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HomeMy WebLinkAboutRes 06-17 Authorizing a Lease Agreement with Maguire Partners SolanaTOWN OF WESTLAKE RESOLUTION NO. 06-17 A RESOLUTION OF THE BOARD OF ALDERMEN OF THE TOWN OF WESTLAKE, TEXAS, AUTHORIZING A FIVE YEAR LEASE AGREEMENT WITH MAGUIRE PARTNERS — SOLANA LIMITED PARTNERSHIP FOR OFFICE SPACE AT SOLANA TO HOUSE THE MUNICIPAL COURT, TOWN SECRETARY, AND TEXAS STUDENT HOUSING OFFICES. WHEREAS, the Westlake Academy is adding ninth grade for the school year 2006/2007, thereby necessitating the vacation of space in the Civic Complex to facilitate the housing of ninth grade students; and WHEREAS, it is the desire of the Board to relocate the Town Secretary, the Municipal Court offices, and the Texas Student Housing Authority out of the Civic Complex into leased facilities in Solana; and WHEREAS, the Town Manager has negotiated acceptable terms for the lease of office facilities in Solana; and WHEREAS, the lease agreement will provide 3,963 square feet of office space in Solana to house the Municipal Court, Town Secretary, and Texas Student Housing offices' in order to accommodate the expansion of Westlake Academy on the Westlake Civic Campus; and WHEREAS, the Board of Aldermen finds that the terms of the proposed lease agreement, attached hereto as Exhibit "A", with Maguire Partners to provide lease space in Solana for a five year term and including a construction allowance for office remodeling is in the best interests of the Town; and WHEREAS, the cost of this agreement has been included in the 2005-06 adopted Budget. NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF ALDERMEN OF THE TOWN OF WESTLAKE, TEXAS: SECTION 1: The above findings are hereby found to be true and correct and are incorporated herein in the entirety. SECTION 2: The Board of Aldermen of the Town of Westlake, Texas, hereby approves the Agreement with Maguire Partners relating to a five year lease agreement, attached hereto as Exhibit "A", and further authorizes the Town Manager to execute the agreement on behalf of the Town of Westlake, Texas. PASSED AND APPROVED ON THIS 24`x' DAY OF APRIL 2006. ATTEST: � S Jan Dwinnell, Town Secretary z16° d Scott Bradley, Mayor Trent O. Pettyjgwfi Manager VILLAGE RETAIL CENTER LEASE In consideration of the rents and covenants hereinafter set forth, Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the following described premises on the following terms and conditions: FUNDAMENTAL LEASE PROVISIONS: 1.1 Date: As of April 21, 2006 (for identification purposes only). 1.2 Landlord: MAGUIRE PARTNERS - SOLANA LIMITED PARTNERSHIP, a Texas limited partnership. 1.3 Tenant: Town of Westlake 1.4 Intentionally Deleted. 1.5 Lease Term: Five (5) years. Target Commencement Date: May 31, 2006. (See Section 5) 1.6 Minimum Annual Rental: (See Section 6.1) Annual Rent Months Per Square Foot Annual Rent Monthlv Rent 1-60 S10.00 S39,630.00 S3,302.50 1.7 Percentage Rental Rate: Zero Percent (0%) of gross sales. (See Section 6.2) 1.8 -axes: Maintenance Charge, Operating Expenses and Taxes: 52,876.48 per month - an initial monthly payment, payable in advance, and subject to adjustment in accordance with Sections 1.8, 7.4, 8 2, 8.3, 8.4 and 8.5. 1.9 Tenant's Proportionate Share: 9.07%. (See Section 8.1) 1.10 Intentionally Deleted. 1.11 Permitted Use: General office use in keeping with first class standards of the Complex (including use as a municipal court). (See Section 4) 050405 000048 PTWORTH 130611.1 1.12 Address for Notices To Landlord: MAGUIRE PARTNERS — SOLANA LIMITED PARTNERSHIP 9 Village Circle, Suite 550 Westlake, Texas 76262 Attention: Mr. Tom Allen MAGUIRE PARTNERS — SOLANA LIMITED PARTNERSHIP 333 South Grand, Suite 400 Los Angeles, California 90071 Attention: General Counsel To Tenant: Town of Westlake 3 Village Circle, Suite 207 Westlake, Texas 76262 Attention: Amanda Degan or such other place as Landlord or Tenant may from time to time designate by written notice to the other party in accordance with the provisions of Section 33 of the Lease. 1.13 Security Deposit: None. 1.14 Premises: 3 Village Circle, Suite 207 Westlake, TX 76262 (See Section. 2.1) 1. , Rentable Area of the Premises: 3,963 rentable squarefeet. 1.16 The following chart is provided as an estimate of Tenants initial monthly payment divided into its components: Minimum Monthly Rental: S3,302.50. (See Sections 1.6 and 6.1) Initial Payment for Common Area Maintenance Charge, Operating Expenses and Taxes: 52,876.48.* (See Sections 1.8, 7.4, 8.2, 8.3, 8.4 and 8.5) Initial Payment for Tenant Advertising Fund: S 0 (See Section 35) Total Initial Monthly Payment: 56,178.98.* * (Based on estimated amounts for current calendar year, without representation as to actual accounts determined for current and future calendar years). References in this Section 1 to other Sections are for convenience only and to designate some of the other Sections where references to the particular Fundamental Lease Provisions I 050405 000048 FTWORTH 130611.1 appear. Each reference in this Lease to any of the Fundamental Lease Provisions contained in this Section 1 shall be construed to incorporate all of the terms provided under each such Fundamental Lease provision. In the event of any conflict between any Fundamental Lease Provision and the balance of the Lease, the latter shall control. 2. PREMISES 2.1 Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, those certain premises (the "Premises) set forth in Item 1.14 of the FUNDAMENTAL LEASE PROVISIONS and shown on the drawings attached hereto and made a part hereof as Exhibit "B". The retail building in which the Premises are located, the related retail buildings (the "Buildings") in the Village Retail Center (the "Village Retail Center"), the surface parking areas which serve the Buildings, all improvements and appurtenances to the Buildings, the landscaped areas associated with the Buildings and the land on which the Buildings, parking, improvements, landscaping and appurtenances are situated are referred to collectively herein as the "Village Retail Center". The Village Retail Center site plan is shown on Exhibit A-2 attached hereto. The Village Retail Center is a part of larger complex of buildings and building sites (the "Complex") known generally as Solana which name or reference may be changed or altered by Landlord in its sole discretion pursuant to Article 28 herein. The Complex site plan is shown on Exhibit A attached hereto. The Village Retail Center is located on land (the "Land") more particularly described in Exhibit "Al" attached hereto. 2.2 The Lease created hereby is upon the terms, covenants and conditions set forth herein and Landlord and Tenant covenant, as a material part of the consideration for the Lease, to perform all of said terms, covenants and conditions required to be performed by Tenant and Landlord, respectively, and further covenant that this Lease is made upon the condition of such performance. 2.3 NOTVvITHSTANDING ANYTHING TO THE CONTRARY EXPRESSED OR IMPLIED HEREIN, TENANT ACKNOWLEDGES THAT LANDLORD MAKES NO WARRANTIES REGARDING THE PREMISES EXCEPT AS SPECIFICALLY PROVIDED IN THIS LEASE AND TENANT HEREBY EXPRESSLY DISCLAIMS THE IMPLIED WARRANTY THAT THE PREMISES ARE SUITABLE FOR THEIR INTENDED COMMERCIAL PURPOSE. Tenant has had a full and fair opportunity to inspect the Premises and finds that the Premises suit Tenant's purposes. Tenant has knowledge of the Premises and with this knowledge has voluntarily agreed to disclaim the implied warranty of suitability. Both Landlord and Tenant have expressly bargained for and agreed to this aforementioned disclaimer. For and in consideration of the execution of this Lease, Landlord and Tenant agree that Landlord would not have signed this Lease but for the waiver of those rights as expressly provided for in this Lease. 3. EXHIBITS. The following drawings and special provisions are attached hereto as exhibits and made a part of this Lease. 3 050405 000048 FTWORTH 130611.1 EXHIBIT "A" - General site plan of the Complex. Said site plan shows, among other things, the principal improvements which comprise the Village Retail Center. Tenant acknowledges that the site plan is as shown on Exhibit "A" and that Landlord may change the shape, size, location, number and extent of the improvements shown thereon and eliminate or add any improvements to any portion of the Complex and/or Village Retail Center, provided that without Tenant's consent, which will not be unreasonably withheld, Landlord shall not change the size or location of the Premises or the Tenant Improvements therein (which are constructed within the requirements of this Lease), nor shall Landlord unreasonably change access to or from the Premises or Village Retail Center. Landlord reserves the absolute right to effect such other tenancies in the Village Retail Center and/or Complex as Landlord in the exercise of its sole business judgment shall determine to best promote the interest of the Village Retail Center and/or Complex. Tenant does not rely on the fact nor does Landlord represent that any specific tenant or number of tenants shall during the term of this Lease occupy any space in the Village Retail Center and/or Complex. EXHIBIT "A" - Site Plan of Complex. EXHIBIT "A-1" - Legal Description. EXHIBIT "A-2" - Site Plan of Village Retail Center. EXHIBIT 'B" - Floor Plan of the Premises. EXHIBIT "C" - Agreement for Construction. EXHIBIT "D" - Acceptance of Premises Memorandum. EXHIBIT "E" - Rules and Regulations. 4. USE OF PREMISES 4.1 Tenant shall use the Premises (which for this purpose include portions of the Common Area used by Tenant pursuant to Section 71) solely for the purposes and under the trade name specified in Section 1. Tenant shall devote the entire Premises to such purposes. Tenant shall not use or permit the Premises to be used for any other purpose or purposes or under any other trade name whatsoever without the prior written consent of Landlord. Landlord's consent to a change in the initial trade name shall not be unreasonably withheld provided, however, that Landlord's withholding consent to a proposed trade name which incorporates the name "Solana" shall be considered reasonable. Tenant shall not, without the prior written consent of Landlord, sell merchandise from vending machines, except for the use of Tenant's employees, or allow any coin-operated vending (except a cigarette machine, pay telephone and sanitary napkins dispenser) or gaming machines on the Premises, and any such machines installed without such consent shall be subject to removal by Landlord. Tenant further covenants and agrees that it will not use or suffer or permit any person or persons to use the Premises or any part thereof for conducting therein a second-hand store, auction, distress or fire sale or bankruptcy or going -out - of -business sale, or for any use or purpose in violation of the laws of the United States of America or the laws, ordinances, regulation and requirements of the State, County and City where the Village Retail Center is situated, or other lawful authorities having jurisdiction, and that during said term the Premises, and every part thereof, shall be kept by Tenant in a clean and wholesome condition, free of any objectionable noises, odors or nuisances, and that all health and police regulations shall, in all respects and at all times, be fully complied with by Tenant. 4 050405000048 FTWORTH 130611.1 4.2 Without Landlord's prior written consent, Tenant may not display or sell merchandise, allow carts, portable signs, devices or any other objects to be stored or to remain outside the defined exterior walls or roof and permanent doorways of the Premises, or in hallways. No aerial or antenna shall be erected on the roof or exterior walls of the Premises without first obtaining, in each instance, the written consent of Landlord. Any aerial or antenna so installed without such written consent shall be subject to removal without notice at any time. In addition, Tenant will not solicit in any manner in any of the automobile parking and other common areas of the Complex. 4.3 Tenant agrees that all trash, waste materials and rubbish arising out of Tenant's use of the Premises shall be deposited within receptacles in areas designated by Landlord and that there shall be no trash receptacles permitted to remain outside of the Premises. 4.4 INTENTIONALLY DELETED 4.5 Tenant shall promptly upon demand by Landlord reimburse Landlord for any additional premium charged for any insurance policy of Landlord insuring the Premises by reason of Tenant's failure to comply with the provisions of this Section and for any reasonable, out-of-pocket other costs incurred by Landlord in enforcing the provisions of this Section. 4.6 If any governmental license or permit is required for the lawful conduct of any business or other activity carried on by Tenant in the Premises, and if the failure to obtain such license or permit would affect Landlord, Tenant shall procure and maintain such license or permit throughout the term of this Lease, submit such license or permit for inspection by Landlord and comply at all times with all terms and condition thereof. 4.7 Tenant covenants by and for itself, its successors and assigns, and all persons claiming under or through Tenant, and this Lease is made and accepted upon and subject to the following conditions: that there shall be no intentional discrimination against or segregation of any person or group of persons, on account of race, color, creed, sex, religion, marital status, ancestry or national origin in the leasing, subleasing, transferring, use, or enjoyment of the Premises, nor shall Tenant itself, or any person claiming under or through Tenant, establish or permit any such practice or practices of discrimination or segregation with reference to the selection, location, number, use or occupancy, of tenants, lessees, sublessees, subtenants or vendees in the Premises. 4.8 INTENTIONALLY DELETED. 4.9 Landlord reserves the right to reasonably regulate the activities of Tenant in regard to deliveries and servicing of the Premises, and Tenant agrees to abide by such regulations of Landlord. 4.10 Landlord shall from time to time designate specific areas within the village Retail Center or in reasonable proximity thereto in which automobiles owned by Tenant, its employees, agents, licensees and concessionaires shall be parked. In this regard, Tenant shall furnish to Landlord upon request a complete list of license numbers of all automobiles operated by Tenant, its employees, agents, and Tenant agrees that no automobile or other vehicle owned by Tenant or 5 050405 000048 PTWORTH 130611.1 any of its employees, and agents, licensees or concessionaires shall at any time be parked in any part of the Village Retail Center other than the specified areas designated for employee parking. If Tenant, its employees, agents, licensees, and/or concessionaires violate the provisions of the previous sentence, then Landlord has the right, after notice to Tenant and if Tenant has not timely cured such violations, to charge Tenant as additional rent an amount equal to the daily rate or charge for such parking as established by Landlord from time to time for each day, or part thereof, such automobile or other vehicle is so parked, in addition to other remedies available to Landlord. 5. LEASE TERM 5.1 The term of this Lease shall be the period of time specified in Item 1.5 of the Fundamental Lease Provisions, adjusted as provided below. The tern shall commence on the earlier to occur of (i) substantial completion of the Premises as set forth in Section 5.2b herein, or (ii) the date Tenant has occupied any portion of the Premises for the conduct of its business. The term of this Lease shall expire, without notice to Tenant, on the Expiration Date. If the Lease commences on any day other than the first day of a calendar month, the term of the Lease shall be extended by that part of one month necessary to cause the expiration of the term to be on the last day of a calendar month, such extension to be added to the first year of the term. The dates of commencement ("Commencement Date") and expiration ("Expiration Date"), shall be documented by Landlord and Tenant by execution of an "Acceptance of Premises Memorandum" attached hereto as Exhibit "D" and made a part hereof In no event shall this Lease be void, voidable or subject to termination nor shall Landlord be liable to Tenant for any loss or damage resulting from Landlord's inability to deliver the Premises to Tenant on the date specified in Landlord's notice given pursuant to Section 5.2, but no rent hereunder shall be payable with respect to any delay in delivery of the Premises caused by Landlord. 