HomeMy WebLinkAboutAgreement A-15-285 with Reedley Center Inc..pdf AGREEMENT NO. 15-285
L-302 ReedleyRegionalCenter
ReedelyCenter/DSS/5610
1 LEASE AGREEMENT
2 THIS LEASE AGREEMENT (hereinafter"LEASE") is made and entered into this-Ito"1
3 day of , 2015, by and between REEDLEY CENTER, INC., 111 Main
4 Street, Suite A, Los Altos, CA 94022 (hereinafter"LESSOR"), and the COUNTY OF FRESNO, a
5 political subdivision of the State of California, 2220 Tulare Street, 215` Floor, Room 2101,
6 Fresno, CA 93721-2106 (hereinafter"LESSEE").
7 1. LEASED PREMISES - LESSOR hereby leases to LESSEE office space of
8 approximately 27,177 square feet, depicted on Exhibit"A", attached hereto and incorporated
9 herein by reference, together with a fenced parking area located at the back of the building for
10 the exclusive use of the LESSEE and common area parking, all at the location commonly known
11 as 1670-1690 East Manning Avenue, Reedley, CA 93654 and (hereinafter"Premises").
12 2. TERM -The initial term of this LEASE shall be five (5)years for the period July 1,
13 2015 through June 30, 2020 (hereinafter"Initial Term"). At the expiration of the Initial Term, this
14 LEASE shall be renewable for one (1)three-year period beginning on July 1, 2020 and ending
15 on June 30, 2023. Such renewal shall take place automatically unless LESSEE provides
16 LESSOR with written notice to terminate this LEASE at least one hundred eighty(180)days prior
17 to the expiration of the Initial Term on June 30, 2020. In case of any termination of this LEASE
18 by LESSEE, the Fresno County Board of Supervisors must approve the termination, and either
19 the County Administrative Officer, or the Director of Internal Services/Chief Information Officer,
20 or the Director of the Department of Social Services, is authorized to provide such written notice
21 to terminate this LEASE. In no event shall the term of this LEASE extend beyond June 30,
22 2023.
23 3. NON FUNDING TERMINATION: This LEASE is contingent on the allocation of
24 funds by a governmental agency. Should funds not be allocated, this LEASE may be terminated
25 by the Board of Supervisors by giving at least thirty(30)days prior written notice to LESSOR.
26 LESSEE shall pay to LESSOR,within forty-five (45) days after the LEASE termination date, any
27 unpaid rent due LESSOR.
28 4. RENT - LESSEE shall pay rent on a monthly basis for the Premises ('Rent')
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1 beginning July 1, 2015, at the rate in the payment schedule shown below. Beginning July 1,
2 2016 the rent shall increase by two percent(2%) and by an additional 2% each July 1,
3 thereafter:
4
Rent Period
5 Beginning Rent Per Month
July 1, 2015 $ 23,790.75
6 July 1, 2016 $ 24,266.56
7 July 1, 2017 $ 24,751.89
July 1, 2018 $ 25,246.93
8 July 1, 2019 $ 25,751.87
July 1, 2020 $ 26,266.91
g July 1, 2021 $ 26,792.24
July 1, 2022 $ 27,328.09
10
11 5. UTILITIES —LESSEE is responsible for electricity, natural gas,telephone, computer
12 and internet services, water, garbage, and sewer, including all costs thereof associated with
13 such usage for the Premises.
14 6. USE - LESSEE shall use the Premises as office space for the Department of Social
15 Services or any other County department or authorized agent. LESSEE agrees to comply with
16 all applicable laws, ordinances and regulations in connection with such use.
17 LESSOR covenants that the Premises are suitable for the intended use. LESSOR
18 further covenants that the Premises shall be in compliance with all applicable laws, ordinances
19 and regulations, including but not limited to safety regulations, health and building codes.
20 7. REEDLEY SHOPPING CENTER SPECIAL PARKING PLAN —LESSEE shall
21 subscribe to and at all times respect and abide by the terms of the Special Parking Plan
22 applying to the Premises, as described in Exhibit"B", attached hereto and incorporated herein by
23 reference. Specifically, LESSEE shall comply with all terms and provisions applying to the
24 "LESSEE" or`Tenant' as set forth in Exhibit"B." It is understood that such term set forth in
25 Exhibit"B" shall mean the County of Fresno, for purposes of this Lease Agreement. Additionally,
26 LESSEE shall require and take all necessary and appropriate steps to ensure that any sub-
27 lessee of the Premises similarly complies with Exhibit"B."
28 8. MAINTENANCE - LESSOR shall be responsible for all exterior and interior
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1 maintenance, including repair of air conditioning, heating units, plumbing systems, electrical
2 systems, fire sprinkler system, roof, painting, flooring, landscape, parking and other common
3 area maintenance at the Premises, to include bird control at the entrance to the Premises.
4 LESSOR is also responsible for the structural condition of the building and agrees that the
5 building will always be maintained in a condition acceptable for the LESSEE'S intended use of
6 the Premises. LESSOR's maintenance responsibilities shall include carpet replacement and
7 exterior and interior painting, as needed, due to normal wear and tear.
8 In the event building systems such as air conditioning and heating units malfunction,
9 restroom fixtures are not draining properly, or water intrusion, leaks or other events that
10 immediately impact the occupancy of the Premises by LESSEE occur, LESSOR shall respond
11 within twenty-four(24) hours after contact by LESSEE to initiate repairs and replace equipment to
12 restore the systems to full working order. Structural issues, including but not limited to damaged
13 doors, walls, roof, and windows shall be a priority, and shall be addressed within the same day
14 such are reported. LESSOR covenants that the Premises shall be maintained in substantially the
15 same condition as that existing at the commencement of this LEASE.
16 LESSEE shall be responsible for interior light fixture ballasts and lamp replacement.
17 LESSOR shall provide names of contractors for such electrical work, and for signage or
18 other maintenance work undertaken by LESSEE, all of which shall be at LESSEE's expense.
19 9. LESSOR WORK- Upon approval of this LEASE, LESSOR, at its sole cost and
20 expense, shall provide all labor, material and equipment to install new carpet and paint the
21 interior of the Premises. LESSOR, or LESSOR's designated contractor, and LESSEE shall tour
22 the premises to determine the interior painting to be done.
23 10. JANITORIAL SERVICES AND COST —LESSOR, at LESSOR's sole cost and
24 expense, shall procure and provide janitorial services and supplies at the Premises(hereinafter
25 "Janitorial Services"). The Janitorial Services shall be provided five (5) days per week and will
26 include the Janitorial Services and supplies as described by Exhibit"C", attached hereto and by
27 this reference incorporated herein.
28 LESSEE shall pay to LESSOR a monthly amount (hereinafter"Janitorial Cost") for
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1 the janitorial services and supplies which shall be in addition to the Rent. LESSOR shall mail an
2 invoice by the fifteenth (15th) day of each month for the Janitorial Cost to: County of Fresno,
3 Department of Social Services, Attn: DSS Business Office, Reedley Regional Center, P.O. Box
4 1912, Fresno, CA 93718.
5 The Janitorial Cost shall be eleven cents ($0.11) per square foot per month and
6 shall begin accruing upon occupancy of the Premises by LESSEE. LESSOR may, after obtaining
7 LESSEE's written approval, increase the Janitorial Cost based on the LESSOR's actual cost of
8 the Janitorial Services up to an amount not to exceed twenty-five(25)cents per square foot per
9 month. LESSOR and LESSEE may agree to amend this Section 10 to select a different janitorial
10 service if the Janitorial Cost exceeds twenty five (25) cents per square foot per month, or to
11 correct deterioration in the quality of the janitorial service, or for any other reason mutually agreed
12 upon by the parties.
13 11. LESSEE TENANT IMPROVEMENTS TO THE PREMISES — Upon execution of this
14 LEASE by all parties, LESSOR shall arrange and oversee construction of LESSEE tenant
15 improvements as shown on Exhibits "D-1 and D-2," ("Tenant Improvements")attached hereto and
16 by this reference incorporated herein. Any modifications to the mutually signed drawings, plans
17 and specifications for Tenant Improvements must be approved in writing by LESSOR, and by
18 LESSEE through its Director of the Department of Social Services.
19 LESSOR, at its sole cost and expense, shall provide all labor, material and equipment
20 for the completion of the Tenant Improvements in strict accordance with the approved plans
21 and specifications. LESSOR and LESSEE shall mutually agree as to the hours when
22 construction of the Tenant Improvements shall take place.
23 LESSEE shall reimburse LESSOR's property manager("PM")the actual construction
24 cost to complete the Tenant Improvements, in an amount not to exceed $450,000, within thirty
25 (30) days from receipt of LESSOR's bi-weekly progressive invoices for same.
26 12. COMPLIANCE WITH LAWS —As to the Premises, LESSOR acknowledges public
27 funds are used for payments made by LESSEE under this LEASE and for"public work"
28 projects LESSOR and its PM shall comply with, and shall ensure compliance by all contractors
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1 and subcontractors with, all applicable laws and regulations, including the payment of
2 prevailing wages pursuant to Section 1770 et.seq. of the Labor Code.
3 13. INDEPENDENT CONTRACTOR - In performance of the work, duties and obligations
4 assumed by LESSOR under this LEASE, it is mutually understood and agreed that LESSOR, and
5 its PM,including any and all of the their officers, agents, and employees will at all times be acting
6 and performing as an independent contractor, and shall act in an independent capacity and not
7 as an officer, agent, servant, employee,joint venturer, partner, or associate of the LESSEE.
8 Furthermore, LESSEE shall have no right to control or supervise or direct the manner or method
9 by which the work and function shall be performed. However, LESSEE shall retain the right to
10 administer this LEASE so as to verify that LESSOR and its PM are performing their obligations in
11 accordance with the terms and conditions thereof.
12 LESSOR and LESSEE shall comply with all applicable provisions of law and the rules
13 and regulations, if any, of governmental authorities having jurisdiction over matters and/or the
14 subject thereof.
15 Because of its status as an independent contractor, LESSOR shall have absolutely no
16 right to employment rights and benefits available to LESSEE employees. LESSOR shall be
17 solely liable and responsible for providing to, or on behalf of, its employees all legally-required
18 employee benefits. In addition, LESSOR shall be solely responsible and save LESSEE
19 harmless from all matters relating to payment of LESSOR'S employees, including compliance
20 with Social Security withholding and all other laws and regulations governing such matters. It
21 is acknowledged that during the term of this LEASE, LESSOR may be providing services to
22 others unrelated to the LESSEE or to this LEASE.
23 14. BREACH OF OBLIGATION TO MAINTAIN - In the event LESSOR breaches its
24 obligation to maintain the Premises as herein provided, LESSEE shall give written notice to
25 LESSOR within fifteen (15) days of the discovery of such breach. LESSOR shall then have
26 thirty(30)days from the date of notice to cure its breach, provided, however, that if the item of
27 maintenance is of such a nature that it requires more than thirty(30)days to complete, then
28 LESSOR shall have such additional time as is necessary to complete such maintenance as
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1 long as LESSOR commences work on such maintenance within said thirty(30)day period
2 and diligently prosecutes such maintenance to completion. Subject to the foregoing, if the
3 period for cure expires and if, in LESSEE'S reasonable determination, LESSOR has failed to
4 cure, then LESSEE may, at its election:
5 A. Terminate this LEASE upon thirty(30)days written notice to LESSOR. In
6 such case, LESSEE shall have the right to demand LESSOR refund any
7 monies which were paid to LESSOR pursuant to the LEASE but which
8 were not earned by LESSOR by consequence of its breach. Upon receipt
9 of such demand, LESSOR shall promptly refund all such monies; or
10 B. Cure LESSOR'S breach and deduct the cost of such cure, together with
11 reasonable administrative costs, from LESSEE'S future rent obligation.
12 LESSEE'S decision to cure LESSOR'S breach shall not constitute a waiver
13 of any rights or remedies that LESSEE may have arising from this LEASE
14 or by operation of law.
15 15. DESTRUCTION OR DAMAGE FROM CASUALTY- If the Premises are
16 damaged or destroyed as a result of fire, earthquake, act of God, or any other identifiable
17 event of a sudden, unexpected, or unusual nature (hereinafter"Casualty"), then LESSOR
18 shall either promptly and diligently repair the damage at its own cost, or terminate this LEASE
19 as hereinafter provided.
20 A. LESSOR'S Election to Repair: If LESSOR elects to repair the Casualty
21 damage to the Premises, then it shall within thirty(30)days after the date of
22 Casualty provide written notice (hereinafter"Notice of Repair")to LESSEE
23 indicating the anticipated time required to repair. LESSEE shall activate
24 and apply its personal property insurance coverage for restoring any
25 alterations or fixtures that it owns and/or has installed upon or in the
26 Premises. Such repairs shall restore the Premises to substantially the
27 same condition as that existing at the time of Casualty; such repairs shall
28 also be made in compliance with all applicable state and local building
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1 codes. LESSOR shall not be liable to LESSEE for compensation for any
2 loss of business, or any inconvenience or annoyance arising from repair of
3 the Premises as a result of the Casualty except for rent reduction as
4 hereinafter provided. LESSEE shall be responsible at its sole cost and
5 expense for the replacement of its personal property.
6 B. LESSOR'S Election to Terminate Due to Casualtv: LESSOR may only
7 elect to terminate the LEASE due to Casualty if: the Premises have been
8 destroyed or substantially destroyed by said Casualty; and the estimated
9 time to repair the Premises exceeds ninety(90)days from the date of the
10 Casualty. LESSOR shall provide LESSEE with written notice of its election
11 to terminate within thirty(30)days after the date of Casualty, specifying a
12 termination date not less than thirty(30) days from the date of said notice.
13 C. Rent Reduction Due to Casualtv: In the event of Casualty, LESSEE'S
14 obligation to pay the rent shall be reduced beginning on the date of the
15 Casualty. Such reduction shall be proportional to the damage caused to
16 the Premises by the Casualty as mutually determined by LESSEE and
17 LESSOR. If LESSOR elects to repair the Premises pursuant to the terms
18 of this LEASE, then the rent reduction shall continue until the date of
19 substantial completion of repair.
20 D. LESSEE'S Election to Terminate Due to Casualty: If LESSEE does not
21 receive a Notice of Repair from LESSOR within thirty(30)days after the
22 Casualty, or if the anticipated period of repair contained in the Notice of
23 Repair exceeds ninety(90) days, then LESSEE may elect to terminate this
24 LEASE. LESSEE shall provide LESSOR with written notice of its election
25 to terminate this Lease, specifying a termination date not less than thirty
26 (30)days from the date of said notice. In such case, LESSEE shall have
27 the right to demand that LESSOR refund any monies which were paid to
28 LESSOR pursuant to the LEASE but which were not earned by LESSOR by
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1 consequence of the Casualty. Upon receipt of such demand, LESSOR
2 shall promptly refund all such monies.
3 16. HOLD HARMLESS - LESSOR will indemnify, defend, and hold LESSEE
4 harmless from and against any and all liabilities, claims, demands, actions, proceedings,
5 costs, expenses or damages of any kind or nature and in any manner directly or indirectly
6 caused, occasioned or contributed to by reason of the negligence,whether active or passive,
7 of LESSOR or anyone acting under its direction or control or on its behalf in connection with or
8 incidental to the performance of this agreement.
9 The parties acknowledge that as between LESSOR and LESSEE, each is responsible
10 for the negligence of its own employees and invitees.
11 17. INSURANCE -Without limiting the LESSEE'S right to obtain indemnification from
12 LESSOR or any third parties, LESSOR, at its sole expense, shall maintain in full force and
13 effect, the following insurance policies or a program of self-insurance throughout the term of
14 this LEASE:
15 a. Commercial General Liability -Commercial General Liability Insurance with
16 limits of not less than One Million Dollars ($1,000,000) per occurrence and an annual
17 aggregate of Two Million ($2,000,000). This policy shall be issued on a per occurrence
18 basis. LESSEE may require specific coverages including completed operations,
19 products liability, contractual liability, Explosion-Collapse-Underground, fire legal
20 liability, or any other liability insurance deemed necessary because of the nature of this
21 contract.
22 b. Property Insurance—Against all risk of loss to LESSEE property, at full
23 replacement cost with no coinsurance penalty provision, naming LESSEE as
24 additional loss payee.
25 c. Automobile Liability- Comprehensive Automobile Liability Insurance with
26 limits for bodily injury of not less than Two Hundred Fifty Thousand Dollars
27 ($250,000.00) per person, Five Hundred Thousand Dollars ($500,000.00) per accident
28 and for property damages of not less than Fifty Thousand Dollars ($50,000.00), or
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1 such coverage with a combined single limit of Five Hundred Thousand Dollars
2 ($500,000.00). Coverage should include owned and non-owned vehicles used in
3 connection with this LEASE.
4 d. Worker's Compensation -A policy of Worker's Compensation insurance
5 may be required by the California Labor Code.
6 LESSOR shall obtain endorsements to its Commercial General Liability insurance
7 naming the County of Fresno (hereinafter"County"), its officers, agents, and employees,
8 individually and collectively, as additional insured, but only insofar as the operations under this
9 LEASE are concerned. Such coverage for additional insured shall apply as primary insurance
10 and any other insurance, or self-insurance, maintained by its officers, agents, and employees
11 shall be excess only, and not contributing with insurance provided under LESSOR'S policies
12 herein. This insurance shall not be cancelled or changed without a minimum of thirty(30)days
13 advance written notice given to County.
14 Within (30) days from date LESSOR executes this LEASE, LESSOR shall provide
15 certificates of insurance and endorsement as stated above for all of the foregoing policies, as
16 required herein, to the County of Fresno,Attn: ISD Lease Services(L-302), 2220 Tulare Street,
17 21 st Floor, Room 2101, Fresno, CA 93721-2106, stating that such insurance coverages have
18 been obtained and are in full force;that the County,its officers,agents and employees will not be
19 responsible for any premiums on the policies; that such Commercial General Liability insurance
20 names the County, its officers,agents,and employees, individually and collectively,as additional
21 insured, but only insofar as the operations under this Lease are concerned;that such coverage
22 for additional insured shall apply as primary insurance and that any other insurance, or self-
23 insurance shall not be cancelled or changed without a minimum of ten(10)days advance,written
24 notice given to County.
25 In the event LESSOR fails to keep in effect at all times insurance coverage as
26 herein provided, the COUNTY may, in addition to other remedies it may have, suspend or
27 terminate this LEASE upon the occurrence of such event.
28 All policies shall be with admitted insurers licensed to do business in the State
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1 of California. Insurance purchased shall be purchased from companies possessing a current
2 A.M Best Company rating of A FSC VI or better.
3 LESSEE shall maintain during the term of this LEASE the following policies of
4 insurance, which coverages may be provided in whole or in part through one or more
5 programs of self-insurance:
6 a. Commercial General liability insurance with limits of not less than One
7 Million Dollars ($1,000,000.00) per occurrence and an annual aggregate of not less
8 than Two Million Dollars ($2,000,000.00). This policy shall be issued on an
9 occurrence basis.
10 b. All-Risk property insurance.
11 18. SURRENDER OF POSSESSION - Upon the expiration or termination of this
12 LEASE, LESSEE will surrender the Premises to LESSOR in such condition as that existing at
13 the commencement of this LEASE, less reasonable wear and tear, less the effects of any
14 Casualty as herein defined, and less the effects of any breach of LESSOR'S covenant to
15 maintain. LESSEE will not be responsible for any damage which LESSEE was not obligated
16 hereunder to repair.
17 19. FIXTURES - LESSOR agrees that any equipment, fixtures or apparatus installed
18 in or on the Premises by LESSEE shall continue to be the property of LESSEE and may be
19 removed by LESSEE at any time. LESSEE shall pay for the repair of any damage caused by
20 the removal of fixtures. Any of LESSEE's fixtures not removed after LESSEE surrenders
21 possession shall become the property of LESSOR at LESSOR's sole election, which decision
22 shall be commemorated in writing at the time. Any such fixtures that LESSOR elects NOT to
23 accept as surrendered, shall continue to remain the property of LESSEE, who shall promptly
24 remove them and restore the original condition of the Premises as they existed at Lease
25 Commencement, in any of the areas where such fixtures had been attached; and shall do so
26 within 15 days of such notification, it being noted that"possession"and rent responsibility
27 under the Lease shall continue until all such removals and restorations have been completed.
28 20. RIGHT OF ENTRY - LESSOR, or its representative(s), upon twenty-four(24)
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1 hours notice, shall have the right to enter the Premises at any time during business hours, or
2 at such other time as LESSEE deems appropriate, to make any alterations, repairs or
3 improvements to the Premises. The normal business of LESSEE or its invitees shall not be
4 unnecessarily inconvenienced. In the event of an emergency, LESSOR may enter the
5 Premises at any time without giving prior notice to LESSEE.
6 21. AMENDMENT -This LEASE maybe amended by the mutual written consent of
7 the parties without in any way affecting the remainder.
8 22. NON-ASSIGNMENT-LESSEE shall not assignor transfer its rights or obligations
9 under this LEASE, or sub-lease said Premises or any portion thereof, without the prior written
10 consent of the LESSOR.
11 23. GOVERNING LAW -Venue for any action arising out of or relating to this LEASE
12 shall be in Fresno County, California. This LEASE shall be governed by the laws of the State
13 of California.
14 24. NOTICES -All notices to be given under this LEASE by either Party to the other
15 Party shall be in writing, and given by any one of the following methods:
16 (i) Personal delivery to the applicable address as set for below; or
17 (ii) Sent by certified United States mail, first class postage prepaid, with return
18 receipt requested, to the applicable addresses as set forth below, in which case such notice
19 shall be deemed given three (3) business days if LESSOR is the recipient, or three (3)days if
20 LESSEE is the recipient, after such deposit and postmark with the United States Postal
21 Service; or
22 (iii) Sent by a reputable overnight commercial courier, in which case such
23 notice shall be deemed given one (1) business day if LESSOR is the recipient, or one (1) day
24 if LESSEE is the recipient, after such deposit with that courier to the applicable addresses as
25 set forth below.
26 The addresses and telephone numbers of the Parties for purposes of giving receiving
27 notices under this LEASE are as follows:
28
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1
LESSEE: LESSOR:
2 County of Fresno Reedley Center, Inc.
Robert W. Bash (L-302) Attn: Roger Burnell
3 Director of Internal Services 111 Main Street, Suite A
2220 Tulare Street, 21 st Floor Los Altos, CA 94022
4 Fresno, CA 93721-2120 (650) 941-2700
5 (559) 600-1715
6 Provided however, such notices may be given to such person or at such other place as
7 either of the Parties may from time to time designate by giving written notice to the other Party,
8 and provided further however, in any event notices of changes of address or termination of this
9 LEASE shall not be effective until actual delivery of such notice. Notices given hereunder shall
10 not be amendments or modifications to this LEASE.
11 25. DISCLOSURE OF SELF DEALING TRANSACTIONS —This provision is only
12 applicable if the LESSOR is operating as a corporation (a for-profit or non-profit corporation)
13 or if during the term of this LEASE, the LESSOR changes its status to operate as a
14 corporation.
15 Members of LESSOR'S Board of Directors shall disclose any self-dealing transactions
16 that they are a party to while LESSOR is providing goods or performing services under this
17 LEASE. A self-dealing transaction shall mean a transaction to which the LESSOR is a party
18 and in which one or more of its directors has a material financial interest. Members of the
19 Board of Directors shall disclose any self-dealing transactions that they are a party to by
20 completing and signing a Self-Dealing Transaction Disclosure Form Exhibit"E", attached
21 hereto and by this reference incorporated herein, and submitting it to the County of Fresno
22 prior to commencing with the self-dealing transaction or immediately thereafter.
23 26. SIGNAGE - LESSEE shall conform to sign criteria standards as established by
24 LESSOR, as well as the City of Reedley's sign regulations. LESSEE shall be permitted
25 signage on the building fascia above its entrance and on the entry door, along with a
26 designated section of the monument sign along Manning Avenue. LESSOR shall have the
27 right to approve any signing requested by LESSEE. LESSEE shall be responsible for all
28 costs for their signage.
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1 27. AUTHORITY- Each individual executing this LEASE on behalf of LESSOR
2 represents and warrants that that individual is duly authorized to execute and deliver this
3 LEASE on behalf of the Reedley Center, Inc. and that this LEASE is binding upon Reedley
4 Center, Inc. in accordance with its terms. The terms of this LEASE are intended by the parties
5 as a final expression of their agreement with respect to such terms as are included in this
6 LEASE and may not be contradicted by evidence of any prior or contemporaneous
7 agreement, arrangement, understanding or negotiation (whether oral or written).
8 28. ENTIRE LEASE -This LEASE constitutes the entire LEASE between the
9 LESSOR and LESSEE with respect to the subject matter hereof and supersedes all prior
10 leases, negotiations, proposals, commitments, writings, advertisements, publications, and
11 understandings of any nature whatsoever unless expressly referenced in this LEASE.
12 This LEASE shall be binding on and inure to the benefit of LESSOR'S heirs,
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1 successors and assigns.
2 EXECUTED as of the date first herein written.
3 LESSEE: LESS
4 COUNTY OF FRESNO REE EY EN INC.
5 By a By
6 Deborah A. Poochigian, Chairman ger . Burnell, President
Bo d f Supervisors
7 Date Date
8
9 ATTEST: BERNICE E. SEIDEL, CLERK
BOARD OF SUPERVISORS
10 By
11 'Delluty
APPROVED AS TO LEGAL FORM:12
DANIEL C. CEDERBORG, COUNTY COUNSEL
13 r
By
14 Deputy
15 APPROVED AS TO ACCOUNTING FORM:
16 VICKI CROW, C.P.A.
AUDITOR-CONTROLLER/TREASURER-
17 TAX COLLECTOR
18 By
19 ED FOR APPROVAL:
20 Robert W. Bash, Director of Internal
21 Services/Chief Information Officer
RE C M NDD FOR APPROVAL:
22
23 By
, Dir tor,
24 Department of Social Services
25 Fund 0001
26 Subclass 10000
Org No. 5610
27 Acct. No. 7340
28 L-302Property/ReedleyCenter/DSS/5610
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EXHIBIT "A"
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1 EXHIBIT B
2
Reedley Shopping Center Special Parking Plan
3
LESSEE shall subscribe to and at all times respect and abide by the Reedley
4 Shopping Center Special Parking Plan ("Parking Plan"), consisting of this Exhibit "B"
5 together with the Parking Analysis Report('Report")of Appendix I, and its corresponding
Site Plan to be attached herewith as Appendix 11,which has been prepared and designed
6 by R.W. Greenwood and Associates of Fresno, Civil Engineers, specifically for the
purpose of providing a fully operative and successful traffic flow and parking plan that AT
7 ALL TIMES assures more than adequate parking for the neighboring SaveMart
Supermarket. This plan and analysis shall be approved by SaveMart, shall become
$ attached hereto and become a part hereof, and any substantial change that is or may be
9 proposed in the future and throughout the term of this Lease shall first receive the review
and written approval of SaveMart or their designated representative, which approval shall
10 not be unreasonably withheld, and which shall then receive the written approval of both 4�
of the Parties hereto before any implementation. The principal tenets of the Parking Plan
11 are summarized here below:
12
13 B-1. Plan Objectives
14 1. It is the principal objective of the Parking Plan to convert the established parking
requirements for LESSEE, in accordance with both the City of Reedley prescribed
15 allocations for their use as reflected and incorporated into the corresponding formal
16 engineering analysis, into a combination employee and customer parking, traffic flow, and
pedestrian path-of-travel flow plan that ASSURES that there will be LESS negative impact
17 on SaveMart from the current expansion of LESSEE than there would from any standard
retail sales operator newly arriving from the outside market. This ASSURANCE shall be
18 based upon an analysis of generated traffic, parking count, parking location availability, `
and pedestrian flow patterns, it being recognized that separate positive impacts are
19 warranted and expected from the addition of potential customers to the Center in j
20 comparison to un-utilized store space which are in the mutual business interest of all
parties.
21
2. The Parking Plan Analysis shall analyze and compare the parking count for both
22 conventional general retail and special use as prescribed herein, and shall publish the
result in comparative form. i
23
24 3. The Parking Plan shall be based upon the results of the engineers'traffic and parking
count study, and shall designate locations for employees, and/or any other specified
25 parking users and/or uses that are identified as useful or helpful for minimizing traffic
impacts, while maximizing efficiency and availability of general customer parking for
26 primarily SaveMart, and secondarily for LESSEE hereto, and equally reasonably for all
other neighboring tenants, it being recognized that any overall plan must be beneficial
27 without being discriminatory.
28
4. The Parking Plan shall specify the appropriate Means and Methods for implementing
COUNTY OF FRESNO
Fresno,Caffornla
4
I
I both any established parking locations and associated designations, if any, and the i
procedure for monitoring and managing its implementation and accomplishment. It shall
2 further provide for a formal procedure for correcting any performance or compliance '
failures, as well as inadequacies or shortcomings should they arise, and for documenting
3 and confirming the completion and success of the corresponding and proper corrective
action.
4
5 5. The Parking Plan shall provide for a regular monitoring procedure by LESSOR or its
designated agent, as well as an alternate monitoring procedure,using either LESSEE'S
6 Staff Security personnel, or an outside Security Guard or Security Service, either at the
election of the LESSEE as is currently required, or at either the direction of LESSOR or
7 the Traffic Committee, and for such time periods as deemed necessary by either
LESSOR and/or the Traffic Committee, and at the sole responsibility and cost of
8 LESSEE.
9
10 B-2. Plan Implementation
11 The designated Parking Analysis and Report ("Report"), and the corresponding
Site Plan showing areas designated for LESSEE parking, shall be completed by R.W.
12 Greenwood and Associates and distributed for review on or before February 5th, 2002,
13
Once approved by LESSOR, LESSEE, and SaveMart, then it shall be attached and
included herein as Appendix I (Report) and Appendix 11 (Site Plan), and its final
14 recommendations shall become relied upon and honored by both LESSEE and LESSOR,
for the mutual use and benefit of all Parties.
15
16 B-3. Site Controls
17
A copy of the approved Parking Plan and Site Plan shall be shown, discussed with,
18 and distributed to all Managers of the businesses involved, who shall indicate their i
approval and acceptance of its provisions, and who shall agree to respect its purpose and
19 fulfillment. This consists of: I
20 • SaveMart (Corporate Office, Real Estate Management, and Store Manager)
• LESSOR(Owner, Property Manager, Site Manager, and Leasing Manager)
21 • LESSEE (The Fresno County Workforce Investment Board or its designees)
22 LESSEE agrees that its employees, whether full-time or part-time, shall have the
Parking Plan with the Site Plan shown and explained to them by their management both
23 before LESSEE takes occupancy, and at the commencement of each person's formal
24 employment, including any designated Assigned Parking-whether an area or numbered
space - which may apply to them, and shall sign an Agreement of Understanding that
25 commits them to abide by said Plan. All Supervisors and Managers of LESSEE, in
addition to abiding by the same understanding, shall agree to monitor and assure that the
26 employees who report to them are introduced to and kept abreast of any changes to the
Parking Plan and/or its inclusive Site Plan, and that they respect and continue to abide
27 by their commitment to the Parking Plan throughout their term of employment. Each
28 employee shall register their automobile with their employer by Make, Model, Year and
License Number, and a Site Permit shall be issued to each Employee who is assigned
i
COUNTY OF FRESNO
Fresno,Calltormla
. � r
1 a parking space, which shall be displayed in their car(either inside the windshield, or on
the dashboard or mirror) certifying that they are the designated employee who shall be f
2 located in that area or space. LESSEE shall be responsible for conducting, monitoring
and supervising this registration procedure and its proper implementation, and agrees to
3 discipline any employee failing to comply with the existing or future Parking Plan,which I discipline shall include but not be limited to the assessment of a $25.00 parking fine (or
4 such other amount as LESSOR or Traffic Committee may determine is appropriate for
5 addressing and preventing such Instances of non-compliance.
I
6
B-4. Site Monitoring & Reporting
7
LESSOR or its representative shall conduct a weekly patrol during or in addition I
8 to regular Site Inspections to ensure that the Parking Plan is being adhered to. However, I
9 the primary responsibility for monitoring and complying with the Parking Plan shall belong
to LESSEE. Every two (2)weeks during the first sixth months of their occupancy, and
10 each (1) month thereafter, the designated Monitor, The Fresno County Workforce
Investment Board or its designees shall prepare and submit a Site Inspection Form, using
11 the format included herein, listing any concerns that have been brought to their-attention
by SaveMart, any Party hereto, or any Member of the Traffic Committee (See B-5 below)
12 that brings into question the proper and effective implementation of the Parking Plan,
13 which report shall clearly show the corrective action or procedure that has been taken.
14
B-5. Parking Plan Monitoring &Improvement
15
Effective on the first day of occupancy of LESSEE, a standing Traffic Committee
16 ("The Committee") shall come into existence, and be comprised of the following
17 Members:
• The Store Manager of SaveMart
18 - LESSEE (The Fresno County Workforce Investment Board or its designees) !
•The Reedley Shopping Center'Site Manager
19 • The Highest Ranking Officer of the Designated Property Manager Company
20 • SaveMart's Designated Internal Property Manager for Store #27, at their sole
discretion and option,when and as they see fit.
21 • R. W. Greenwood and Associates, on a case-by-case basis, at the request and
invitation of any other committee member.
22
The preferred method of association is that any Members of the Committee may
23 and should confer with each other from time to time on an informal and congenial basis
24 to consider and implement any mutually beneficial policies and/or procedures. Those
adjustments that may call for or benefit from a change to the engineered Parking Plan,
25 as attached hereto, shall require a record of approval through written memorandum as
provided for in the opening Paragraph of this exhibit B. All Parties shall strive toward, and 1
26 hereby commit to work together in their best good faith toward assuring the proper {
implementation of the Parking Plan as originally intended, and toward reaching an
27 amicable and expedient correction and/or resolution to any concerns that may come to
28 their attention.
COUNTY OF FRESNO
Fresno,Callfornla
I
i
I
1 B-6. Corrective Action
j
2 However, and nonetheless, should the informal operation under Section B-5 herein
not be found to be sufficient for any matter so treated, and should it be considered
3 necessary to do so, any Member may at any time, by no less than five (5)days written
notice to the others, call for a review of by The Committee of any matter of concern or
4 urgency that deserves such attention, by submitting a copy of the attached form (or any
5 reasonable facsimile thereof) to the other members. Said Committee shall confer by
telephone, and/or convene in person in whole or in part if deemed necessary,to address
6 and resolve any such matter at hand in a suitably efficient and professional manner. IT
SHOULD BE MADE CLEAR THAT IN ANY AND ALL SUCH INSTANCES, THE j
7 FUNDAMENTAL OBJECTIVE IS AND WILL BE TO ADDRESS AND DULY ASSUAGE j
ANY CONCERNS OF SAVEMART SUCH THAT THE BASIC TENET OF THIS PLAN,AS j
8 EXPRESSED IN SECTION B.1-1, IS- ADDRESSED AND UPHELD, WHETHER BY
9 SINCERE, JOINT ADHERENCE TO THE PLAN AS INTENDED, OR BY MODIFICATION '
OR IMPROVEMENT THAT MAY BE PROPOSED OR RECOMMENDED TO SAID PLAN
10 IN DUE COURSE, AND/OR BY IMPROVED OR ADDITIONAL MONITORING AND
CONTROL, AS NECESSARY, AND IT IS FUNDAMENTAL TO THIS PLAN AND THE j
11 AGREEMENT OF THE PARTIES HERETO THAT COMPLIANCE WITH THE PLAN, AS
REFLECTED IN ITS MOST CURRENT ISSUE OR REVISION, IS THE PRIMARY i
12 OBJECTIVE OF THIS COOPERATION RATHER THAN NON-COOPERATIVE FAULT-
13 FINDING OR PUNISHMENT,
14 However, notwithstanding the commitment and intent of the foregoing, any findings
of the Committee that may call for corrective action (such as a failure to regularly monitor
15 and report, or a failure to cite instances of violations), or any finding calling for disciplinary
action (such as the finding of an employee with a poor compliance record), shall result
16 in a Formal Complaint for Action sent to both Parties hereto with a copy to SaveMart.
17 Three (3) votes shall always be sufficient to institute such action, whether corrective or S
disciplinary, although a Recommendation for Action can be issued with two (2) votes.
18 Within three (3)days of receiving any such Complaint, the Parties hereto shall confer or
convene and develop an effective resolution by mutual consent. If after thirty (30) days
19 thereafter, a responsible solution is not in place, SaveMart may ask, and Landlord shall
20 then become obligated to bring in a Professional Mediator(*), at LESSEE'S sole expense,
for the purpose of resolving the concern and re-asserting the efficacy of The original Plan,
21 as designed and intended. It is the earnest intention of all Parties hereto that any such
concerns can and will be resolved by the following of the procedures herein. However,
22 should LESSEE or LESSOR not responsibly carry out their duties and responsibilities
hereunder, including but not limited to LESSEE'S or LESSOR'S disregard for the full and
23 proper implementation of The Plan, and/or LESSOR not commencing Mediation when
24 properly asked to do so, the non-performing party shall be considered to be in violation l
of the joint written understandings and agreements which underlay this Plan, then
25 allowing the provision of Indenture B-7 at the discretion of-and to specifically ensure and
protect against any agrievement or detriment to—SaveMart, from LESSEE or LESSOR'S
26 failure to assure compliance with the Parking Plan.
27
28
COUNTY OF FRESNO
Fresno,California
L-302 ReedleyRegionalCenter
ReedleyCenter/Dss/5610
1
2 B-7. Ultimate Remedies
3 A. Arbitration.
4 In the most serious case, should it become necessary to resolve any conflict
among any of the three parties consisting of LESSOR, LESSEE, and SaveMart, that is
5 not otherwise resolved or resolvable by the previous provisions, at the option and
request of SaveMart, any such conflict shall be submitted to the American Arbitration
6 Association for arbitration and dispute resolution in accordance with their standard
rules, to include a provision for injunctive relief. Their finding shall be binding as to
7 correction action, and any and all costs, - including any associated attorney's costs—
so necessitated by and demonstrated non-compliance with the Parking Plan shall be
8 borne by the offending party at the discretion of the arbitrator, whether it be LESSOR,
LESSEE or both,
9 B. Termination.
10 Notwithstanding the foregoing, both LESSOR and SaveMart shall retain the right
to and all remedies that may be available to them as they at their sole discretion may
11 consider appropriate and fitting, for assuring that the intent and execution of the
Parking Plan are met, abided by and fulfilled by LESSEE. If after three (3)or more
12 successive efforts at mediation or arbitration, LESSEE has still not satisfactorily
complied therewith, a default under this Lease may be declared, and LESSOR may, or
13 at SafeMart's specific direction shall, issue a termination of Lease for Cause
Notification, which shall become effective ninety(90) days hereafter unless, LESSEE
14 has by that time adequately cured the default.
15
16
17
18
19
20
21
22
23
24
25
26
27
28
COUNTY OF FRESNO
Fresno,California
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Fj
LEASE APPENDIX I
(For Reference Only)
R. W. GREENWOOD ASSOCIATES, INC.
CIVIL ENGINEERING • LAND SURVEYING • PLANNING I
2558 EAST OLIVE AVENUE FRESNO,CALIFORNIA 93701.1217
PHONE(559)268-7B3i FAX(559)26B-3120 • EMAIL:rwgassoc@pacbell.net
RONALOW.GREENWOOD,C.E.12406 MEMBLn
MARK W.GnECNWOOD,C.C.47332,L.S.045 AMERICAN SOCIETY
C.P,A.3745 a CIVIL ENGINCERS
RUDDIED.BELL.L.S.4157
CARLRICHARDANDERSON,L.S.4aaS I''cbruary 8,2002 CALIFORNIA BUILDING
INDUSTRIES ASSOCIATION
The Rcedley Shopping Ccntcr
CIO Roger W. Burtaetl Subjecl: Rccdlcy Shopping Center
Ono Elcvcn Main Parking Master Plan
Los Allos, Ca. 94022
j
Dar Mr, Burnell,
We have completed our evaluation for(lie subjccl shopping cen(cr. As parlor this evaluation please reference the
attached Exhibit"A". Submitted .for your review, is our cvalnation for the current land uses and the City of Rccdlcy
requirements for such uses.This review is limited to the parking requirements for Save Mart Supermarket and WorkForce
Connection only and no determination of the adequacies of parking;places have been analyzed for the remaining tenants
occupyinl;Ihis center. Plcnsc review the rollowilig:
Parking Program Snccifics:
1.) City of Rccdlcy Requirements I�
a.} General Business(Professionat Offices:2.5 stalls per 1000 sgmere feet (S.F.) S
b.) General Rclail S(ores(except food):5.0 st:alls per 1000 s.0
c,) Wholesale and Commercial services: 1.07 slalls per 1000 s.1'
d.) City, County, State and Federal Administrative Offices:2 stalls per 4 full-time employees.
c.) Other, Joint Use fornudas arc peranissible and au1 be assessed by adding logolicr the different uses,pro-rate share,
2.) Currem Rclail Parking Requirements
a.) *Old SaveMart Supernmrket Location equals 23,157 s.f.(1 Ib parking stalls)
b.) *Old Location for Liquor Sore equals 4,020 s.f, (20 parking slalls)
c.) *Existing WorkForce Connection cgasals 4,000 s.f.(10 parkin};stills)
*Square footage supplied by properly manager. ,
The total parking stalls required is 140 spaces.
3.) New Proposed Tenant Expansion
Tltc new proposal Would require 34 spaces for employees(using the City guideline of 2 spaces per 4 employees)and
another 4.5(rounded off to 5) for periodic and transitional arrivals and departures. Additionally,a conservative analyst }
alight allow for an additional margin of 25 cars for general clients and visitors,Willi an average slay of75 minutes.Thm
using a Nc(or of I car per 2 visitors, the overall polen(ial parking need for Worl(Force Connection maximizes at 04 tolal f
spaces, f
4
•1.) Iwalmation Summary
a.) The 04 spaces needed by Work Forco Conetection for its expansion will use only 43,8%of the spaces already
allocated for(heir premises,and will produce an iniliat new surplus of 92 parking spaccs compared to general retail
b,) However' to further expand(hc parkinZ;oplions. (Ile,landlord has proposed addin6;m additional 94 spaccs as
delineated on Exhibit"A":
• 27 new spaccs to be addcd behind the building,
• 7 to be addcd to the Northwest Corner 1
• 12 new spaccs to be added behind the pizza, Nail and Discount Slores
t
• 20 addi(ional stolls which will result From restriping at a 90-degree angle along(lre main drive store fronts
• 22 new specified spaces on(he East side along Bu(lonwillow Avenuc);and
c.) As a further increase to available parking,the Center can designate up to 49 of the excess spaces in Ilic rear
northwest parking lot to the west of the current Worl(Force Connection facility(52 existing,plus 7 new equals 59
that will become available,less 10 as required by code for Suite 1565=49),to be used for both general and assigned
slafr parking,cffeclivcly opening another 49 spaces in the main parking lo(.
(I.) luitially,Ibis would mean that by sublructing the•19 northwest spaces from fife 64 spaces that WorkForce
Connection requires,only a total or 15 spaces would be projected to be needed in the main parking lot for the new
tenant. However, the Landlord will now be adding 94 other new spaces as delineated on Exhibit"A"of file parking
master plan,creating a net surplus of 78 spaces of the Tenant requirement,before taking into consideration the
change in tenant demand for spaces in the main parking lot,
c.) It is noted that in order to take full advantage of all the spaces being added, the Common Area Policy which has
never been used at Reedtcy—should be activnted so that employees park in either assigned and/or in allocated spaces
behind Iheir respective businesses,so as to malee available file maximum number of spaces for gencral public use and
for cusfonier parking, (A copy of the standard wording in (Ile Rccdlcy Shopping Center Lcasc that provides for such
policies is attached hereto ns Appendix A.)As an example, (he 12 spaces to be added west of(lie WIC/Pizza alcove
will readily absorb the employees of lire Nail Snlo❑(a),the Pizza Pirate(5), the Discount Store(4),Likewise, (Ile
basic WiC staff(12)can be asked to use the northwest lot.
f) Then,compared to a general retail store occupying Suites 1670-1690,with the service areas and loading docks in.11ie i
rear of(he building otherwise reserved for their day-w-day,commercial trucking needs, (he coniparison to having 1
this space utilized by the proposed tenant expansion is as follows: i
i
PARKING COMPARISON PARKING REQUIRED
EXISTING SPACES
Conventional Ret;iil User 1.10 Spaces
Current WorkForcc Facility 10 Spaces
TOTAL CURRENT NEED 146 Spaces
PROPOSED SPACES
WorkForec w/Expansion(64-1-10) 74 Spaces
Less: Added Spaces <94>Spaces
Less:Transferred/Assigned Spaces <49>Spaces
TOTAL NEW NEED <EXCESS> <68>Spaces !�
NEW EFFECT ON TENANT CHANGE
New SURPLUS Parking: 215 SPACES Madc Available I`
This Parking Evaluation shows that the intended change provides not only a positive benefit to availability of parking
for SavcMart and for the other general retail businesses,but actually gcncralcs a subs(an(ial amount of excess parking
compared to the slalus quo,The intended expansion use would be expected to be only a positive stimulus for business.
Overall,Nye find (his use to be fully compatible and,if anything,a substantial contribution to the parking requirements,
and congesfion contents,general user traffic patterns,customer access and availability,and pedestrian headcount atahe•
Rccdlcy Stropping Center.
Should you have any questions please feel free(o give Inca call.
Very Truly Yours
R.W. Greenwood Assoc., Inc,
i
Ma file%w Gte nwood
i
R.W.GREENWOOD ASSOCIATES,INC.
CIVIL ENCINr:EnING - LANO SWIVEYING • PLANNING ,)1
' 1
i
APPENDIX A.
STANDARD REEDLEY SHOPPING CENTER LEASE PROVISION
27.VAJUUNG AND COMMON AREAS
Landlord covenants that the conunon and pArkiimg areas shall be at all times available for Qte non-
exclusive use of Tenant during the term of thus Cease or any extension of the terns hereof provided that the
condemnation or othcrtaking,abandoning or restricting by any public authority,or sale in lieu of con-
denination,of any or all of such eonumion and parking areas shall not constitute a violation of this cov-
enant;and provided ha-ther,that Landlord reserves the right to change the entrances,exits,traffiu)ants
and the boundaries and locations of such parking area or areas,to add,relocate,and/or delete drives,
areas,and/or parking spaces,and to consbimct additional improvements within the parking area,
Landlord shall keep said parking and common areas in neat,clean and orderly condition and
shall repair any damage to the facilities thereof,but all expenses in connection with said parking and
common areas shall be charged and prorated in the manner set forth in Article 7.2 hereof.
Tenant,for time use and benel it ofTenant,its agents,customers,licensees and sub-tenants,shall j
have the non-exclusive right in common with Landlord,and other present and future owners,tenants j
and their agents,employees,customers,licensees and sub-tcnwils,to use said common and parking j
areas during the term of this Lease,and Tiny extension thereof,for ingress,egress,and•automobilc
parking. I
Tgu4nt,in its use ofsHid conmon and parking areas,agrees to comply with arty reasonnble Res and l�erand ujati xij and charzes for yarkint as the Landlord may adopt from flmvto-time 1,
for thy orderly and proper o2tration orsaid egmmon find parking aresta, d
.�7L_rhall pot helimltcd to following:llowin :(1 the deAipsating,restrittiag-or_i2rohibitingofeta-
ployeepfirkln in any or all vArkine Arens:and(2)the regulation of thercmoval,storage and dis-
posal of Tenant's refuse and other rubbish at the sole cost and expense of Tenant,Tenant agrees that
deliveries to'fcnant's Premises shall only be made through the access road at the side or roar of
Tenant's Prcmises,where one exists,and such deliveries shall be expediently unloaded.Tenant shall
not allow any of Tenant's suppliers to use the common and parking areas for any activity except the
loading or unloading of merchandise.
EXHIBIT"C
JANITORIAL
L-302
REEDLEY CENTER
JANITORIAL PERFORMANCE SPECIFICATIONS
GENERAL SPECIFICATIONS
1. The general day-to-day housekeeping activities are performed in accordance with commercial
building housekeeping standards.
2. A schedule of housekeeping activities is attached to this Exhibit, and identified as Attachment 1.
3. There shall be sufficient housekeeping cleaning supplies and equipment provided to perform duties on
a daily basis.
4. Housekeeping cleaning supplies and equipment shall be stored in designated housekeeping room(s).
S. A binder containing the Material Safety Data Sheets (MSDS) for all products used in conjunction with
cleaning the facility shall be kept on-site in the designated housekeeping room(s). The MSDS binder
shall be kept up to date at all times.
b. A detergent germicide shall be used for all cleaning and dusting purposes.
7. Mop heads shall be removable and changed regularly.
8. There shall be sufficient housekeeping personnel to maintain the interior of the buildings in a safe, clean,
orderly, attractive manner and free from offensive odors.
9. Unexpected or unscheduled needs for housekeeping services shall be categorized into three priority
levels.
A. The highest priority services shall be those required for safety and sanitation. Any unsafe or
unsanitary condition shall be corrected as soon as possible (always within twenty-four (24) hours).
B. The second priority level shall be services required for the general functioning of the facility, but
for which no hazard is present. These shall be corrected as soon as possible, with written
timelines for repairs provided to DSS Facilities Analyst.
C. All other situations shall be handled on a scheduled basis.
ONCE PER DAY CLEANING
1. Vacuum all carpets thoroughly:
A. Under and around furniture.
B. Corners, behind doors and along baseboards.
C. Spot clean spills, stains and remove gum. Empty all wastebaskets and waste containers and
replace liners as needed.
2. Damp wipe all counters, modular furniture work surfaces, and desktop, providing they are free of work
materials.
3. Dust (with treated mop), spot clean and damp mop hard surface floors.
1
EXHIBIT"C
JANITORIAL
L-302
4.
5. Clean up spillage.
6. Clean all entry/exit doors and door glass, inside and outside.
7. Dust with a treated mop and damp mop all outside and inside entry floors.
8. Restrooms:
A. Floors are to be mopped with a disinfectant approved by Fresno County.
B. Fixtures on the sinks, toilets, urinals, and the mirrors are to be cleaned with a disinfectant
approved by Fresno County.
C. Toilets and urinals, plus the surrounding wall areas, are to be cleaned with a disinfectant
approved by Fresno County.
D. Sinks are to be cleaned with a powder cleanser containing bleach, if permitted.
E. Tile surrounding sinks are to be cleaned using disinfectant approved by Fresno County.
F. Empty wastebasket containers.
G. Refill toilet paper, paper towel, soap dispensers, sanitary products, air freshener dispenser, and
seat covers.
H. Other cleaning agents to remove resistant soil, polish metal, or preserve floors should be used as
needed, after any required treatment with disinfectant cleaner. Cleaning agents to be
approved by Fresno County.
I. Clean all toilet paper, paper towels and soap dispensers.
9. Spot clean windows, walls, doors, door jams and area around light switches.
10. Clean with sanitizing disinfectant doorknobs.
11. Remove empty boxes, cardboard and miscellaneous material and place in appropriate containers.
12. Damp wipe waiting area chairs and benches in waiting room.
13. Remove staples and paper clips from carpet.
14. Clean sinks and counters in break rooms.
15, Remove cobwebs.
16. Clean door thresholds.
17. Replace all inoperative light bulbs/fluorescent tubes.
18. Wash fingerprints from walls.
19. Remove graffiti from wall areas.
WEEKLY CLEANING
1. Damp wipe all metal and wood window ledges.
2. Clean both sides of all interior window glass.
3. Damp wipe tops of all modular and other furniture systems.
2
EXHIBIT"C"
JANITORIAL
L-302
MONTHLY CLEANING
1. Clean and dust air vents.
2. Pressure wash the exterior of the building for an estimated cost of$200.00 per service.
BI-ANNUAL CLEANING (twice per year)
1. Clean all exterior windows using the squeegee system. Service done during the day shift.
2. Strip and wax all linoleum and other hard flooring as appropriate.
3. Shampoo carpets (using extraction method) throughout the building, including all waiting and
reception areas.
AS NEEDED
1. Replace light bulbs as needed.
2. Police the parking areas around the building to remove garbage and rubbish.
3. Clean cloth chairs as requested (please provide price per chair).
4. Pressure wash the exterior main entry area of the building (please provide cost per service) for an
estimated cost of$200.00 per service
3
EXHIBIT"C"
JANITORIAL
L-302
DEPARTMENT OF SOCIAL SERVICES FACILITY
HOUSEKEEPING SCHEDULE
DAILY WEEKLY MONTHLY AS NEEDED
loorin -All Areas
le/VCT/Terrazzo/Cement
Dust floors X
Wet mop floors X
Spot Clean X
Strip/Wax/Polish floors Biannually or as requested
.ar eted Areas
Vacuum X
Spot clean X
Shampoo Biannually or as requested
estrooms-Staff
Sinks X X
Toilets X X
Floors X X
Walls X X
Baseboard X X
estrooms- Public
Sinks X X
Toilets X X
Floors X X
Walls X X
Baseboard X X
)ffice/Lobb /Rece Lion Areas
Empty trash containers X
Doors- clean & polish X
Door windows-clean X
Walls/spot clean X
Upholstered furniture - Shampoo Cost estimates to be provided upon request.
Clean HVAC related vents X
Change light bulbs as needed X
Drinking fountains- X
clean/sanitize/polish
Dust furniture, counters, cabinets, X
bookshelves, tops of modular furniture
partitions, etc.
Damp wipe all counter surfaces X
Clean stairwell handrails. n/a
Clean windows exterior Bi-annually or as requested
Clean windows interior X
Clean window ledges-damp wipe X
Clean lunch/break/kitchen rooms X
Clean entrance & exit doors X
4
Exhibit T-1"
L-302
Scope of Work
Scope of Work
Reedley Center, Inc.
Item 1A— Reconfigure Lobby&West Hallway
1. Remove front and rear counters.
2. Remove ten existing walls.
3. Add three insulated walls.
4. Cut opening to future specs for front lobby at new counter.
5. Cut opening in exterior masonry to accommodate
new 3070 metal door.
6. Add new 307o exterior metal door and frame.
7. Add new 3070 wood door with metal frame in hallway.
8. Add new 3070 wood door with metal frame for new office
9. Repair t-bar and ceiling tiles. Grid pattern will not match.
lo. Dumpster.
*Demo/relocate/add electrical for new layout.
*Install Hot & Heavy LVT.
*New paint throughout.
Item 2B — Replace Existing Entry Doors
1. New bronze glass doors with new closers &panic hardware.
Item 3C — Relocate Children's Door&Water Fountain
1. Remove existing children's door.
2. Cut wall for new opening.
3. Add new children's door in new location.
4. Add new insulated wall.
5. Add new water fountain.
6. Fill in opening, including insulation.
7. *Relocate existing circuit for new door location.
8. Repair t-bar and ceiling tiles.
Item 4D — Remove Doors &Off Haul
1. Remove three 3070 wood doors.
1
Exhibit "D-1"
L-302
Scope of Work
2. Fill in openings, including insulation.
3. Demo existing circuits.
Item 5E — Relocate Hallway Wall & Door
1. Remove 3070 wood door and wall.
2. Add new 3070 wood door.
3. Patch old wall.
4. Add new wall and support in relocated area.
5. *Relocate existing circuit for new door location.
6. Repair t-bar and ceiling tiles.
Item 6F— Relocate Door With Correct Swing
1. Remove 3070 wood door.
2. Cut wall for new door.
3. Add new 3070 wood door with correct swing.
4. Fill in opening.
5. *Relocate existing circuit for new door location
Item 7G — Remove Partition Wall &Closet
1. Remove partition wall and closet.
2. Patch wall.
3. *Relocate/add switches per specs.
4. Repair t-bar and ceiling tiles.
Item 8H — Replace Doors
1. Remove three 3070 wood doors.
2. Relocate one 3070 wood door to meet ADA compliance at hall.
3. Add two 307o door with correct swing.
4. Patch wall.
Item 17— Rezone HVAC Units
1. Provide design and engineering.
2. Provide drawings, details, and specifications.
3. Provide all Title 24 documentation.
4. Provide complete field survey to generate HVAC as-builts.
5. Rezone existing system as required to common usage areas
2
Exhibit "D-1"
L-302
Scope of Work
and ceiling heights.
6. Provide new ducting where needed and repair existing ducting
as required to prevent any air leakage.
7. Modify diffuser locations as needed.
8. Relocate existing thermostat controls to appropriate zones.
9. Balance all systems as required for optimum flow and efficiency.
lo. Provide HVAC zone map when completed.
11. Provide written air balance report when completed.
*Restrooms Remodel
1. Remove and reinstall 11 toilets.
2. Install standard VCT and baseboard throughout.
3. Remove ten lavatories.
4. Provide and install ten self-rimming lavatories.
5. Install new countertops.
6. Prepare, prime and finish paint.
Fire Sprinklers Relocation
* = New Item(s)
Exclusions:
• Architecture.
• Engineering.
• All Permits.
• Electrical for HVAC System if needed.
• Gas piping.
• Fire/smoke dampers or remote damper resets.
• Floor cutting.
• Low voltage.
• Underground.
• Painting (except lobby&restrooms).
• Flooring (except lobby& restrooms).
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Exhibit "E"
L-302
SELF-DEAUNG TRANSACTION DISCLOSURE FORM
In order to conduct business with the County of Fresno (hereinafter referred to as "County"),
members of a contractor's board of directors (hereinafter referred to as "County Contractor"),
must disclose any self-dealing transactions that they are a party to while providing goods,
performing services, or both for the County. A self-dealing transaction is defined below:
"A self-dealing transaction means a transaction to which the corporation is a party and in
which one or more of its directors has a material financial interest"
The definition above will be utilized for purposes of completing this disclosure form.
INSTRUCTIONS
(1) Enter board member's name, job title (if applicable), and date this disclosure is being
made.
(2) Enter the board member's company/agency name and address,
(3) Describe in detail the nature of the self-dealing transaction that is being disclosed to
the County. At a minimum, include a description of the following:
a. The name of the agency/company with which the corporation has the
transaction; and
b. The nature of the material financial interest in the Corporation's transaction that
the board member has.
(4) Describe in detail why the self-dealing transaction is appropriate based on applicable
provisions of the Corporations Code.
(5) Form must be signed by the board member that is involved in the self-dealing
transaction described in Sections (3) and (4).
Mail the completed form to: County of Fresno
Attn: Lease Services (L-302)
Internal Services Department
2220 Tulare Street, Suite 2100, Room 2101
Fresno, CA 93721-2106
Exhibit "E"
L-302
(1)Company Board Member Information:
Name: Date:
Job Title:
(2)Company/Agency Name and Address:
(3)Disclosure(Please describe the nature of the self-dealing transaction you are a party to):
(4)Explain why this self-dealing transaction is consistent with the requirements of Corporations Code 5233(a):
(5)Authorized Signature
Signature: Date: