Miscellaneous: CITY & COUNTY OF SAN FRANCISCO OPERATING BY & VS. ACLIMA, INC. ET AL

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Preview
                                SUMMONS SUM-130

P FOR COURT USE ONLY
(CITACION JUDICIAL) (SOLO PARA USO DE LA CORTE)
UNLAWFUL DETAINER—EVICTION
(RETENCION ILICITA DE UN INNUEBLE—DESALOJO)
NOTICE TO DEFENDANT:

(AVISO AL DEMANDADO): ay cr "Does 1-50
Aclima Inc., Davida Herz (CEP) Mott a) (cro? ' .

 

YOU ARE BEING SUED BY PLAINTIFF:
(LO ESTA DEMANDANDO EL DEMANDANTE):
City & Cnty of SF operating by/thr SF Port Comm.

 

 

NOTICE! You have been sued. The court may decide against jAVISO! Usted ha sido demandado. Si no responde dentro de 5
you without your being heard unless you respond within 5 days. -| dias, el tribunal puede emitir un fallo en su contra sin una

You have 5 DAYS, not counting Saturdays and Sundays and audiencia. Una vez que le entreguen esta citacion y papeles
other judicial holidays, after this summons and legal papers are Jegales, solo tiene 5 DIAS, sin contar sabado y domingo y otros
served on you to file a written response at this court and have a dias feriados del tribunal, para presentar una respuesta por

copy served on the plaintiff. escrito en este tribunal y hacer que se entregue una copia al
demandante.
A letter or phone call will not protect you. Your written response
must be in proper legal form if you want the court to hear your Una carta o una llamada telefonica no lo protege. Su respuesta
case. There may be a court form that you can use for your por escrito tiene que estar en formato legal correcto si desea que
response. You can find these court forms and more information procesen su caso en la corte. Es posible que haya un formulario
at the California Courts Online Self-Help Center que usted pueda usar para su respuesta. Puede encontrar estos
(www.courts.ca.gov/selfhelp), your county law library, or the formularios de la corte y mas informacion en el Centro de Ayuda
courthouse nearest you. If you do not file your response on de las Cortes de California (www.sucorte.ca.gov), en la biblioteca
time, you may lose the case by default, and your wages, de leyes de su condado o en Ia corte que le quede mas cerca. Si
money, and property may be taken without further warning from | no presenta su respuesta a tiempo, puede perder el caso por falta
the court. de comparecencia y se le podra quitar su sueldo, dinero y bienes
sin mas advertencia.
There are other legal requirements. You may want to call an :
attorney right away. If you do not know an attorney, you may Hay otros requisitos legales. Es recomendable que llame a un
want to call an attorney referral service. If you cannot afford an abogado inmediatamente. Si no conoce a un abogado, puede
attorney, you may be eligible for free legal services from a llamar a un servicio de remision a abogados. Si no puede pagar a
nonprofit legal services program. You can locate these un abogado, es posible que cumpla con los requisitos para
nonprofit groups at the California Legal Services website obtener servicios legales gratuitos de un programa de servicios
(www.lawhelpca.org), the.California Courts Online Self-Help legales sin fines de lucro. Puede encontrar estos grupos sin fines
Center (www.courts.ca.gov/selfhelp), or by contacting your de lucro en el sitio web de California Legal Services,
local court or county bar association. (www.lawhelpcalifornia.org), en el Centro de Ayuda de las Cortes

de California, (www.sucorte.ca.gov) 0 poniéndose en-contacto
con la corte o el colegio de abogados local.

 

FEE WAIVER: If you cannot pay the filing fee, ask the clerk for EXENCION DE CUOTAS: Si no puede pagar la cuota de

a fee waiver form. NOTE: The court has a statutory lien for presentacion, pida al secretario de la corte que le dé un formulario
waived fees and costs on any settlement or arbitration award of de exencién de pago de cuotas. AVISO: Por ley, la corte tiene
$10,000 or more in a civil case. The court's lien must be paid derecho a reciamar las cuotas y los costos exentos con un

before the court will dismiss the case. gravamen sobre cualquier cantidad de $10,000 6 mas recibida

mediante un acuerdo o una concesion de arbitraje en un caso de
derecho civil. Tiene que pagar el gravamen de la corte antes de
que la corte pueda desestimar el caso.

Cc, IMBI cm fel caso):
UU ea Set
Superior Court of the State of California, County of San Francisco
400 McAllister st.
San Francisco, CA 94102 -
2. The name, address, and telephone number of plaintiff's attorney, or plaintiff without an attorney, i
numero de teléfono del abogado del demandante, o del demandante que no tiene abogado, es):
Phillip H.C. Wilkinson, Esq. Telephone: 415-554-4206
1390 Market St., 6th Fl., San Francisco, CA email: phillip.wilkinson@sfcityatty.org
94102

 

 

 

 

1. The name and address of the court i
(El nombre y direccién de la corte e:

  

 

 

 

 

El nombre, la direccion y el

Page 4 of 2
Form Adopted for Mandatory Use Code of Civil Procedure, §§ 412.20, 415.456, 1167,
Fora ete fe Manat SUMMONS—UNLAWFUL DETAINER—EVICTION SS aniicours 8g"
SUM10 (Rov. January 1,202] BICEBY Essentiat .

: ceb.com |{Forms:SUM-130

 

PLAINTIFF (Name): City and County of San Francisco by/thr CASE NUMBER:
San Francisco Port Commission.
DEFENDANT (Name): Aclima, Inc.; Davida Herzl(CEO);
Matt Hill (CFO) ;Does 1-50 :

 

 

 

 

QND22- 6686)

3. (Must be answered in all cases) An unlawful detainer assistant (Bus. & Prof. Code, §§ 6400-6415) [Xdidnot C]did
for compensation give advice or assistance with this form. (/f plaintiff has received any help or advice for pay from an unlawful
detainer assistant, complete item 4 below.)

 

4. Unlawful detainer assistant (complete if plaintiff has received any help or advice for pay from an unlawful detainer assistant):
a. Assistant's name:
b. Telephone no.:
c. Street address, city, and zip:

d. County of registration:
e. Registration no.:

f. Registration expires on (date): \
Date: ay Clerk, by . , Deputy
(Fecha) “ MAR i 5 2022 one Pyar \ er (Adjunto)

(For proof of service of this summons, use Proof of Service of Summons (form PO$-07p).) LAURA SIMMONS
(Para prueba de entrega de esta citacién use el formulario Proof of Service of Summons (form POS-010).)

 

 

5. NOTICE TO THE PERSON SERVED: You are served
a. [Jas an individual defendant. coe
b. Las the person sued under the fictitious name of (specify):
c. [Jas an occupant.
d. [Jon behalf of (specify):

under: L_JCCP 416.10 (corporation). Cccp 416.60 (minor).
(Acc 416.20 (defunct corporation). (_Iccp 416.70 (conservatee).
Cccp 416.40 (association or partnership). [CCP 416.90 (authorized person).
Ciccp 415.46 (occupant). CJother (specify):

 

 

 

e. [) by personal delivery on (date):

 

 

 

‘SUM-130 [Rev, January 1, 2022] SUMMONS—UNLAWFUL DETAINER—EVICTION Page 2 of 2

EICEB| Essential
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ATTORNEY OR PARTY WITHOUT ATTORNEY STATE BAR NUMBER: FOR COURT USE ONLY
name: David Chiu,Esq.SBN 189542;Sara J.Eisenberg,Esq.SBN 269303
FiRMNAME: Phillip H.C. Wilkinson,Esq. SBN 342911
STREETADDRESS: 1390 Market St., 6th Fl.
cry: San Francisco state: CA ZIP CODE: 94102
TELEPHONENO: 415-554-4206 FAXNO: 415-437-4644
EmalLaboress: phillip.wilkinson@sfcityatty.org > ior Court
mrvonney 04 ore, city & Cnty of SF operating by/thr SF Port Comm. ISan Francisco County Superior
SUPERIOR COURT OF CALIFORNIA, COUNTY OF San Francisco 1 5 2022

STREETADDRESS: 400 McAllister Street MAR

MAILING ADDRESS: 400 McAllister Street

ciTyanozipcooe: San Francisco, CA 94102

BRANCHNAME: Civic Center Courthouse

PLAINTIFF: City & Cnty of SF operating by/thr SF Port Comm.
DEFENDANT: Aclima Inc., Davida Herzl; Matt Hill; Does 1-50
LX} DOES 1TO 50

 

 

 

 

CASE NUMBER:

COMPLAINT - UNLAWFUL DETAINER* - ¢
(CX) COMPLAINT [} AMENDED COMPLAINT (Amendment Number): 8 Be 2 2 668 86 i

 

 

Jurisdiction (check all that apply):
CJ ACTION Is A LIMITED CIVIL CASE
Amount demanded [_] does not exceed $10,000.
. LL} exceeds $10,000 but does not exceed $25,000.

{X) ACTION Is AN UNLIMITED CIVIL CASE (amount demanded exceeds $25,000)

(LJ ACTION IS RECLASSIFIED by this amended complaint or cross-complaint (check all that apply):
(C2) from untawfut detainer to general unlimited civil (possession not in issue). (C] from timited to unlimited.
[} trom unlawful detainer to general limited civil (possession not in issue). [-]} from untimited to limited.

1. PLAINTIFF (name each):
[city & County of San Francisco operating by & through the San Francisco Port Commission

 

 

alleges causes of action against DEFENDANT (name each):
Aclima, Inc.; Davida Herzl(CEO); Matt Hill(CFO); Does 1-50

2. a. Plaintiffis (1) [an individual over the age of 18 years. (4) UQa partnership.
(2) a public agency. (5) LJ acorporation.
(3) LL) other (specify):

b. LJ Plaintiff has complied with the fictitious business name laws and is doing business under the fictitious name of (specify):

 

3. a. The venue is the court named above because defendant named above is in possession of the premises located at (street
address, apt. no., city, zip code, and county):
10 Lombard Street, Roundhouse Two, Third Floor,
SWL 318
San Francisco, CA 94111
b. The premises in 3a are (check one)

(1) EX) within the city limits of (name of city): San Francisco, CA
(2) [) within the unincorporated area of (name of county):
c. The premises in 3a were constructed in (approximate year):
4. Plaintiff's interest in the premises is (Xdas owner} [C) other (specify):

5. The true names and capacities of defendants sued as Does are unknown to plaintiff.

 

*NOTE: Do not use this form for evictions after sale (Code Civ. Proc., § 1161a). Page 1 of 4
Form Approved for Optional Use COMPLAINT - UNLAWFUL DETAINER Civ Code, § 1940 et seg,
Judicial Council of California Code of Civil Procedure §§ 425.12, 11
UD-100 Rev. September 1, 2020] ww courts.ca.gov

Cs eaeUD-100

 

(CASE NUMBER:
PLAINTIFF: City & Cnty of SF operating by/thr SF Port Comm.

DEFENDANT: Aclima Inc., et al.

 

 

 

 

6. a. On or about (date): October 28, 2019
defendant (name each):
Aclima, Inc.; Davida Herzl; Matt Hill; Does 1-50

(1) agreed to rent the premises as a [_] month-to-month tenancy [XJ other tenancy (specify); until 06 /30/2021 °
(2) agreed to pay rentof$ 32,098.50 payable monthly [_J other (specify frequency):
(3) agreed to pay rent on the [X} first of the month [other day (specify):
b. This [QQwritten [oQoral agreement was made with
(1) XY plaintitf. (3) (XJ plaintiffs predecessor in interest.
(2) LJ plaintiffs agent. (4) LL) Other (specify):
c: EX] The defendants not named in item 6a are
(1) (C) subtenants.
(2) LQ assignees. .
(3) EX] Other (specify): Does, occupants-in-possession
d. (.] The agreement was later changed as follows (specify):

 

e. EAA copy of the written agreement, including any addenda or attachments that form the basis of this complaint, is attached
and labeled Exhibit 1. (Required for residential property, unless item 6f is checked. See Code Civ. Proc., § 1166.)
f. [CQ (For residential property) A copy of the written agreement is not attached because (specify reason):
(1) LQ the written agreement is not in the possession of the landlord or the landlord's employees or agents.
(2) LL) this action is solely for nonpayment of rent (Code Civ. Proc., § 1161(2)).
7. The tenancy described in 6 (complete (a) or (b))

a. EX) is not subject to the Tenant Protection Act of 2019 (Civil Code, § 1946.2). The specific subpart supporting why tenancy
is exempt is (specify): Civ. Code Sec. 1940a-c.
b. Lo] is subject to the Tenant Protection Act of 2019.

8. (Complete only if item 7b is checked. Check all applicable boxes.)
a. [2] The tenancy was terminated for at-fault just cause (Civil Code, § 1946.2(b)(1)).
b. CL) The tenancy was terminated for no-fault just cause (Civil Code, § 1946.2(b)(2)) and the plaintiff (check one)

(1) [2] waived the payment of rent for the final month of the tenancy, before the rent came due, under
section 1946.2(d)(2), in the amount of $ .

(2) [CQ provided a direct payment of one month's rent under section 1946.2(d)(3), equaling $
to (name each defendant and amount given to each):

c. [] Because defendant failed to vacate, plaintiff is seeking to recover the total amount in 8b as damages in this action.

9. a. KX] Defendant (name each): Aclima, Inc.; Davida Herzl; Matt Hill; Does 1-50

was served the following notice on the same date and in the same manner:

(1) KX) 3-day notice to pay rent or quit (5) [. 3-day notice to perform covenants or quit

 

(2) () 30-day notice to quit (not applicable if item 7b checked)
(3) (LJ 60-day notice to quit (6) (2) 3-day notice to quit under Civil Code, § 1946.2(c)
(4) LL) 3-day notice to.quit Prior required notice to perform covenants served (date):
(7) CY Other (specify):
UD-100 [Rev. September 1, 2020] COMPLAINT - UNLAWFUL DETAINER Page 2 of 4
| Essential .

 

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. . ‘CASE NUMBER:
PLAINTIFF: City & Cnty of SF operating by/thr SF Port Comm.

DEFENDANT: Aclima Inc., et al.

9. b. (1) On (date): January 26, 2022 the period stated in the notice checked in 9a expired at the end of the day.

(2) Defendants failed to comply with the requirements of the notice by that date.

c. All facts stated in the notice are true.

d. [X¥ The notice included an election of forfeiture.

e. EBA copy of the notice is attached and labeled Exhibit 2. (Required for residential property. See Code Civ. Proc., § 1166.
When Civil Code, § 1946.2(c), applies and two notices are required, provide copies of both.)

f. [J One or more defendants were served (1) with the prior required notice under Civil Code, § 1946.2(c), (2) with a different
notice, (3) on a different date, or (4) in a different manner, as stated in Attachment 10c. (Check item 10c and attach a
statement providing the information required by items 9a-e and 10 for each defendant and notice.)

10. a. [XJ The notice in item 9a was served on the defendant named in item 9a as follows:
(1) Copy personally handing a copy to defendant on (date):
(2) [XQ By leaving a copy with (name or description): Salvo Mazzola, authorized to accept ,
a person of suitable age and discretion, on (date): February 3, 2022 at defendant's
(CJ residence business AND mailing a copy to defendant at defendant's place of residence
on (date): Feb. 3, 2022 because defendant cannot be found at defendant's residence or usual place of business.
by posting a copy on the premises on (date): 01/21/22
LLQJAND giving a copy to a person found residing at the premises AND mailing a copy to defendant at the premises
on (date):
(a) (2) because defendant's residence and usual place of business cannot be ascertained OR
(b) (J because no person of suitable age or discretion can be found there.
(4) [J (Not for 3-day notice; see Civil Code, § 1946, before using) By sending a copy by certified or registered mail
addressed to defendant on (date):
(5) [LJ (Not for residential tenancies; see Civil Code, § 1953, before using) In the manner specified in a written
commercial lease between the parties ©
b. CA (Name): .
was served on behalf of all defendants who signed a joint written rental agreement.
c. (2) Information about service of notice on the defendants alleged in item 9f is stated in Attachment 10c.
d. (XQ Proof of service of the notice in item 9a is attached and labeled Exhibit 3.

 

11. XQ Plaintiff demands possession from each defendant because of expiration of a fixed-term lease.

At the time the 3-day notice to pay rent or quit was served, the amount of rent due was$ 611,825.18

 

The fair rental value of the premises is $ 996.67 per day.

14. [J Defendant's continued possession is malicious, and plaintiff is entitled to statutory damages under Code of Civil Procedure
section 1174(b). (State specific facts supporting a claim up to $600 in Attachment 14.)

15. XX] A written agreement between the parties provides for attorney fees.

16. (J Defendant's tenancy is subject to the local rent control or eviction control ordinance of (city or county, title of ordinance, and
date of passage):

Plaintiff has met all applicable requirements of the ordinances.
17.[C) Other allegations are stated in Attachment 17.

18. Plaintiff accepts the jurisdictional limit, if any, of the court.

 

10-10 fev. September 1, 2020 COMPLAINT - UNLAWFUL DETAINER Page 3of4
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PLAINTIFF: City & Cnty of SF operating by/thr SF Port Comm. CASE NUMBER:
DEFENDANT: Aclima Inc., et al. '
419. PLAINTIFF REQUESTS
a. possession of the premises. f. [J damages in the amount of waived rent or relocation assistance
b. costs incurred in this proceeding: as stated in item 8: $
c. [EX] past-due rent of $ 611,825.18 g. EX] damages at the rate stated in item 13 from
d. (QQ reasonable attorney fees. (date): January 26, 2021
e. [Xi] forfeiture of the agreement. for each day that defendants remain in possession through entry of judgment.
h. [C) statutory damages up to $600 for the conduct alleged in item 14.
i. (CQ other (specify):

20. EX] Number of pages attached (specify: rz |l YQ

UNLAWFUL DETAINER ASSISTANT (Bus. & Prof. Code, §§ 6400-6415)

21. X\\(Complete in all cases.) An unlawful detainer assistant CEbdidnot (Qaida
for compensation give advice or assistance with this form. (/f declarant has received any help or advice for pay from an unlawful
detainer assistant, complete a-f.)

a. Assistant's name: c. Telephone no.:

b. Street address, city, and zip code: d. County of registration:
e. Registration no.;
f. Expires on (date):

Date: March 15, 2022

Phillip H.C. Wilkinson, Esq. > \ ihe ia ——

(TYPE OR PRINT NAME) { * eel NY JRE OF PLAINTIFF OR ATTORNEY)
VERIFICATION
(Use a different verification form if the verification is by an attorney or for a corporation or partnership.)

| am the plaintiff in this proceeding and have read this complaint. | declare under penalty of perjury under the laws of the State of
California that the foregoing is true and correct.

Date:

See Cal. Civil Code of Procedure Sec 446 (a) > N/A

(TYPE OR PRINT NAME) . (SIGNATURE OF PLAINTIFF)

 

UD-100 [Rev. Seplerber 1. 2020 COMPLAINT - UNLAWFUL DETAINER Page 4 0f 4
CEB | Esgennal : :EXHIBIT "yp"PORT: a ORGY |

Crry AND COUNTY OF SAN FRANCISCO
LONDON N. BREED, MAYOR

 

LEASE NO. L-16573 -
By AND BETWEEN
THE CITY AND County OF SAN FRANCISCO

OPERATING BY AND THROUGH THE
SAN FRANCISCO PORT COMMISSION

ANDO
ACLIMA,ING.. .

A DELAWARE CORPORATION

ROUNDHOUSE Two .

ELAINE FORBES
EXECUTIVE DIRECTOR.

SAN FRANCISCO PORT COMMISSION

KIMBERLY BRANDON, PRESIDENT
WILLIE ADAMS, VICE PRESIDENT ~
GalIL GILMAN, COMMISSIONER
‘VICTOR MAKRAS, COMMISSIONER
DOREEN WOO HO, COMMISSIONER

 

Roundhouse Two-- Aclima Inc: (L-16573) 10/28/19 n\portias2018\969015 1101401767.doex,TABLE OF CONTENTS

 
   
 
  

 

Page
1. DEMISE..:...
waeer™
2. \peeninidns.
PREMISES; AS-IS CONDITION.........+
3.1. Premises......... 8

3.2. Accessibility Inspection Di
3.3. No Right to Encroach....
3.4. Proximity of Development Project ..........+.

3.5. No Light, Air or View Easement............... :
3.6. _ Unique Nature of Premises
3.7. As-Is Condition
3.8. Release and Waiver

 

 

 

 

3.9. . Port's Rights Regarding Premises esses
4, TERM OF LEASE; TERMINATION BY PORT .......s-ssssessseeees
4.1. ° Term.....

 

4.2. Termination Rights

 

4.3. Waiver of Relocation Benefits
4.4. Right of Early Entry............00+

5. RENT... .scessesssessesessseseesesnencenssnenneenensensaes
5.1. | Base Rent...
5.2. Default Interest
5.3. Late Charges/Habitual Late Payer .
5.4, Returned Checks......ssssssssesssesseenssesessseesenvensnvessseesconnes
5.5. Additional Charges ........ssssssssesseeseens
5.6. Rent Credit...:.....

6: TAXES AND ASSESSMENTS

 

 

 

 
 

 

 

  
 
 

 

6.1. Payment of Taxes......

6.2. Possessory Interest Tax...........
7. SECURITY DEPOSIT..............
8. USE OF THE PREMISES. ......cssssessscee

 

Roundhouse Two = Aclitna Inc. (L-16573) 10/28/2019 i mn:\port\as2018\9690151\01401767.docx10. <

14.

Roundhouse Two~ Aclima Inc. (L-16573) 10/28/2019 ii m\port\as201819690151101401767.docx

8.1. Permitted Use...ssssssssnssntntntnstneerenetntnstienetsetsstsetiatnstessnssnsnetnet 16
8.2. Prohibited Use... ecseccsecsssesseesssnseesecsseesnseenseerssesnvecssesseesee seenseaseeseeneenees woe 16
8.3. Notice of Prohibited Use Charge.....
COMPLIANCE WITH LAWS AND REGULATIONS .u....:ssssssseeee

PORT ACTING AS OWNER OF PROPERTY; REGULATORY APPROVALS; ©
COMPLIANCE WITH CITY'S RISK MANAGER'S REQUIREMENTS........ ee

10.1. Port Acting as Owner of Property.

 

 

 

 

 

  

10.2. Regulatory Approvals...

 

10.3. Compliance with City's Risk Manager's Requirements.
MAINTENANCE AND REPAIRG......
11.1. Tenant Maintenance and Repair Obligations............ssssseccsesecsneerssseeeee
11.2. Port's Right to Inspect
11.3. Port's Right to Repa’
11.4. Acts of Nature... .
UTILITIES AND SERVICES ....cssssssssssssssssssunseeseseeesensnnsenssssnsssssssescsesssssnssseersessenseseetee, 20
12.1. Utilities and Services ..csstossenenne

  

 

 

 
 

 

12.2. On-Site. Renewable Energy.......

 

 
 
  

12.3. Energy Consumption Disclosure .
IMPROVEMENTS AND ALTERATIONS
13.1. Port Consent Required ............eccseesseeseeerseenee
13.2. Construction Requirement.............s1seseeeees
13.3. Improvements Part of Realty

 

 

13.4. Removal of Improvements

 

 

13.5. Removal of Non-Permitted Improvements...
13.6. All-Gender Toilet Facilitics .......scsssssssssescsssesessssmensnsssssssnsissssssnssssssnnsesesssssees 24
13.7. SQM...
13.8. Improvements on Roof
13.9. Port's Alterations.
LIENS ........sesseseeceee
HAZARDOUS MATERIALB...............-++
15.1. Requirements for Handling...........csccssscscesecenesees
15.2. Tenant Responsibility ........

 

 

 
 
 
 
 

15.3. Tenant's Environmental Condition Notification Requirement...........:.sss000+ 2616.

20.

Roundhouse Two — Aclima Inc. (L-16573) 10/28/2019 iii ne\portias201819690151101401767.docx

15.4. Requirement to Remediate........esesseccseees
15.5. Port's Right to Audit ............
15.6. Notification of Asbestos........
15.7. Notification of Lead..........00«
15.8. Storm Water Pollution Preventiot

  

 

 

15.9. Presence of Hazardous Materials...........ssssssssecssseesees
15.10. Survival ....cssssssssssseccessssssssessecssessessssacssesnessessessseesscenecseseesarssesseesseeaessnesatenesaeesee, 29
INSURANCE ......secsecsseeoee
16.1. Required Insurance Coverage
16.2. Claims-Made Policies
16.3. Annual Aggregate Limits..

 

  

 
 

16.4. Payment of Premiums.......

 

 

16.5. Waiver of Subrogation Rights ............04

 

16.6. General Insurance Matters...

 
  

DAMAGE AND DESTRUCTIO 32
17.1. Damage and Destruction...

17.2. WaIVEr..ssssecsssesseesssessessssssneesssecsneenssssnesssecsnecssseessvecsncenecsnssssessasesonesensecssesenessoes 33
EMINENT DOMAIN ........cccscssesesstssseseesesssssesssssessenssneneeseeneenesensesesnensassassnensnesasseneenee 33
18.1.’ General........

 

18.2. Partial Takings
18.3. Taking of the Facility
18.4. Temporary Takings.......

 
 
  

 

18.5. Award; Waiver; Termination of Lease; Rent.......
INDEMNITY. AND EXCULPATION
19.1. General Indemnity

 

 

 

19.2. Hazardous Materials Indemnity......
19.3. Scope of Indemmities..........cccsscecsesseessesnsesesseessssssessecneesessessessessnesneeseeseessesneese 34

 

19.4. Exculpation and Waiver.
19.5. Survival.
ASSIGNMENT AND SUBLETTING

 
 

20.1. Transfer to Affiliate ..........cscsssssessecssessseessesceneesssesssessarssseesonsssscsenesssneesseenneesee 35
20.2. Transfer to Nom-Affiliate ..........ssssssesssessssessesssneesssescneesnecsneessessacesneessseseneseneesee 36
20.3. Sublease .....s..ssecssecsssssesssessssessseesssessnsssncssssssnscssncesnnessnecesesoneenecssecsensessaresnressarsiae, 3721.
22.

23.

24,

25.

26.

Roundhouse Two — Aclima Inc. (L-16573) 10/28/2019 iv m\port\as2018\9690151\01401767.docx

 

20.4. Transfer Agreement Requirement ........sscssscseesseecssesressseerseecsnecneesneensenves
20.5. Notice to Port.....ssssccsessssscsssssssssesseessesssessseesvess
20.6. Transfer Audit.....ccssecsssssessseesssstsssesssseeensee
20.7. Acknowledgement ..........0....04.
20.8. Transfer Definitions
DEFAULT BY TENANT,
PORT'S REMEDIES.......
22.1. Tenant's Right to Possession Not Terminated .............sssscssssccsssssseesesssesneesneesnee! 40

 

 

 

 

  
 

 

22.2. Termination of Tenant's Right to Possession...........sssscssecreeseessees
22.3. Appointment of Receiver...
22.4. Port's Right to Cure Tenant's Default ..
22.5. No Accord and Satisfaction .............
22.6. Waiver of Redemption..............
22.7. Habitual Late Payer........sscsessssessscsesssnsesssessssessesssssassessseeareecsnesssneensessesereeneeensess 41
22.8. Remedies Not Exclusive ........sssssesseee
LITIGATION EXPENSES; ATTORNEYS! FEES
23.1. Litigation Expenses...........
23.2. Appeals ....csecccsssssessecerseeees
23.3. City Attorney .....secsscsseesssseecsssesssessssseessssecsssssessanessnesessessasente
PORT'S ENTRY ON PREMISES .........ssscsesssessssssesseeessessecssecarecnveeenseceneeneeacesaeesneeenees 42
24.1. Entry for Inspection
24.2. General Entry......
24.3. Emergency Entry ..............
24.4. No Liability...
24.5. Nondisturbance .........cscssssecesesssseeeeeers
SURRENDER AND QUITCLAIM
25.1. Surrender...
25.2. Quitclaim...
25.3. Abandoned Property ..sssssssssssssssssssssssssssssssssssessssees ce
25.4, Survival ....eesesssescssccssesssseessssssessneenessnsssneesaneessessseeeneesneenseesanenes
HOLDING OVER .uvesseessseteeeseee
26.1. Terms of Holdover Tenancy .
26.2. With Consent .............00e427.
28.

29.
30.

_ 28.13. Notification of Limitations on Contributions ....

| 28.15. Conflicts of Interest......sssssecsssccsssssssssssssgesssssssieesseeseseesees

26.3. Without Consent .......sssssssescsseecsneescesoneeseesnen
MINERAL RESERVATION .....c..ssescssseesaseessenen

CITY AND PORT REQUIREMENTS .....scsssssseseseon
28.1. Nondiscrimination...... .

 

 

28.2. Requiring Health Benefits for Covered Employees.

  

28.3. First Source Hiring...
28.4. .Local Business Enterprises ......
28.5. Indoor Air Quality.....ssssses - see
28.6. Prohibition of Tobacco Sales and Advertising .

 

 

28.7. Prohibition of Alcoholic Beverages Advertisin,
28,8. Graffiti Removal .scssssssse

28.9. Restrictions on the Use of Pesticides .........ssssssecssseesseseessee
28.10. MacBride Principles Northern Ireland........ssssscssseccssseeteneeeeese
28.11. Tropical Hardwood and Virgin Redwood Ban.
28.12. Preservative-Treated Wood Containing Arseni

 

 

 

 

28.14. Sunshine Ordinance .........c.sccscssssccssssssssceetsssesssssessssssssereceeneneees

 

 

28.16. Drug-Free Workplace ... vee
28.17. Prevailing Wages and Working Conditions
28.18. Local Hire ...........4.
28.19. Public Transit Information... saneeeee
28.20. Food Service and Packaging Waste Reduction Ordinance......
28.21. San Francisco Bottled Water Ordinance... :

28.22: Consideration Of Criminal History In Hiring And Employment Decisions.

  
 
 

  

 

 
 

28.23. Vending Machines; Nutritional Standards and Calorie Labeling Requirements;

 
   

Offerings . 2.
28.24. Tenant's Compliance with City Business and Tax Regul: .
28.25. Consideration of Salary HistOry..........s.ssesssssessesssssssstsessssescsessesssssesesssenssansences 53
NOTICES.......sssessssssnesssssneesssnsesssnesssussessecessnsseessssnecsssnigeanecssnseessneceesessecesareeasessnsessssneses 53

 
 

MISCELLANEOUS PROVISIONS
30.1. California Law
30.2. Entire Agreement

 

Roundhouse Two — Aclima Inc, (L-16573) 10/28/2019 ve n;\portias20 1 81969015 1\01401767,docx.30.3. Amendment .-.....csssssssseseeseeeeessee 2
30.4. Severability...
30.5. Interpretation of Lease.....:

 
 
 
 
 
  
 
 

30.6. Successors.......
30.7. Real Estate Broker's Fee:
30.8. Counterparts...
30.9. Authority... .
30.10. No Implied Waiver ....
30.11. Time is of Essence ..

30.12. Cumulative Remedies

 

30.13. Survival of Indemnitie:
30.14. Relationship of the Parties
30.15. No Recording............. .
30.16. Additional Written Agreement Required........

 

 

 

 
  

 

 

31. LIMITATION ON DAMAGES ...........000

31.1. No Recourse Beyond Value of Premises 56

31.2. Non-Liability of City Officials, Employees and Agent

31.3. Limitation on Port's Liability Upon Transfer saebecseetuscessccssesnsecnsseneccscssnecensesesees 56
32. TENANT ESTOPPEL CERTIFI CATES... soeeseesesseenessneneeseeenes 56
EXHIBITS AND SCHEDULES

EXHIBITA DESCRIPTION OF PREMISES

EXHIBITB_ =>COMMENCEMENT DATE AND EXPIRATION DATE MEMORANDUM
EXHIBITC ESTOPPEL CERTIFICATE

EXHIBITD RULES AND REGULATIONS

EXHIBITE SUMMARY OF SECRETARY’S STANDARDS

SCHEDULE 1 ASBESTOS NOTIFICATION AND INFORMATION
SCHEDULE 2 STRUCTURE REPORT(S)

SCHEDULE3 FEMA DisCLOosurE NOTICE

SCHEDULE 4 HAZARDOUS MATERIALS DISCLOSURE

Roundhouse Two ~ Aclima Inc, (L-16573) 10/28/2019 * vi m:\port\as2018\9690151\01401767.docxLEASE AGREEMENT
Basic LEASE INFORMATION

 

Lease Date:

October 28, 2019

 

Lease Number:

L-16573 |

 

Landlord or Port:

CITY AND COUNTY OF SAN FRANCISCO, a municipal
corporation, operating by and through the SAN
FRANCISCO PORT COMMISSION

 

Landlord’s Address:

Port of San Francisco

Pier 1

San Francisco, California 94111 .

Attention: Deputy Director, Real Estate and Development

Telephone: (415) 274-0400
Facsimile: (415) 274-0494

 

Tenant:

Aclima, Inc., a Delaware Corporation, authorized to do
business in California .

 

Tenant’s Main Contact
Person and Mailing
Address:

Davida Herzl

CEO

10 Lombard Street, Suite 200
San Francisco, CA 94111
Telephone: (619) 302.3590
Cell: (619) 302.3590

Email: davida.herzl@aclima.io

 

Tenant's Billing Contact
and Address:

Matt Hill

coo

10 Lombard Street, Suite 200
San Francisco, CA 94111
Telephone: (415) 735.5042
Cell: (415) 735.5042

Email: matt.hill?@aclima.io

 

Tenant's Emergency |

Contact and Address:

Matt Hill

coo

10 Lombard Street, Suite 200
San Francisco, CA 94111
Telephone: (415) 735.5042
Cell: (415) 735.5042

Email: matt.hill@aclima.io

 

|. Tenant's Insurance Contact
and Address, (not broker):

Same as Main Contact

 

 

Contact Information for
Tenant's Agent for Service

 

Matt Hill
Secretary/CFO

 

Rotndhouse Two ~ Actima Inc. (L-16573) 10/28/2019

BLI-1

 

n:\portias2018\969015 1\01401767.docxof Process (including
address) :

10 Lombard Street, Suite 200,
San Francisco, CA 94111
Telephone: (415) 735.5042
Cell: (415) 735.5042

Email: matt.hill@aclima.io

 

Premises:

10 Lombard Street,‘Roundhouse Two, Third Floor

 

Facility:

10 Lombard Street (also known as Roundhouse Two) at
SWL 318 .
San Francisco, California 94111

 

Premises Rentable Square

Approx.7,133 rentable square feet of office space

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Footage:
: Length of Term: | Twenty (20) months
Commencement Date: | November 16, 2019
Rent Commencement Date: | November 16, 2019
4 ° ‘
Anniversary Date: | November | -_
Expiration Date: June 30,2021.” :
Monthly Base Rent: | Period ‘Sq. Ft: Monthly-Base | Total Monthly
. Rate - | Base Rent
11/16/19- | 7,133 $4.50 $32,098.50
10/31/20
|. 11/01/20 | 7,133 $4.64 $33,097.12
06/30/21 :
Security Deposit: |. Sixty-Six Thousand Two Hundred Dollars ($66,200.00)
Permitted Use: | The Premises shall be used solely for office space, with
light software/hardware development and assembly and
for no other purpose. .
Structure: | See Schedule 2 attached hereto.
Location of Asbestos.in | See Schedule 1 attached hereto.
Facility:

 

 

Roundhouse Two — Aclima Inc. (L-16573) 1028/2019

BLI-2

 

m\portias201 8196905 1101401767.docx,Rules & Regulations: | See Exhibit D attached hereto.

 

Development Project: | Roundhouse Security Fencing Project at Seawall Lot 318.

Roundhouse 2 Doors and Intercom Project at Seawall Lot
318

 

Early Entry: | Subject to compliance with all‘of Section 4.4, for a period
of up to a maximum of Fifteen Days (15) days prior to the
Commencement Date.

 

Rent Credit: | An amount equal to the lesser of Tenant’s actual cost for
materials, labor, and installation or Twenty-Three
Thousand Twenty-Eight Dollars and Zero Cents
($23,028.00) for new paint of the interior walls, as further
described in Section 5.6 below.

 

Other Information: | Tenant acknowledges that Tenant is aware that there have
been roof/water leaks in the building and that said leaks
may negatively and materially impact the leased Premises,
Tenant’s use of the Premises and its operations. Without
limiting the releases and waivers made by Tenant in this
Lease, including Sections 3.7, 3.8, and 19.4, Tenant
hereby waives any right to recover any damages, which
may result from any roof/water leaks, nor shall there be
any abatement of rent in the event of a roof or water leak,
which may affect the Premises, Tenant’s use of the
Premises or its operations.

Additionally, Tenant has been informed by Port that
replacement of the Facility’s roof has not been identified
as a capital improvement project.

 

 

Lease Prepared By: | Rubén Solis, Jr., Property Manager

 

 

 

Roundhouse Two ~ Aclima Ine. (L~16573) 10/28/2019 BLI-3 m\portias2018\9690151\01401767.docxLEASE AGREEMENT

This Lease Agreement, dated for reference purposes only as of the Lease Date set forth.in
the Basic Lease Information, is by and between the CITY AND COUNTY OF SAN
FRANCISCO, a municipal-corporation ("City"), operating by and through the SAN
FRANCISCO PORT COMMISSION ("Port"), as landlord, and the Tenant identified in the
. Basic Lease Information ("Tenant"). The basic lease information (the "Basie Lease Information"),
the exhibits, schedule and this Lease Agreement are and shall be construed as a single instrurient
and are referred to herein as this "Lease". In the event of any. conflict or inconsistency between
the Basic Lease Information and this Lease Agreement, the Basic Lease Information will control.

1. DEMISE.

In consideration for the rents and all other charges and payments payable by Tenant, and
for the agreements; terms and conditions:to be performed by Tenant in this Lease, Port does: :
hereby lease to Tenant,.and Tenant does hereby hire and take from Port, the Premises upon the
agreements, terms and conditions of this Lease for the Term hereinafter stated. °

2. DEFINITIONS. :

Definitions used in this Lease are found in the specified locations in this Lease or are set
forth below. Definitions that are not capitalized below are not capitalized when used in this
Lease.

"ACMs" is defined in Section 15.6 below. ‘ .

"ADA" means the Americans with Disabilities Act, a federal law codified at 42 U.S.C. §§
12101 et seq., including, but not limited to, Title III thereof, and all regulations’and guidelines
related thereto, together with any and all laws, rules, regulations, ordinances, codes and statutes, .
now or hereafter enacted by local or state agencies having jurisdiction thereof, including all
requirements of Title 24 of the State.of California, as the-same may be in-effect on the date of
this Lease and may be hereafter modified, amended or supplemented. :

“Additional Rent" means all taxes, assessments, insurance premiums, operating and
maintenance charges, fees, costs, expenses, liabilities and obligations of every. description which
Tenant assumes or. is obligated to pay or discharge pursuant to this Lease, together with every
fine, penalty, interest or other charge which may be added for non-payment or late payment,
whether payable to Port or to other persons, parties or entities designated herein,

“Affiliate” means: (i) a Person that Controls or is Controlled by Tenant, or is Controlled
by the same.Person that Controls Tenant; or (ii) if Tenant is a natural Person, any designated
successor by trust, will, or court order following Tenant's death or incapacity. nas

"Agents" when used with reference to either party to this Lease or any other person means
the officers, directors, employees, agents, and contractors of the party or other person, and their
respective heirs, legal representatives, successors, and assigns. ,-

“Alterations” means any alterations, installations, improvements, or additions to any
Improvements or to the Premises. .

“Anniversary Date" means the first and each subsequent anniversary:of the
Commencement Date; provided, however, that if the Commencement Date is not the first day of
a month, then each Anniversary Date shall be calculated from the first day of the thirteenth
(13th) month after the Commencement Date. ' .

“Assignment” means a proposed or actual Transfer of Tenant's rights, title, and interest in
all or any part of the Premises under a contractual assignment or an assignment by operation of
Law. ‘ . . :

Roundhouse Two ~ Aclima Inc. (L-16573) 10/28/2019 I n:\port\as2018\9690151\01401767.docx"Award" means all compensation, sums or anything of value paid, awarded or received
for a Taking, whether pursuant to judgment, agreement, settlement or otherwise.

"Base Rent" means the monthly Base Rent specified in the Basic Lease Information and
described further in Section 5.1 hereof. :

"BCDC" means the San Francisco Bay Conservation and Development Commission.

"Books and Records" means all of Tenant's books, records, and accounting reports or
statements relating to its business, this Lease, and the operation and maintenance of the
Premises, including cash journals, rent rolls, general ledgers, income statements, bank
statements, income tax schedules relating to the Premises and any other bookkeeping documents
used in Tenant's business operations for the Premises, whether maintained by Ténant or a third-
party contractor. . .

"business day" means any week day during which businesses are generally open for
business, excluding local, state, and federal holidays observed by Port.

“CMD” means the Contract Monitoring Division of the City’s General Services Agency.

"Cal-OSHA" means the Division of Occupational Safety and Health of the California
Department of Industrial Relations.

. "Changes" is defined in Section 10.2 below.
"City" means the City and County of San Francisco, a municipal corporation.-

"Claims" means all liabilities, injuries, losses, costs, claims, demands, rights, causes of
action, judgments, settlements, damages, liens, fines, penalties and expenses, including without
limitation, direct and vicarious liability of any kind for money damages, compensation, penalties,
liens, fines, interest, attorneys’ fees, costs, equitable relief, mandamus relief, specific. —
performance, or any other relief. °

_ "Commencement Date" means the date on which'the Term commences as specified in the
Basic Lease Information.

"Commission" means the San Francisco Port Commission.

"Common Areas” means all areas outside of the Premises and within the boundaries of the *
Facility that are not now or hereafter exclusively leased or exclusively permitted to other tenants
or permittees, and that are designated by Port from time to time for the general common use or
convenience of Port, Tenant, or other tenants of Port, and the respective authorized Agents and
Invitees of the same. The Common Areas include, without limitation, driveways, delivery areas,
pedestrian walkways, service corridors accessing loading docks, utility rooms, and other areas or
improvements provided or designated by Port for common use. .The Common Areas shall not
include any parking areas located outside the boundaries of the Facility.

"Concession" is defined in Section 30.16 below.
"Conduct Code" is defined in Section 28.13 below.

"Control" means the direct.or indirect ownership of: (a) fifty percent (50%) or more of
each class of equity interests in the entity; or (b) fifty percent (50%) or more of each class of _
interests that have the right to nominate, vote for, of otherwise select the. members of the
governing body that directs or causes the direction of substantially all of the management and
policies of the entity or otherwise has the right to direct or cause the direction of substantially-all
of the management and policies of the entity.

"Core Benefits" is defined in Section 28.1(c) below.

. "CPA" means an independent certified public accounting firm acceptable to Port in its
reasonable discretion. . :

Roundhouse Two — Aclima Inc; (L-16573) 10/28/2019 2: n;\port\as2018\9690 15 1\01401767.docx"Date of Taking" means the earlier of (i) the date upon which title to the portion of the
Property taken passes to and vests in the condemnor or (il) the date on which Tenant i is
dispossessed.

“disturbed or removed" is defined in Section 13.2(g) below.
"Encroachment Area" is defined in Section 3.3 below.
"Encroachment Area Charge” is defined in Section’ 3.3 below.’

“Environmental Laws" means any Laws relating to Hazardous Material (including its
Handling,-Release, or Remediation) or to human health and safety, industrial hygiene, or
environmental conditions in the environment, including structures, soil, air, bay watér, and .
groundwater, and any environmental mitigation measure adopted under Environmental Laws
affecting any. portion of the Facility.

"Environmental Regulatory Action" when used with respect to Hazardous Materials means
any inquiry, Investigation, enforcement, Remediation, agreement, order, consent, decree,
compromise, or other action that is threatened, instituted, filed, or completed by an :
Environmental Regulatory Agency in relation to a Release of Hazardous Materials, including
both administrative and judicial proceedings.

“Environmental Regulatory Agency" means the United States, Environmental Protection
Agency, OSHA, any California Environmental Protéction Agency board, department, of office,
including thé Department of Toxic Substances Control and the San Francisco Bay Regional
Water Quality Control Board, Cal-OSHA, the Bay Area ‘Air Quality Management District, the
San Francisco Department. of Public Health, the San Francisco Fire Department, the San.”
Francisco Public Utilities Commission, Port, or any other Regulatory Agency now or later
authorized to regulate. Hazardous Materials,

"Environmental | Regulatory Approval" means any approval, license, registration, permit, or
other authorization required or issued by any Environmental Regulatory Agency, including any
hazardous waste generator identification numbers relating to operations on the Premises and any
closure permit.

"Exacerbate" or "Exacerbating" when.used with respect to Hazardous Materials means any
act or omission that increases the quantity or concentration of Hazardous Materials in the
affected area, causes the increased migration of a plume of Hazardous Materials in soil,
groundwater, or bay water, causés a Release of Hazardous Materials that had been contained
until the act or omission, or otherwise requires Investigation or Remediation that would not have
been required but for the act or omission. Exacerbate also includes the disturbance, removal or
generation of Hazardous Materials in the course.of Tenant's operations, Investigations,
maintenance, repair, Improvements and Alterations under this Lease. "Exacerbation" has a
correlating meaning.

“Excess Rent" means Sublease rent and any other sums paid or payable to Tenant under a
Sublease, excluding the value of goodwill, in excess of Tenant's concurrent Rent obligation for
the Sublease premises. 1

"Expiration Date" means the date on which the Term expires as specified i in nthe Basic |
Lease Information.

"Event of Default" is defined.in Section 21 below.

“Facility” means the pier, building or other structure in or on which the Premises is .
located.

"Facility Systems" means the plumbing, electrical, fire protection, life safety, security and
other mechanical, electrical, and communications systems of the Facility.

Roundhouse Two— Aclima Inc. (L-16573) 10/28/2019 3 m\port\as2018\9690151\01401767,docx"financial statements" mean a current balance sheet and profit and loss statements that
have been reviewed or examined by a CPA.

“Habitual Late Payer" means Tenant has received (a) at least two (2) notices of monetary
default, or (b) at least three (3) notices of default within a twelve (12) month period.

"Handle" or "Handling" means to use, generate, process, manufacture, produce, package,
treat, transport, store, emit, discharge, or dispose of a Hazardous Material.

"Hard costs” is defined in Section 11.3 below.

"Hazardous Material" means any substance, waste, or material that is now or in the future.
designated by any Regulatory Agency to be capable of posing a present or potential risk of injury
to human health or safety, the environment, or property. This definition includes anything
designated or defined in any Environmental Law as hazardous, hazardous substance, hazardous
waste, toxic, pollutant, or contaminant; any asbestos, ACMs, and PACMs, whether or not part of
the structure of any existing Improvements on the Premises, any Improvements to be constructed
on the Premises by or on behalf of Tenant, or occurring in nature; and other naturally-occurting ¢
substances such as petroleum, including crude oil or any fraction, and natural gas or natural gas
liquids.

"Hazardous Material Claim" means any Environmental Regulatory Action or any Claim
made or threatened by any third party against the Indemnified Parties, or the Premises or the
Facility, relating to damage, contribution, cost recovery compensation, loss or injury resulting
from the presence or Release of any Hazardous Materials, including, without limitation, losses
based in common law. Hazardous Material Claims include, without limitation, Investigation and
Remediation costs, fines, natural résource damages, damages for decrease in value of the
Premises, any other part of the Facility, or other Port property, the loss or restriction of the use or
any amenity of the Premises, any other part of the Facility, or other Port property, and attorneys!
fees and consultants' fees and experts’ fees and costs.

"Hazardous Material Condition" means the presence, Release, or threatened Release of
Hazardous Materials in, on, or about the Premises, the Facility, other Port property, or the
environment, or from any vehicles or vessels Tenant, or its Agents and Invitees u uses during
Tenant's occupancy of the Premises.

“HEPA” is defined in Section 13.2(g) below.
“HRER” is defined in Section .13.2(d) below.

"Improvements" means any and all buildings, structures, fixtures or other improvements
constructed or installed on the Premises or any other part of the Facility, including those
constructed by or on behalf of Tenant pursuant to this Lease (including, without limitation, any
trailers, signs, roads, trails, driveways, parking areas, curbs, walks, fences, walls, stairs, poles,
plantings and landscaping).

"Improvement Costs" is defined in Section 4.2 below.

"Improvements Pertaining to the Realty" means. machinery or equipment installed for use
on the property that cannot be removed without a substantial’economic loss or without
substantial damage to the property on which it is installed, regardless of the method of
installation. In determining whether particular property can be removed "without a substantial
economic loss," the value of the machinery or equipment in place and considered as part of the
realty should be compared with its value if it were removed and sold.

"Indemnified Parties" is defined in Section 19.1 below.

"Indemnify" means to indemnify, protect, defend, and hold harmless forever.
"Indemnification" and "Indemnity" have correlating meanings.

. . \
Roundhouse Two - Aclima Inc, (L-16573) 10/28/2019 4 . AAportias20 1 8\9690 151\01401767.docx"Interest Rate" means ten percent (10%) per year or, if a higher rate is legally permissible,
the highest rate an individual is permitted to charge under Law.

"Investigate" or "Investigation" when used with reference to Hazardous Materials means
any activity undertaken to determine and characterize the nature and extent of Hazardous
Materials that have been, are ‘being, or are threatened to be Released in, on, under or about the
Premises, any other part of the Facility, other Port rebates or the environment, and includes,
without limitation, preparation and publication of site history, sampling, and monitoring reports,
performing equipment and facility testing such as testing the integrity of secondary containment
and above and underground'tanks, and sampling and analysis of environmental conditions
before, during, and after Remediation begins andcontinuing until the appropriate Environmental
Regulatory Agency h has issued ano further action letter, lifted a clean- -up order, or taken similar.
action, : ae

"Invitees" means Tenant's clients, customers, invitees, patrons, guests, members,
licensees, permittees, concessionaires, assignees, subtenants, and any other person whose rights
arise through them, except that for the purposes of Article 20 (Assignment: ‘and Subletting),
"Invitees" excludes Tenant's licensees, assignees, subtenants, and any other f person whose rights:
arise through them.:

"Late Charge" means a fee of fifty dollars ($50.00).

"Law" means any present or future law, statute, ordinance, code, resolution, rule,
regulation, judicial decision, requirement, proclamation, order, decree, policy (including the
Waterfront Land Use Plan), and Regulatory Approval of arly Regulatory Agency with
jurisdiction over any portion-of the Premises, including Regulatory Approvals issued to Port ‘~
which require Tenant’s compliance, and any and all recorded and legally valid covenants,
conditions, and restrictions affecting any portion of the Facility, whether.in effect when this
Lease is executed or at any later time and whether or not within the. Present contemplation of the
parties, as amended.from time to time.

"Lease" is defined in the preamble to this Lease.
"Non-Affiliate" means a Person that is not an Affiliate.
"Notice of Removal" is defined in Section 13.4 below.
"Notice to Cease Prohibited Use" is defined in Section 8.3 below.
“Notice to Vacate" is defined in Section 3.3 below..
~ "Official Records" means the offi cial records of the City and Co