5.2 Landlord shall deliver to Tenant a written notice (the "'Notice of Tender") stating the date on which the Premises will be ready for occupancy, which date shall not be less than fifteen (15) days from the date of said notice. The Premises shall be deemed ready for occupancy when (a) Landlord has provided reasonable access to the Premises by Tenant, its agents, employees, licensees and invitees so that the Premises may be used without substantial interference; and (b) Landlord has substantially completed the improvements required to be constructed by Landlord in accordance with the Agreement for Construction, attached hereto as Exhibit "C," other than minor details of construction, decoration and mechanical adjustments which do not materially interfere with Tenant's use of the Premises. Tenant, by entering into occupancy of any part of the Premises, shall be conclusively deemed to have agreed that Landlord up to the time of such occupancy had performed all of its obligations hereunder with respect to such part and that such part, except for minor details of construction, decoration and mechanical adjustments referred to above, was in satisfactory condition and in full compliance with the requirements of this Lease as of the date of such occupancy. Tenant shall inform Landlord of exceptions to the previous sentence within thirty (30) days of the Commencement Date. 050405 000048 FTWORTH 130611.1 6. RENTAL Tenant agrees to pay as rental for the use and occupancy of the Premises, at the times and in the manner hereinafter provided, the following sums of money: 6.1 Minimum Annual Rental. The Minimum Annual Rental specified in Section 1.6 hereof shall be payable in twelve (12) equal monthly installments during each year, in advance, on the first day of each calendar month, beginning on the Commencement Date. In the event the Commencement Date occurs on a day other than the first day of a calendar month, then the Minimum Annual Rental for the portion of the calendar month beginning with the Commencement Date shall be prorated on the basis of the actual number of days in said month and shall be paid on the Commencement Date. All rental to be paid by Tenant to Landlord shall be in lawful money of the United States of America and shall be paid without deduction or offset, except as otherwise specifically provided herein, and without prior notice or demand, and at such place or places as may be designated from time to time by Landlord. 6.2 Lease Year The term "Lease Year," for purposes of this Lease, is defined to mean each successive period of 12 full calendar months during the term of this Lease, provided that the first Lease Year shall be the full or partial calendar year commencing on the Commencement Date and ending on December 31 of said calendar year and that the final Lease Year shall be the full or partial calendar year commencing on January I and ending on the Expiration Date. 6.3 Additional Rent. Tenant shall pay as additional rent all other sums of money or charges required to be paid pursuant to the terms of this Lease, whether or not the same be designated "Additional Rent." If Tenant shall fail to pay any rental designated in this Section 6 or Additional Rent when due and payable, then Tenant shall pay to Landlord, as a late charge and in consideration of the additional costs incurred by Landlord and the additional record- keeping required to be performed by Landlord, the sum equal to five percent (5%) of the amount due, it being agreed by Landlord and Tenant that such additional costs cannot be precisely calculated and both parties agree that the foregoing late charge constitutes an approximation of such costs which is fair to both Tenant and Landlord. 7. COMMON AREAS 7.1 The term "Common Area" is defined for all purposes of this Lease as that part of the Village Retail Center or the Complex intended for the common use of more than one tenant, including among other facilities and without limiting the generality of the foregoing, parking areas, private streets and alleys, courtyards and water features, landscaping, curbs, loading areas, sidewalks, promenades, lighting facilities, drinking fountains, public toilets, boilers, central heating and air conditioning, compressor, utilities, hallways, reception areas and the like. Landlord reserves the right to change from time to time the dimensions and location of the Common Area, as well as the dimensions, identity and type of any buildings in the Complex. For example, and without limiting the generality of the immediately preceding sentence, 7 050405000048 FTWORTH 130611.1 Landlord may from time to time substitute for any parking area other areas reasonably accessible to the tenants of the Village Retail Center, which areas may be elevated, surface or underground. 7.2 Tenant, its agents, employees, customers, invitees and licensees shall have the nonexclusive right to use the Common Area (excluding roofs of the buildings) as constituted from time to time, such use to be in common with Landlord, other tenants in the Village Retail Center and other persons permitted by Landlord to use the same, and subject to such reasonable rules and regulations governing use as Landlord may from time to time prescribe. For example, and without limiting the generality of Landlord's ability to establish rules and regulations governing all aspects of the Common Area, Tenant agrees as follows: (a) Tenant shall not solicit business within the Common Area nor take any action which would interfere with the rights of other persons to use the Common Area. (b) Landlord may temporarily close any part of the Common Area for such periods of time as may be necessary to make repairs or alterations or to prevent the public from obtaining prescriptive rights so long as Tenant retains reasonable access to the Premises. (c) Use of the roofs is reserved for Landlord or, with regard to any tenant demonstrating to Landlord's satisfaction a need for access to same, to such tenant after receiving prior written consent from Landlord. 7.3 Landlord shall be responsible for the operation, management and maintenance of the Common Area, the manner of maintenance and the expenditures therefor to be in the sole discretion of Landlord but to be generally in keeping with the first-class standards of the Complex. 7.4 In addition to the rentals and other charges prescribed in this Lease, Tenant shall pay to Landlord the Tenant's Proportionate Share (as defined in Sections 1.9 and 8.1) of the cost of operation and maintenance of the Common Area (the "Common Area Maintenance Charges") including, among other costs, (i) the cost of repairs and general maintenance and cleaning, trash removal, telephone service, janitorial service and supplies and security service, (ii) the cost of water, sewer, electrical, natural gas, cable and other utility services, (iii) the cost of fire, extended coverage, boiler, sprinkler, apparatus, public liability, personal injury, bodily injury or property damage, rent, earthquake and other insurance, (iv) wages, salaries and other labor costs including taxes, insurance, retirement, medical and other employee benefits, (v) fees, charges and other costs including management fees, consulting fees, legal fees and accounting fees, of all independent contractors engaged by Landlord or reasonably charged by Landlord if Landlord performs management services in connection with the Village Retail Center, (vi) the cost of supplying, replacing and cleaning employee uniforms, (vii) a proportionate share of the rental cost of Landlord's and the property manager's offices in the Complex, provided said offices are devoted to the management, operation, maintenance or repair of the Complex, (viii) fees for security and police services, (ix) municipal and governmental fees and charges, (x) landscaping maintenance and repair, (xi) fire protection charges, (xii) ad valorem taxes and assessments, and (xiii) all other costs and expenses of any kind directly attributable to the Common Area. 8 050405 000048 FTWORTH 130611.1 7.5 Prior to the commencement of each Lease Year, or as soon thereafter as reasonably possible; Landlord shall furnish to Tenant a statement of Landlord's reasonable estimate of the Common Area Maintenance Charge incurred or expected to be incurred during the Lease Year and showing the amount payable as Additional Rent by Tenant for the Lease Year pursuant to Section 7.4 on the basis of such estimate. Commencing as of the first day of each Lease Year Tenant shall pay to Landlord one -twelfth (1/12th) of the amount of said Additional Rent on each monthly rent payment date until further adjustment pursuant to this Section 7.5. If Landlord's statement is furnished after the first day of a Lease Year, Tenant shall pay all portions of the Additional Rent attributable to portions of the Lease Year prior to Tenant's receipt of Landlord's statement on the first monthly rent payment date after Tenant's receipt of Landlord's statement. Landlord shall have the right, in Landlord's discretion, to reasonably revise Landlord's estimates up to two (2) times during the Lease Year to reflect the then current Common Area Maintenance Charges and Tenant's monthly rent payments shall be further adjusted (including adjustments necessary to account for savings or additional expenditures attributable to the period of the Lease Year prior to Landlord's revised estimate) in accordance with the revised estimate commencing on the first monthly rent payment date following Tenant's receipt from Landlord of a statement of such revised estimate. With reasonable promptness after the expiration of each Lease Year, Landlord shall furnish to Tenant a statement prepared and signed by Landlord showing the actual Common Area Maintenance Charges during the previous Lease Year, the difference, if any, between Landlord's estimated amounts thereof and the actual amounts and showing the aggregate amount of any charge or credit to Tenant necessary to adjust rent previously paid by Tenant to the actual Common Area Maintenance Charges. Promptly after the receipt of said statement by Tenant, Tenant shall, in case of any underpayment, pay to Landlord an amount equal to such underpayment or Landlord shall, in case of an overpayment, credit the next monthly rental payment of Tenant with an amount equal to such overpayment, except if the Lease shall have expired, in which case Landlord shall pay to Tenant such amount within thirty (30) days. 7.6 The amount of increase in rent payable by Tenant under this Section 7 for any partial month shall be prorated on a daily basis. 8. OPERATING EXPENSES AND TAXES 8.1 Definitions A. "Operating Expenses" shall mean all of Landlord's costs and expenses paid or incurred in operating and maintaining the Buildings in the Village Retail Center as a portion of the Complex for a particular calendar year or portion thereof as determined by Landlord in accordance with reasonable management practices. Operating Expenses shall include by way of illustration but not limitation: all real estate taxes and assessments, general, special or otherwise (including assessments by municipal utility districts and/or other municipal entities); assessments by the Project Maintenance Association; any Common Area Maintenance Charges not included within the Project Maintenance Association assessments; costs and expenses of contesting the validity or amount of real estate taxes; all insurance premiums and other expenses incurred by Landlord for liability insurance and fire and extended coverage insurance; any water, sewer, electrical, natural gas, cable and other utility charges; fire and police 9 050405000048 FTWORTH 130611.1 protection charges or fees, if any; security services; license, permit and inspection fees; management fees and expenses; wages and related benefits payable to employees relating thereto; maintenance and repair of electrical, plumbing, mechanical, roof and other systems; maintenance and repair of the Buildings, except for repairs and maintenance of the foundation and structural elements of the exterior walls of the Buildings; legal and consulting fees; purchase and cleaning of employee uniforms; accounting services; landscaping, trash removal, any and all charges for operation, maintenance, repair and security for structured or surface parking as pro- rated by Landlord among the buildings having general access to such parking facilities and, in general, all other costs and expenses which would generally be regarded as operating and maintenance costs and expenses, including those which would normally be amortized over a period not to exceed five (5) years. There shall also be included in Operating Expenses the cost of any capital improvement made to the Village Retail Center by Landlord after the Commencement Date of this Lease which is required under any governmental law or regulation that was not applicable to the Village Retail Center at the time it was constructed, amortized over such period as Landlord shall reasonably determine, together with interest at the rate of 12% per annum on the unamortized balance. Any expenses for fire, ambulance or police services that can reasonably be allocated to a specific tenant or tenants shall be charged to same. Landlord shall not have the right to charge twice for the same goods or services. B. "Tenant's Proportionate Share" shall be a fraction the numerator of which is the total Rentable Area in the Premises and the denominator of which is the total Rentable Area of the buildings to which the specific goods or services in question are being famished as determined by Landlord as initially set forth in Item 1.9 of the Fundamental Lease Provisions. "Tenant's Second Floor Proportionate Share" shall be a fraction the numerator of which is the total Rentable Area in the Premises and the denominator of which is the total Rentable Area of the second floor of the building in which the Premises are located as initially set forth in Rem 1.9 of the Fundamental Lease Provisions. C. "Cost Saving Capital Improvement" shall mean any equipment, device or other improvement acquired subsequent to commencement of construction of the Complex and/or Village Retail Center (i) to achieve economies in the operation, maintenance and repair of the Buildings or other portions of the Village Retail Center or Complex, (ii) to comply with any energy conservation controls or guidelines more particularly described in Section 10.2 or (iii) to comply with any other governmental requirements with respect to the Village Retail Center or Complex, including without limitation, fire, health, safety or construction requirements, if the cost of any such Cost Saving Capital Improvement thereof is capitalized on the books of Landlord in accordance with generally accepted accounting and management practices. D. "Cost Saving Capital Improvement Amortization" shall mean the amount determined by multiplying the actual cost of each Cost Saving Capital Improvement acquired by Landlord by the constant annual percentage, including interest at the rate of twelve percent (12%) per annum, required to fully amortize such cost over the useful life of the Cost Saving Capital Improvements (as reasonably estimated by Landlord at the time of acquisition). The Cost Saving Capital Improvement Amortization shall be computed, allocated and charged to the Buildings and the Village Retail Center in accordance with generally accepted accounting and 10 050405000045 FTWORTH 130611.1 management practices and shall be charged to Tenant as an amount per square foot of Rentable Area. 8.2 During the term of this Lease, Tenant shall pay as Additional Rent Tenant's Proportionate Share of all Operating Expenses related to the Buildings in the Village Retail Center. Tenant's obligations under this Section 8.2 shall be pro -rated for any partial year (i.e., the first year and the last year of the Lease Term). In no event will a charge incurred under the provisions of Section 7.4 herein be charged as Additional Rent under Section 8.2 herein. 8.3 Tenant shall be liable for all taxes levied against personal property and trade fixtures placed by Tenant in the Premises. If any such taxes are levied against Landlord or Landlord's property and if Landlord elects to pay the same or if the assessed value of Landlord's property is increased by inclusion of personal property and trade fixtures placed by Tenant in the Premises and Landlord elects to pay the taxes based on such increase, Tenant shall pay to Landlord upon demand that part of such taxes for which Tenant is primarily liable hereunder. 8.4 In any Lease Year during the term of this Lease which is included in the useful life of a Cost Saving Capital Improvement, the rent payable by Tenant for such year shall be increased over the Minimum Annual Rental by the amount of the Cost Savings Capital Improvement Amortization multiplied by the number of square feet of Rentable Area in the Premises. 8.5 Unless otherwise specified herein, all charges, expenses, costs or fees for which Tenant is liable under this Section 8 shall be paid monthly by Tenant to Landlord as Additional Rent. 9. TENANT'S INSURANCE 9.1 Tenant shall at all times during the term hereof and at its own cost and expense procure and continue commercial general liability insurance, products liability insurance, workmen's compensation insurance and bodily injury liability and property damage liability insurance adequate to protect Landlord against liability for injury to or death of any person in connection with the use, operation or condition of the Premises. Such insurance at all times shall be in an amount of not less than Two Million Dollars ($2,000,000), combined single limit. The public liability insurance required shall include dram shop liability insurance if the Premises serve alcoholic beverages. 9.2 Tenant shall at all times during the term hereof maintain in effect policies of insurance covering. (i) its leasehold improvements (including any alterations, additions or improvements as may be made by Tenant pursuant to the provisions of Section 18 hereof) trade fixtures, merchandise and other personal property from time to time in, on or upon the Premises, in an amount not less than one hundred percent (100%) of their actual replacement cost from time to time during the term of this Lease, providing protection against any peril included within the classification "Fire and Extended Coverage," together with insurance against sprinkler damage, vandalism and malicious mischief and (ii) all plate glass on, the Premises. The Il 050405 000048 FTWORTH 130611.1 proceeds of such insurance, so long as this Lease remains in effect, shall be used for the repair or replacement of the property so insured. Upon termination of this Lease, the proceeds under (i) above, shall be paid to Tenant, and the proceeds under (ii) above, shall be paid to Landlord. The full replacement value of the items to be insured under this Section 9.2, shall be determined by the company issuing the insurance policy at the time the policy is initially obtained, and shall be increased as reasonably requested by Landlord from time to time. 9.3 All insurance required to be carried by Tenant hereunder shall be issued by responsible insurance companies, qualified to do business in the State of Texas and reasonably acceptable to Landlord. Each policy shall name Landlord and Landlord's lender as additional insureds, as each of their interest may appear, and copies of all certificates evidencing the existence and amounts of such insurance, shall be delivered to Landlord by Tenant at least thirty (30) days prior to Tenant's opening for business in the Premises. No such policy shall be cancelable except after thirty (30) days written notice to Landlord. Tenant shall, at least ten (10) days prior to the expiration of any such policy, furnish Landlord with renewals or "binders" thereof, or Landlord may, but shall not be obligated to, order such insurance and charge the cost thereof to Tenant, which amount shall be payable by Tenant upon demand. Any policy may be carried under so-called "blanket coverage" form of insurance policies, provided any such blanket policy specifically provides that the amount of insurance coverage required hereunder shall in no way be prejudiced by other losses covered by the policy. Neither the issuance of any such insurance policy nor the minimum limits specified in this Section with coverage shall be deemed to limit or restrict in any way Tenant's liability arising under or out of this Lease. 9.4 Notwithstanding anything to the contrary set forth in this Lease, to the extent such waivers are obtainable from insurance carriers, Landlord and Tenant hereby waive their respective rights of recovery against the other for injury or loss due to hazards covered by insurance containing such a waiver of subrogation clause or endorsement, and each releases the other from any direct or consequential damage to the property of the other or under its control, including its interest in the Premises, the Building or any other portion of the Complex by fire or other casualty (including liability for loss of rent) to the extent such damage is insured against under a policy or policies of insurance, WHETHER OR NOT SUCH DAMAGE MAY BE ATTRIBUTABLE TO THE NEGLIGENCE OR ACT OF EITHER PARTY OR ITS RESPECTIVE AGENTS, INVITEES, CONTRACTORS, SERVANTS OR EMPLOYEES. Such waiver shall in no way be construed or interpreted to limit or restrict any indemnity or other waiver made by Tenant under the terms of this Lease. 10. UTILITIES AND SERVICES 10.1 In addition to Tenant's payment obligations with respect to the Common Area Maintenance Charges and Operating Expenses set forth herein, Tenant shall pay as Additional Rent for all water, gas, power and electric current, heating, ventilation and air conditioning and all other utilities allocable to the Premises from and after the Commencement Date; provided that all electric charges allocable to the Premises shall be separately billed by Landlord. If any such charges are not paid when due, Landlord may pay the same, and any amount so paid by Landlord shall thereupon become due to Landlord from Tenant as Additional Rent. If any utilities are furnished by Landlord, then the rates charged Tenant shall not exceed those of the local public 12 050405 000048 FTWORTH 130611.1 utility company as if its services were furnished directly to Tenant, and shall not be less than Tenant's pro rata share of any jointly metered services based upon the square footage of the premises serviced. Landlord shall not be liable in damages or otherwise for any failure or interruption of any utility service being furnished to the Premises, and no such failure or interruption shall entitle Tenant to terminate this Lease or to abate payment of any portion of the rent due hereunder. 10.2 On generally accepted business days from 7:00 a.m. to 6:00 p.m. and on Saturdays from 8:00 a.m. until 12:00 noon, Landlord shall ventilate the Premises and furnish heating or air conditioning, at such reasonable temperatures and in such reasonable amounts as Landlord deems standard, when in the reasonable judgment of Landlord, it is required for the comfortable occupancy of the Premises, subject to any govemmental standards or requirements relating to, among other things, energy conservation. Upon request, Landlord shall make available at Tenant's expense after hours heating or air conditioning. The minimum charge in the hourly rate for the use of after hours heating or air conditioning shall be reasonably determined from time to time by the Landlord, based on the cost for providing such services, and the Landlord's determination shall be confirmed in writing to the Tenant. 10.3 Landlord shall not be liable for, and Tenant shall not be entitled to, any abatement or reduction of Rent by reason of Landlord's failure to maintain temperature or electrical constancy levels or to furnish any of the foregoing services when such failure is caused by accident, breakage, repairs, strikes, lockouts or other labor disturbance or labor dispute of any character, governmental regulation, moratorium or other governmental action, the failure of any utility to supply its service, inability by exercise of reasonable diligence to obtain electricity, water or fuel, or by any other cause beyond Landlord's reasonable control, nor shall any such failure, stoppage or interruption of any such service be construed as an eviction or Tenant, or relieve Tenant from the obligation to perform any covenant or agreement herein, and in no event shall Landlord be liable for damage to persons or property, or in default hereunder, as a result of such failure, stoppage or interruption of any such service. In the event of any failure, stoppage or interruption thereof, however, Landlord shall use reasonable diligence to resume service promptly . In addition, the cost of compliance and alterations as a result of governmental regulation, moratorium or other governmental action shall be deemed to be a Cost Saving Capital Improvement as defined in Section 8.1.0 of this Lease. 11. INDEMNITY Tenant hereby agrees to indemnify, protect, defend and hold Landlord harmless from and against any and all claims arising from Tenant's construction on or use of the Premises for the conduct of its business or from any activity, work, or things done, permitted or suffered by Tenant and its agents and employees in or about the Premises, and further agrees to indemnify, protect, defend and hold Landlord harmless from and against any and all claims arising from any breach or default in the performance of any obligation on Tenant's part to be performed under the terms of this Lease, or arising from any act or negligence of Tenant, or any of its agents, contractors or employees, and from and against all costs, reasonable, outside attorneys' fees, expenses and liabilities incurred in or about any such claim or any action or proceeding brought thereon; and in case any action or proceeding be brought against Landlord by reason of any such 13 050405 000048 FTWORTH 130611.1 claim, Tenant, upon notice from Landlord, shall defend the same at Tenant's expense by counsel reasonably satisfactory to Landlord. Tenant, as a material part of the consideration to Landlord, hereby assumes all risk of damage to property or injury to persons, in, upon or about the Premises from any cause, except Landlord's negligence, and Tenant hereby waives all claims in respect thereof against Landlord, except for claims arising out of Landlord's negligence or misconduct. 12. EXEMPTION OF LANDLORD FROM LIABILITY Landlord is hereby agreed not to be liable for injury or damage which may be sustained by the person, goods, wares, merchandise or property of Tenant, its employees, invitees or customers, or by any other person in or about the Premises, caused by or resulting from fire, steam, electricity, gas, water or rain which may leak or flow from or into any part of the Premises or from the breakage, leakage, obstruction or other defects of the pipes, sprinklers, wires, appliances, plumbing, air conditioning or lighting fixtures of the same, whether the said damage or injury results from conditions arising upon the Premises or from other sources. Landlord is hereby agreed not to be liable for any damages arising from any act or neglect of any other tenant of the Complex. In no event shall the liability of Landlord arising out of this Lease exceed Landlord's interest in the Village Retail Center. 13. QUIET POSSESSION Landlord agrees that Tenant, upon paying the rent and performing the covenants and conditions of this Lease, may quietly have, hold and enjoy the demised Premises during the term hereof. 14. ESTOPPEL CERTIFICATE Tenant shall at any time and from time to time during the Lease Term upon not less than fifteen (15) days prior novice by Landlord, execute, acknowledge and deliver to Landlord a statement in writing certifying that this Lease is unmodified and in full force and effect (or if there have been modifications, that the same is in full force and effect as modified and stating the modifications), the dates to which the Minimum Annual Rental, Additional Rent and other charges have been paid in advance, if any, stating whether or not to the best knowledge of Tenant, Landlord is in default in the performance of any covenant, agreement or condition contained in this Lease and, if so, specifying each such default of which Tenant may have knowledge and containing any other information and certifications which reasonably may be requested by Landlord or the holder of any Underlying Mortgage. Any such statement delivered pursuant to this Section may be relied upon by any prospective purchaser of the fee of the Village Retail Center or any mortgagee, ground lessor or other like encumbrancer thereof or any assignee of any such encumbrancer upon the Village Retail Center. Failure of Tenant to execute, acknowledge and deliver such estoppel certificate within ten (10) days from receipt of the foregoing notice shall, without further act by any party, constitute an event of default under this Lease. 14 050405 000048 FTWORTH 130611.1 15. REPAIRS AND MAINTENANCE 15.1 Tenant shall, during the term of this Lease and at Tenant's cost, keep the Premises and all fixtures and equipment installed therein in good order, condition and repair, including the interior walls; all windows, doors, door frames, and door closures; all plate glass, storefronts and showcases; all carpeting and other floor covering; all electrical equipment; all supplemental air conditioning equipment; and all plumbing and sprinkler systems, if any, installed therein and used exclusively by Tenant; and shall as necessary, or when required by governmental authority, subject to the provisions of Article 16 herein, make modifications or replacements thereof. Landlord shall have no obligations to repair or maintain the Premises or improvements constructed therein except as otherwise provided in this Lease. Tenant expressly agrees that the use of roof areas shall be limited to ingress for maintenance purposes only and only with Landlord's prior written consent, which shall not be unreasonably withheld or delayed, and that said roof areas shall not be used for storage of inventory or for any other use. 15.2 If Tenant refuses or neglects to make necessary repairs and/or maintain the Premises, or any part thereof, in a manner reasonably satisfactory to Landlord, Landlord shall have the right, after ten (10) days written notice (except in case of emergency) to Tenant, but shall not be obligated, to make such repairs or perform such maintenance on behalf of or for the account of Tenant. In such event, such work shall be paid for by Tenant as Additional Rent promptly upon demand. 153 Landlord shall keep in good order, condition and repair the foundations and structural elements of the exterior walls (excluding the interior of all walls and any exterior or interior of any windows, doers, plateglass and display windows) of the Buildings and the hearing and air conditioning systems serving the Premises. 15.4 Upon prior reasonable nonce to Tenant (except in case of emergency, in which no prior notice is required), Landlord shall have the right to enter upon the Premises at any time in order to make repairs. 15.5 Tenant agrees upon the expiration or earlier termination of this Lease to surrender the Premises to Landlord in good order, condition and repair, ordinary wear and tear excepted. Tenant hereby waives the right to make repairs at Landlord's expense under the provisions of any law permitting repairs by a tenant at the expense of the Landlord to the extent allowed by law, in that Landlord and Tenant have by this Lease made specific provision for such repairs and have defined their respective obligations relating thereto. 16. ALTERATIONS 16.1 Tenant shall make no alterations, repairs, additions or improvements in, to or about the Premises (collectively "Tenant Alterations"), without the prior written consent of Landlord which shall not be unreasonably withheld or delayed, and Landlord may impose as a condition to such consent such requirements as Landlord, in its sole discretion, may deem necessary or desirable, including without limitation, (a) the right to approve the plans and 15 050405 000048 FTWORTH 130611.1 specifications for any work, (b) the right to require insurance satisfactory to Landlord, (c) the right to require security for the full payment for any work, including performance bonds, (d) requirements as to the manner in which or the time or times at which work may be performed and (e) the right to approve the contractor or contractors to perform Tenant Alterations. All Tenant Alterations shall be completed in accordance with Landlord's requirements and all applicable rules, regulations and requirements of governmental authorities and insurance carriers. Tenant shall pay to Landlord actual costs for reviewing and inspecting all Tenant Alterations to assure full compliance with all of Landlord's requirements. If requested by Landlord, Tenant shall provide Landlord with copies of all contracts, receipts, paid vouchers, and any other documentation in connection with the construction of such Tenant Alterations. Tenant shall promptly pay all costs incurred in connection with all Tenant Alterations and shall not permit the filing of any mechanic's lien or other lien in connection with any Tenant Alterations. If a mechanic's lien or other lien is filed against the Premises or the Complex or any portion thereof as a result of Tenant Alterations by Tenant, Tenant shall discharge or cause to be discharged such lien within ten (10) days after Tenant receives notice of the filing thereof Any increase in any tax, assessment or charge levied or assessed as a result of any Tenant Alterations shall be payable by Tenant in accordance with Section 8.2 hereof. 16.2 All Tenant Alterations attached to, or built into, the Premises, including without limitation, floor coverings, draperies, wall coverings, paneling, molding, doors, vaults, plumbing systems, electrical systems, mechanical systems, lighting systems, sound insulation equipment, communication wiring and outlets for the systems mentioned above and for all telephone, radio, telegraph and television purposes, and any special ceiling installations, shall become the property of Landlord and shall be surrendered with the Premises, as a part thereof, at the end of the term of this Lease; provided, however, Landlord may, by written notice to Tenant at least thirty (30) days prior to the end of the term of this Lease, require Tenant to remove any Tenant Alterations designated by Landlord to be removed, and to repair any damage to the Premises caused by such removal, all at Tenant's sole expense. 16.3 Any articles of personal property, including business and trade fixtures not attached to, or built into, the Premises, machinery and equipment, freestanding cabinet work, furniture and movable partitions, which were installed by Tenant in the Premises at Tenant's sole expense and which were not installed in connection with a credit or allowance granted by Landlord or in replacement for an item which Tenant would not have been entitled to remove, shall be and remain the property of Tenant and may be removed by Tenant at any time during the term of this Lease as long as Tenant is not in default hereunder and provided that Tenant repairs any damage to the Premises, the Village Retail Center or any other part of the Complex caused by such removal. 17. RIGHT OF ENTRY After prior oral notice to Tenant, Landlord and its agents and representatives shall have the right, at all reasonable times, but in such manner as to cause as little disturbance to Tenant as reasonably practicable, to enter the Premises for purposes of inspection, to post notices of non - responsibility, to protect the interest of Landlord in the Premises, to supply any services to be provided by Landlord hereunder, to perform all required or permitted work therein, including the 16 050405 000048 FTWORTH 130611.1 erection of scaffolding, props and other mechanical devices for the purpose of making alterations, repairs or additions to the Premises or any portion of the Village Retail Center which are provided for in this Lease or required by law. Landlord and its agents and representatives shall also have the right, at all reasonable times, to show the Premises to prospective tenants (during the last six (6) months of the term of this Lease), lessors of superior leases, mortgagees, prospective mortgagees or prospective purchasers of the Village Retail Center or Complex. No such entry shall be construed under any circumstances as a forcible or unlawful entry into, or a detainer of, or an eviction of Tenant, and Tenant hereby waives any claim against Landlord or its agents or representatives for damages for any injury or inconvenience to or interference with, Tenant's business or quiet enjoyment of the Premises except for Landlord's negligence or misconduct. 18. DAMAGE AND DESTRUCTION 18.1 In the event the Premises are damaged by fire or other casualty and if said damage can be fully repaired within one hundred eighty (180) days after notice to Landlord of the occurrence of the damage, Landlord shall repair such damage with reasonable diligence after receipt of insurance proceeds and in a manner consistent with the provisions of any Underlying Mortgage, as hereinafter defined. In the event any part of the Premises is rendered untenantable for the conduct of Tenant's business, the Minimum Annual Rental shall be reduced and abated in proportion to the part of the Premises which is so rendered untenantable until the damaged portion of the Premises have been made tenantable for the conduct of Tenant's business or until the term of this Lease expires or terminates, whichever occurs first; provided that (a) there shall be no abatement of rent with respect to any portion of the Premises which is rendered unusable for a period of three (3) days or less, (b) there shall be no abatement of rent if Landlord provides other space in the Village Retail Center or the Complex to Tenant which is reasonably suited for the temporary conduct of Tenant's business, or (c) there shall be no abatement of rent whatsoever with respect to any damage caused in whole or in part by the negligence or willful act of Tenant, its agents, employees, contractors, licensees or invitees. 18? If the Premises are damaged by fire or other casualty so the repair of the Premises cannot, in Landlord's reasonable opinion, be completed within one hundred eighty (180) days after notice to Landlord of the occurrence of the damage ("Substantial Damage"), Landlord shall have the option, to be exercised by written notice to Tenant within thirty (30) days after Landlord receives notice of the occurrence of the damage, either (a) to make such repairs within a reasonable time after receipt of insurance proceeds, in which event this Lease shall continue in full force and effect and the rent shall be abated in the manner and to the extent provided in Section 18.1 above or (b) to terminate this Lease as of a date not less than thirty (30) days or more than sixty (60) days after Landlord's notice to Tenant. If Substantial Damage occurs during the last year of the Lease, Tenant shall also have the right to terminate the Lease as immediately set forth above. 18.3 If the Village Retail Center is totally destroyed or is so extensively damaged that the repair thereof cannot, in Landlord's reasonable opinion, be completed within one hundred eighty (180) days after the occurrence of the damage or destruction, or if substantial alteration or 17 050405 000049 FTWORTH 130611.1 reconstruction of the Village Retail Center is required, in Landlord's reasonable opinion, as a result of the damage, then Landlord shall have the option, to be exercised by written notice to Tenant within ninety (90) days after the occurrence of the damage or destruction, either (a) to terminate this Lease as of a date not less than thirty (30) days nor more than sixty (60) days after Landlord's notice to Tenant or (b) to repair and rebuild the Village Retail Center within a reasonable time after receipt of insurance proceeds, in which event this Lease shall continue in full force and effect. 18.4 In the event Landlord or Tenant terminates this Lease pursuant to the terms of Section 18.2 or 18.3, this Lease and the estate and interest of the Tenant in the Premises shall terminate and expire on the date specified in Landlord's or Tenant's notice of termination, as the case may be, and the rent payable hereunder shall be prorated as of such date, subject to rent abatement, if any, to the extent provided in Section 18.1. 18.5 Subject to Section 12 hereof, nothing contained in Sections 18.1, 18.2 and 18.3 shall relieve, discharge or any way affect Tenant's liability to Landlord in connection with any damage or destruction to the Premises, the Village Retail Center or any other portion of the Complex arising out of the negligent or willful acts or omissions of Tenant, its agents, employees, contractors, licensees and invitees. 18.6 Landlord shall not be liable for any loss of business, inconvenience or annoyance arising from any repair or restoration of any portion of the Premises, the Village Retail Center or other portions of the Complex as a result of any damage from fire or other casualty. Furthermore, in the event of such damage from fire or other casualty, Landlord shall have no obligation to expend any amount for the repair of the Premises beyond the Base Building Work as defined in Exhibit "C". 18.7 The provisions of this Lease, including this Section 18 constitute an express agreement between Landlord and Tenant with respect to any and all damage to, or destruction of, all or any part of the Premises, the Village Retail Center or any other portion of the Complex, and any statute, caselaw, or regulation of the State of Texas with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the parties, and any other statute, case or regulation, now or hereafter in effect, shall to the maximum extent permitted by law have no application to this Lease or any damage or destruction to all or any part of the Premises, the Village Retail Center, or any portion of the Complex. 19. EMINENT DOMAIN 19.1 If all of the Premises are condemned or taken in any manner for public or quasi - public use or are sold or transferred to the condemning party either under the threat of condemnation or while legal proceedings are pending, this Lease shall automatically terminate as of the date of the vesting of title as a result of such condemnation or other taking. If a part of the Premises are so condemned, taken, sold or transferred, this Lease shall automatically terminate as to the portion of the Premises so taken as of the date of the vesting of title as a result of such condemnation or taking. If such portion of the Village Retail Center or Complex is condemned 10 050405000048 FTWORTH 130611.1 or otherwise taken, sold or transferred, so as to require, in the opinion of Landlord, a substantial alteration or reconstruction of the remaining portions thereof, this Lease may be terminated by Landlord, as of the date of the vesting of title as a result of such condemnation or taking, by written notice to Tenant within sixty (60) days following notice to Landlord of the date on which said vesting will occur. If such portion of the Premises is taken, sold or transferred, as to render the remaining portion untenantable and unusable by Tenant in Tenant's reasonable discretion, this Lease may be terminated by Tenant as of the date of the vesting of title as a result of such condemnation or taking, by written notice to Landlord within sixty (60) days following notice to Tenant of the date on which said vesting will occur. 19.2 Landlord shall be entitled to the entire award in any condemnation proceeding or other proceeding for taking for public or quasi-public use, including without limitation, any award made for the value of the leasehold estate created by this Lease. No award for any partial or entire taking shall be apportioned, and Tenant hereby assigns to Landlord any award which may be made in such condemnation or other taking, together with any and all rights of Tenant now or hereafter arising in or to the same or any part thereof, provided, however, that nothing contained herein shall be deemed to give Landlord any interest in or to require Tenant to assign to Landlord any award made to Tenant for its relocation expenses or the taking of personal property and fixtures belonging to Tenant. 19.3 In the event of a partial condemnation or other taking which does not result in a termination of this Lease as to the entire Premises, the Minimum Annual Rental shall be abated in proportion to the portion of the Premises taken by condemnation or other taking. 19.4 If all or any portion of the Premises are condemned or otherwise taken for public or quasi-public use for a limited period of time, this Lease shall remain in full force and effect and Tenant shall continue to perform all of the terms, conditions and covenants of this Lease, including without limitation, the payment of Minimum Annual Rental and all other amounts required hereunder. Tenant shall be entitled to receive the entire award made in connection with any such temporary condemnation or other taking attributable to any period within the terns of this Lease. Landlord shall be entitled to the entire award for any such temporary condemnation or other taking which relates to a period after the expiration of the term of this Lease. Tenant shall restore the Premises as nearly as possible to the condition prior to the condemnation or other taking, at Tenant's sole cost and expense and Tenant shall receive the portion of the award attributable to such restoration; however, if the award is insufficient to permit such restoration then notwithstanding the provisions in Section 19.4, Tenant shall not be obligated to restore the Premises and the entire condemnation award shall be delivered to Landlord and either Landlord or Tenant may terminate this Lease on thirty calendar (30) days written notice to the other, which notice shall be delivered within thirty (30) calendar days after the condemning authority has taken possession of the condemned area. 19.5 This Section 19 constitutes the total agreement between the parties regarding condemnation. 19 050405 000048 FTWORTH 130611.1 20. ASSIGNMENT AND SUBLETTING 20.1 Except for an assignment or sublease to an "affiliate" (defined below) of Tenant, Tenant shall not assign this Lease, or allow it to be assigned, in whole or in part, directly or indirectly, voluntarily or by operation of law or otherwise or mortgage or pledge the same, or permit the Premises to be occupied or used by anyone other than Tenant, or sublet the Premises, or any part thereof, without the prior written consent of Landlord. No assignee or sublessee of the Premises or any portion thereof may assign or sublet the Premises or any portion thereof. Notwithstanding the foregoing, Tenant may assign this Lease or sublet the Premises, or any portion thereof, to any Affiliate of Tenant. "Affiliate" means any corporation, partnership, or other entity (i) that owns at least a 25% interest in Tenant or (ii) of which Tenant owns a majority interest or (iii) that owns a majority interest in both Tenant and the assignee or sublessee. Tenant must promptly supply Landlord with such reasonable evidence as Landlord requires to show that the assignee or sublessee is an Affiliate. 20.2 Except with an assignment or sublease to an Affiliate, if Tenant desires to assign or sublet all or any part of the Premises, it shall so notify Landlord at least sixty (60) days in advance of the date on which Tenant desires to make such assignment or sublease. Tenant shall provide Landlord with a copy of the proposed assignment or sublease, and such information as Landlord might request concerning the proposed sublessee or assignee to allow Landlord to make informed judgments as to the financial condition, reputation, operations and general desirability of the proposed subtenant(s) or assignee(s). Within thirty (30) days after Landlord's receipt of Tenant's proposed assignment or sublease, and all required information concerning the proposed subtenant(s) or assignee(s), Landlord shall in its sole discretion have the option to: (a) Consent to the proposed assignment or sublease, in which event, however, if the rent due and payable by any assignee or sublessee under any such permitted assignment or sublease (or a combination of the rent payable under such assignment or sublease plus any bonus or any other consideration therefor or any payment, incident thereto) exceeds the Rent payable under the Lease for such space, Tenant, after Tenant has recovered its reasonable out-of-pocket costs related to such assignment or sublease, shall pay to Landlord seventy-five percent (75%) of such excess rent and other excess consideration within ten (10) days following receipt thereof by Tenant; or (b) Refuse its consent to the proposed assignment or sublease, which option shall be deemed to be elected unless Landlord gives Tenant written notice providing otherwise. 20.3 No consent by Landlord to any assignment or sublease by Tenant shall relieve Tenant of any obligation to be performed by Tenant under this Lease, whether arising before or after the assiamnent or sublease including an assignment or sublease to an Affiliate. The consent by Landlord to any assignment or sublease shall not relieve Tenant from the obligation to obtain Landlord's express written consent to any other assignment or sublease. Any assignment or sublease which is not in compliance with this Section 20 shall be voidable and, at the option of Landlord, shall constitute a material default by Tenant under this Lease. The acceptance of rent by Landlord from a proposed assignee or sublessee shall not constitute the consent to such assignment or sublease by Landlord. 20 050405000048 FTWORTH 130611.1 20.4 Any sale or other transfer, including by consolidation, merger or reorganization, of more than 75% of the voting stock of Tenant, if Tenant is a corporation, or any sale or other transfer of more than 75% in interest (whether of profits, losses, capital or voting power) shall be an assignment for purposes of this Section 20, if the leasehold estate of Tenant under this Lease constitutes all or substantially all of the assets of Tenant as of the date of the sale or other transfer. 20.5 Each assignee, sublessee, mortgagee, pledgee, or other transferee, other than Landlord, shall assume, as provided in this Section 20.5, all obligations of Tenant under this Lease (including without limitation those contained in this Section 20 on subletting, assignment, transfer, hypothecation, sale and encumbrance), and shall be and remain liable jointly and severally with Tenant for the payment of the rent and the obligation to maximize percentage rent, and for the performance of all the terms, covenants, conditions and agreements herein contained on Tenant's part to be performed for the term of this Lease; provided, however, that the assignee, sublessee, mortgagee, pledgee or other transferee shall be liable to Landlord for rent only in the amount set forth in the assignment or sublease. No assignment shall be binding on Landlord unless the assignee or Tenant shall deliver to Landlord a counterpart of the assignment and an instrument in recordable form which contains a covenant of assumption by the assignee satisfactory in substance and form to Landlord, consistent with the requirements of this Section 20.5, but the failure or refusal of the assignee to execute such instrument of assumption shall not release or discharge the assignee from its liability as set forth above. 20.6 If this Lease is assigned to any person or entity pursuant to the provisions of the Federal Bankruptcy Code, 11 U.S.C. section 101, et seq., as subsequently amended (the "Bankruptcy Code"), any and all monies or other considerations payable or otherwise to be delivered in connection with such assignment will be paid or delivered to Landlord, will be and remain the exclusive property of Landlord and will not constitute property of Tenant within the meaning of the Bankruptcy Code. Any and all monies or other considerations constituting Landlord's property under the preceding sentence not paid or delivered to Landlord will be held in trust for the benefit of Landlord and be promptly paid to or turned over to Landlord. For purposes of Section 365(f) (2) of the Bankruptcy Code "adequate assurances of future performance" will include, but not be limited to, a security deposit, net worth, and creditworthiness equal to that of Tenant on the date of this Lease. Any person or entity to which this Lease is assigned pursuant to the provisions of the Bankruptcy Code, will be deemed without further act or deed to have assumed all of the obligations arising under this Lease on and after the date of such assignment. Any such assignee will upon demand execute and deliver to Landlord an instrument confirming such assumption. 21. TRANSFER OF LANDLORD'S INTEREST 21.1 In the event of any sale or other transfer of Landlord's interest in the Village Retail Center, other than a transfer for security purposes only, the Landlord shall be automatically relieved of any and all obligations and liabilities on the part of Landlord accruing from and after the date of such transfer. 21 050405000048 FTWORTH 130611.1 21.2 Landlord shall have the unrestricted right to transfer, in whole or in part, its interest in the Village Retail Center, the Building, Project, or Complex without Tenant approval. 22. DEFAULTS AND REMEDIES 22.1 The occurrence of any of the following shall constitute a material default and breach of this Lease by Tenant: (a) The failure by Tenant to pay the rent or make any other payment required to be made by Tenant hereunder as and when due. (b) The failure by Tenant to observe or perform the provisions of Section 4 where such failure continues and is not remedied within two (2) business days after notice thereof from Landlord to Tenant, provided however, if such default cannot reasonably be cured within such period, Tenant shall not be in default if Tenant shall within such period commence such cure and diligently prosecute the same to completion within thirty (30) days after the notice. (c) The failure of Tenant to observe or perform the provisions of Section 16 where such failure continues and is not remedied within two (2) business days after notice thereof by Landlord to Tenant, provided however, if such default cannot reasonably be cured within such period, Tenant shall not be in default if Tenant shall within such period commence such cure and diligently prosecute the same to completion within thirty (30) days. (d) Any attempted assignment or subletting of part or all of the Premises by Tenant in contravention of Section 20. (e) The failure by Tenant to observe or perform any other provision of this Lease, including but not limited to the Rules and Regulations attached hereto as Exhibit "E," to be observed or performed by Tenant, where such failure continues for thirty (30) days after notice thereof by Landlord to Tenant; provided, however, that if the nature of such default is such that the same cannot reasonably be cured within such thirty (30) day period, Tenant shall not be deemed to be in default if Tenant shall within such period commence such cure and thereafter diligently prosecute the same to completion. (0 Any action taken by or against Tenant pursuant to any statute pertaining to bankruptcy or insolvency or the reorganization of Tenant (unless, in the case of a petition filed against Tenant, the same is dismissed within thirty (30) days); the making by Tenant of any general assignment for the benefit of creditors; the appointment of a trustee or receiver to take possession of all or any portion of Tenant's assets located at the Premises or of Tenant's interest in this Lease, where possession is not restored to Tenant within thirty (30) days; or the attachment, execution, or other judicial seizure of all or any portion of Tenant's assets located at the Premises or of Tenant's interest in this Lease, where such seizure is not discharged within thirty (30) days. 22.2 In the event of any such default by Tenant, then, in addition to any other remedies available to Landlord at law, in equity or as provided specifically herein, which remedies are cumulative, Landlord shall have the immediate option to terminate Tenant's right of possession 22 050405 000048 PTWORTH 130611.1 .. under this Lease and all rights of Tenant hereunder by giving Tenant five (5) days written notice of such election to terminate Tenant's right of possession under this Lease. In the event Landlord shall elect to so terminate Tenant's right of possession under this Lease, Landlord may recover from Tenant: (a) The cost of recovering the Premises; plus (b) The unpaid rent earned at the time of termination plus interest thereon; plus (c) Late charges on unpaid rent and accrued interest thereon; plus (d) The present value of the balance of the rent for the remainder of the term; plus (e) Cost of reletting (including a new brokerage commission) and refurbishing (including a new Tenant construction allowance) the Premises; plus (f) Any other reasonable amount necessary to compensate Landlord for all the detriment proximately caused by Tenant's failure to perform its obligations under this Lease; and Minus the present value of the fair market rental of the Premises for the remainder of the term in the Premises' "AS IS" condition allowing at least six months vacancy for reletting and refurbishing. The term "rent" or "rental" as used herein shall be deemed to be and to mean the Minimum Annual Rental, rent adjustments pursuant to Sections 63, 7 and S and all other amounts required to be paid by Tenant pursuant to the terms of this Lease. All such amounts shall be computed on the basis of the monthly amount thereof payable on the date of Tenant's default. 223 In the event of any such default by Tenant, Landlord shall also have the right, with or without terminating this Lease or Tenant's right of possession under this Lease, to reenter the Premises and remove all persons and property therefrom by summary proceedings or otherwise; such property may be removed and stored in a public warehouse or elsewhere at the cost of and for the account of Tenant, provided Landlord shall have a lien against all personal property located in the Premises in the amount which is due Landlord hereunder, which lien may be satisfied out of proceeds of the public sale of such personal property by Landlord. 22.4 In the event of the vacation or abandonment of the Premises by Tenant, or in the event that Landlord elects to reenter as provided in Section 22.3 or takes possession of the Premises pursuant to legal proceeding or pursuant to any notice provided by law, and if Landlord does not elect to terminate this Lease, then Landlord may from time to time, without terminating this Lease, either sue to recover all rent periodically as it becomes due or relet the Premises or any part thereof for such term or terms and at such rent and upon such other terms and conditions as Landlord in its sole discretion acting on Tenant's behalf may deem advisable, with the right to make alterations and repairs to the Premises. 23 050405 000048 FTWORT14 130611.1 In the event that Landlord shall elect to so relet, then rentals received by Landlord from such reletting shall be applied: First, to the payment of any indebtedness other than rent due hereunder from Tenant to Landlord; second, to the payment of any cost of such reletting including without limitation broker's commissions, attorneys' fees, expenses of remodeling the Premises required by reletting and like costs; third, to the payment of the cost of any alterations and repairs to the Premises; fourth, to the payment of rent due and unpaid hereunder; and the remainder, if any, shall be held by Landlord and applied in payment of future rent as the same may become due and payable hereunder. Should that portion of such rentals received from such reletting during any month, which is applied to the payment of rent hereunder, be less than the rent payable during that month by Tenant hereunder, then Tenant shall pay such deficiency to Landlord. Such deficiency shall be calculated and paid monthly. Tenant shall also pay to Landlord, as soon as ascertained, any costs and expenses incurred by Landlord in such reletting or in making such alterations and repairs not covered by the rentals received from such reletting. 22.5 No reentry or taking possession of the Premises by Landlord pursuant to this Section 22 shall be construed as an election to terminate this Lease unless a written notice of such intention to be given to Tenant or unless the termination thereof be decreed by a court of competent jurisdiction. Notwithstanding any reletting without termination by Landlord because of any default by Tenant, Landlord may at any time after such reletting elect to terminate this Lease for any such default. 22.6 As used in this Section 22 and in Section 23, the term "Tenant" shall be deemed to include all persons or entities named as Tenant under this Lease, or each and every one of them. If this Lease has been assigned, the term "Tenant", as used in this Section 22 and in Section 23 shall be deemed to include both the assignee and the assignor. 23. BANKRUPTCY PRIOR TO COMMENCEMENT DATE If, at any time prior to the Commencement Date, (i) any action is taken by or against Tenant in any court pursuant to any statute pertaining to bankruptcy or insolvency or the reorganization of Tenant, (ii) Tenant makes any general assignment for the benefit of creditors, (iii) a trustee or receiver is appointed to take possession of substantially all of Tenant's assets or of Tenant's interest in this Lease, (iv) or there is an attachment, execution or other judicial seizure of substantially all of Tenant's assets or of Tenant's interest in this Lease, then this Lease shall ipso facto be canceled and terminated and be of no further force or effect. In such event, neither Tenant nor any person claiming through or under Tenant or by virtue of any statute or of any order of any court shall be entitled to possession of the Premises or any interest in this Lease and Landlord shall, in addition to any other rights and remedies under this Lease, be entitled to retain any rent, security deposit or other monies received by Landlord from Tenant as liquidated damages. 24. SUBORDINATION 24.1 This Lease is subject and subordinate to all mortgages or trust deeds (the "Underlying Mortgages") which may now or hereafter be executed affecting the Village Retail Center and to all renewals, modifications, consolidations, replacements and extensions of any 24 050405 000048 FTWORTH 130611.1 such leases, mortgages or trust deeds. This clause shall be self -operative and no further instrument of subordination need be required by any mortgagee or beneficiary, affecting any Underlying Mortgage in order to make such subordination effective. Tenant, however, shall execute promptly any certificate or document that Landlord may request to effectuate, evidence or confirm such subordination. If Tenant fails to execute and deliver any such certificate or document, Tenant irrevocably constitutes and appoints Landlord Tenant's special attorney-in- fact to execute and deliver any such certificate or document. 24.2 If Landlord's interest in. the Complex, Land and/or the Village Retail Center is sold or conveyed upon the exercise of any remedy provided for in any Underlying Mortgage, or otherwise by operation of law, the person or entity succeeding to the interest of Landlord in the Complex, Land and/or the Village Retail Center (a) shall not be liable for any act or omission of Landlord under this Lease occurring prior to such sale or conveyance, (b) shall not be subject to any offset, credit, demand, counterclaim, claim, abatement or reduction of rent because of any default of Landlord under this Lease occurring prior to such sale or conveyance, (c) shall not be liable for the return of any security deposit paid by Tenant except to the extent that the security deposit has actually been paid to such person or entity, (d) unless consented to by the holder of any Underlying Mortgage or otherwise permitted without such holder of any Underlying Mortgagee's consent, shall not be bound by any modification of this Lease, or by any prepayment of more than one month's Minimum Annual Rent or Additional Rent; (e) shall not be bound by any covenant or obligation of Landlord to perform, undertake or complete any work in the Premises, or to prepare it for occupancy; (f) shall not be bound by any covenant or obligation of the Landlord to make any payment to Tenant or grant any credits to Tenant, except for services, repairs, maintenance and restoration provided for in this Lease to be performed by Landlord after the date of such attomment; and (g) shall not be responsible for any monies owing by Landlord to such Tenant. 24.3 Tenant covenants and agrees that if Landlord's interest under this Lease is terminated by foreclosure of any mortgage or deed of trust, summary proceedings, voluntary agreement or otherwise, this Lease will not be affected in any way and Tenant will attom to and recognize the owner which so acquires Landlord's interest as Tenant's Landlord under this Lease, unless such owner shall elect to terminate this Lease and the rights of Tenant hereunder. Tenant further agrees to execute and deliver at any time upon request of Landlord or any person, entity, firm or corporation which shall succeed to the interest of Landlord under this Lease, an instrument to evidence such attomment. 24.4 Tenant shall give written notice to the holder of any Underlying Mortgage whose wane and address have been previously furnished to Tenant of (a) any act or omission by Landlord which Tenant asserts as giving Tenant the right to terminate this Lease or to claim a partial or total eviction or any other right or remedy under this Lease or provided by law, whereupon the holder of any underlying Mortgage shall have the right, but not the obligation, to cure any default by Landlord for a period of twenty (20) days after the expiration of Landlord's cure period, and (b) of any other matter or event with respect to which Tenant is required or permitted to give written notice to Landlord. 25 050405 000048 FTWORTH 130611.1 25. SURRENDER OF PREMISES AND REMOVAL OF PROPERTY 25.1 The voluntary or other surrender of this Lease by Tenant, or a termination hereof, shall not constitute a merger, and shall at the option of Landlord, operate as an assignment to Landlord of any or all subleases or subtenancies affecting the Premises. 25.2 Upon the expiration of the term of this Lease, or upon any earlier termination hereof, Tenant shall quit and surrender possession of the Premises to Landlord in as good order and condition as the Premises are now or hereafter may be improved by Landlord or Tenant, reasonable wear and tear and repairs which are Landlord's obligation excepted, and shall, without expense to Landlord, remove or cause to be removed from the Premises all debris and rubbish, all furniture, equipment, business and trade fixtures, freestanding cabinet work, movable partitioning and other articles of personal property owned by Tenant or installed or placed by Tenant at its expense in the Premises, and all similar articles of any other persons claiming under Tenant unless Landlord exercises its option to have any subleases or subtenancies assigned to Landlord, and Tenant shall repair all damage to the Premises resulting from such removal. Tenant shall indemnify and hold harmless Landlord from and against any and all liability, damage, costs, fees (including reasonable attorneys' fees) arising out of Tenant's failure to vacate and surrender the Premises in a timely fashion, including any compensable damages incurred by a subsequent tenant. 25.3 In the event of the expiration or termination of this Lease or other reentry of the Premises by Landlord as provided in this Lease, any property of Tenant not removed by Tenant upon the expiration of the term of this Lease, or within two (2) business days after termination by reason of Tenant's default, shall be considered abandoned and Landlord may remove any or all of such property and dispose of the same in any manner or store the same in a public warehouse or elsewhere for the account of and at the expense and risk of Tenant. If Tenant shall fail to pay the costs of storing any such property after it has been stored for a period of thirty (30) days or more, "Landlord may sell any or all of such property at public or private sale, in such manner and at such times and places as Landlord, in its sole discretion, may deem proper, without notice to or demand upon Tenant. In the event of such sale, Landlord shall apply the proceeds thereof, first, to the cost and expense of sale, including reasonable attorneys' fees; second, to the payment of the cost of removal and storage; third, to the payment of any other sums which may then or thereafter be due to Landlord from Tenant under any of the terms of this Lease, and, fourth, the balance, if any, to Tenant. All fixtures, equipment, alterations, additions, improvements and/or appurtenances attached to or built into the Premises prior to or during the term hereof, whether by Landlord at its expense or at the expense of Tenant, or both, shall be and remain part of the Premises and shall not be removed by Tenant at the end of the term of this Lease unless such removal is required by Landlord pursuant to the provisions of Section 16 hereof. Such fixtures, equipment, alterations, additions, improvements and/or appurtenances shall include without limitation, floor coverings, draperies, wall coverings, paneling, molding, doors, vaults, plumbing systems, electrical systems, lighting systems, sound installation equipment, communication wiring and outlets for the systems mentioned above and for all telephone, radio, telegraph and television purposes, and any special flooring or ceiling installations. 26 050405 000048 FTWORTH 130611.1 26. HOLDING OVER In the event Tenant holds over after the expiration of the term of this Lease, with or without the express or implied consent of Landlord, such tenancy shall be from month-to-month only, and not a renewal hereof or an extension for any further term, and such month-to-month tenancy shall be subject to each and every term, covenant and agreement contained herein; provided, however, that Tenant shall pay as Minimum Annual Rental during any holding over period, an amount equal to one and one-half (1-1/2) times the Minimum Annual Rental payable immediately preceding the expiration of the term of this Lease. Nothing in this Section 26 shall be construed as a consent by Landlord to any holding over by Tenant and Landlord expressly reserves the right to require Tenant to surrender possession of the Premises upon the expiration of the term of this Lease or upon the earlier termination hereof and to assert any remedy in law or equity to evict Tenant and/or collect damages in connection with such holding over. 27. LANDLORD'S RIGHT TO PERFORM 27.1 All covenants and agreements to be performed by Tenant under any of the terms of this Lease shall be performed by Tenant at Tenant's sole expense and without abatement of rent. If Tenant shall fail to observe and perform any covenant, condition, provision or agreement contained in this Lease or shall fail to perform any other act required to be performed by Tenant, Landlord may, upon notice to Tenant, without obligation, and without waiving or releasing Tenant from any default or obligations of Tenant, make any such payment or perform any such obligation on Tenant's part to be performed. All sums so paid by Landlord and all, costs incurred by Landlord, including attorneys' fees, together with interest at the highest rate permitted by law shall be payable to Landlord on demand and Tenant covenants to pay any such sums, and Landlord shall have (in addition to any other right or remedy hereunder) the same rights and remedies in the event of the non-payment thereof by Tenant as in the case of default by Tenant in the payment of rent. 27.2 If Tenant shall fail to make any payment of rent within ten (10) days after the date it is due, including without limitation, rent adjustments pursuant to Sections 63, 7 and 10 hereof when due and payable under this Lease, Tenant shall pay to Landlord as a late charge and in consideration of the additional costs incurred by Landlord and the additional record keeping required to be performed by Landlord, an additional sum equal to five percent (5%) of the amount of rent due and owing from Tenant. Furthermore, additional interest may be assessed by Landlord against Tenant at the lesser of 18% or the maximum interest rate that an individual is permitted by law to charge. The assessment or payment of such late charge, however, shall not excuse or be deemed to cure any default by Tenant hereunder. 28. CHANGES IN THE COMPLEX 28.1 Subject to the provisions of Section 3, Landlord reserves the right, in its sole discretion, and without obligation or liability to Tenant, to at any time make such changes, alterations, additions, improvements or replacements in or to the Village Retail Center and any other portion of the Complex, and the fixtures and equipment thereof, as well as in service areas 27 050405 000045 FTWORTH 130611.1 or to the street entrances, halls, passages, courtyards, stairways, parking areas or garages and any other improvement contained in the Village Retail Center or in any other portion of the Complex. 28.2 Landlord may adopt any name for the Village Retail Center and/or the Complex and Landlord reserves the right to change the name and/or the address of the Village Retail Center and/or the Complex or any part thereof at any time. Landlord agrees to notify Tenant of such change. 29. SECURITY DEPOSIT Tenant has paid or will pay Landlord the sum set forth in Item 1.13 of the Fundamental Lease Provisions as security for the performance of the terms hereof by Tenant. Tenant shall not be entitled to interest thereon. If Tenant defaults with respect to any provision of this Lease, Landlord may, but shall not be required to, use, apply or retain all or any part of this security deposit for the payment of any rent or any other sum in default, or for the payment of any other amount which Landlord may spend or become obligated to spend by reason of Tenant's default, or to compensate Landlord for any other loss or damage which Landlord may suffer by reason of Tenant's default, including, without limitation, costs and attorneys' fees incurred by Landlord to recover possession of the Premises. If any portion of said deposit Is so used or applied, Tenant shall, upon demand therefor, deposit cash with Landlord in an amount sufficient to restore the security deposit to its original amount and Tenant's failure to do so shall constitute a default hereunder by Tenant. If Tenant shall fully and faithfully perform every provision of this Lease to be performed by it, the security deposit shall be returned to Tenant within thirty (30) days of the Expiration Date. 30. EXAM MATIONT OF LEASE The submission of this instrument for signature by Tenant, Tenant's agents or attorneys, does not constitute a reservation of, or an option to lease, and this instrument shall not be effective or binding as a lease or otherwise until its execution and delivery by both Landlord and Tenant. .3 BROKER Tenant and Landlord agree that no real estate broker was involved in respect to the leasing or renting of space in the Complex to Tenant and Tenant and Landlord shall indemnify and hold harmless each the other from and against any liability with respect to any fee of any kind or brokerage commission except as specifically set forth herein. 32. RULES AND REGULATIONS The Rules and Regulations attached hereto as Exhibit `E" are hereby incorporated herein and made a part of this Lease. Tenant agrees to abide by and comply with each and every of said Rules and Regulations and any amendments, modifications and/or additions thereto as may hereafter be adopted by Landlord for the safety, care, security, good order and cleanliness of the Premises, the Village Retail Center or any other portion of the Complex. Landlord shall have the right to amend, modify or add to the Rules and Regulations in its sole discretion. Landlord shall 28 050405 000048 FTWORTH 130611.1 not be liable to Tenant for any violation of any of the Rules and Regulations by any other tenant or for the failure of Landlord to enforce any of the Rules and Regulations. 33. NOTICES Whenever under this Lease a provision is made for any demand, notice or declaration of any kind or where it is deemed desirable or necessary by either party to give or serve any such notice, demand or declaration to the other, it shall be in writing and either served personally or sent by registered mail or certified mail, return receipt requested, with postage prepaid, addressed as set forth in Section 1.12. Either party may by like notice at any time and from time to time designate a different address to which notices shall be sent. Such notices, demands or declarations shall be deemed sufficiently served or given for all purposes hereunder at the time they shall be mailed by United States mail, as aforesaid. 34. ADVERTISING AND SIGNS Tenant shall not (a) display within the Premises in a manner visible from outside the Premises; nor (b) affix or maintain upon the glass panes and supports of the show windows (and within 24 inches of any window), doors and the exterior walls of the Premises, any signs, advertising placards, names, insignia, trademarks, descriptive material or any other such like item or items except such as shall have first received the written approval of the Landlord as to size, type, color, location, copy, nature and display qualities. Anything to the contrary in this Lease notwithstanding, the Tenant shall not affix any sign to the roof or exterior of the Premises without Landlord's prior written consent. In addition, no advertising medium shall be utilized by Tenant which can be heard or experienced outside the Premises, including without limiting the generality of the foregoing, flashing lights, searchlights, loudspeakers, phonographs, radios or television. Tenant shall not display, paint or place or cause to be displayed, painted or placed, any handbills, bumper stickers or other advertising devices on any vehicle parked in the parking area of the Complex, whether belonging to Tenant, or to Tenant's agent, or to any other person, nor shall Tenant distribute, or cause to be distributed, in the Complex, any handbills or other advertising devices without the prior written consent of Landlord. Without the prior written consent of Landlord, Tenant shall not use the name "Solana" or any other name of the Complex or Village Retail Center which may be -designated by Landlord from time to time, except as an indication of location in any advertising or promotional material. Landlord shall provide, at Tenant's expense (which expense may be paid from the Construction Allowance, if available), one directional sign with Tenant's name on Solana Boulevard and one directional sign with Tenant's name on Sams School Road. Additionally, subject to Landlord's approval of thereof, including without limitation, the size, type, color, copy and display quality, on evenings when municipal court is in session, Tenant shall have the right to place a temporary directional sign in front of the stairs on the 1 st floor containing directions to the Premises. Notwithstanding the foregoing, Tenant may use the word "Solana" or "solana" in the promotion or advertising of a movie or play so long as such word does not refer to the Project, which is this real estate development. 35. INTENTIONALLY DELETED 29 050405000048 FTWORTH 130611.1 36. SECURITY FOR PERFORMANCE. Landlord shall have and retain all liens available to it under any statute. 37. MISCELLANEOUS 37.1 One or more waivers of a breach of any covenant, term or condition of this Lease by either party shall not be construed by the other party as a waiver of a subsequent breach of the same covenant, term or condition. The consent or approval of either party to or of any act by the other party of a nature that required consent or approval shall not be deemed to waive or render unnecessary consent to or approval of any subsequent act. 37.2 Nothing herein contained, either in the method of computing rent or otherwise, shall create between the parties hereto, or be relied upon by others as creating, any relationship of partnership, association, joint venture, or otherwise. The sole relationship of the parties hereto shall be that of landlord and tenant. 37.3 The laws of the State of Texas shall govern the validity, performance and enforcement of this Lease. Although the provisions of this Lease were drawn by Landlord, this Lease shall not be construed either for or against Landlord or Tenant, but this Lease shall be interpreted in accordance with the general tenor of the language herein. 37.4 In the event that at any time during the term of this Lease either Landlord or Tenant shall institute any action or proceeding against the other relating to the provisions of this Lease, or any default thereunder, then, and in that event, the unsuccessful party in such action or proceeding agrees to reimburse the successful party herein for the reasonable attorneys' fees and costs of suit incurred by the successful party. 57.5 The word "Tenant" shall be deemed and taken to mean each and every person or party mentioned as a tenant herein, be the same one or more; and if there shall be more than one tenant, each shall be jointly and severally liable hereunder, and any notice required or permitted by the terms of this Lease may be given by or to any one thereof, and shall have the same force and effect as if given by or to all thereof. The use of the neuter singular pronoun to refer to Tenant shall be deemed a proper reference even though Tenant may be an individual, a corporation, a corporation or a group of two or more individuals or corporations. The necessary grammatical changes required to make the provisions of this Lease apply in the plural sense where there is more than one Tenant and to either corporations, associations, partnerships or individuals, males or females, shall in all instances be assumed as though in each case fully expressed. 37.6 The terms and agreements as contained in this Lease shall apply to, run in favor of and shall be binding upon and inure to the benefit of the parties hereto, and their respective heirs, executors, administrators, personal representatives and assigns and successors in interest, subject at all times nevertheless to the provisions of Section 20 of this Lease. 37.7 It is understood that there are no oral agreements or representations between the parties hereto affecting this Lease, and this Lease supersedes and cancels any and all previous negotiations, arrangements, brochures, agreements or representations and understandings, if any, 30 050405 000049 FT W OR'FH 13061 I .I between the parties hereto or displayed by Landlord to Tenant with respect to the subject matter thereof, and none thereof shall be used to interpret or construe this Lease. There are no other representations or warranties between the parties and all reliance with respect to representations is solely upon the representations and agreements contained in this document. 37.8 The titles of Sections herein are for convenience only and do not in any way define, limit or construe the contents of such Sections. 37.9 It is agreed that if any provision of this Lease shall be determined to be void by any court of competent jurisdiction, then such determination shall not affect any other provision of this Lease and all such other provisions shall remain in full force and effect; and it is the intention of the parties hereto that if any provision of this Lease is capable of two constructions, one of which would render the provision void and the other of which would render the provision valid, the provision shall have the meaning which renders it valid. 37.10 Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, inability to obtain labor or materials or reasonable substitutes therefor, governmental restrictions, governmental regulations, governmental controls, enemy or hostile governmental action, civil commotion, fire or other casualty, and other causes beyond the reasonable control of the party obligated to perform any term, covenant or condition of this Lease, shall excuse the performance by such party for a period equal to any such prevention, delay or stoppage except the obligations imposed with regard to rental and other charges to be paid by Tenant pursuant to this Lease. 37.11 Time is of the essence of this Lease and each provision hereof in which time of performance is established. 37.12 TELECOMMUNICATIONS REGULATIONS. Tenant acknowledges and agrees that all telephone and telecommunications services desired by Tenant shall be ordered and utilized at the sole expense of Tenant. Landlord shall have no responsibility for the maintenance of Tenant's telecommunications equipment, including wiring; nor for any wiring or other infrastructure to which Tenant's telecommunications equipment may be connected. Tenant agrees that, to the extent any such service is interrupted, curtailed or discontinued, Landlord shall have no obligation or liability with respect thereto and it shall be the sole obligation of Tenant at its expense to obtain substitute service. Southwestern Bell provides telecommunications services to the Building. In the event that Tenant wishes at any time to utilize the services of a telephone or telecommunications provider whose equipment is not then servicing the Building, no such provider shall be permitted to install its lines or other equipment within the Building without first securing the prior written approval of the Landlord which approval shall not be unreasonably withheld. Landlord's approval shall not be deemed any kind of warranty or representation by Landlord, including, without limitation, any warranty or representation as to the suitability, competence, or financial strength of the provider. Without limitation of the foregoing, unless all of the following conditions are satisfied to Landlord's . satisfaction, it shall be reasonable for Landlord to refuse to give its approval: (i) Landlord shall incur no expense whatsoever with respect to any aspect of 31 050405 000048 FTWORTH 130611.1 the provider's provision of its services, including without limitation, the costs of installation, materials and services; (ii) prior to commencement of any work in or about the Building by the provider, the provider shall supply Landlord with such written indemnities and/or insurance as Landlord reasonably deem necessary to protect Landlord; (iii) the provider agrees to abide by such rules and regulations, building and other codes, job site rules and such other requirements as are reasonably determined by Landlord to be necessary to protect the interests of the Building and Landlord, in the same or similar manner as Landlord has the right to protect itself and the Building with respect to proposed alterations as described in Article 16 of this Lease; (iv) Landlord receives from the provider such compensation as is reasonably determined by Landlord to compensate it for the out-of-pocket costs which may reasonably be expected to be incurred by Landlord; (v) the provider agrees to deliver to Landlord detailed "as built" plans promptly after the installation of the provider's equipment is complete; and (vi) all of the foregoing matters are documented in a written license agreement between Landlord and the provider, the form and content of which is reasonably satisfactory to Landlord including any restoration or removal requirements of Landlord for such equipment. 38. WAIVER OF SEPARATE TAX PROTEST Tenant waives any right to file a separate tax protest for ad valorem taxes applicable to real property, but Tenant may file a tax protest for any ad valorem taxes applicable to Tenant's personal property. 39. CALCULATION OF CHARGES Landlord and Tenant agree that each provision of this Lease for determining charges, amounts, and Additional Rent payments by Tenant is commercially reasonable, and as to each such charge or amount, constitutes a "method by which the charge is to be computed" for purposes of Section 93.012 (Assessment of Charges) of the Texas Property Code, as such section now exists or as it may be hereafter amended or succeeded. 40. WAIVER OF DTPA TENANT HEREBY WAIVES ALL OF ITS RIGHTS UNDER THE TEXAS DECEPTIVE TRADE PRACTICES -CONSUMER PROTECTION ACT, SECTION 17.41 ET. SEQ. OF THE TEXAS BUSINESS AND COMMERCE CODE, A LAW THAT GIVES CONSUMERS SPECIAL RIGHTS AND PROTECTIONS. AFTER CONSULTATION WITH AN ATTORNEY OF TENANT'S OWN SELECTION, TENANT VOLUNTARILY CONSENTS AND GIVES THIS WAIVER. [Signature page follows.] 32 050405000048 FTWORTH 130611.1 IN WITNESS WHEREOF, the parties hereto have executed this Lease on the date and at the place indicated below. LANDLORD: MAGUIRE PARTNERS - SOLANA LIMITED PARTNERSHIP, a Texas limited partnership By: Maguire Partners -Solana GP Limited Liability Company, a Delaware limited liability company, its General Partner i Name Tom Allen Title: Vicom President TENANT: TOWN OF WESTLAKE By: Name: I Title: 33 050405 000048 FT WOR FH 1306111 EXHIBIT "A" Site Plan of Complex EXHIBIT "A" — Page 1 050405 000048 PTWORTH 130611.1 EXHIBIT "A-1" Lot IR, Block 2, of Westlake/SouthLake Park Addition No. 1, Texas, as filed in Cabinet A, Slide 283 of the Map and Plat Records of Tarrant County, Texas. EXHIBIT `A-1"— Page 1 050405 000048 FTWORTH 130611.1 EXHIBIT "A-2" Site Plan of Village Retail Center VILLAGE CENTER SCALE: 1•.700• EXHIBIT "A-2"—Page 1 050405000048 FTWORTH 130611.1 - EXHIBIT `B" Floor Plan of the Premises EXHIBIT `B-1"—Page 1 050405 000048 FTWORTH 130611.1 EXHIBIT "C" AGREEMENT FOR CONSTRUCTION This AGREEMENT FOR CONSTRUCTION (this "Agreement") supplements the Village Retail Center Lease (the "Lease"), executed concurrently herewith, by and between MAGUIRE PARTNERS - SOLANA LIMITED PARTNERSHIP, as Landlord, and the TOWN OF WESTLAKE as Tenant, covering those certain premises described in the Lease (the "Premises"). The parties hereby agree as follows: 1. This Agreement shall set forth the obligations of Landlord and Tenant with respect to certain tenant improvements to the Premises. All improvements described in this Agreement to be constructed in and upon the Premises by Landlord are hereinafter referred to as the "Landlord's Work." Landlord and Tenant acknowledge that Plans (hereinafter defined) for the Landlord's Work have not yet been prepared and, therefore, it is impossible to determine the exact cost of the Landlord's Work at this time. Accordingly, Landlord and Tenant agree that Landlord's obligation to pay for the cost of Landlord's Work shall be limited to $69,748.00 (the "Construction Allowance") and that Tenant shall be responsible for the cost of Landlord's Work to the extent that it exceeds the Construction Allowance. If the actual cost of Landlord's Work is less than the Construction Allowance, Tenant shall not be entitled to any credit, payment or abatement on account thereof. 2. Space planning, architectural and engineering (mechanical, electrical and plumbing) drawings for the Landlord's Work shall be prepared at Tenant's sole cost and expense, subject to funding through the Construction Allowance. Landlord and Tenant shall work together to agree upon a mutually acceptable space plan for the Landlord's Work (the "Space Plan") on or before April 21, 2006 (the "Space Plan Due Date"). In the event that Tenant fails to approve the Space Plan by the Space Plan Due Date, Tenant shall be responsible for one (1) day of Delay (hereinafter defined) for each day during the period beginning on the day following the Space Plan Due Date and ending on the date Tenant approves the Space Plan. Following approval of the Space Plan by Landlord and Tenant, Landlord, at Tenant's expense, will prepare construction plans for the Landlord's Work in accordance with the Space Plan (the "Construction Plans"). Within five (5) business days after the Construction Plans are delivered to Tenant, Tenant shall approve (which approval shall not be unreasonably withheld) or disapprove same in writing and if disapproved, Tenant shall provide Landlord specific reasons for disapproval. The foregoing process shall continue until the Construction Plans are approved by Tenant. Following approval of the Construction Plans and the payment by Tenant of the required portion of the Excess Costs, if any, Landlord shall cause Landlord's Work to be constructed substantially in accordance with the approved Construction Plans, so long as no EXHIBIT "C" — Page 1 050405000048 FTWORTH 130611.1 default shall occur under the Lease. The approved Space Plan and Construction Plans are collectively referred to herein as the "Plans". 3. If Tenant requests any changes to the approved Plans that increase the cost of the Landlord's Work, then, subject to funding through the Construction Allowance, such increased cost shall be paid by Tenant to Landlord as a condition to Landlord's approval of any such changes (which approval shall under all circumstances be in Landlord's sole discretion). Neither the approval of the Plans nor the supervision of Landlord's Work by Landlord shall constitute a representation or warranty by Landlord as to the accuracy, adequacy, sufficiency and propriety of the Plans or the quality of workmanship or compliance of Landlord's Work with applicable law. 4. If Landlord's estimate and/or the actual cost of Landlord's Work shall exceed the maximum Construction Allowance (such excess being herein referred to as the "Excess Costs"), Tenant shall pay to Landlord such Excess Costs within thirty (30) days after Landlord's written demand. Landlord shall not be required to proceed with Landlord's Work until Tenant pays such Excess Costs and any delay in the completion of Landlord's Work due to a delay by Tenant in making such payment shall be deemed a Delay. The statements of costs submitted to Landlord by Landlord's contractors shall be conclusive for purposes of determining the actual cost of the items described therein. Excess Costs constitute Additional Rent payable pursuant to the Lease, and the failure to timely pay same constitutes an event of default under the Lease. 5. If Landlord shall be delayed in substantially completing the Landlord's Work as a result of the occurrence of any of the following (a `Delay"): (a) Tenant's failure to furnish information in accordance with this Agreement or to respond to any request by Landlord for any approval or information within any time period prescribed, or if no time period is prescribed, then within two (2) business days of such request; or (b) Tenant's request for materials, finishes or installations that have long lead times after having first been informed by Landlord that such materials, finishes or installations will cause a Delay; or (c) Changes in any plans and specifications requested by Tenant; or (d) The performance or nonperformance by a person or entity employed by or on behalf of Tenant in the completion of any work in the Premises (all such work and such persons or entities being subject to prior approval of Landlord); or (e) Any request by Tenant that Landlord delay the completion of any component of the Landlord's Work; or EXHIBIT "C" — Page 2 050405 000048 FTWORTH 130611.1 (f) Any breach or default by Tenant in the performance of Tenant's obligations under this Lease; or (g) Tenant's failure to pay any amounts as and when due under this Agreement; or (h) Any other delay chargeable to Tenant, its agents, employees or independent contractors; then, for purposes of determining the Commencement Date, the date of substantial completion shall be deemed to be the day that Landlord's Work would have been substantially completed absent any such Delay. Promptly after the determination of the Commencement Date, Landlord and Tenant shall enter into the Acceptance of Premises Memorandum. The Acceptance of Premises Memorandum shall identify any minor incomplete items of the Landlord's Work as reasonably determined by Landlord's architect (the "Punchlist Items"), which Punchlist Items Landlord shall promptly remedy. Tenant, within five (5) days after receipt thereof from Landlord, shall execute the Acceptance of Premises Memorandum and return the same to Landlord. 6. This Agreement shall not be deemed applicable to any additional space added to the Premises at any time or from time to time, whether by any options under the Lease or otherwise, or to any portion of the Premises or any additions to the Premises in the event of a renewal or extension of the Lease Term, whether by any options under the Lease or otherwise, unless expressly so provided in the Lease or any amendment or supplement to the Lease. All capitalized terms used in this Agreement but not defined herein shall have the same meanings ascribed to such terms in the Lease. EXHIBIT "C" — Page 3 050405 000048 FT WORTH 130611.1 EXHIBIT "D" ACCEPTANCE OF PREMISES MEMORANDUM This Memorandum is made and entered into as of , 2006, by and between MAGUIRE PARTNERS - SOLANA LIMITED PARTNERSHIP (the "Landlord") and the TOWN OF WESTLAKE (the "Tenant") with respect to that certain Lease Agreement between Landlord and Tenant dated as of April _, 2006 (the "Lease"). Landlord and Tenant hereby agree that: 1. Except for those items shown on the attached "punch list," which Landlord will complete as soon as reasonably practicable, Landlord has fully completed the construction work required under the terms of the Lease. 2. The Premises are tenantable, the Landlord has no further obligation for construction and Tenant acknowledges that both the Building and the Premises are satisfactory in all respects. 3. The Commencement Date of the Lease is hereby agreed to be the _day of .2006. 4. The Expiration Date of the Lease is hereby agreed to be the day of , 2011. 5. Notwithstanding anything to the contrary expressed or implied herein, Tenant acknowledges that Landlord makes no warranties regarding the Premises except as specifically provided in this Lease and Tenant hereby expressly disclaims the implied warranty that the Premises are suitable for their intended commercial purpose. Tenant has had a full and fair opportunity to inspect the Premises and finds that the Premises suit Tenant's purposes. Tenant has knowledge of the Premises and with this knowledge has voluntarily agreed to disclaim the implied warranty of suitability. All other terms and conditions of the Lease are hereby ratified and acknowledged to be unchanged. [Signature page follows.] EXHIBIT "D" —Page 1 050405 000048 FTWORTH 130611.1 IN WITNESS WHEREOF, Landlord and Tenant have executed this Memorandum as of the date set forth in the first paragraph above. LANDLORD: MAGUIRE PARTNERS - SOLANA LIMITED PARTNERSHIP, a Texas limited partnership By: Maguire Partners -Solana GP Limited Liability Company, a Delaware limited liability company, its General Partner By: Name: Tom Allen Title: Vice President TENANT: TOWN OF WESTLAKE By. Name: LOW Title: \ o� .LLh" to EXHIBIT "D"—Page 2 050405000048 FTWORTH 130611.1 EXHIBIT "E" RULES AND REGULATIONS 1. The sidewalks, halls, passages, exits, entrances, elevator, arcades and stairways of the Village Retail Center or other portion of the Complex shall not be obstructed by Tenant or used by it for any purpose other than for ingress to and egress from the Premises. The halls, passages, exits, entrances, elevators, arcades, and stairways are not for the use of the general public, and Landlord shall in all cases retain the right to control and prevent access thereto of all persons whose presence in the judgment of Landlord would be prejudicial to the safety, character, reputation and interests of the Complex and its tenants, provided that nothing herein contained shall be construed to prevent such access to persons with whom Tenant normally deals in the ordinary course of its business, unless such persons are engaged in illegal activities. Tenant shall not go upon the roof of the Village Retail Center or the Building, except in areas that Landlord may allow in writing from time to time. Z. No awning, canopy or other projection of any kind over or around the windows or entrances of the Premises shall be installed by Tenant, except as otherwise provided in Landlord's Agreement for Construction or in the Lease, and only such window coverings as are approved by Landlord shall be used in the premises. 3. The Premises shall not be used for lodging or sleeping, and, unless ancillary to a restaurant or other food service use specifically authorized in Tenant's lease, no cooking shall be done or permitted by Tenant on the premises, except that the preparation of coffee, tea, hot chocolate and similar items and microwave reheating of small food items for Tenant and its employees shall be permitted. 4. All janitorial work for the Premises shall be paid for by Tenant. Any person or persons employed by Tenant to do janitorial work shall be subject to and under the control and direction of the Landlord or its property manager while in the complex and Outside the premises. 5. Landlord will furnish Tenant with five (5) keys to the Premises, free of charge. No additional locking devices shall be installed without the prior written consent of Landlord. Landlord may make reasonable charge for any additional lock or any bolt installed on any door of the Premises without the prior consent of Landlord. Tenant shall in each case furnish Landlord with a key for any such lock. Tenant, upon the termination of its tenancy, shall deliver to Landlord all keys to doors in the Premises that shall have been furnished to Tenant. 6. Tenant shall not use or keep in the Premises or elsewhere in the Village Retail Center any kerosene, gasoline or flammable or combustible fluid or materials (except as may be required in the ordinary course of Tenant's business in the Premises, subject to the provisions of Article 4 of the Lease) or use any method of heating or air (conditioning other than that permitted in writing by Landlord. Tenant shall not use, keep or permit or suffer the Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the Village Retail Center by reason of noise, odors and/or vibrations, or interfere in any way with other tenants or those having business in the Village Retail Center. EXHIBIT "E" — Page 1 050405 000049 FTWORTH 130611.1 7. Tenant shall see that the doors of the Premises are closed and securely locked at such times as Tenant's employees leave the Premises. S. The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not be used for any purpose other than that for which they were constructed, no foreign substance of any kind whatsoever shall be deposited therein, and any damage resulting to same from Tenant's misuse shall be paid for by Tenant. 9. Except with the prior consent of Landlord, Tenant shall not sell, or permit the sale from the Premises o— or use or permit the use of any sidewalk or arcade adjacent to the Premises for the sale of newspapers, magazines, periodicals or any other goods, merchandise or service, nor shall Tenant carry on, or permit or allow any employee or other person to carry on, business in or from the Premises for the service or accommodation of occupants of any other portion of the Village Retail Center, nor shall the Premises be used for manufacturing of any kind, or for any business or activity other than that specifically provided for in Tenant's lease, provided that this provision shall not restrict Tenant from pursuing its ordinary course of business. 10. Except as expressly provided otherwise in the Lease, Tenant shall not install any radio or television antenna, loudspeaker or other device on the roof or exterior walls of the Building or the Village Retail Center. 11. Tenant shall not use in any space, or in the common areas of the Village Retail Center, any handtrucks except those equipped with rubber tires and side guards or such other material handlin, equipment as Landlord may approve. No other vehicles of any kind shall be brought by Tenant into the Village Retail Center or kept in or about the Premises. 12. Tenant shall store all its trash and garbage within the Premises until daily removal of same by Tenant to such location in the Village Retail Center as may be designated from time to time by Landlord. No material shall be placed in the Village Retail Center trash boxes or receptacles if such material is of such nature that it may not be disposed of in the ordinary and customary manner of removing and disposing of trash and garbage in the Town of Westlake without being in violation of any law or ordinance governing such disposal. 13. All loading and unloading of merchandise, supplies, materials, garbage and refuse and delivery of same to the Premises shall be made only through such entryways and at such times as Landlord may designate. In its use of the loading areas designated by Landlord, Tenant shall not obstruct or permit the obstruction of said loading areas, and at no time shall Tenant park vehicles therein except for loading and unloading. For deliveries to Tenants on the second story of the Village Retail Center, Tenant shall (i) coordinate such deliveries with Landlord and (ii) provide padding for the elevator to preclude damage to such elevator. 14. Canvassing, soliciting, peddling or distribution of handbills or any other written material in the Complex is prohibited and Tenant shall cooperate to prevent same. 15. Except as expressly provided otherwise in the Lease, Tenant shall not permit the use or the operation of any vending machines or pay telephones on the Premises. EXHIBIT `E" — Page'? 050405 000048 FTWORTH 130611.1 16. Landlord may direct the use of all pest extermination and scavenger contractors at such intervals as Landlord may reasonably require. 17. Landlord reserves the right to select the name of the Complex and the Village Retail Center and the buildings therein and to make such change or changes of name as it may deem appropriate from time to time, and Tenant shall not refer to the Complex and the buildings therein by any name other than: (i) the names as selected by Landlord (as same may be changed from time to time), and (ii) the postal address, approved by the United States Post Office. Tenant shall not use the name of the Complex and the buildings therein in any respect other than as an address of its operation in the Complex without the prior written consent of Landlord. 18. Tenant shall not allow any pets or other animals (except for seeing eye dogs) within the Premises, the Village Retail Center or the Complex. 19. The requirements of Tenant will be attended to only upon application by telephone or in person at the office of the Complex. Employees of Landlord shall not perform any work or do anything outside of their regular duties unless under special instructions from Landlord. 20. Landlord may waive any one or more of these Rules and Regulations for the benefit of any particular tenant or tenants, but no such waiver by Landlord shall be construed as a waiver of these Rules and Regulations in favor of any other tenant or tenants, nor prevent Landlord from thereafter enforcing any such Rules and Regulations against any or all of the tenants of the Village Retail Center. 21. Wherever the word "Tenant" occurs in these Rules and Regulations, it is understood and agreed that it shall mean the Tenant and Tenant's associates, agents, clerks, employees and visitors. Wherever the word `Landlord" occurs in these Rules and Regulations, it is understood and agreed that it shall mean Landlord and Landlord's assigns, agents, clerks, employees and visitors. 22. These Rules and Regulations are in addition to, and shall not be construed in any way to modify, alter or amend, in whole or in part, the terms, covenants, agreements and conditions of any lease in the Complex. 23. Except for licensed law enforcement officers employed by Tenant, Tenant shall not allow its employees, business invitees, or guests to possess handguns or other firearms, whether concealed or otherwise, on the Premises or in the Complex. 24. Landlord reserves the right to make such other reasonable rules and regulations as in its judgment may from time to time be needed for the safety, care and cleanliness of the Complex, and for the preservation of good order therein. EXHIBIT "E" — Page 3 050405 000048 FT WORTH 130611.1 October 5, 2006 Mr. Trent Petty TOWN OF WESTLAKE 3 Village Circle, Suite 207 Westlake, TX 76262 Re: ACCEPTANCE OF PREMISES MEMORANDUM Dear Trent: Attached are three (3) copies of the above referenced documents for your leased space at 3 Village Circle. Please execute all documents, keep one fully executed copy for your files, and return all other copies to me at your earliest convenience. Respectfully, MaguirePartners Kristi Layton Property Manager KL/ar SIIIIII: ttyy w� Ma ® e artners y v14_1.1 -e c"rzcxs 7F 2L2 October 5, 2006 Mr. Trent Petty TOWN OF WESTLAKE 3 Village Circle, Suite 207 Westlake, TX 76262 Re: ACCEPTANCE OF PREMISES MEMORANDUM Dear Trent: Attached are three (3) copies of the above referenced documents for your leased space at 3 Village Circle. Please execute all documents, keep one fully executed copy for your files, and return all other copies to me at your earliest convenience. Respectfully, MaguirePartners Kristi Layton Property Manager KL/ar 1 DIV -.11 -.1 ACCEPTANCE OF PREMISES MEMORANDUM This Exhibit B is attached to and made a part of that certain Office Lease Agreement (the "Lease") dated by and between MAGUIREPARTNERS — SOLANA LIMITED PARTNERSHIP, a Texas limited partnership ("Landlord") and the TOWN OF WESTLAKE ("Tenant"). All capitalized terms used but not defined herein shall have the meaning assigned to them in other portions of the Lease. Landlord and Tenant hereby agree as follows: The Premises are tenantable, the Landlord has no further obligations for construction (except as specified above), and tenant acknowledges that both the Building and the Premises are satisfactory in all respects. 2. All Tenant Work and Landlord Work have been completed to the satisfaction of Tenant. 3. Notwithstanding anything to the contrary expressed or implied herein, Tenant acknowledges that Landlord makes no warranties (express or implied) regarding the Premises or such work except as specifically provided in the Lease and Tenant hereby expressly disclaims the implied warranty that the Premises are suitable for their intended commercial purpose. Tenant has had a full and fair opportunity to inspect the Premises and such work and finds that the Premises and such work suit Tenant's purposes. Tenant has knowledge of the Premises and such work and, with this knowledge, voluntarily disclaims the implied warrant of suitability 4. The Commencement Date of the Lease is July 1, 2006 and the Expiration Date is May 31, 2011. All other terms and conditions of the Lease are hereby ratified and acknowledged to be unchanged. IN WITNESS WHEREOF, Landlord and Tenant have executed this memorandum as of the date set forth in the first paragraph above. LANDLORD: MAGUIRE PARTNERS — SOLANA LIMITED PARTNERSHIP, a Texas limited partnership By: Maguire Partners -Solana GP Limited Liability Company and its General Partner By: Name: To Alle Title: Viceident TENANT: TOWN OF WESTLAKE By: Name: Its: Date: