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KELLYLITIGATIONGROUP, INC.
Richard M. Kelly, Esq. SBN 154504
Michael
3 Lagoon
Redwood
Mengarelli,
Drive,
City, CA
Suite
Esq.
225
94065
SBN 215000
FILED
SAN MATEO COUNTY
Telephone: (650) 591-2282
Facsimile: (650) 591-2292 12012
JUL
Attorneys for Plaintiff, Ooru or ey s~rhor Coun
GALLAHERINVESTMENTS, LLC
IN THE SUPERIOR COURT OF THE STATE OF CALIFORNIA
IN AND FOR THE COUNTY OF SAN MATEO
10 UNLIMITEDCIVILJURISDICTION
12 GALLAHERINVESTMENTS, LLC Case No.: 4V51 540 6
13 Plaintiff, COMPLAINT FOR MONEY
14
DAMAGES & EQUITABLERELIEF
vs.
15
STRANDS FOR HAIR, INC.; and DOES 1
16 through 25, inclusive,
17
Defendants.
18
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Plaintiff Gallaher Investments, LLC complains and alleges as follows:
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GENERAL ALLEGATIONS
21 1. Plaintiff Gallaher Investments, LLC ("Plaintiff"), is a California limited liability
22 company, doing business in the County of Riverside, State of California through its
23 registration with the State of California under number 200229810057. Further Plaintiff
24 was the owner of certain commercial real property located at 4060 El Camino Real, San
25 Mateo, CA, and was the landlord in that certain Agreement with Strands for Hair, as
26 outlined below.
2. Defendant Strands for Hair, Inc. ("Defendant" or "Strands" ), is now, and at all
27
times in this Complaint mentioned, was a duly organized and existing corporation or was
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Kerry Urrgereur Getup
PC
COMPLAINT FOR MONEY DAMAGES & EQUITABLE RELIEF
1 otherwise created under and by virtue of the laws of the State of California, Office of the
Secretary of State and Department of Corporations and was at all times in this Complaint
3 mentioned, and is now, authorized to do business in the State of California pursuant to
4 and as authorized by the laws of the State of California under corporation number
C2232141. Defendant's primary place of business is located in the County of San Mateo,
State of California.
3. DOES 1 through 25, inclusive, are sued herein under fictitious names. Their true
7
names and capacities are unknown to Plaintiff. When the true names and capacities are
8
ascertained, Plaintiff will amend this Complaint by inserting their true names and
9
capacities.
10
4. Plaintiff is further informed and believes, and on such information and belief,
11
alleges that DOES 1 through 25, inclusive, and each of them, are responsible in some
12 manner for the events and happenings as herein alleged and as plead in Plaintiff's
13 Complaint.
14 5. Plaintiff is informed and believes and thereon alleges that at all times mentioned
15 herein, each of the Defendants, so above-named, were the agents, employees, officers and
directors of each of the remaining Defendants, and in doing the things hereinafter alleged
to have occurred in the County of San Mateo was/were acting within the scope of such
18 agency.
19
FIRST CAUSE OF ACTION
(Breach of Written Contract as to Defendant Strands and Does 1 to 8)
20
6. Plaintiff incorporates by reference as though fully set forth herein, each and every
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allegation contained in paragraphs 1 through 5, inclusive.
22
7. On or about December 23, 1999, Defendant and Plaintiffs predecessor-in-interest,
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San Mateo/El Camino Retail Partners, LP (the "Original Owners" ), entered into a written
24
commercial lease agreement regarding that premises commonly referred to as 4060 El
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Camino Real, San Mateo, CA (the "Property" ), whereby Defendant agreed to pay
Plaintiffs predecessor-in-interest monthly rental payments in relation to Defendant's
business operations at the Property (the "Agreement" ). A true and correct copy of the
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Keep iJtlpeuen Group
APC -2-
COMPLAINT FOR MONEY DAMAGES & EQUITABLE RELIEF
Agreement is attached hereto as Exhibit "A" and is incorporated, as though fully set forth
herein, by this reference.
3 8. After the original execution of the Agreement, Plaintiff purchased the Property
4 from the Original Owners and the Original Owners sold all rights, interest and title in the
Property to Plaintiff; and thereafter, Plaintiff was and became the commercial landlord to
5
which rental sums were to be paid to Plaintiffby Defendant.
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9. Plaintiff financed the purchase of the Property by securing a loan from Principal
7
Bank. As part of the financing process of the Property through Principal Bank, Defendant
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acknowledged the Agreement with Plaintiff through an estoppel agreement ("Lessee's
9
Estoppel" ). A true and correct copy of the Lessee's Estoppel is attached hereto as Exhibit
10 "B" and is incorporated, as though fully set forth herein, by this reference.
11
10. Plaintiff has performed all covenants and promises required on its part to be
12 performed in accordance with the terms and conditions of the Agreement.
13 11. Defendant breached the Agreement by, among other things, failing to pay rent, late
14 charges and interest pursuant to the Agreement; and, after notice has failed to cure
15 breaches of the Agreement, failing to timely perform its obligations pursuant to the
16 Agreement. Defendant also breached the covenant of good faith and fair dealing that is
17 implied in every contract in California, depriving Plaintiff of its rights and benefits as set
18
forth under the Agreement.
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12. Plaintiff alleges that as a direct and proximate result of Defendant's breach of
contract, Plaintiff has sustained damages in an amount of no less than $ 52,654.41.
20
13. As a result of Defendant's breach of the Agreement, Plaintiff is also entitled to
21
recover itsattorney's fees, litigation expenses and costs as defined in the Agreement.
22
WHEREFORE, Plaintiffprays for judgment as set forth below.
23
SECOND CAUSE OF ACTION
24 (Common Count as to as to Defendant Strands and Does 9 to 16)
25
14. Plaintiff incorporates by reference as though fully set forth herein, each and every
26 allegation contained in paragraphs 1 through 14, inclusive.
27 15. In the last two years, Plaintiff alleges that Defendant became indebted to Plaintiff
28 in an amount of no less than $ 52,654.41, pursuant to Defendant's failure to pay Plaintiff
Key tttigetton
Group
-3-
Apc
COMPLAINTFOR MONEY DAMAGES &, EQUITABLE RELIEF
monthly rental payments in relation to Defendant's business operations at the Property in
accordance with the Agreement.
16. Defendant has not paid Plaintiff, although demand therefore has been made and
there is now due, owing and unpaid from Defendant an amount of no less than
$ 52,654.41, together with interest and attorney's fees thereon.
WHEREFORE, Plaintiffprays for judgment as set forth below.
THIRD CAUSE OF ACTION
(Quantum Meruit as to as to Defendant Strands and Does 17 to 25)
8
17. Plaintiff incorporates by reference as though fully set forth herein, each and every
9
allegation contained in paragraphs 1 through 17, inclusive.
10
18. Within the last two years in the City and County of San Mateo, California, and
11
pursuant to the Agreement, Defendant has repeatedly failed to pay Plaintiff monthly
12 rental payments in relation to Defendant's business operations at the Property.
13 19. At all times herein mentioned the value of the monthly rental payments were an
14 amount of no less than $ 52,654.41.
15 20. Plaintiff has demanded payment therefore, and there is now due, owing and unpaid
16 from Defendant to Plaintiff an amount of no less than $ 52,654.41, together with interest
17 and attorney's fees thereon.
18
WHEREFORE, Plaintiffprays for judgment as set forth below.
19
Prayer
WHEREFORE, Plaintiff Gallaher Investments, LLC prays for judgment against
20
Defendant Strands for Hair, Inc. and Does 1 to 25 and each of them, as follows:
21
First through Third Causes of Action:
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1. Judgment against Strands for Hair, Inc. in an amount of no less than
23
$ 52,654.41, plus interest;
24
2. For costs of suit incurred herein;
25
3. For reasonable attorney's fees; and
26 //
27
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KeBy LNgstlon Group
COMPLAINT FOR MONEY DAMAGES & EQUITABLE RELIEF
4. For such other and further relief as the Court deems just and proper.
Dated: July~, 2012 KELLYLITIGATIONGROUP, INC.
RiehardrM. Kelly,~.; Attorneys for
Plaintiff Gallaher Investments, LLC
10
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25
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Ketttr ttrrtrerton Group
-5-
COMPLAINTFOR MONEY DAMAGES & EQUITABLE RELIEF
I EASE
b entered
Thlk Lease Inio ss. ol t)to 23nd dsy of Decehtber,
7ggg, by and betvwhen Sen Mateo/El
gamins L.p„a.cagfomh
Retail psnnerc, gmifgd p&tutershfp, ~radio~, arid Lts«.Loutas,
sn indnriduat
tent
( Tenant
).
BASIC LEASE PROVISIONS.
LANGLGRo IP
Scil MaloorEI Cantina'Rsfeit.partners.
dfo Village Prop'brlies
Spear Street;"Sutta
250
CA
Scn,Fisnctsco, 94105
TEIIANT! Llss Lau)es'.
pRQMIBEB Approxlmglely '1.550 sttuarc 4080 /. El camtrtb
I8el, in 8 retaffshsppangfttciluy.locstedat
sh85 be lunhsr identified ut Ipetibtt ~A" ot this Lease.
The Premrses
Rail, Butte O, San Mateo, eetitornia.
FRDRATA sHARE'. Tenant'9
prorata s}}tire sliail bo th(tt (atilt, the riurnsrdior ot ikhtch is Ihe number
t«el kt Ihe Tdhahl'i prem(9}br. and Ihs den'ornlnstor ol which w- the total gross square
ol grist& square fest
Tan&fit'8 Prereta
in the shopping canter, share»nay eh&fige fromiune io-limeas ihegress
square
conisr is ctiangsd
tantegk endiar cenfiguraiion ol ihe sh'opptng Leudtard sttclt noiityTensni cf
tn writtng.
aakf'change
USE: under any Ol th&Pther ternte and»andttktnSOf
SO IOng as Tenant iS nOI in defaua the Lyaaa,
a hair stdon or barber shop, spa,
Tenant is granted the etrctu&ive right to operate nail cafe Iccitlty argl to
itsghttlr ttndnag dare pfoduttc} iri a aelali sehfnf)„ounng
the»sunct trite Lease L'ttiftaordwillhol'Ieeku to
a buifitess that Is primer8
beauty sup This exctusve does noi piohtfl» Ihft l,andioid Irom
piybusrnass,
teasing io &.bustnsaA such es e drug siors or grocery, lor whict 1 iho'ante ol beauty supttffes end hair care
products ls an tnoeental
pari oi the busktutcf,
coNIMENcEktENT DATE: UPon'(utl axebution ol Ih(s Lease,
RENT COII}MRNCEMSNTOATS". Ccmrnenoement paiS.
camtnencern'crit
TERMtNATIQN oATEI Eight(8) year&train Dale,
TSRIII:.Eight,(5) years.
I,EASEHOLD IMFRovQMENTBI As provided rn Its&separate "8".
Etet@it
Monthly'rr&rlituumrant eh&5 be Threp The'uabn'0
/OS}THI,Y 5ilft(IMIIMRENT; Eight Hundred Ei(ihty Fi YS
ocltsrs'($ 5,885 00) Gal}are; subiecf Iu Article 4 ol iha Startdt('id Lgtbtg pfov@ohe.
OPTION. One ('I },—Fight (8}.year renewal oi market rani.
BgcURITY ogp'osfT; Lantgcid currenlly holds the sum of $ 5.052,52 irom Luhue d&18p Febitrary.G,
iggg. I'hs-totalaurit ot-$ .'I,952$ gwtlfbe transferred
tg the Lease Upttn tttiecutiott
ufton commeiIcement.
Ten&ra sftail pay kbndlptd aft,atf@ttntuti ggv.c(t lo tAng tglal'aefhttity deposit.tn53;885,00
ot Iha Lease,
inne tlib
tgrm
held by Lsnutcrd Ihraughiut ot Lease
>his sk Iot-
sdcuriiy TurronrsIxuhtWperturtitanae
Oi
its obkgatktnsut tttar this i.eds»
TA)IES, fNSLIRANCF PREMIUMS ANO:COMMON AREA EIIFENSES; Tensnl witt,pay mp'tnhly t(gm iha
(foteie proiata.shareperverse&..
cern»ton»ament Premed»
of Tsxec~ Insurance artg'Orimmari Artfta;exp»rises
on Landlord'eestunate:
morttlNy based basedupori
There wilt be an ahnual rattonaiiibito'it ol thetfe 'earns
the actual costs Incurred by Lanffford.
STDRE NDURS; Tef(eni sftpQ fernakt open 8 rninimumof six (8) ffays per week (et)cept,ths
for business
Memortei Day, Foiulh bt July, Liber Day', Thanksgiving and
totktwtng hakdaysr New Year.'a. Day, Easier,
number of hours per day as found xt u typical fultiacitrk'8 besuiy salon,
Qhhsimus) srtd the standard bul
innO eVeni leSS than fatty (40) ftaura
ccs 8'8: )8 sub)sdt and tfitbtfidInate lo lhe Rerfiprocat Easemeril Agreemoni da fgd Qc}aber
This Loess
i g(fg,
14, ccBR'ttattd agieef'to ccrntuy mttt
toceipt of 8 copy of Ihe reteroncsd
Tetattl eel(not}rtedgas
prayisofts cbnbtitted therein,
811
TENANTIMPROVBIKNTALLOtttfANCE; Landlord wilt xfahfe iha cd&i ol HVAG repsficurrenily owed
by Tsnsnf, rfrhfch w»ro incurreduttdat 5, iggg, fur prenuses»tta98:
ttttf LeuseddtuuFuoiuury EI communa
Rest, State 6„$&n Mateo, caftfpmia, Ladttfgrd litt&I}attut protr}t(u 78'fiant Improvement attowattcos,
bs sel
forth lri Etttttblt Q.
STAIIDARO LEASE RROVISIOhlS
(tfte "Prcinrsssg
Wet«by fess'cd Io Tenant
PREMISES:
are:located
Tho premises
tn a shopping. center
~
(Ihe "SWQPping Cehteg
arId hereby hired
iris(ac. SIPIC df CPklcrt tie. Tfre F rumtxee
Sr«a}stated tn iha City Oi San MSI«O, Cleanly Of 6y'onani,
on fha silo plan of Ihe
and ate Crosehetched
hereto as Exhtbll'A" (the "Sde Pien").
Shoppktg Center atiachcd
2. ~. lesxedlo Tenstfi and htfed from Landford solelyfbf thefpfiowing use:
Thc Premises,ars
so, km« es Tenant f«not in default unde
env ct Ihn othsr1erms
and conditionfr ol the Lease.
Ten«nf
riohl Io on«rats «hsfr aston
is &ranted the exctu«rve natl cars tccilkv cnrt lo'snit leer
or b«rb«r shoo. soa.
end nail care
oroducrsln asalon"setiinoDurmo the term ol this Lease io n
Lanrtlorrt wilt nnt lease
bie'messIhst irr nnm«rilv a'e&«v kubclv business.
'exclu«iv«rtne«nni
YtAi. uromba Ir~
Ihd Lnnrtlord
ton Business.
le«etna «tart.~tv, lor whtrd> Iha.sale rc besinv surrotlec edgf hsb care
such as n &rue
omd'vela m "sn I«olds'nial bart cf the'Ixxdns'"x
ony part Oioreol, lo bauxecf lor any purpose.otf ter
Tenant sitcif nof use, QF permit Ihti Pramtxes'Qr
than Iho use lorwtcch Ilia prfkmfces are herebyjoasad.
8, JgRR. Ths leim df this Lease
sitait ba, for a')torf0d of efgtu (8) years
d'FTIQN Tenant shall have th'e right to oxtend the initral Ierrn hereof tcr onc ({)- argtg (6) year
terms ond concfihons as sial«de Ibis L'ess«,
pa ri«4, upon,tho same Cure«pi lor the au«rant«ed
Min«num
for heretn
Monthly Rsr«al, Ne Term, aftd Ihe-Option, as prpedsdtf Tenant wfshqs Ib axerc(kewuchxlghi,
a written noises bl euCII exercise on Lendlordnoi denier than eigtttsen
Jenani shsti serve (18) mentrfs,
nor ipiar Iha'n,toltr (4) monilia, before Ill(t «xpifallon ot Ihu tnllud tetnr ltefeunder.
Ten«nl d>agnol'be ontilled lo Oxercfxb any siich pit«fialnn njitfon» g Ton'nni is ctxrentfy ln default
of this Lasso; tt tenant
ot sny'ot the provrstcns oi AII4s 28: ur 4
ls tn delauh uncter lbs. prov«sons
Tenant's
ranihtlbean paid late (more titan 8 days after sucft;rental.was
dup) lor any three (8).momhs
or
(consecutive during'rly calendar
nbn consecdtfve) yea f,
The SuorunteedMin«hunt Monthly Retral fot Iho, ex!etta(on period «hail be lrimoaaott to rolieci
Ihe current tetr market rental ior compstsbkt
spacein the 5'hoppln(l canter snd In other stm«ar shopping
cenbus mark«t as ot Ih«dale th«renew«l lemv rs Io commancc.
in tho:«amarenlal fn no event will lhe
Nionthly Rerilat,icr fhs axle&eton,parred
fnitu& QuarartieedM«i«num bu, twrerthon Ihat In effect al Iho
the
eexpbniton'otIkon curt ant term ot on aaah
ihs'Lease. anniversary
(I)ares{ter
the'G(Fr)ran'tbcct'inimum
th«ooniumer price In{tax. as'staled
Mcnthtyfletftsi'shalt bs rfIcreesedby, fn secien
qfb).
Any tsrmxtaticn.af th'e Leassduring
Ihe Term hereat ilfrigh}s ot extension
shall terminate
hereunder,
GUARANTEED MINIMUMMONTIILYRENTAL
(s} Guarknlced Minlmiimtrlnnmiv A«mal.
Tenant's obligation Io pay ouaipntbecl
Minimum MorilhtyRsntaf u« lieramsfisi prov«fed. «hall be ihe Corhtnen'Q'ament
Oste,Tixtant «hali pay lo
pn or bctcje Ne lirat day ot each
Lsntgcrd. «1 advs«ce calendar monttI, as tkuafantead
Mmimurn Monthly
'Rental for Ifra Precise«
the aum Three Thousand Humfred
Eigld Five
Etphty {$8,88%.55) Do5sra por
month, Shoutstenantsobligation
Iopayncxcomm«nce on dayot
1neltrsl acel«ndsrmonth, Tenam
«hell pay eusrantibd
fffinxnurh Monthly Rent«i tn'advance
for Surh tr«CtiOnal month prorated for tiny
rcm'alnin(f days lrt sa)ctmonlh. shall
antounts
Afi bepaidtnlawful
money ofthaUwiied st«los bf Arnortcs
erid shalt ha paid ifthcut fist)iatinn ftiI&feet, ahtt wflhoitI Fr}or notice cr demfind ni tha addresi
desXfnalod ki'Artide 34.-
(b) lncrestres Mon'thtv Rantai
«I dturrrsntssdMIntmuni g]fe:t«re to Ihe second
qnntversaqr of-the cornre 8urasuolLcbof stcbslfcs of Ihe
IndoxSarI'rancisco/ptadandAII
Departmentcl Labor (Sastr. Year ~ 1582M).
Onedwelllh ot said amount
snail Be psysbie by Tenant
In
ecch month nf snidienx«. year with Ihe Monthly Int takmpnt pi Atilt, Ih np av«rtt slurll Ihe-snrlu'si rett) and
mCnlhiy tanf Ije Iedk tttan ihe f)nm(el tern Croak:mnnthly re'nt In, lite'resedirjj period
(I( feaee
Camm«WCee
tdllowin'gmunilj -u~g. It the Iuai b coinrrtortcos
ttlidmonih, «tftubtrsaiII daio1dtalf bo Ifte lxxl
,
depot~go
I
durx«) dune, Ih«&ustrileitr dpfoehatl bs dufir
.}
thisatfjustleni wilt apply 1o sech
Ig-munih period commencing-on date
Ihe adjbstmeni or any
Ihareof OXCCPt ll'iPI Ine lief ttttfusifnanf vftif IFPPIy IO CPO
anntverattry the
PQFIOCI Cctnm'«ricing
On kfSI
illsTerffl attd endiitg,ott Iwa Ternllrlai(nll Oafb.
ol.ilia edfustmghl:dale,dutfn(f
,annlvatsary
IDI Ip 1 I 0tl
Oh( ~ I a rcrr s on 4,n aoLr
'manner
tl the InwLhich such
Cororumer Pnce:indexas 'ths
determined'fiy Bureau of Loiter
Statistics
shell hs substsntiaHy
revised, shall be made
an:adtusfmont in such Index which «fiuid
revised
produce as
rexuils'Bqutvafont,nearly Io
se,possible. fftose'itich
would havo'een obtofnddII 'pie
CcnSumbf price Iftdoa has hOAtrbaan SO reVIaetf.
It Iha @jnaumar pnoe unayaitabte
indtuf Shaft beCOme IO
ghe publicbecausepublication
Is or
discontinued, Landlord
otherwise, therefor
will substitute e
comparablefnasir ba«ed in fhs cost of inring or purchaslog
upoit cltanges power ot the consumer
cotter
agenfry or, if no'such
publishstf by-sny bther gouernmenlqt Index shall bo avatfsbte,
ihen 4 co'rrrparabfo
o msgr bank or other firiancfsf Institutio'ri or by s
Index Pubhshedby unfverslly or, a reecgnned
Ikiancisl
publication shailbe used.
NorvriOatanding
anythingcontestedlnthisArtfcie, Guaranteed
ttio Minimum Monltay Rsn1
psyabio by'Terlsnt shall increase
by no more than ihrse percent
(s'A) over Iho,fast pravfous
GuafanloBd
Mvrknum Monthly Rent ior each adiustmenl pursuant
lo this Article.
5. ~IQQg AND pRocEB~~GF'f Terianf falls to pay Ihs GttttyLanteed Ivfinlmum
Mbnthly Flentaf vtIINn 'seven
(P) tfsyf of Iis due tfbto. or I qifs to tnsfrs any other p'ayAment duo to Lendl odd
wkhin ten (10)'ays ot Ihe due dale, Tensni Ohsil psy io Landlord, xts Ail@llonat Rental, a l,ate Charge
squat lo tive (5'yK) percent of Itis overdue
sniounLIn Ihe event Tenant
makes Imiyment by check Ioi any
psymwl due hereunder
and such check ie returned
by Lsndfortys Crrtaai,
properly fLqttted and landscaped;end
clean anci orderly candhfan, the
sliatt msvxaln, rap«lr andhx replace
in Landlords's tea~su fe dist»stion,
tdciUHos iharaot «If necessary AU costs tf'icurlutf In cannemloit whh
'he'pirlrnfg a'nd enmttion'«re»U atudf be cirargi}xfto ihe tfilfanta ot Itic 8hctf}pkfg gretel «nd piarateri in
the rqannar fiurcktaher wi torUi Tha phrase tits psrkfng atld comn}0n
costs lncctrred in ccnqsctiq'rt~th
H>studs. but not bo linfaed fo. dlf 'sums'expend»if
areas" as used herein shall bacon»trued.ta by, Lsridlard
tor teaurtaeinq,
in cannsalianwigr lhepsrfnng and cornrnoh «rsas cleemng.
repaving, pamllng, resmplng.
eteclricgy and other utitiaen, repair end
etffung, plhfrrxuifservings, f«qntkiff. refit»riling, lsndscopkig,
ptcsri ind monument
ieplscqment at bgtatng'ntanttfirds, signs ona atnqr mnrkani snd
sif'fns, csrecuanst
a'hctrtipairs,per»orth»I'lo
geist'rqlrnsfntsharrco
,bumpers, and tII pc}fico'lhg
implamsm euchserefceL
requiredleep
par Hi»f1«tiffucxtittx}n «regs. Ievisff piirsuenl tp Uny ffave1hmahttft require'mortis,
or oha'rqas
al ctxixnon uligty arias, pubffc fiabikfy «net properly dw'nage
maintenance un Ute psrkktu,arid
atn«rance
be cerned
cixnman aroasi wkich shag 'as dsteimlnscf bIr
and mtxritained by I andlcrd snd 'whh Umlfs
Lsnctarrt tram'time ia tfinp,'xus slee equal lo five jaff ) percent of all of »std costs ln i.andiord Ior
acfmlniatr«Uan t}t Uie nuuntsnanoe. of Ihs pant tng and common areas
raft«i r sncflor regina«ment as
hereinabovedssc+od, Ssfd oxftanspn anil nrflhfnljtrative fse'rot}arcfn rbfer(ed
toes cceahah Area
pens'e
ihe
Landlord shall pertockcsgy meit in Tsnsni s stet»marti, itemizing fn reasonable
doiag
und Tennni shag pay ia t sndlurd o» Additional Rantei, Tenitnf'» pm rata
Iqial Common Area%spence,
share Tenanl's. pro rata shoto shall
qf such cost snfhkt thirty Qp) cfays «fief, the mslfittg of said slatemerd,
be deu}tmlnsdby ike retie that the rumba'r ol square Iaoiage, excluding mezzanine
test of grass»qua're
in itic Prefnlsasgsan}
and basernenl, )ottff number n(»quiff teel ul grUSS eqqare
lo the footage,
axckidfng's&anise «nd be»sin»at
ol sii bbftdihga in uteditoPpfl}g Igohter in}lich hevs bean completed
In the event Tenante
al Iho bitling pened.
as ot Ihe commencement businessby'iis natura results
m
tar e last food'business
in lhe psrlifng and common Brea« (such as addkionei debns
additional expanse
or cufdilfcnal sscursy Ibr any buslttess mateo ll necessary|
wttoss operations l,endiord may aiiccaie
uddieonaf carnmanAtse Land!aiu may. N ils of}tian, esllmate the Gonuaan
to Tenant,
FJrpsnsu
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KELLYLITIGATIONGROUP, INC. Richard M. Kelly, Esq. SBN 154504 Michael 3 Lagoon Redwood Mengarelli, Drive, City, CA Suite Esq. 225 94065 SBN 215000 FILED SAN MATEO COUNTY Telephone: (650) 591-2282 Facsimile: (650) 591-2292 12012 JUL Attorneys for Plaintiff, Ooru or ey s~rhor Coun GALLAHERINVESTMENTS, LLC IN THE SUPERIOR COURT OF THE STATE OF CALIFORNIA IN AND FOR THE COUNTY OF SAN MATEO 10 UNLIMITEDCIVILJURISDICTION 12 GALLAHERINVESTMENTS, LLC Case No.: 4V51 540 6 13 Plaintiff, COMPLAINT FOR MONEY 14 DAMAGES & EQUITABLERELIEF vs. 15 STRANDS FOR HAIR, INC.; and DOES 1 16 through 25, inclusive, 17 Defendants. 18 19 Plaintiff Gallaher Investments, LLC complains and alleges as follows: 20 GENERAL ALLEGATIONS 21 1. Plaintiff Gallaher Investments, LLC ("Plaintiff"), is a California limited liability 22 company, doing business in the County of Riverside, State of California through its 23 registration with the State of California under number 200229810057. Further Plaintiff 24 was the owner of certain commercial real property located at 4060 El Camino Real, San 25 Mateo, CA, and was the landlord in that certain Agreement with Strands for Hair, as 26 outlined below. 2. Defendant Strands for Hair, Inc. ("Defendant" or "Strands" ), is now, and at all 27 times in this Complaint mentioned, was a duly organized and existing corporation or was 28 Kerry Urrgereur Getup PC COMPLAINT FOR MONEY DAMAGES & EQUITABLE RELIEF 1 otherwise created under and by virtue of the laws of the State of California, Office of the Secretary of State and Department of Corporations and was at all times in this Complaint 3 mentioned, and is now, authorized to do business in the State of California pursuant to 4 and as authorized by the laws of the State of California under corporation number C2232141. Defendant's primary place of business is located in the County of San Mateo, State of California. 3. DOES 1 through 25, inclusive, are sued herein under fictitious names. Their true 7 names and capacities are unknown to Plaintiff. When the true names and capacities are 8 ascertained, Plaintiff will amend this Complaint by inserting their true names and 9 capacities. 10 4. Plaintiff is further informed and believes, and on such information and belief, 11 alleges that DOES 1 through 25, inclusive, and each of them, are responsible in some 12 manner for the events and happenings as herein alleged and as plead in Plaintiff's 13 Complaint. 14 5. Plaintiff is informed and believes and thereon alleges that at all times mentioned 15 herein, each of the Defendants, so above-named, were the agents, employees, officers and directors of each of the remaining Defendants, and in doing the things hereinafter alleged to have occurred in the County of San Mateo was/were acting within the scope of such 18 agency. 19 FIRST CAUSE OF ACTION (Breach of Written Contract as to Defendant Strands and Does 1 to 8) 20 6. Plaintiff incorporates by reference as though fully set forth herein, each and every 21 allegation contained in paragraphs 1 through 5, inclusive. 22 7. On or about December 23, 1999, Defendant and Plaintiffs predecessor-in-interest, 23 San Mateo/El Camino Retail Partners, LP (the "Original Owners" ), entered into a written 24 commercial lease agreement regarding that premises commonly referred to as 4060 El 25 Camino Real, San Mateo, CA (the "Property" ), whereby Defendant agreed to pay Plaintiffs predecessor-in-interest monthly rental payments in relation to Defendant's business operations at the Property (the "Agreement" ). A true and correct copy of the 28 Keep iJtlpeuen Group APC -2- COMPLAINT FOR MONEY DAMAGES & EQUITABLE RELIEF Agreement is attached hereto as Exhibit "A" and is incorporated, as though fully set forth herein, by this reference. 3 8. After the original execution of the Agreement, Plaintiff purchased the Property 4 from the Original Owners and the Original Owners sold all rights, interest and title in the Property to Plaintiff; and thereafter, Plaintiff was and became the commercial landlord to 5 which rental sums were to be paid to Plaintiffby Defendant. 6 9. Plaintiff financed the purchase of the Property by securing a loan from Principal 7 Bank. As part of the financing process of the Property through Principal Bank, Defendant 8 acknowledged the Agreement with Plaintiff through an estoppel agreement ("Lessee's 9 Estoppel" ). A true and correct copy of the Lessee's Estoppel is attached hereto as Exhibit 10 "B" and is incorporated, as though fully set forth herein, by this reference. 11 10. Plaintiff has performed all covenants and promises required on its part to be 12 performed in accordance with the terms and conditions of the Agreement. 13 11. Defendant breached the Agreement by, among other things, failing to pay rent, late 14 charges and interest pursuant to the Agreement; and, after notice has failed to cure 15 breaches of the Agreement, failing to timely perform its obligations pursuant to the 16 Agreement. Defendant also breached the covenant of good faith and fair dealing that is 17 implied in every contract in California, depriving Plaintiff of its rights and benefits as set 18 forth under the Agreement. 19 12. Plaintiff alleges that as a direct and proximate result of Defendant's breach of contract, Plaintiff has sustained damages in an amount of no less than $ 52,654.41. 20 13. As a result of Defendant's breach of the Agreement, Plaintiff is also entitled to 21 recover itsattorney's fees, litigation expenses and costs as defined in the Agreement. 22 WHEREFORE, Plaintiffprays for judgment as set forth below. 23 SECOND CAUSE OF ACTION 24 (Common Count as to as to Defendant Strands and Does 9 to 16) 25 14. Plaintiff incorporates by reference as though fully set forth herein, each and every 26 allegation contained in paragraphs 1 through 14, inclusive. 27 15. In the last two years, Plaintiff alleges that Defendant became indebted to Plaintiff 28 in an amount of no less than $ 52,654.41, pursuant to Defendant's failure to pay Plaintiff Key tttigetton Group -3- Apc COMPLAINTFOR MONEY DAMAGES &, EQUITABLE RELIEF monthly rental payments in relation to Defendant's business operations at the Property in accordance with the Agreement. 16. Defendant has not paid Plaintiff, although demand therefore has been made and there is now due, owing and unpaid from Defendant an amount of no less than $ 52,654.41, together with interest and attorney's fees thereon. WHEREFORE, Plaintiffprays for judgment as set forth below. THIRD CAUSE OF ACTION (Quantum Meruit as to as to Defendant Strands and Does 17 to 25) 8 17. Plaintiff incorporates by reference as though fully set forth herein, each and every 9 allegation contained in paragraphs 1 through 17, inclusive. 10 18. Within the last two years in the City and County of San Mateo, California, and 11 pursuant to the Agreement, Defendant has repeatedly failed to pay Plaintiff monthly 12 rental payments in relation to Defendant's business operations at the Property. 13 19. At all times herein mentioned the value of the monthly rental payments were an 14 amount of no less than $ 52,654.41. 15 20. Plaintiff has demanded payment therefore, and there is now due, owing and unpaid 16 from Defendant to Plaintiff an amount of no less than $ 52,654.41, together with interest 17 and attorney's fees thereon. 18 WHEREFORE, Plaintiffprays for judgment as set forth below. 19 Prayer WHEREFORE, Plaintiff Gallaher Investments, LLC prays for judgment against 20 Defendant Strands for Hair, Inc. and Does 1 to 25 and each of them, as follows: 21 First through Third Causes of Action: 22 1. Judgment against Strands for Hair, Inc. in an amount of no less than 23 $ 52,654.41, plus interest; 24 2. For costs of suit incurred herein; 25 3. For reasonable attorney's fees; and 26 // 27 28 KeBy LNgstlon Group COMPLAINT FOR MONEY DAMAGES & EQUITABLE RELIEF 4. For such other and further relief as the Court deems just and proper. Dated: July~, 2012 KELLYLITIGATIONGROUP, INC. RiehardrM. Kelly,~.; Attorneys for Plaintiff Gallaher Investments, LLC 10 12 13 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Ketttr ttrrtrerton Group -5- COMPLAINTFOR MONEY DAMAGES & EQUITABLE RELIEF I EASE b entered Thlk Lease Inio ss. ol t)to 23nd dsy of Decehtber, 7ggg, by and betvwhen Sen Mateo/El gamins L.p„a.cagfomh Retail psnnerc, gmifgd p&tutershfp, ~radio~, arid Lts«.Loutas, sn indnriduat tent ( Tenant ). BASIC LEASE PROVISIONS. LANGLGRo IP Scil MaloorEI Cantina'Rsfeit.partners. dfo Village Prop'brlies Spear Street;"Sutta 250 CA Scn,Fisnctsco, 94105 TEIIANT! Llss Lau)es'. pRQMIBEB Approxlmglely '1.550 sttuarc 4080 /. El camtrtb I8el, in 8 retaffshsppangfttciluy.locstedat sh85 be lunhsr identified ut Ipetibtt ~A" ot this Lease. The Premrses Rail, Butte O, San Mateo, eetitornia. FRDRATA sHARE'. Tenant'9 prorata s}}tire sliail bo th(tt (atilt, the riurnsrdior ot ikhtch is Ihe number t«el kt Ihe Tdhahl'i prem(9}br. and Ihs den'ornlnstor ol which w- the total gross square ol grist& square fest Tan&fit'8 Prereta in the shopping canter, share»nay eh&fige fromiune io-limeas ihegress square conisr is ctiangsd tantegk endiar cenfiguraiion ol ihe sh'opptng Leudtard sttclt noiityTensni cf tn writtng. aakf'change USE: under any Ol th&Pther ternte and»andttktnSOf SO IOng as Tenant iS nOI in defaua the Lyaaa, a hair stdon or barber shop, spa, Tenant is granted the etrctu&ive right to operate nail cafe Iccitlty argl to itsghttlr ttndnag dare pfoduttc} iri a aelali sehfnf)„ounng the»sunct trite Lease L'ttiftaordwillhol'Ieeku to a buifitess that Is primer8 beauty sup This exctusve does noi piohtfl» Ihft l,andioid Irom piybusrnass, teasing io &.bustnsaA such es e drug siors or grocery, lor whict 1 iho'ante ol beauty supttffes end hair care products ls an tnoeental pari oi the busktutcf, coNIMENcEktENT DATE: UPon'(utl axebution ol Ih(s Lease, RENT COII}MRNCEMSNTOATS". Ccmrnenoement paiS. camtnencern'crit TERMtNATIQN oATEI Eight(8) year&train Dale, TSRIII:.Eight,(5) years. I,EASEHOLD IMFRovQMENTBI As provided rn Its&separate "8". Etet@it Monthly'rr&rlituumrant eh&5 be Threp The'uabn'0 /OS}THI,Y 5ilft(IMIIMRENT; Eight Hundred Ei(ihty Fi YS ocltsrs'($ 5,885 00) Gal}are; subiecf Iu Article 4 ol iha Startdt('id Lgtbtg pfov@ohe. OPTION. One ('I },—Fight (8}.year renewal oi market rani. BgcURITY ogp'osfT; Lantgcid currenlly holds the sum of $ 5.052,52 irom Luhue d&18p Febitrary.G, iggg. I'hs-totalaurit ot-$ .'I,952$ gwtlfbe transferred tg the Lease Upttn tttiecutiott ufton commeiIcement. Ten&ra sftail pay kbndlptd aft,atf@ttntuti ggv.c(t lo tAng tglal'aefhttity deposit.tn53;885,00 ot Iha Lease, inne tlib tgrm held by Lsnutcrd Ihraughiut ot Lease >his sk Iot- sdcuriiy TurronrsIxuhtWperturtitanae Oi its obkgatktnsut tttar this i.eds» TA)IES, fNSLIRANCF PREMIUMS ANO:COMMON AREA EIIFENSES; Tensnl witt,pay mp'tnhly t(gm iha (foteie proiata.shareperverse&.. cern»ton»ament Premed» of Tsxec~ Insurance artg'Orimmari Artfta;exp»rises on Landlord'eestunate: morttlNy based basedupori There wilt be an ahnual rattonaiiibito'it ol thetfe 'earns the actual costs Incurred by Lanffford. STDRE NDURS; Tef(eni sftpQ fernakt open 8 rninimumof six (8) ffays per week (et)cept,ths for business Memortei Day, Foiulh bt July, Liber Day', Thanksgiving and totktwtng hakdaysr New Year.'a. Day, Easier, number of hours per day as found xt u typical fultiacitrk'8 besuiy salon, Qhhsimus) srtd the standard bul innO eVeni leSS than fatty (40) ftaura ccs 8'8: )8 sub)sdt and tfitbtfidInate lo lhe Rerfiprocat Easemeril Agreemoni da fgd Qc}aber This Loess i g(fg, 14, ccBR'ttattd agieef'to ccrntuy mttt toceipt of 8 copy of Ihe reteroncsd Tetattl eel(not}rtedgas prayisofts cbnbtitted therein, 811 TENANTIMPROVBIKNTALLOtttfANCE; Landlord wilt xfahfe iha cd&i ol HVAG repsficurrenily owed by Tsnsnf, rfrhfch w»ro incurreduttdat 5, iggg, fur prenuses»tta98: ttttf LeuseddtuuFuoiuury EI communa Rest, State 6„$&n Mateo, caftfpmia, Ladttfgrd litt&I}attut protr}t(u 78'fiant Improvement attowattcos, bs sel forth lri Etttttblt Q. STAIIDARO LEASE RROVISIOhlS (tfte "Prcinrsssg Wet«by fess'cd Io Tenant PREMISES: are:located Tho premises tn a shopping. center ~ (Ihe "SWQPping Cehteg arId hereby hired iris(ac. SIPIC df CPklcrt tie. Tfre F rumtxee Sr«a}stated tn iha City Oi San MSI«O, Cleanly Of 6y'onani, on fha silo plan of Ihe and ate Crosehetched hereto as Exhtbll'A" (the "Sde Pien"). Shoppktg Center atiachcd 2. ~. lesxedlo Tenstfi and htfed from Landford solelyfbf thefpfiowing use: Thc Premises,ars so, km« es Tenant f«not in default unde env ct Ihn othsr1erms and conditionfr ol the Lease. Ten«nf riohl Io on«rats «hsfr aston is &ranted the exctu«rve natl cars tccilkv cnrt lo'snit leer or b«rb«r shoo. soa. end nail care oroducrsln asalon"setiinoDurmo the term ol this Lease io n Lanrtlorrt wilt nnt lease bie'messIhst irr nnm«rilv a'e&«v kubclv business. 'exclu«iv«rtne«nni YtAi. uromba Ir~ Ihd Lnnrtlord ton Business. le«etna «tart.~tv, lor whtrd> Iha.sale rc besinv surrotlec edgf hsb care such as n &rue omd'vela m "sn I«olds'nial bart cf the'Ixxdns'"x ony part Oioreol, lo bauxecf lor any purpose.otf ter Tenant sitcif nof use, QF permit Ihti Pramtxes'Qr than Iho use lorwtcch Ilia prfkmfces are herebyjoasad. 8, JgRR. Ths leim df this Lease sitait ba, for a')torf0d of efgtu (8) years d'FTIQN Tenant shall have th'e right to oxtend the initral Ierrn hereof tcr onc ({)- argtg (6) year terms ond concfihons as sial«de Ibis L'ess«, pa ri«4, upon,tho same Cure«pi lor the au«rant«ed Min«num for heretn Monthly Rsr«al, Ne Term, aftd Ihe-Option, as prpedsdtf Tenant wfshqs Ib axerc(kewuchxlghi, a written noises bl euCII exercise on Lendlordnoi denier than eigtttsen Jenani shsti serve (18) mentrfs, nor ipiar Iha'n,toltr (4) monilia, before Ill(t «xpifallon ot Ihu tnllud tetnr ltefeunder. Ten«nl d>agnol'be ontilled lo Oxercfxb any siich pit«fialnn njitfon» g Ton'nni is ctxrentfy ln default of this Lasso; tt tenant ot sny'ot the provrstcns oi AII4s 28: ur 4 ls tn delauh uncter lbs. prov«sons Tenant's ranihtlbean paid late (more titan 8 days after sucft;rental.was dup) lor any three (8).momhs or (consecutive during'rly calendar nbn consecdtfve) yea f, The SuorunteedMin«hunt Monthly Retral fot Iho, ex!etta(on period «hail be lrimoaaott to rolieci Ihe current tetr market rental ior compstsbkt spacein the 5'hoppln(l canter snd In other stm«ar shopping cenbus mark«t as ot Ih«dale th«renew«l lemv rs Io commancc. in tho:«amarenlal fn no event will lhe Nionthly Rerilat,icr fhs axle&eton,parred fnitu& QuarartieedM«i«num bu, twrerthon Ihat In effect al Iho the eexpbniton'otIkon curt ant term ot on aaah ihs'Lease. anniversary (I)ares{ter the'G(Fr)ran'tbcct'inimum th«ooniumer price In{tax. as'staled Mcnthtyfletftsi'shalt bs rfIcreesedby, fn secien qfb). Any tsrmxtaticn.af th'e Leassduring Ihe Term hereat ilfrigh}s ot extension shall terminate hereunder, GUARANTEED MINIMUMMONTIILYRENTAL (s} Guarknlced Minlmiimtrlnnmiv A«mal. Tenant's obligation Io pay ouaipntbecl Minimum MorilhtyRsntaf u« lieramsfisi prov«fed. «hall be ihe Corhtnen'Q'ament Oste,Tixtant «hali pay lo pn or bctcje Ne lirat day ot each Lsntgcrd. «1 advs«ce calendar monttI, as tkuafantead Mmimurn Monthly 'Rental for Ifra Precise« the aum Three Thousand Humfred Eigld Five Etphty {$8,88%.55) Do5sra por month, Shoutstenantsobligation Iopayncxcomm«nce on dayot 1neltrsl acel«ndsrmonth, Tenam «hell pay eusrantibd fffinxnurh Monthly Rent«i tn'advance for Surh tr«CtiOnal month prorated for tiny rcm'alnin(f days lrt sa)ctmonlh. shall antounts Afi bepaidtnlawful money ofthaUwiied st«los bf Arnortcs erid shalt ha paid ifthcut fist)iatinn ftiI&feet, ahtt wflhoitI Fr}or notice cr demfind ni tha addresi desXfnalod ki'Artide 34.- (b) lncrestres Mon'thtv Rantai «I dturrrsntssdMIntmuni g]fe:t«re to Ihe second qnntversaqr of-the cornre 8urasuolLcbof stcbslfcs of Ihe IndoxSarI'rancisco/ptadandAII Departmentcl Labor (Sastr. Year ~ 1582M). Onedwelllh ot said amount snail Be psysbie by Tenant In ecch month nf snidienx«. year with Ihe Monthly Int takmpnt pi Atilt, Ih np av«rtt slurll Ihe-snrlu'si rett) and mCnlhiy tanf Ije Iedk tttan ihe f)nm(el tern Croak:mnnthly re'nt In, lite'resedirjj period (I( feaee Camm«WCee tdllowin'gmunilj -u~g. It the Iuai b coinrrtortcos ttlidmonih, «tftubtrsaiII daio1dtalf bo Ifte lxxl , depot~go I durx«) dune, Ih«&ustrileitr dpfoehatl bs dufir .} thisatfjustleni wilt apply 1o sech Ig-munih period commencing-on date Ihe adjbstmeni or any Ihareof OXCCPt ll'iPI Ine lief ttttfusifnanf vftif IFPPIy IO CPO anntverattry the PQFIOCI Cctnm'«ricing On kfSI illsTerffl attd endiitg,ott Iwa Ternllrlai(nll Oafb. ol.ilia edfustmghl:dale,dutfn(f ,annlvatsary IDI Ip 1 I 0tl Oh( ~ I a rcrr s on 4,n aoLr 'manner tl the InwLhich such Cororumer Pnce:indexas 'ths determined'fiy Bureau of Loiter Statistics shell hs substsntiaHy revised, shall be made an:adtusfmont in such Index which «fiuid revised produce as rexuils'Bqutvafont,nearly Io se,possible. fftose'itich would havo'een obtofnddII 'pie CcnSumbf price Iftdoa has hOAtrbaan SO reVIaetf. It Iha @jnaumar pnoe unayaitabte indtuf Shaft beCOme IO ghe publicbecausepublication Is or discontinued, Landlord otherwise, therefor will substitute e comparablefnasir ba«ed in fhs cost of inring or purchaslog upoit cltanges power ot the consumer cotter agenfry or, if no'such publishstf by-sny bther gouernmenlqt Index shall bo avatfsbte, ihen 4 co'rrrparabfo o msgr bank or other firiancfsf Institutio'ri or by s Index Pubhshedby unfverslly or, a reecgnned Ikiancisl publication shailbe used. NorvriOatanding anythingcontestedlnthisArtfcie, Guaranteed ttio Minimum Monltay Rsn1 psyabio by'Terlsnt shall increase by no more than ihrse percent (s'A) over Iho,fast pravfous GuafanloBd Mvrknum Monthly Rent ior each adiustmenl pursuant lo this Article. 5. ~IQQg AND pRocEB~~GF'f Terianf falls to pay Ihs GttttyLanteed Ivfinlmum Mbnthly Flentaf vtIINn 'seven (P) tfsyf of Iis due tfbto. or I qifs to tnsfrs any other p'ayAment duo to Lendl odd wkhin ten (10)'ays ot Ihe due dale, Tensni Ohsil psy io Landlord, xts Ail@llonat Rental, a l,ate Charge squat lo tive (5'yK) percent of Itis overdue sniounLIn Ihe event Tenant makes Imiyment by check Ioi any psymwl due hereunder and such check ie returned by Lsndfortys Crrtaai, properly fLqttted and landscaped;end clean anci orderly candhfan, the sliatt msvxaln, rap«lr andhx replace in Landlords's tea~su fe dist»stion, tdciUHos iharaot «If necessary AU costs tf'icurlutf In cannemloit whh 'he'pirlrnfg a'nd enmttion'«re»U atudf be cirargi}xfto ihe tfilfanta ot Itic 8hctf}pkfg gretel «nd piarateri in the rqannar fiurcktaher wi torUi Tha phrase tits psrkfng atld comn}0n costs lncctrred in ccnqsctiq'rt~th H>studs. but not bo linfaed fo. dlf 'sums'expend»if areas" as used herein shall bacon»trued.ta by, Lsridlard tor teaurtaeinq, in cannsalianwigr lhepsrfnng and cornrnoh «rsas cleemng. repaving, pamllng, resmplng. eteclricgy and other utitiaen, repair end etffung, plhfrrxuifservings, f«qntkiff. refit»riling, lsndscopkig, ptcsri ind monument ieplscqment at bgtatng'ntanttfirds, signs ona atnqr mnrkani snd sif'fns, csrecuanst a'hctrtipairs,per»orth»I'lo geist'rqlrnsfntsharrco ,bumpers, and tII pc}fico'lhg implamsm euchserefceL requiredleep par Hi»f1«tiffucxtittx}n «regs. Ievisff piirsuenl tp Uny ffave1hmahttft require'mortis, or oha'rqas al ctxixnon uligty arias, pubffc fiabikfy «net properly dw'nage maintenance un Ute psrkktu,arid atn«rance be cerned cixnman aroasi wkich shag 'as dsteimlnscf bIr and mtxritained by I andlcrd snd 'whh Umlfs Lsnctarrt tram'time ia tfinp,'xus slee equal lo five jaff ) percent of all of »std costs ln i.andiord Ior acfmlniatr«Uan t}t Uie nuuntsnanoe. of Ihs pant tng and common areas raft«i r sncflor regina«ment as hereinabovedssc+od, Ssfd oxftanspn anil nrflhfnljtrative fse'rot}arcfn rbfer(ed toes cceahah Area pens'e ihe Landlord shall pertockcsgy meit in Tsnsni s stet»marti, itemizing fn reasonable doiag und Tennni shag pay ia t sndlurd o» Additional Rantei, Tenitnf'» pm rata Iqial Common Area%spence, share Tenanl's. pro rata shoto shall qf such cost snfhkt thirty Qp) cfays «fief, the mslfittg of said slatemerd, be deu}tmlnsdby ike retie that the rumba'r ol square Iaoiage, excluding mezzanine test of grass»qua're in itic Prefnlsasgsan} and basernenl, )ottff number n(»quiff teel ul grUSS eqqare lo the footage, axckidfng's&anise «nd be»sin»at ol sii bbftdihga in uteditoPpfl}g Igohter in}lich hevs bean completed In the event Tenante al Iho bitling pened. as ot Ihe commencement businessby'iis natura results m tar e last food'business in lhe psrlifng and common Brea« (such as addkionei debns additional expanse or cufdilfcnal sscursy Ibr any buslttess mateo ll necessary| wttoss operations l,endiord may aiiccaie uddieonaf carnmanAtse Land!aiu may. N ils of}tian, esllmate the Gonuaan to Tenant, FJrpsnsu