in possession of the remainder of the Premises. If Tenant remains in possession, all of the terms hereof shall continue in effect, the rental payable being reduced proportionately for the balance of the Lease term. If a taking under the power of eminent domain occurs, those payments attributable to the leasehold interest of the Tenant shall belong to the Tenant, and those payments attributable to the reversionary interest of the Agency shall, belong to the Agency. SECTION 25. WAIVER A waiver by either party of any default or breach by the other party of any provision of this Lease shall not constitute or be deemed to be a waiver of any subsequent or other default or breach. No waiver shall be binding, unless executed in writing by the party making the waiver. No waiver, benefit, privilege, or service voluntarily given or performed by either party shall give the other party any contractual right by custom, estoppel, or otherwise. The subsequent acceptance of rent pursuant to the Lease shall not constitute a waiver of any preceding default or breach by Tenant other than default in the payment of the particular rental payment so accepted, regardless of Agency's knowledge of the preceding default or breach at the time of accepting the rent; nor shall acceptance of rent or any other payment after termination of the tenancy constitute a reinstatement, extension, or renewal of the Lease or revocation of any notice or other act by Agency. 12 U0603 0 SECTION 26. ACQUIESCENCE No acquiescence, failure or neglect of any party hereto to insist on strict performance of any or all of the terms hereof in one instance shall be considered or constitute a waiver of the rights to insist upon strict performance of the terms hereof in any subsequent instance. SECTION 27. PARTIES BOUND AND BENEFITTED The covenants and conditions herein contained shall apply to and bind the heirs, successors, executors, administrators, and assigns of all the parties hereto, and all of the parties hereto shall be jointly and severally liable hereunder. SECTION 28. CONDITION UPON TERMINATION Upon termination of the tenancy, Tenant shall surrender the Premises to Agency including all tenant improvements contained in Exhibit "B ", broom clean and in the same condition as received, except for ordinary wear and tear which Tenant was otherwise obligated to remedy under Section 12 above. Any installation which Tenant installs during occupancy in accordance with Section 11 of this Lease, and has not removed at the termination of the Lease, shall become the possession of the Agency. Tenant shall repair at Tenant's expense any damage to the Premises caused by the removal of any improvement made by Tenant from such installation. Any installations, improvements, or additions to the Premises prior to the execution of this Lease shall be deemed as part of the Premises and sha.l.l be the possession of the Agency. SECTION 29. TENANT'S FAILURE TO REMOVE PERSONAL PROPERTY Upon termination of the tenancy, Agency may reenter and retake possession of the Premises and store Tenant's personal property for a period of thirty (30) days at Tenant's cost and expense. If Tenant fails to pick up said personal property and pay said cost and expenses during said 30 day period, Agency may dispose of any or all of such personal property in any manner that Agency, i.n its sole and absolute discretion, deems appropriate., If any of Tenant's personal property remains on the Premises after the termination of the tenancy, Agency may use, dispose 13 4 of, or sell any of said property, in its sole and absolute discretion, without compensating Tenant for the same and without the Agency having any liability whatsoever therefore. SECTION 30. NO RECORDATION Neither this Lease Agreement nor a memorandum thereof shall be recorded by Tenant. SECTION 31. ATTORNEY'S FEES In the event any action, suit or proceeding is brought for the enforcement of, or the declaration of, any right or obligation pursuant to this Lease or as a result of any alleged breach of any provision of this Lease, or for an unlawful detainer action, the prevailing party shall be entitled to recover its costs and expenses, including reasonable attorneys' fees, from the losing party, and any judgment or decree rendered in such a proceeding shall include an award thereof. SECTION 32. NOTICES AND PAYMENTS All notices required under this Lease, including notices of change of address, shall, be in writing, and all notices and payments shall be addressed as follows: Agency: Redevelopment Agency of the City of Moorpark 799 Moorpark Avenue Moorpark, California 93021 Attn: Executive Director Tenant: Charles Abbott Associates 18 High Street. Moorpark, California 93021 Attn: Charles Abbott, President Either party may, from time to time, by written notice to the other, designate a different address which shall be substituted for the one specified above. Except as otherwise provided by statute, notice shall be deemed served and received upon receipt by personal delivery or upon the second (2nd) day after deposit in the United States mail, certified or registered, return receipt requested, with postage prepaid. 1.4 () () () �s% SECTION 33. PARTIAL INVALIDITY If any provision of this Lease is found by a court of competent jurisdiction to be invalid, void or unenforceable, the remainder of this Lease shall nonetheless remain in full . force and effect to the full extent allowed by law. SECTION 34. GENDER AND NUMBER For the purpose of this Lease wherever the masculine or neuter form is used, the same shall include the masculine or feminine, and the singular number shall include the plural and the plural number shall include the singular, wherever the context so requires SECTION 35. SECTION HEADINGS Section headings in this Lease Agreement are for convenience only, and they are not intended to be used in interpreting or construing the terms, covenants and conditions of this Lease. SECTION 36. INTEGRATION AND MODIFICATION This Lease constitutes the entire agreement of the parties concerning the subject matter hereof and all prior agreements and understandings, oral or written, are hereby merged herein. This Lease may not be modified or amended except: ( 1) in a writing signed by all of the parties hereto; or (2) upon expiration of thirty (30) days service in accordance with Civil Code Section 1946, or any successor statute in effect on the date the written notice is served by Agency on Tenant of a written notice setting forth the modification or amendment. The parties agree that no estoppel argument can be raised during legal proceedings in order to avoid the provisions of this Section. SECTION 37. TIME Time is of the essence of this Lease. SECTION 38. INTERPRETATION Should interpretation of this Lease, or any portion thereof, be necessary, it is deemed that the Lease was prepared by the 15 (' hi �4 ii N`j ') parties jointly and equally, and the Lease shall not be interpreted against either party on the ground that the party prepared it or caused it to be prepared. SECTION 39. VENUE This Lease is made, entered into, and executed in Ventura County, California, and any action filed in any court for the interpretation, enforcement or other action arising from any term, covenant or condition herein shall be filed in the applicable court in Ventura County, California. SECTION 40. NON - DISCRIMINATION In accordance with Section 33435 of the California Community Redevelopment Law, the Tenant shall not discriminate against any person or class of persons by reason of race, color, creed, national origin, religion, age or sex or for any other reason prohibited by law. IN WITNESS WHEREOF, the parties have caused this Lease to be executed by their duly authorized representatives as of the date first written above. LESSOR: Moorpark Redevelopment Agency By: Steven Kueny, Executive Director TENANT: By: ATTEST: By: Charles Abbott Associates President Lillian Hare, Agency Secretary LEKSESRO- 09/21/94 16 Date: Date: Date: Jp J $( Q%Qi- EXH =SIT *wA9r LEAS E AREA MAP AND D E S GR Z PT I ON O F MAP d i,a r1 4 1 I, ; r r Y r p H H x w W 0. z W Y O O 2 LOT 2 BLDG.1 AC PVMT. 100' - - - - - - 152' -�- - - _- - `✓ VA LOT 6 23' BLDG.2123' Orell �= LOT 3 --1 125' .. HIGH STREET IR 127' I LOT 4 67' GA -P 153' 25' CA -1 N a �I 0 W a LOT 5 GA -P i \ 127' 1 EXHIBIT "A" HIGH STREET LEASE I. Lease Area A. Area shown as (Building 1 Lot 2) on attached map. 1. Building Area: 2. Lot Area: 3. Use: 4. Access: 5. Improvements: (Page 2 of 2) 1,500 sq. ft. 15,000 ± Office Professional Via High Street and Moorpark Avenue. Lease area may be subject to encroachment for City of Moorpark street improvements. d hi 44 it 1.'17 EXH=BI-' rr g.. = MPROVEMENT S L I S T EXHIBIT "B" BUILDING IMPROVEMENTS AND LANDSCAPING TERMS OF LEASE OF 18 HIGH STREET BY AND BETWEEN CHARLES ABBOTT ASSOCIATES AND THE MOORPARK REDEVELOPMENT AGENCY I. BUILDING IMPROVEMENTS AND REPAIR: $37,339.00 III. SIGNS: IV. m VII. VIII. PHONE SERVICE: PARKING LOT STRIPING: SHERIFF RENOVATIONS: A. PARTITIONS: B. SIGNS: C. FLAGPOLE: D. ELECTRICAL: REPAIRS A. ROOF: B. HVAC: C. ELECTRICAL: TOTAL COST OF IMPROVEMENTS: SGHL- ABBOTT -A- 06/28/94 $675.67 $1,591.10 $647.96 $975.00 $675.68 $1,692.00 755.89 $657.00 $6,875.00 $73.50 $51,957.80 EXH =BIT "C'• CRE D I T FOR PAYMENT S 1OW0] PAYMENT SCHEDULE ��. oo' C' EXHIBIT "C-1,11 TERMS OF LEASE OF 18 HIGH STREET BY AND BETWEEN CHARLES ABBOTT ASSOCIATES AND THE MOORPARK REDEVELOPMENT AGENCY RENT SCHEDULE FROM OCTOBER 1, 1994 TO MARCH 1, 1996 I. BUILDING AREA: 1,500 SQ. FT. CREDIT FOR AREA USED BY SHERIFF'S DEPARTMENT 180 SQ. FT. III. RENTAL AREA: 1,320 SQ. FT. IV. RENT PER SQ. FT.: $1.00 V. MONTHLY RENT: $1,320.00 Vi. COST OF IMPROVEMENTS: $51,957.80 Viii. AMOUNT OF CREDIT @ $1,320 PER MONTH FOR 17 MONTHS: $22,440.00 SGHL-ABBOTT-A-06/28/94 PAGE 1 OF' 4 000041 EXHIBIT "C-111 TERMS OF LEASE OF 18 HIGH STREET BY AND BETWEEN CHARLES ABBOTT ASSOCIATES AND THE MOORPARK REDEVELOPMENT AGENCY RENT SCHEDULE FROM MARCH 1, 1996 TO OCTOBER 1, 1997 I. BUILDING AREA: 1,500 SQ. FT. CREDIT FOR AREA USED BY SHERIFF'S DEPARTMENT 0 SQ. FT. RENTAL AREA: 1,500 SQ. FT. IV. RENT PER SQ. FT.: $1.00 V. MONTHLY RENT: $1,500.00 VI. COST OF IMPROVEMENTS: $51,957.80 VIII. AMOUNT OF CREDIT @ $1,500 PER MONTH FOR 19 MONTHS: $28,500.00 AMOUNT OF CREDIT @ $1,017.80 FOR ONE MONTH: $1,017.80 CREDIT FROM PAGE 1 OF' 4: $22,440.00 SECURITY DEPOST TOTAL CREDIT: $51,957.80 DUE ON OCTOBER 1, 1997 @ $1,500: $1,500.00 SGHL-ABBOTT-A-06/28/94 PAGE 2 OF 4 0 () () () -it ?. V dO E dOKd 00'0$ 00'0$ 00'OOS'T$ --------------- 96 /TO /VO -- 6T 00'0$ 00'0$ 00'00S'T$ 96 /10/LO 8T 00'0$ 00'0$ 00'OZE'T$ 96 /TO /ZO LT 00'0$ 00'0$ 00'OZ -'T$ 96 /TO /TO 9T 00'0$ 00'0$ OO'OZE'T$ S6 /TO /ZT ST 00'0$ 00'0$ 00'OZc'T$ S6 /TO/TT VT 00'0$ 00'0$ 00'OZCT$ 96 /TO /OT 8T 00'0$ 00'0$ 00'OZCT$ 96 /TO /60 ZT 00'0$ 00'0$ 00 *0W I$ S6 /TO /80 TT 00'0$ 00'0$ 00'0Z%'L$ 96 /10/LO OT 00'0$ 00 "0$ 00'OZL'T$ S6 /TO /90 6 00'0$ 00'0$ 00'OZE'T$ S6 /TO /SO 8 00'0$ 00'0$ 00'OW T$ 96 /TO /b0 L 00'0$ 00'0$ 00'0Z£'T$ 96 /TO /80 9 00'0$ 00'0$ 00'OZ£'T$ 96 /TO /ZO S 00'0$ 00'0$ 00'OZf:'T$ 96 /10/TO b 00'0$ 00'0$ 00`0WT$ V6 /10/ZT 8 00'0$ 00'0$ 00'0W T$ b6 /TO /TT Z 00'0$ 00'0$ OO'On'T$ 66 /TO /OT T AJNaov ADNaDv As ZlOggv OIL SNawAKd ZNHHAVd GaAiaDad I,IQd2i0 IVLLNad A'IHLLNOki livilol SQNfld dO ZNflOWV AONdOV ZNaWdOrlaAaGSH XHVdHOO14 alll QNV SaLLKIDOSSV LLL099V Sd'IdVHJ NddMLLdg QNV Ag LLdd2LLS HOIH 8 T d0 dSVH'l dOd d'TIIQdHOS IN2WAVd uZ -311 LLIHIHX3 Agency Tenant Steven Kueny, Executive Director Charles Abbott Date: Date: ABBOTT -B- 06/28/94 PAGE 4 OF 4 0000,1', AMOUNT OF FUNDS TOTAL MONTHLY RENTAL CREDIT RECEIVED PAYMENT PAYMENT TO ABBOTT BY AGENCY AGENCY 20 05/01/96 $1,500.00 $0.00 $0.00 21 06/01/96 $1,500.00 $0.00 $0.00 22 07/01/96 $1,500.00 $0.00 $0.00 23 08/01/96 $1,500.00 $0.00 $0.00 24 09/01/96 $1,500.00 $0.00 $0.00 25 10/01/96 $1,500.00 $0.00 $0.00 26 11/01/96 $1,500.00 $0.00 $0.00 27 12/01/96 $1,500.00 $0.00 $0.00 28 01/01/97 $1,500.00 $0.00 $0.00 29 02/01/97 $1,500.00 $0.00 $0.00 30 03/01/97 $1,500.00 $0.00 $0.00 31 04/01/97 $1,500.00 $0.00 $0.00 32 05/01/97 $1,500.00 $0.00 $0.00 33 06/01/97 $1,500.00 $0.00 $0.00 34 07/01/97 $1,500.00 $0.00 $0.00 35 08/01/97 $1,500.00 $0.00 $0.00 36 09/01/97 $1,500.00 $0.00 $0.00 37 10/01/97 $1,017.80 $482.20 $482.20 * ** $1,500.00 $1,500.00 38 11/01/97 $0.00 $1,500.00 $1,500.00 TOTALS: $51,957.80 --------------- - $3,482.20 * ** SECURITY DEPOSIT Agency Tenant Steven Kueny, Executive Director Charles Abbott Date: Date: ABBOTT -B- 06/28/94 PAGE 4 OF 4 0000,1',