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Agreement 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 \.(^> 3 day of ^I^l ,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 ofthe State of California,2220 Tulare Street,21st 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 witha 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 "InitialTerm"). 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 withwritten 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") COUNTY OF FFESNO Fresno,California 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,Calfomia L-302 ReedleyRegionalCenter ReedelyCenter/DSS/5610 beginning July 1,2015,atthe rate in the payment schedule shown below.Beginning July 1, 2016 the rent shall increase by two percent (2%)and by an additional 2%each July 1, thereafter: Rent Period Beginning Rent Per Month July 1,2015 $23,790.75 July 1,2016 $24,266.56 July 1,2017 $24,751.89 July 1,2018 $25,246.93 July 1,2019 $25,751.87 July 1,2020 $26,266.91 July 1,2021 $26,792.24 July 1,2022 $27,328.09 5-UTILITIES -LESSEE is responsible for electricity,natural gas,telephone,computer and internet services,water,garbage, and sewer,including all costs thereofassociated with such usage for the Premises. 6.USE -LESSEE shall use the Premises as office space forthe Department of Social Services or any other County department or authorized agent.LESSEE agreesto comply with all applicable laws,ordinances and regulations in connection with such use. LESSOR covenants that the Premises are suitable for the intended use.LESSOR further covenants that the Premises shall be in compliance with all applicable laws,ordinances and regulations,including butnot limited tosafety regulations,health and building codes. 7.REEDLEY SHOPPING CENTER SPECIAL PARKING PLAN -LESSEE shall subscribetoand at all timesrespectand abide bythe termsof the Special Parking Plan applying tothe Premises,as described in Exhibit "B",attached heretoand incorporated herein by reference.Specifically,LESSEE shall comply with allterms and provisions applying tothe "LESSEE"or "Tenant"as set forth in Exhibit "B." It is understood that such term set forth in Exhibit "B"shallmeanthe County of Fresno,for purposesofthisLease Agreement.Additionally, LESSEE shall requireand take all necessary and appropriate steps to ensure that any sub lessee of the Premises similarly complies with Exhibit "B." 8.MAINTENANCE -LESSOR shall be responsible for all exterior and interior 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,CaKfomia L-302 ReedleyRegionalCenter ReedelyCenter/DSS/5610 maintenance,including repair ofair conditioning,heating units,plumbing systems,electrical systems,fire sprinkler system,roof,painting,flooring,landscape,parking and other common area maintenance at the Premises,to include birdcontrol at the entrance to the Premises. LESSOR is also responsible for the structural condition ofthe building and agrees that the building will alwaysbe maintained ina condition acceptable forthe LESSEE'S intended use of the Premises.LESSOR'S maintenance responsibilities shall include carpet replacement and exterior and interior painting,as needed,due to normal wear and tear. In the event building systems suchas air conditioning and heating units malfunction, restroom fixtures are not draining properly, or water intrusion, leaks or other events that immediately impact the occupancy of the Premises by LESSEE occur,LESSOR shall respond within twenty-four (24)hours after contact by LESSEE to initiate repairs and replace equipment to restore the systems to full working order.Structural issues,including but not limited to damaged doors,walls,roof,and windows shall bea priority,and shall be addressed within the same day such are reported.LESSOR covenants that the Premises shall be maintained in substantially the same condition as that existing at the commencement of this LEASE. LESSEE shallbe responsible for interior light fixture ballastsand lamp replacement. LESSOR shall provide names of contractors for such electrical work,and for signage or other maintenance work undertaken by LESSEE,all of which shall beat LESSEE'S expense. 9. LESSOR WORK - Upon approval of this LEASE, LESSOR, at its sole cost and expense, shall provide all labor,material and equipmentto install newcarpet and paintthe interior ofthe Premises.LESSOR,or LESSOR'S designated contractor,and LESSEE shalltour the premises to determine the interiorpainting to be done. 10.JANITORIAL SERVICES ANDCOST - LESSOR, at LESSOR'S sole cost and expense, shall procureand provide janitorial services and suppliesat the Premises (hereinafter "Janitorial Services").The Janitorial Servicesshallbe provided five (5)days perweekand will include the Janitorial Services and supplies as described by Exhibit "C",attached hereto and by this reference incorporated herein. LESSEE shallpayto LESSOR a monthly amount (hereinafter "Janitorial Cost")for 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,Cattfornla L-302ReedleyRegionalCenter ReedelyCenter/DSS/5610 the janitorial services and supplies which shall be in addition to the Rent.LESSOR shall mail an invoice by the fifteenth (15th)day of each month for the Janitorial Cost to:County of Fresno, Department of Social Services,Attn:DSS Business Office,Reedley Regional Center,P.O.Box 1912,Fresno,CA 93718. The Janitorial Cost shall be eleven cents ($0.11)per square foot per month and shall begin accruing upon occupancy of the Premises by LESSEE.LESSOR may,after obtaining LESSEE'S written approval,increase the Janitorial Cost basedonthe LESSOR'S actual costof the Janitorial Services up to an amount not to exceed twenty-five (25)cents per square foot per month.LESSOR and LESSEE may agree to amend this Section 10 to select a different janitorial service if the Janitorial Cost exceeds twenty five (25)cents per square foot per month,or to correct deterioration in the quality of the janitorial service,or for any other reason mutually agreed upon by the parties. 11 •LESSEE TENANT IMPROVEMENTS TO THE PREMISES -Upon execution of this LEASE by all parties,LESSOR shallarrange and oversee construction of LESSEE tenant improvements as shown on Exhibits "D-1 and D-2,"("Tenant Improvements")attached hereto and by this reference incorporated herein.Any modifications to the mutually signed drawings,plans and specifications for Tenant Improvements must be approved in writing by LESSOR,and by LESSEE through its Directorof the Department of Social Services. LESSOR,at its sole cost and expense,shall provide all labor,material and equipment for the completion of the Tenant Improvements in strict accordance with the approved plans and specifications.LESSOR and LESSEE shall mutually agree as tothe hours when construction ofthe Tenant Improvements shall take place. LESSEE shall reimburse LESSOR'S property manager ("PM")the actual construction cost to complete the Tenant Improvements,in an amount not to exceed $450,000,within thirty (30)days from receiptof LESSOR'S bi-weekly progressive invoices for same. 12-COMPLIANCE WITH LAWS -As to the Premises,LESSOR acknowledges public funds are used for payments made by LESSEE under this LEASE and for "public work" projects LESSOR and its PM shall comply with,and shall ensure compliance by all contractors 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,California L-302 ReedleyRegionalCenter ReedleyCenter/Dss/5610 and subcontractors with,all applicable laws and regulations,including the payment of prevailing wages pursuant to Section 1770 et.seq.of the Labor Code. 13-INDEPENDENT CONTRACTOR -In performance ofthe work,duties and obligations assumed by LESSOR under this LEASE,it is mutually understood andagreedthat LESSOR,and its PM,including any and all ofthe their officers,agents,and employees will at all times be acting and performing as an independent contractor,and shall act in an independent capacity and not as an officer,agent, servant, employee,jointventurer, partner,or associate ofthe LESSEE. Furthermore,LESSEE shallhave no right to control orsupervise ordirectthe manner or method by which the work and function shall be performed.However,LESSEE shall retain the right to administer this LEASE soas to verify that LESSOR and its PM are performing their obligations in accordance with the terms and conditions thereof. LESSOR and LESSEE shall comply with allapplicable provisionsof lawand the rules and regulations,if any, ofgovernmentalauthorities having jurisdiction over matters and/or the subject thereof. Becauseofitsstatus as an independent contractor,LESSOR shall have absolutely no right to employmentrightsand benefits availableto LESSEEemployees. LESSORshall be solely liable and responsible for providing to,oron behalf of,its employees all legally-required employee benefits. Inaddition, LESSOR shall be solely responsible and save LESSEE harmless from all matters relating to payment of LESSOR'S employees,including compliance with SocialSecurity withholding and all other lawsand regulations governing such matters.It is acknowledged that during the termofthis LEASE,LESSOR maybe providing services to others unrelated to the LESSEE or to this LEASE. 14.BREACH OF OBLIGATION TO MAINTAIN - In the event LESSOR breaches its obligation to maintainthe Premises as herein provided, LESSEE shall give written noticeto LESSOR within fifteen (15)days of the discovery of such breach.LESSOR shall then have thirty(30)days from the date of notice to cure its breach,provided, however, that ifthe item of maintenance is ofsuch a nature that itrequires more than thirty (30) days to complete, then LESSOR shall have such additional time as is necessary to complete such maintenance as 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,California L-302 ReedleyRegionalCenter ReedleyCenter/Dss/5610 long as LESSOR commences work onsuch maintenance within said thirty (30)day period and diligently prosecutes such maintenance to completion.Subject tothe foregoing,if the period for cure expires and if,in LESSEE'S reasonable determination, LESSOR has failedto cure,then LESSEE may, at its election: A.Terminate this LEASE upon thirty(30) days writtennotice to LESSOR. In such case,LESSEE shall have the right todemand LESSOR refund any monies which were paid to LESSOR pursuant to the LEASE but which were not earned byLESSOR by consequence of its breach. Uponreceipt of such demand,LESSOR shall promptlyrefund allsuch monies; or B.Cure LESSOR'S breachand deductthe cost ofsuch cure,together with reasonable administrative costs,from LESSEE'Sfuture rent obligation. LESSEE'S decision to cure LESSOR'S breach shall not constitute a waiver ofany rights or remedies that LESSEE mayhave arising from this LEASE or by operation of law. 15.DESTRUCTION OR DAMAGE FROM CASUALTY - If the Premises are damaged or destroyed as a resultof fire,earthquake, act ofGod,or any other identifiable event ofa sudden, unexpected, or unusual nature (hereinafter "Casualty"),then LESSOR shall either promptly and diligently repair the damage at its owncost, orterminate this LEASE as hereinafter provided. A.LESSOR'S Election to Repair:If LESSORelects to repairthe Casualty damage to the Premises,then itshall within thirty (30) days after the date of Casualty provide written notice (hereinafter "Notice of Repair")to LESSEE indicating the anticipated time required to repair.LESSEE shall activate and apply its personal property insurance coverage for restoring any alterations or fixtures that itowns and/or has installed upon or inthe Premises. Such repairs shall restore the Premises to substantiallythe same condition as that existing at the time of Casualty;such repairs shall also be made incompliance with allapplicable state and local building 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,California L-302 ReedleyRegionalCenter ReedleyCenter/Dss/5610 codes.LESSOR shall notbe liable to LESSEE forcompensationforany loss ofbusiness, orany inconvenience orannoyance arising from repairof the Premises as a result ofthe Casualty except for rent reduction as hereinafter provided. LESSEE shall be responsible at itssole cost and expense forthe replacement of its personal property. B.LESSOR'S Election to Terminate Due to Casualty:LESSOR may only elect to terminate the LEASE due to Casualty if:the Premises have been destroyed or substantially destroyed bysaid Casualty; and the estimated timeto repairthe Premises exceeds ninety(90) days from the date ofthe Casualty.LESSOR shall provide LESSEE with written notice of its election toterminate within thirty (30)days afterthe date of Casualty,specifying a termination date not less than thirty(30)days from the date of said notice. C Rent Reduction Dueto Casualty:In the event of Casualty,LESSEE'S obligation to pay the rent shall be reduced beginningon the date ofthe Casualty. Such reduction shall be proportional to the damage caused to the Premises bythe Casualty as mutually determined byLESSEE and LESSOR. IfLESSOR elects to repair the Premises pursuant to the terms of this LEASE,then the rent reduction shall continue until the date of substantial completion of repair. D.LESSEE'S Election to Terminate Due to Casualty:If LESSEE does not receive a Noticeof Repair from LESSOR within thirty (30) days after the Casualty,or ifthe anticipated period of repair contained in the Notice of Repair exceeds ninety (90) days, then LESSEE may elect to terminate this LEASE.LESSEE shall provide LESSOR with written notice of its election to terminate this Lease, specifyinga terminationdate not less than thirty (30)days from the date of said notice.In such case,LESSEE shall have the rightto demand that LESSOR refund any monies which were paid to LESSOR pursuantto the LEASE but which were notearned by LESSOR by 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,California L-302 ReedleyRegionalCenter ReedleyCenter/Dss/5610 consequence of the Casualty.Upon receipt of such demand,LESSOR shall promptly refund all such monies. 16.HOLD HARMLESS - LESSOR will indemnify,defend, and holdLESSEE harmless from and against anyand all liabilities,claims,demands,actions,proceedings, costs,expenses ordamages ofany kind or nature and in any manner directly or indirectly caused,occasioned or contributed to by reasonofthe negligence,whether active or passive, of LESSOR or anyone acting under its direction or control or on its behalf inconnection with or incidental to the performance of this agreement. The parties acknowledge thatas between LESSOR and LESSEE,each is responsible for the negligence of its own employees and invitees. 17.INSURANCE -Without limiting the LESSEE'S right to obtain indemnification from LESSORor any third parties,LESSOR,at itssole expense,shall maintain in full force and effect,the following insurance policies ora program of self-insurance throughout the term of this LEASE: a-Commercial General Liability -Commercial General Liability Insurance with limits of notless than One Million Dollars ($1,000,000) per occurrence and an annual aggregate of Two Million ($2,000,000).This policy shallbe issued on a peroccurrence basis.LESSEE may require specific coverages including completedoperations, products liability,contractual liability,Explosion-Collapse-Underground,fire legal liability,or any other liability insurance deemed necessary because ofthe nature ofthis contract. b. Property Insurance - Againstallriskof loss to LESSEE property,at full replacement cost with no coinsurance penalty provision,naming LESSEE as additional loss payee. c. Automobile Liability -Comprehensive Automobile Liability Insurance with limits for bodily injury of not less than Two Hundred Fifty Thousand Dollars ($250,000.00)per person,Five Hundred Thousand Dollars ($500,000.00)peraccident and for property damages ofnot less than Fifty Thousand Dollars ($50,000.00),or 8 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,California L-302 ReedleyRegionalCenter ReedleyCenter/Dss/5610 such coverage with a combined single limitof Five Hundred Thousand Dollars ($500,000.00).Coverage should include owned and non-owned vehicles used in connection with this LEASE. d.Worker's Compensation - A policyof Worker's Compensation insurance may be required by the California Labor Code. LESSOR shall obtain endorsements to its CommercialGeneral Liability insurance naming the Countyof Fresno (hereinafter "County"),its officers,agents, and employees, individually and collectively,as additionalinsured, butonlyinsofaras the operations under this LEASE are concerned. Such coverage for additional insuredshallapplyas primary insurance and anyother insurance, orself-insurance,maintained byits officers,agents, and employees shallbe excess only,and not contributing with insurance provided under LESSOR'S policies herein.This insurance shall notbe cancelled orchanged without a minimum of thirty (30)days advance written notice given to County. Within (30) days from date LESSOR executes this LEASE,LESSOR shall provide certificatesof insurance and endorsement as stated above forallofthe foregoing policies,as required herein, to the County of Fresno,Attn:ISD Lease Services (L-302),2220 Tulare Street, 21st Floor,Room 2101, Fresno, CA93721-2106, stating that such insurance coverages have been obtained and are in full force; that the County, itsofficers,agents and employees will not be responsible for any premiums on the policies;that such Commercial General Liability insurance names the County, itsofficers,agents,and employees,individually and collectively,as additional insured, but onlyinsofaras the operations under this Lease are concerned; that such coverage for additional insured shall apply as primary insurance and that any other insurance,or self- insurance shall not be cancelled or changed withouta minimum often (10)days advance,written notice given to County. Inthe event LESSOR fails to keep in effect at all times insurance coverage as herein provided, the COUNTYmay, inaddition to other remedies itmay have,suspend or terminate this LEASE upon the occurrence of such event. All policies shall be with admitted insurers licensed to do business in the State 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,California L-302 ReedleyRegionalCenter ReedleyCenter/Dss/5610 of California.Insurance purchased shallbe purchased from companies possessing a current A.M Best Company rating of A FSC VII or better. LESSEE shall maintain during the term of this LEASE the following policies of insurance,which coverages may be provided inwhole or in part through one or more programs of self-insurance: a.Commercial General liability insurance with limits of not less than One Million Dollars ($1,000,000.00)per occurrence and an annual aggregate of not less than Two Million Dollars ($2,000,000.00).This policyshall be issued on an occurrence basis. b. All-Risk property insurance. 18.SURRENDER OF POSSESSION - Upon the expiration or termination ofthis LEASE,LESSEE will surrender the Premises to LESSORinsuch condition as that existing at the commencement ofthis LEASE,less reasonable wear and tear, less the effects ofany Casualty as herein defined, and less the effects of any breach of LESSOR'S covenant to maintain. LESSEE will not be responsible for any damage which LESSEE was not obligated hereunder to repair. 19.FIXTURES -LESSOR agrees that any equipment,fixtures or apparatus installed inor on the Premises by LESSEE shall continue to be the property of LESSEE and may be removed by LESSEE at any time. LESSEE shall pay for the repair of any damage caused by the removal of fixtures.Any of LESSEE'S fixtures not removed after LESSEE surrenders possession shall become the property of LESSOR at LESSOR'S sole election,which decision shall be commemorated in writing at the time. Any such fixtures that LESSOR elects NOT to accept as surrendered,shall continue to remain the property of LESSEE,who shall promptly remove them and restore the original condition of the Premises as they existed at Lease Commencement,in any of the areas where such fixtures had been attached;and shall do so within 15 days of such notification, it being noted that "possession"and rent responsibility under the Lease shall continue until all such removals and restorations have been completed. 20. RIGHT OF ENTRY -LESSOR,or its representative(s),upon twenty-four (24) 10 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,California L-302 ReedleyRegionalCenter ReedleyCenter/Dss/5610 hours notice, shall have the rightto enter the Premises at any timeduring business hours, or at such other time as LESSEE deems appropriate, to make any alterations, repairs or improvements to the Premises.The normal business of LESSEE or its invitees shall not be unnecessarily inconvenienced.In the event of an emergency,LESSOR may enter the Premises at any time without giving prior notice to LESSEE. 21.AMENDMENT - This LEASE may be amended bythe mutual written consent of the parties without in any way affecting the remainder. 22.NON-ASSIGNMENT -LESSEE shallnotassign ortransfer its rights or obligations underthis LEASE,orsub-lease said Premises orany portion thereof,without the prior written consent of the LESSOR. 23.GOVERNING LAW - Venueforany action arisingout ofor relating to this LEASE shall be in Fresno County,California.This LEASE shall be governed bythe laws ofthe State of California. 24. NOTICES -AH notices to be given under this LEASE by either Party to the other Party shall be in writing,and given byany one of the following methods: (i)Personal delivery to the applicable address as set for below; or (ii)Sent by certified United States mail,first class postage prepaid, withreturn receipt requested,to the applicable addresses as set forth below,in which case such notice shall be deemed given three (3)business days ifLESSOR is the recipient, or three (3) days if LESSEE is the recipient,after such deposit and postmark with the United States Postal Service;or (iii)Sent by a reputable overnight commercial courier,in which case such notice shall be deemed given one (1)business day ifLESSOR is the recipient, or one (1) day if LESSEE is the recipient,after such deposit with that courier to the applicable addresses as set forth below. The addresses and telephone numbers of the Parties for purposes of giving receiving notices under this LEASE are as follows: /// 11 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,California L-302 ReedleyRegionalCenter ReedleyCenter/Dss/5610 LESSEE: County of Fresno Robert W.Bash (L-302) Director of Internal Services 2220 Tulare Street,21st Floor Fresno,CA 93721-2120 (559)600-1715 LESSOR: Reedley Center,Inc. Attn:Roger Burnell 111 Main Street,Suite A Los Altos,CA 94022 (650)941-2700 Provided however, such notices may be given to such person or at such other place as either ofthe Parties may from timeto time designate by giving written noticeto the other Party, and provided further however, inany event notices of changes of address or termination ofthis LEASE shall not be effective until actual delivery of such notice. Notices given hereunder shall not be amendments or modifications to this LEASE. 25.DISCLOSURE OF SELF DEALING TRANSACTIONS - This provision is only applicable if the LESSOR is operating as a corporation (a for-profit or non-profit corporation) or ifduring the term ofthis LEASE,the LESSOR changes its status to operate as a corporation. Members of LESSOR'S Board of Directors shall disclose any self-dealing transactions that they are a party to while LESSOR is providing goods or performing services under this LEASE.Aself-dealingtransaction shall mean a transaction to whichthe LESSOR is a party and in which one or more of its directors has a material financial interest.Members of the Board of Directors shall disclose any self-dealing transactions that they are a partyto by completing and signing a Self-Dealing Transaction Disclosure Form Exhibit "E",attached hereto and by this reference incorporated herein,and submitting itto the County of Fresno prior to commencing with the self-dealing transaction or immediately thereafter. 26. SIGNAGE - LESSEE shall conform to sign criteria standards as established by LESSOR,as well as the Cityof Reedley's sign regulations.LESSEE shall be permitted signage on the building fascia above its entrance and on the entry door, along with a designated section of the monument sign along Manning Avenue.LESSOR shall have the right to approve any signing requested by LESSEE.LESSEE shall be responsible for all costs for their signage. 12 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,California L-302 ReedleyRegionalCenter ReedleyCenter/Dss/5610 27. AUTHORITY-Each individual executing this LEASE on behalf of LESSOR represents and warrants that that individual is duly authorized to execute and deliver this LEASE on behalfofthe Reedley Center,Inc.and that this LEASE is binding upon Reedley Center,Inc.in accordance with itsterms. The terms ofthis LEASE are intended bythe parties as a final expression of their agreement with respect to such terms as are included inthis LEASEand may not be contradicted by evidence of any prioror contemporaneous agreement,arrangement,understanding or negotiation (whether oral or written). 28.ENTIRE LEASE -This LEASE constitutes the entire LEASE between the LESSOR and LESSEE with respect to the subject matter hereof and supersedes all prior leases,negotiations,proposals,commitments, writings,advertisements,publications, and understandings of any nature whatsoever unless expressly referenced in this LEASE. This LEASE shall be binding on and inure to the benefit of LESSOR'S heirs, /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// /// 13 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,California L-302 ReedleyRegionalCenter Reed leyCenter/Dss/5610 successors and assigns. EXECUTED as of the date first herein written. LESSEE: COUNTY OF FRESNO By. Deborah A.Poochigian,Chairman BoartTbf Supervisors Date lit,am ATTEST:BERNICE E.SEIDEL,CLERK BOARD OF SUPERVISORS By_ futy ZQCW) APPROVED AS TO LEGAL FORM: DANIEL C.CEDERBORG,COUNTY COUNSEL '.<rr*fy^Zc3CJ>4M^._y APPROVED AS TO ACCOUNTING FORM: VICKI CROW,C.P.A. AUDITOR-CONTROLLER/TREASURER- TAX COLLECTOR By Q/<^1^~ EDFORAPP VAL: By^ Robert W.Bash,Director of Internal Services/Chief Information Officer RECOMMENDED FOR APPROVAL: ByjAJ Delfino ,Director, Department of Social Services Fund 0001 Subclass 10000 Org No.5610 Acct.No.7340 L-302Property/ReedleyCenter/DSS/5610 14 NC. ger WT"Burnell,President Date &-/9-7S- Reedley Regional Center Department of Social Services "=r /i © I] m LJYlh Large Conf.Rm Break Rm. © £ \f 0 r\ Small Conf.Rm ©r i— © © © © © ©r TT r\ W 29> " ~ MS-Sicul \r^ 3 *f0 © /T'\ y m X r-I co w N5 —I 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,California EXHIBIT B Reedley Shopping CenterSpecial Parking Plan LESSEE shall subscribe to and at all times respect and abide by the Reedley Shopping Center Special Parking Plan ("Parking Plan"),consisting of this Exhibit "B" together with the Parking Analysis Report ("Report")of Appendix I,and its corresponding Site Plan to be attached herewith as Appendix II,which has been prepared and designed 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 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 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 not be unreasonably withheld,and which shall then receive the written approval of both of the Parties hereto before any implementation.The principal tenets of the Parking Plan are summarized here below: B-1.Plan Objectives 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 allocations for their use as reflected and incorporated into the corresponding formal 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 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 based upon an analysis of generated traffic,parking count,parking location availability, and pedestrian flow patterns,it being recognized that separate positive impacts are warranted and expected from the addition of potential customers to the Center in comparison to un-utilized storespace which are in the mutual business interest of all parties. 2.The Parking Plan Analysis shall analyze and compare the parking count for both conventional general retail and special use as prescribed herein,and shall publish the result in comparative form. 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 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 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 without being discriminatory. 4.The Parking Plan shall specify the appropriate Means and Methods for implementing 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,California both any established parking locations and associated designations,if any and the procedure for monitoring and managing its implementation and accomplishment.It shall fTZT «ra ?rma'Pr°Cedure f0r COrrectin9 an^Performance or compliancefailures,as well as inadequacies or shortcomings should they arise,and for document™andoConf,rm,ng the completion and success of the corresponding and p^S? 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 Son of thlfpT^P '°r ^•°UtS2e SeCUrity Guard °r Security Service-either at theelectionoftheLESSEEasiscurrentlyrequired,or at either the direction of LESSOR or LESSOR^nHTTe64-*?5r SUCh time peri°ds as deemed neces^ry by eitheLESSORand/or the Traffic Committee,and at the sole responsibility and cost of B-2.Plan Implementation sit*p|Jnhe.des|9nated Parkin9 Analysis and Report ("Report"),and the corresponding rllnln "h T?areaS des'9nated for LESSEE parking,shall be completed by R.WGreenwoodandAssociatesanddistributedforreviewonorbeforeFebruary5th2002 ^^7^by LAESS0?'LESSEE'and SaveMart'then jt sha"^attached andincludedhereinasAppendixI(Report)and Appendix II (Site Plan),and its final recommendations shall become relied upon and honored by both LESSEE and LESSOR for the mutual use and benefit of all Parties.' B-3.Site Controls a A Cu0f7 ?the apProved Parkin9 Plan and Site Plan shall be shown,discussed withanddistributedtoallManagersofthebusinessesinvolved,who shall indicate their approval and acceptance of its provisions,and who shall agree to respect its purpose and fulfillment.This consists of: •SaveMart (Corporate Office,Real Estate Management,and Store Manager) ',!R(°Wner'Property Manager,Site Manager,and Leasing Manager)•LESSEE (The Fresno County Workforce Investment Board or its designees) d ,•LE>fSEE agrees that its emPlovees.whether full-time or part-time,shall have theParkingPlanwiththeSitePlanshownandexplainedtothembytheirmanagementboth before LESSEE takes occupancy,and at the commencement of each person's formal 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 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 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 by their commitment to the Parking Plan throughout their term of employment Each 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 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,California 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 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 discipline any employee failing to comply with the existing or future Parking Plan which discipline shall include but not be limited to the assessment of a $25.00 parking fine (or such other amount as LESSOR or Traffic Committee may determine is appropriate for addressing and preventing such instances of non-compliance. B-4.Site Monitoring &Reporting LESSOR or its representative shall conduct a weekly patrol during or in addition to regular Site Inspections to ensure that the Parking Plan is being adhered to However 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 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 the format included herein,listing any concerns that have been brought to their-attentlon by SaveMart,any Party hereto,or any Member of the Traffic Committee (See B-5 below) that brings into question the proper and effective implementation of the Parking Plan which report shall clearly show the corrective action or procedure that has been taken." B-5.Parking Plan Monitoring &Improvement -_.Effective on the first day of occupancy of LESSEE,a standing Traffic Committee (The Committee")shall come into existence,and be comprised of the followina Members:a • The Store Manager of SaveMart •LESSEE (The Fresno County Workforce Investment Board or its designees) •The Reedley Shopping Center Site Manager •The Highest Ranking Officer of the Designated Property Manager Company •SaveMart's Designated Internal Property Manager for Store #27,at their sole discretion and option,when and as they see fit. •R.W.Greenwood and Associates,on a case-by-case basis,at the request and invitationof any other committee member. The preferred method of association is that any Members of the Committee may and should confer with each other from time to time on an informal and congenial basis 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, 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 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 amicable and expedient correction and/or resolution to any concerns that may come to their attention. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno,California B-6.Corrective Action 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 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 urgency that deserves such attention,by submitting a copy of the attached form (or any 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 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 FUNDAMENTAL OBJECTIVE IS AND WILL BE TO ADDRESS AND DULY ASSUAGE ANY CONCERNS OF SAVEMART SUCH THAT THE BASIC TENET OF THIS PLAN AS EXPRESSED IN SECTION B.1-1,IS ADDRESSED AND UPHELD,WHETHER*BY SINCERE,JOINT ADHERENCE TO THE PLAN AS INTENDED,OR BY MODIFICATION OR IMPROVEMENT THAT MAY BE PROPOSED OR RECOMMENDED TO SAID PLAN IN DUE COURSE,AND/OR BY IMPROVED OR ADDITIONAL MONITORING AND CONTROL,AS NECESSARY,AND IT IS FUNDAMENTAL TO THIS PLAN AND THE AGREEMENT OF THE PARTIES HERETO THAT COMPLIANCE WITH THE PLAN AS REFLECTED IN ITS MOST CURRENT ISSUE OR REVISION,IS THE PRIMARY OBJECTIVE OF THIS COOPERATION RATHER THAN NON-COOPERATIVE FAULT FINDING OR PUNISHMENT. However,notwithstanding the commitment and intent of the foregoing,any findings of the Committee that may call for corrective action (such asa failure to regularly monitor 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 in a Formal Complaint for Action sent to both Parties hereto with a copy to SaveMart. Three (3)votes shall always be sufficient to institute such action,whether corrective or disciplinary,although a Recommendation for Action can be issued with two (2)votes. Within three (3)daysof receiving anysuch Complaint,the Parties hereto shall confer or convene and develop an effective resolution by mutual consent.If after thirty (30)days thereafter,a responsible solution is not in place,SaveMart may ask,and Landlord shall then become obligated to bring in a Professional Mediatorf),at LESSEE'S sole expense, for the purpose of resolving the concern and re-asserting the efficacy of The original Plan! as designed and intended.It is the earnest intention of all Parties hereto that any such concernscan and will be resolved bythe following ofthe procedures herein.However, 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 proper implementation ofThe Plan,and/or LESSOR not commencing Mediation when properly asked to do so, the non-performing party shall be considered to be in violation of the joint written understandings and agreements which underlay this Plan,then allowing the provision of Indenture B-7 atthe discretion of-and to specifically ensure and protect against any agrievement or detriment to-SaveMart,from LESSEE or LESSOR'S failure to assure compliance with the Parking Plan. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 COUNTY OF FRESNO Fresno.California L-302 ReedleyRegionalCenter ReedleyCenter/Dss/5610 B-7.Ultimate Remedies A.Arbitration. In the most serious case,should it become necessary to resolve any conflict among anyofthe three parties consisting of LESSOR,LESSEE,and SaveMart,that is not otherwise resolved or resolvable by the previous provisions,at the option and request of SaveMart,anysuch conflict shall be submittedto the American Arbitration Association for arbitration and dispute resolution in accordance with theirstandard rules,to include a provision for injunctive relief.Their finding shall be binding as to 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 borne by the offending party at the discretion ofthe arbitrator,whether it be LESSOR LESSEE or both. B.Termination. 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 consider appropriate and fitting,for assuring thatthe intent and execution ofthe Parking Plan are met,abided by and fulfilled by LESSEE.If after three (3)or more 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 at SafeMart's specific direction shall,issue a termination of Lease forCause Notification,which shall become effective ninety (90)days hereafter unless,LESSEE has bythat timeadequately cured the default. BANNING AVENUE scut.;r m «f LEASE APPENDIX 0 (SttaPOn) REEDLEY SHOPPING CENTER PARKING MASTER PLAN R.W.Greenwood Associates,Inc. CIVIL ENGINEERING -LAND SURVEYING ,LEASE APPENDIX I (ForReference Only) R.W.GREENWOOD ASSOCIATES,INC. CIVIL ENGINEERING •LAND SURVEYING •PLANNING 25SQ EAST OLIVE AVENUE •FRESNO,CALIFORNIA 93701-1217 PHONE (559)260-7831 •FAX (550)260-3120 •EMAIL:(wgassoc@pacboll.net R0NAL0W.6flEENW00D.CC.12-106 MARK W.GREENWOOD.C.E.47332,L.S.GSMS C.PA3745I RUDDIED. BELL.L.S.4151 CARL RICHARD ANDERSON.L.S.-1053 February X.2002 MEMBER AMERICANSOCIETY CIVIL ENGINEERS CALIFORNIA BUILDING INDUSTRIES ASSOCIATION The Reedley Shopping Cciiler C/0 Roger W.Burucll One Eleven Main Los Alios.Gi.94022 Subjccl:Reedley Shopping Center Parking Master Plan Dear Mr.Bnrncll. J^7l?r^7 r"mil:°r r°''l,,C S"bjcc'Sll°P1)i"g ccnlcr As P},rl of ,his cv:,lu:lti0»P'casc rercrcnoc llicattachedExhibitA.Submillcd for your review,is our evaluation for the current land uses and ihc City or Recdlcv requirements for such uses.This review is limited to the parking requirements Tor Save Mart Supermarket and WorkForce Connection only and no deicrm.nal.on or (he adequacies or parking places have been analyzed Tor llic remaining lenanis occupying lln.s center.Please review Ilie following:** Parking Prouram Specifics: I.)Cily of Reedley Requirements a.)General Business/Professional Offices:2.5 stalls per 1000 square feci (s.r.) b.)General Retail Slorcs (except food):5.0 stalls per 1000 s.r. c.)Wholesale and Commercial sendees:1.67 stalls per 1000 s.l". d.)City,County,State and Federal Administrative Offices:2stalls per 4 lull-lime employees c)Other:Joint Use formulas are permissible and can be assessed by adding together Ihc different uses,pro-rate share. 2.)Current Retail Parking.Requirements a.)*Old SaveMart Supermarket Location equals 23.157 s.f.(116 parking stalls) b.)"Old Location for Liquor Store equals 4,020 s.f.(2(1 parking stalls) c)'Existing WorkForce Coniicclion equals 4,000 s.f.(10 parking stalls) ♦Square footage supplied by property manager. The total parking stalls required is J46 .spaces. .1)New Proposed Tenant Expansion The new proposal would require 34 spaces for employees (using ihc Cily guideline of 2spaces per 4employees)and another 4.5 (rounded off to 5)for periodic and transitional arrivals and departures.Additionally,aconservative analyst might allow for an additional margin of 25 cars for genera!clients and visilors,with an average slay 0r75 minutes Then using a factor of I car per 2 visilors.the overall polcniial parking need for WorkForce Coniicclion maximizes at 64 lolal • spaces. 4.) EvaluationSummary :>.) b.) The 64 spaces needed by Work Force Connection for its expansion will use only 4,1.8%of the spnccs already allocated for their premises,and will produce an initial new surplus orK2 parking spaces compared lo general retail However,io former expand llic parking options,(he landlord litis proposed adding an additional %spaces as delineated on Exhibit "A": 27 new spaces lo be added behind (lie building. 7 to be addedto the Northwest Corner 12 new spaces lo he added behind Ihc Pizza,Nail and Discount Slorcs •26 additional stalls which will result from rcs.riping al a90-degrec angle along Ihc main drive slore fronls •22 new speeded spaces on Ihc East side along Biittonwillow Avcnuc)-and .irih fUrt!,Cr 'r'T'°?'ililblC P!Uki"8'",C Ccn,cr Cim <lcsi8n:llc "P «o 49 of Ihc excess spaces in Ihc rearo.Invest parkmg lot to Ihc west of the current WorkForce Connection facility (52 existing plus 7ncwZils 59 X"k nT^c7 f'^'eSS ]°"',CC1Ui,Cd b3'C°dC for S"iIC '56™>>l0 ^for iSh SlTInd SS^idslallparking,effectively opening another 49 spaces in the main parking lot assignee rn,',;f r ""S WO"1"'"Ci,,M "1!"b'V s,,b"-ucli"S ",u -»y »««'»«*<spaces from the 64 spaces (ha.WorkForce for custon^r parking.(A c01™ policies is attached he cloS Aoocnd i A17,g ^?.C)'S"°PP,ne Cc"(°r LcaS0 ,hil(Providcs »r such ^^^S^MMJMS^PARKING RKOIHRRn EXISTING SPACES Conventional Retail User ,,,c/->,„,•r~I.lo SpacesCurrentWorkForceFacilityI„s'ccs TOTAL CURRENT NEED T^ptct PROPOSED SPACRS WorkForce w/Expansion (64+10)74 s cs Less:Added Spaces <94>Spaces Less:rransfcrrcd/Assigncd Spaces <49>Sl)accs TOTAL NEW NEED <EXCESS><6H>Spaces NEWEFFECT ON TENANT CHANGE New SURPLUS Parking:215 SPACES Made Available. This Parking Evaluation shows thai the intended change provides not only apositive benefit lo availability of parkin. compared to the status quo.The m.cndcd expansion use would be expected to be only apositive stimulus for bEss - ,,2™?"*T fmd "liS "SC l°bC rU"y con,P:,libie lll,d-ifanytliing,asubstanlial contribution lo the parking requirements ' ^^Z^r™1 "SCr Ul,mC Pa"CmS'Cl,S,°X11Cr ""**a"d «v-,hb»^!'"d P^t^SZolS Should you have any questions please feel free to givc me a cal Very Truly Yours R.W. Greenwood Assoc..Inc. R.W.GREENWOOD ASSOCIATES,INC. CIVIL ENRINEIilllNG •l.ANO SIJIIVEVING •PLANNING APPENDIX A. STANDARD REEDLEY SHOPPING CENTER LEASE PROVISION 27.PARKING AND COMMON AREAS -n^tionoroUhcrt^dcmnution,of any or nil of such «3™Z ^C,i"8 ^«*Pu^^authority,or sale in lieu of con- andIhciraBco.employee"cm.o™?ill,.'fdl«l"ll™"«lfi'teW«,lo«,l. IS,^vTr'T™c?x'"s'md such ddiv'!™s shan >»«P«««.iiy ^loaded £„m ,„,!,no.alio wany of Tenanl's s„ppl,e„Co USe ihe common and puking „MS f 'aclivily „""?,„ loading orunloading ofmerchandise.ruiyjcnvitjr except lot 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). 5. 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. 6. 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. 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. 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 DEPARTMENT OF SOCIAL SERVICES FACILITY HOUSEKEEPING SCHEDULE EXHIBIT "C" JANITORIAL L-302 DAILY WEEKLY MONTHLY AS NEEDED looring - All Areas le/VCT/Terrazzo/Cement Dust floors X Wet mop floors X Spot Clean X Strip/Wax/Polish floors Biannually or as requested )arpeted 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/Lobby/Reception 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 - clean/sanitize/polish X Dust furniture,counters,cabinets, bookshelves,tops of modular furniture partitions,etc. X 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 Scope of Work Reedley Center,Inc. Item lA - 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 3070 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 ceilingtiles. Grid pattern willnot match. 10.Dumpster. *Demo/relocate/add electrical for new layout. •Install Hot &Heavy LVT. *New paint throughout. Item 2B -Replace Existing Entry Doors 1.Newbronze glassdoors with newclosers&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. Fillin opening,including insulation. 7. *Relocateexisting circuit for new door location. 8. Repair t-bar and ceiling tiles. Item 4D - Remove Doors &Off Haul 1.Remove three 3070 wood doors. Exhibit "D-1" L-302 Scope of Work 2. Fillin 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. Relocateone 3070 wood door to meet ADA compliance at hall. 3. Add two 3070 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 completefieldsurveyto generate HVAC as-builts. 5. Rezoneexisting system as required to common usage areas 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. Balanceall systems as required for optimum flowand efficiency. 10.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). Exhibit "D-1" L-302 Scope of Work Current Lobby Layout Proposed LobbyLayout =tT=s ~W Exhibit "D-2" L-302 SELF-DEALING TRANSACTION DISCLOSURE FORM Exhibit "E" L-302 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 isa party and in which one or more of its directors has a material financial interest" The definition above will be utilizedfor 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) Enterthe board member's company/agencyname and address. (3)Describe in detail the nature ofthe self-dealing transaction that is being disclosed to the County. Ata minimum,include a description of the following: a. The name ofthe 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 thatis 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 (1)Company Board Member Information: Name:Date: Job Title: (2)Company/Agency Name and Address: (3)Disclosure (Please describe the natureofthe self-dealing transaction you area party to): Exhibit "E" L-302 (4)Explain why this self-dealing transaction is consistent with the requirements ofCorporations Code 5233 (a): (5)Authorized Signature Signature:Date: