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LEASE AGREEMENT -
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T'HIS LEASE AGREEMENT is made and executed on �— � �� ,199y
by and between the CITY OF ASPEN,Colorado,a home rule municipal corporarion(hereinafter �'_;�' �
referred to ns the"City"),the BOARD OF COUNTY COMMI33IONERS OF PITKIN COUNTY, .
� Colorado, (hereinafter referred ro as the "County") (the Ciry and the County may collectively
hereinafter be refeaed to as "Lessors"), and the ASPEN YOUTH CENT'ER, a not-for-profit
organizadon incorporated under the laws of the State of Colorado,(hereinafter referred to as the
"Youth Center"or"L.essee"). �
' WITNESSETH:
,
� WHEREAS,the Youth Center wishes to lease certain property in the City of Aspen which � .
- the City and Counry�own; and,
WHEREAS,the City and the County wish to lease said property to the Youth Center,and,
' WHEREAS,the paraes hereto wish to set forth the terms under which the Youth Center
j may lease said properry from the City and the County;and,
. WHEREAS,the City,the County,and Ihe Youth Center are authorized to enter into this
i lease for the purposes set forth herein; '
�';"
- NOW,THEREFORE,in consideration of the mutual covenants,agreements,representa-
- ' tions and warranties herein contained,the parties hereto agree as follows:
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1. Demise and Descrintion.
:::�1 Lessors lease to Lessee and L.essee hires from Lessors, for the purpose of
- conducdng that lawful activity as hereinafter described and for no other purpose,that certain real
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property(hereinafter"premises","demised premises",or"Leased Premises'),situated in the City
- of Aspen,County of Pitkin,State of Colorado,and more particularly described in the schedule �
attached herero as Exhibit"A" and made a part hereo£ '
;,:� 2. Representation bv the Parties.
(a)The Lessors hereby represent that the demised premises aze owned by Lessors
_-j in fee,subject only to restrictions established by the general plannina and zoning code of the Ciry
of Aspen,Colorado,and any staue of facts which an accurate survey or physical inspection would
show. Lessee,by entering into t}iis Lease, agrees that Lessee is sadsfied as to Lessors' tide to
� the demised premises and has found the same to be saasf�ctory.
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(b)Lessors hereby covenant,subject to the terms and conditions herein provided,
that Lessee shall have the sole,peaceable and uninterrupted use and occupancy of the I.cased
Premises during the term of this Lease, for so long as Lessee performs all covenants herein •
agreed to be performed by I.essee. ,
(c) Lessee hereby represents that it is a not-for-profit organization incorporated -
under the laws of the State of Colorado, that it is operated exclusively for charitable purposes
as those terms are defined by Article X,Section 5 of the Colorado Constitution;and,that it has t • �
received tax exempt status from the Intemal Revenue Service pursuant to Section 50](c)(3)of
. the IRS Code.
3. Construction of Improvemenu.
(a) L.essee has, or shortly will hereafter, construct and occupy on the demised '.
premises a building hereinafter referred to as the Youth Center building, together with onsite
improvements,at its sole wst in accordance with plans,specifications,and detailed description
of the work which has been approved by the Pitkin/Aspen Building Department.Said plans and
''�; specifications aze made a part hereof as if fully set forth here.
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_-��; (b)Lessee agrees that it shall not construct a fireplace or woodstove within the
:- Youth Center building or include a fireplace or woodstove in any future remodeling,repair or
renovation to the above referenced building.
(c)Lessee agrees that as part of its onsite improvements it will comply with all
'=;a of the conditions to the approval of iu Final SPA,Rezoning and GMQS Exemprion application
to the Pitkin/Aspen Planning Department,including,but not necessarily]imited to: (i)payment
by the Youth Center of its proportional shaze of Plat fees required for the Rio Grande final SPA,
" (ii)provision at Lessee's expense of a drip irrigation system for all iandscaping which the I.essee
• '_-i is required to provide in accordance with this Lease,(iii)provision at Lessee's expense of a snow
melt system for all pedesuian walkways leading to each of the three main entrances to the Youth
Center building, (iv) obtaining a Food Establishment Plans and Specifications Review to be
_ conducted by the Pitkin/Aspen Planning Department,and(v)installation of onsite bicycle racks. •
4. Term. .
_ Subject to Lessee's satisfactory adherence to all of the terms and conditions herein,
- the term of this lease shall be for an inidal period of ten(10).years.Lessee shall have the option '
:; at the end of the initial term to renew for an additional lease term of ten(10)years,Thereafter,
, Lessee shall have three(3)additional options to renew for ten(10)additional years each. (The
.� total tem�of this Lease shall not exceed fifry(50)years;an initial term of ten(10)years and four
� - (4)opdonal renewal terms of ten(10)years each).The lease terms described herein are subject
to the Events of Default provisions set fonh herein. The renewal terms shall be renewed
automatically unless Lessee provides written notice,six(6)months prior to the end of the term,
that it does not intend to renew its option. -
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5. Rent.
(a)Lessee shall pay Lessors as rent for the I.eased Premises an annual basic rent
of One Dollaz($1.00)to be paid on the anniversary date of the lease for each year of the lease
term.
(b)Except as otherwise provided herein,the rent provided for in this Lease,shall
not include expenses or charges with respect to the Leased Premises, including maintenance,
repairs, costs of construcrion and replacement of buildings, insurance, utilities, taxes and
- assessments now or hereafter imposed upon or related to the Leased Premises.Lessee shall beaz
1nd pay for all such ch,Uges.
6. Use of Leased Premises.
(a)The Leased Premises shail be used exclusively by Lessee for the purpose of
establishing and thereafter maintaining a meeung place for the youth of the City of Aspen and
surrounding areas that is free of illegal drugs, non-medicinal alcohol,and tobacco products.
;;:�^��:, (b)I.essee shall not use,or permit the Leased Premises,or any part thereof,to be
. used, for any purpose or purposes other than the purpose or purposes for which the Leased
Premises are hereby leased; and no use shall be made or permitted to be made of the Leased
Premises, or acts done, which will cause a cancelladon of any insurance policy covering the
building located on the premises,or any part thereof,nor shall Lessee sell,or permit to be kept,
used, or sold, in or about the Leased Premises, any article which may be prohibited by the
- standard form of fire insurance policies. Lessee shall, at its sole cost, comply with all
requirements, pertaining to t6e L.eased Premises, of any insurance organization or company,
: necessary for the maintenance of insurance, as provided herein, covering any building and
, appurtenances at any time]ceated on the Leased Pcemises.
(c)Lessee shatl not sell,or permit to be kept,used,or sold,in or about the Leased
Premises, any illegal drugs, non-medicinal alcohol, or tobacco products,except in accordance
, �'-%�.='. . ' with a special event permit issued by the City of Aspen pursuant to Chapter 4 of the Aspen
Municipal Code.
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:�; (d)Lessee agrees ro comply with all present and future federal,state and municipal
_ laws,rules and regulations in its use and occupancy of the Leased Premises.
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(e) Lessee shall not sell,convey,assign,transfer,sublease,pledge,surrender or •
otherwise encumber or dispose of this Lease,the Youth Center building,or any interest or estate
`,::.�:-� created herein,except that Lessee shall have the right ro pledge or otherwise encumber the Youth
'"='i Center building in an amount not to exceed two hundred fifty thousand dollars($250,000.00);
provided,however,that any such encumbrance is made only after thirty(30)days prior written
notice to the City and County; and, provided further, that any such encumbrance is made
subservient and second:uy to the City and County's interests in the Youth Center building as set
forth in this Lease.
- (�L.essee shall not commit,or suffer to be committed,any waste on the I.eased
�- Premises,or any nuisance.
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(g) Lessee shall not erect, instalt, operate nor cause nor permit to be erected,
installed or operated in or upon the Leased Premises any temporary or special event sign(s)or ,
other advertising device without having obtained the writien consent of the City Manager for the .
City. Such consent may or may not be given at the City Manager's sole discretion.
(h) Lessee shall not permit any other person,persons,company,corporation,or
organization to occupy or use the L.eased Premises for a period of time in excess of two (2) .
consecutive weeks without the express written consent of the City and County.
7. Utilities.
Lessee shall fully and promptly pay for all water,gas,heat,light,power,telephone
service,garbage removal,cable television,and other public uulities of every kind fumished to
the Leased Premises throughout the term hereof,and all other costs and expenses of every kind
whatsoever of or in connection with the use,operation,and maintenance of the premises and all
activities conducted thereon,and Lessors shall have no responsibility of any kind for any thereof.
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��';J S. Taxes.Other Govemmental Charees and Urilitv Char�.
(a)The parties contemplate that the Leased Premises will be used suictly for charitable
purposes and, therefore, that the Leased Premises will be exempt from all taxes pcesendy
assessed and levied with respect to real property. In the event that the use, possession,
conswction or equipping of the Leased Premises is found to be subject to taxation in any form,
, the Lessee shall pay same as they respectively come due; provided that, with respect to any
governmental charges that may lawfully be paid in installments over a period of years,Lessee
shall be obligated to pay only such installments as have accrued during any individual term of
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the lease.
�� (b)Lessee may at its expense and in good faith contest any taxes,assessments,and other
charges and,in the event of any such contest,may pennit the taxes,assessments,or other chargcs
: ,i so contested to remain unpaid during the period of such contest and an appeal therefrom unless
the City or the County shall notify the Lessee that, in the opinion of the City Attomey, the
- Counry Attorney,or both of them,by nonpayment of any such items the ade will be materially
endangered or the Leased Premises or any portion thereof will be subject to loss or forfeiture, •
_ or the City or Counry will be subject to liability,in which event such taxes,assessments,utiliry
or other charges shall be paid forthwith; provided, however, that such payment shall not •
constitute a waiver of the right to continue to contest such taxes, assessments, urility or other
, charges.
`=''"'' 9. Alterations.
-�' (a) Lessee may at its own expense make reasonable and necessary alterations
or improvements to the Youth Center Building. All alterations,addipons and improvements shall
be performed in a workmanlike manner,in accordance with ali applicable building and safety '
- codes,and shall not weaken or impair the suuctural strength or lessen the value of the premises.
Lessee shall give Lessors written notice no less than thirty (30) days in advance of the
commencement of any conswcrion,alteration,addition,improvement,or repair estimated to cost
in excess of Ten Thousand Dollars(10,000.00).
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(b) Lessee agrees that prior to any conswction or installation of alteraaons,
additions or improvements, [.essee shall post in a conspicuous place within the Youth Center
Building a notice of non-liability for mechanic's lien as specified at Section 38-22-105,C.R.S.
on behalf of the Lessors and shall notify Lessors of such posting and the exact location of the �
same. Perfection of a mechanic's lien against the Leased Premises or the Youth Center Building
as a result of Lessee's acts or omissions may be treated by Lessors as a material breach of this .
Lease. r��
� 10. Liens.
(a) Lessee shall keep all of the Leased Premises and every part thereof and all ;' .
buildings and other improvements at any time located thereon free and clear of any and all
mechanics', materialmen's and other liens for or arising out of or in connection with work or
--.; labor done,services performed,or materials or appliances used or furnished for or in connection
' with any operations of Lessee,any alteration,improvement,or repair or addition which Lessee
;:t may make or permit or cause to be made,or any work or construction,by,for,or permitted by
Lessee on or about the premises,or any obligations of any kind incurred by L.essee,and at all
'`";i times promptly and fully ro pay and discharge any and all claims on which any such lien may
or could be based, and to indemnify Lessors and all of the premises and all buildings and
' improvements thereon against all such liens and claims of liens and suits or other proceedings
pertaining thereto.
, (b) If Lessee desires to contest any such lien, it shall nodfy Lessors of iu
intention to do so within ninety(90)days after the filing of such lien. In such case,and provided
that Lessee shall on demand protect Lessors by a good and sufficient surety bond,or such other .
security that is deemed adequate by both the City and County,aoainst any such lien and any cost,
• liability,or damage arising out of such contest, Lessee shall not be in default hereunder until
� thirty (30)days after the final determinadon of the validiry thereof,within which time Lessee
shall sarisfy and discharge such lien to the extent held valid;butthe satisfacuon and discharge
_:,,� of any such lien shall not, in any case, be delayed until execution is had on any judgment
- :::::i rendered thereon,and such delay shall be a default of Lessee hereunder. In the event of any such
contest, Lessee shall protect and indemnify Lessors against all loss, expense, and damage
- resulting therefrom. ,
� 11. Maintenance. •
; (a) Lessee shall,throughout the term of this lease,at its own cost,and without
any expense to Lessors, keep and maintain the premises,including all buildings and improve- -
ments of every kind which may be a pvt thereof,and all appurtenances thereto,in good sanitary, '
::� and neat order, condidon and repair. Lessors shall not be obligated to make any repairs,
S replacements,or renewals of any kind,nature or descriprion whatscever ro the Leased Premises
`; or any buildings or improvements thereon.
_ (b) Lessee shall, at its own expense, keep and maintain all entrances to the
Leased Premises in a clean and orderly condition, free of dirt, rubbish, unlawful obstructions,
- snow,and ice. In addition, Lessee shall be responsible for paying its pro-rated share,based on
.�_ � the squaze footage of the snow meldng system serving the Youth Center building divided by the
square footage of all area served,of all costs for the operation, maintenance and repair of the
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snow melting system serving the library building, parking garage structure and Youth Center
building.
(c) L.essee shall,at its own expense,keep and maintain all landscaping adjacent
to the Leased Premises in a well groomed and orderly condition,free of rubbish and unlawful
obstructions.
12. Access to Premises. .
- . Upon at least twenry four(24)hours prior notice,except in cases of emergency,
lessee shall peimit Lessors or its agents and employees to enter the Leased Premises at all
- reasonable hours to inspect the Leased Premises or make repairs that Lessee may neglect or
refuse to make in accordance with the provisions cf this Lease. Before entering the I.eased
' Premises to make*epairs, Lessor shall give Lessee nodce and a reasonable period of time to
_ make necessary repairs.
13. Indemnification of Lessors.
-_;; Lessors sfiall not be liable for any]oss, injury,death, or damage to persons or
�_';'`! property which at any time may be suffered or sustained by Lessee or by any person whosoever
may at any dme be using or occupying or visiang the Leased Premises or be in,on,or about the
same,whether such loss,injury,death,or damage shall be caused by or in any way result from
_ or arise out of any act,omission,or negligence of L.essee or of any occupant,visitor,or user of
any portion of the Leased Premises,or shall result from or be caused by any other matter or thing
whether of the same kind as or of a different kind than the matters or things above set forth,and
� Lessee shall indemnify Lessors against all claims, liability, loss, or damage whatsoever on
account of any such loss, injury, death, or damage. Lessee hereby waives all claims against
� Lessors for damages to the building and improvements that are now or hereafter placed or built
' � on the demised premises and to the property of Lessee in,on,or about the Leased Premises,and
�f for injuries to persons or pmperty in or about the L.eased Premises,from any cause arising at any
time.The last two preceeding sentences shall not apply to loss,injury,death,or damage arising
_ ; by reason of the negligence or misconduct of Lessors,its agents,or employees,subject to those
' terms,conditions and limitadons as contained in the Colorado Immuniry Act,Section 24-]0-101,
et seq.
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14. Provisions Reeardine Instirance.
-� (a) At its own expense Lessee shall carry and maintain casualty and property �
damage insurance sufficient to protect the full replacement value of the Leased Premises; and
; (b) At its own expense Lessee shall carry and maintain comprehensive general
'`�''� public liability insurance against all direct or contingent loss or liabiliry for property damage,
;;;.:7 personal injury or death occasioned by reasons of the operation,control or construction upon the
Leased Premises, of not less than those specified by Section 2410-114, C.R.S., as may be
amended from time to time,naming the City and the County as additional or co-insureds. Lessee
-- shall maintain said coverage in full force and effect during the term of this Lease.
_- (c) Lessee shall furnish the Lessors with a copy of all required insurance
policies or certificates evidencing such required coverttge. All insurance policies maintained
pursuant ro this agreement shall contain the following endorsement:
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It is hereby understood and agreed that this insurance policy may not be canceled .
by the surety until thirty(30)days after receipt by the City of Aspen and Pitkin .
County,by registered mail,of a written notice of such intention to cancel or not
to renew. -
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(d) In the event full insurance coverage required by this Lease is not .
. maintained as provided for herein,L.essors may,but shall be under no obligation to,purchase the ,
required policies of insurince and pay the premiums necessary and provide for payment thereof `•{� �
and all amounts so advanced therefor by I.essors, if any, shall be added to the rent due from �
L.essee.
15. Damaee or Destniction. �
If prior to the termination of this Lease the I.eased Premises or any portion thereof
are destroyed, in whole or in part,or are damaged by fire or other casualry, the parties shall
� cause the Net Proceeds of any insurance claim to be applied to the prompt repair,restoration,
� modification, replacement or improvement of the Leased Premises. Any balance of the Net
Proceeds remaining after such work has been completed shall be paid to the Lessee. If Net
```i Proceeds are insufficient to pay in full the cost of any repair, restoration, modification or
' improvements, referred to hereinabove, Lessee shall complete the work and pay any cost in
excess of the amount of the Net Proceeds, in which case Lessee shall not be entitled to any
reimbursement therefor from Lessors.Notwithstanding the foregoing,the parties may agree to
other applicarion of such Net Proceeds. •
16. Condemnation.
If during the term of this Lease,or any renewal of it, the whole or part of the
i I.eased Premises or such portion as will make the Leased Premises unusable for the purpose
. leased, or the leasehold interest, be condemned by public authority,including the City or the
` County,for public use,then the lease term granted herein shall cease as of the date of the vesting
of title in the premises in such condemning authority, or when possession is given to such
authority,whichever event occurs first.Upon such occunence,Lessee shall not be entitled to any
� '�""� part of the condemnation proceeds,if any,for the value of the unexpired term of this lease or
for any other estate or interest in the Leased Premises, such amount belonging entirely to the
Lessors.
•�`� 17. Lessee's Oation ro Tern»nate. •
Lessee shall have the right,by written notice to the Lessors given at least 9U days ,
prior to its intention to do so, to terminate and surrender its leasehold interests hereunder to
::� Lessors,and on such effective date Lessee shall be relieved from all further liability hereunder,
subject to the Remedies On Default provisions of this Lease which shall apply as if a default had
-i occuaed.
18. Abandonment of Premises
-.i Lessee shall not vacate or abandon the Leased Premises at any time during the
term hereof;if Lessee shall abandon or surrender the Leased Premises, or be dispossessed by
process of law,or otherwise,any:personal property belonging to Lessee and left on the Leased
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t �$t � 7S �`�tt � � t � k�.,r.�Kt'.4"'g; ' '� r l� �i.. . �jak` ��'�. �F G��'n" $
_"� C�'.:� a t 4�' �_�< e q,� _'::� � ����.`� � ._'�91�1�����,..�r �"°:,��[�x�r.f"'�a
. . "' ��'!}.{'.,.:���1A����'�,1.1°�l$P.SkRGi'�����'9.''i�;.. r �tm ..��- [ l-. ...i3� .at^.'�$�4�
� Premises shall be deemed to be abandoned,at the option of Lessors,except such property as may •
be encumbered to Lessors. .
19. Events of Default DeFined.
The following shall be"Events of Default"under this Lease and the tenns"event r�"
of default"and"defaulP'shall mean,whenever they are used in this Lease,any one or more of
the following events: •
. (a) Failure by the Lessee to pay any rent or other payment required to be paid �
herein at the time specified;or,
(b)Failure to comply with all steps requisite to obtain a Certificate of Occupancy •
for the Youth Center building within six (6) months of the commencement date of this Lease :
• from the Pitkin/Aspen Building Department;or,
�
(c)Failure to use the L.eased Premises for a period of ninety(90)consewtive days �
for the purpose or purposes set forth in the Use of Leased Premises provisions of this Lease; �.
provided,however,that time spent for the Qurpose of maintenance,remodeling,or regairs to the
, Leased Premises and/or for events beyond the control of the Lessee shall not be counted;or,
(d)Failure by the Youth Center to observe and perform any covenant,condidon
or agreement on its part to be observed or performed,unless the Lessors agree in writing to an ,
extension of time or waiver prior ro its expiration;or,
(e) Lessee's interest in this Lease or any part hereof is assigned or rransferred .
;} without the written consent of the Lessors,except as provided herein,either voluntarily or by
• operaaon of law or otherwise;or,
� (�A proceeding under the United States Bankruptcy Code or any federal or state
;:l bankruptcy,insolvency,or similaz law or any law providing for the appointment of a receiver,
� liquidator,trustee or similar official for the Lessee or of all or substandally all of its assets,is
',�; insatuted without its consent and is not pertnanendy stayed or dismissed within sixty(60)days,
=�� or if the Lessee offers to tl�e Lessee's creditors to effect an extension of time to pay tfie Lessee's •
�'<,j debts or asks, seeks or prays for a reorganizadon or to effect a plao of reorganization, or for .
.� readjustment of the Lessee's debts,or if the Lessee shall make a general or any assignment for •
the benefit of the Lessee's creditors;or,
(g)Lessee abandons or vacates any part of the Leased Premises. '
20. Remedies on Default. !
• (a)Whenever any Event of Defanit shall have happened and be continuing,either
the City or the County,shall have the right,at their sole option and discretion,to notify Lessee
� of the Event of Default and require Lessee to cure the Event of Default within a reasonable r
period of time or suffer termination of the Lease and the Remedies of Default as provided hereia
; If Lessee fails to cure,or it is impossible to cure,the City or the County may declare the Lease
ternunated. ;
8 .
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. � . . ,�� r '4(��^ti�-'?,f� �'�R r..,y,�+r:� �+i..r�� �� r: .
� � � � �� y���.;t�,�y -�~i�,�� �i� �.���..���# � . ..l.����'`i9'�!`�F,V`l f"'�j� 5,�ti�;.
!� . . ....�C,eri�'�`"��'tr�,. %`i.�:M1:/��'�F.����s:���l,+:: �. � ,x � .- J;v�r,.,... � w.. ��{... A..- �c�,�' ..w i
(b)Upon ternunation of this Lease,the puties hereto sfiall cooperate in ensuring
.
that the following remediai steps sha11 take place in an expeditious and efficient manner:
(i) Lessee shall promptly pay to Lessors all rent or other monies due it
pursuant to the terms of this Lease.
(ii) The Lessors shall have a right to purchase the Youth Center building ,
and any improvements thereon at a Purchase Price of no more than that determined and
calculated in accordance with the Purchase Price provisions set forth hereunder.In the event tfiat '
both the City and the County choose to exercise their individual rights to purchlse the Youth
� Center building from the Lessee,each shall pay to the I.essee one-half of the Purchase Price as
determined and calculated herein within ninety (90) days of termination and shail receive an
undivided half interest in the Youth Center building along with all improvements and
appurtenances.
(iii) In the event that either the City or the County chooses not to exercise
iu option to purchase an undivided half interest in the Youth Center building,then the other party
may purchase the entire interest in the building in the manner and for the Purchase Price
�,.�;�',� established herein. In such an event, the non-purchasing party shall agree to sell, and the
� purchasing parry shall agree ro buy,the non-purchasing party's interest in the land upon which
the Youih Center building shall be situated.If the Ciry and the County aze unabie ro agree on
a singie appraiser,the following method shall be used to appoint three independent appraisers. •
" Within thirty(30)days aRer the cecusion for appraisal arises,the City and the County shaIl each
- name an appraiser and give wri[ten notice thereof to the other party.The two appraisers thus
, '�! appointed shall appoint a third appraiser. The three appraisers so appointed shall proceed to
determine the matter in question and the decision of a majority of the three appraisers shall be
, final and binding on the parties fiereto. The City and the County shall each pay for the services
, -' ::-: of their respective appointees and one-hxlf(1/2)of all other ex�enses of such appraisal,other
� i than attorneys' and witness' fees. All appraisers appointed in accordance with this subsection
- shall be MAI certified.
- � (iv) In the event neither the Ciry nor the County chooses to purchase the
building within ninety {90)days of ternrination, the City and the County may choose,in [heir •
.;'�:'� sole discretion,to do any of the iollowing:
- (A) E�:tend the lease term to the Youth Center.The terms and
conditions of any extended lease to the Youth Center shall be subject to renegotiation by the
� parties hereto at the time of the extension of ihe Iease.Until such time as the parties agree upon
" .� an extended lease,the tem�shal]be deemed to be on a month to month basis and all of Lessee's
_ obligations under this Lease shall condnue unabated.
(B) Designate a non-profit entity,the City,the County,or both
of them joindy,to sublet the premises from the Youth Center.The terms and conditions of any '
sub-lease agreement between the Youth Center and the designated non-profit entity shall be
subject[o prior approval by the Ciry and the County.The City and the County,during the tenn
`='1 of the sub-lease with the designated non-proEit entity, shall continue to have the option to
: ?y exercise their respective rights to purchase the building from the Youth Center at a Purchase
9 '
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} Sy �,t'Sy� � ��r� i��
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" . � (�r��.��:.'.
Price established in accordance with pazagraph 21 herein. So long as the Youth Center is not . .
dissolved or disbanded,the Youth Center shall be entitled to receive rental proceeds generated •
pursuant to the terms of the sub-lease; provided,however, that the amount of any such rental
proceeds received by the Youth Center shall be subtracted fmm the Purchase Price established
in accordance with section 21 herein. L,essee shall take all necessary and reasonable steps, • -
including the grant of complete access to the building,to assist Lessors in any efforts they may :r��"
choose to undertake to renovate, remodel, or alter the Youth Center building to enhance its
utility,marketability,or for any other purpose. � ,`}:r •`
T �
(C) Require the Youth Center to make a good faith effort to sell �
the building to an entity acceptable to the Ciry and Counry subject to the terms and conditions
of this ground lease agreement. • .
� 21. Purchnse Price. � ��
!
(a) Whenever it shall become necessary to establish a Purchase Price for the
Youth Center building,said price shall be calculated in accordance with this section.The parties ��.
hereto agree that the initial value of the building shall be $1,225,082.00 (the actual cost of
construcrion of the building). For every full calendar year that the building is in use after
� December 31, 1991,the value of the building shall be depreciated by$24,502.00(two percent
(2%)per year).
- By way of example, if the purchase price of the building had to be calculated as of .
February 20,2001,the calculated purchase price would be:
A
7anuary 1, 1992,through December 31,2000,equals 9 years. ,
3
9 years times$24,502 equals$220,518
Purchase price=$1,225,082 less$220,518=$1,004,564
�:�
=T (b) In the event that the Youth Center makes any alterations, additions or
..� improvements which it considers to be a capital improvement to the building and I.essors consent
' to the proposed alteration,addition or improvement being considered a capital improvement to ,
�� the building after notice is provided in accordance with Section 9 herein,the Youth Center shall .
document [he actual costs of such capital improvement and that value shall be added to the
purchase price of the building and shall be depreciated at a two percent(2%)rate for each year
the capital improvements are in service.By way of example,if a$100,000 improvement is added ,
, to the building after five full yeus following December 31, 1991,the value of the calculated
purchase price of the building as of February 20,2001,would be as follows:
�
Building purchase price from previous example=$1,004,564
Depreciated value of improvement for 4 yrs(9yrs-5 Yrs) I '
$100,000 less(4 Yrs X 2%X$100,000)_$92,400
.I
•� New purchase Price=$1,004,564 plus$92,000=$1,096,564
io •
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. S .n�'�'��l � tl 1� �C'I�. �r r G a'h� � ,.y��i �af.�:�f�� . _ � '��',;,•� ;F�s.�Y..b� -
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,, 22. No Remedv Exclusive.
No remedy herein conferred upon or reserved to Lessors is intended to be
exclusive and every such remedy shall be cumulative and shall be in addition to every other
remedy given under this Lease or now or hereafter ezisting at law or in equity. No delay or .
omission hereunder shall impair any such right or power or shall be construed to be a waiver
thereof,but any such right and power may be exercised from time to time and as often as may
be deemed expedient. ��` �
. 23. Non-Discrimination.
� The pazues hereto agree to comply with all laws,ordina�ces,rules and regulations
that may pertain or apply to the Leased Premises and its use. In performing under this Lease,
Lessee shall not discriminate against any worker,employee or job applicant,or any member of
the public, because of race, color, creed, religion, ancestry, national origin, sex, age,marital
status, physical handicap, affectional or sexual orientation, farnily responsibility or politicai
��3 affiliation,nor otherwise commit an unfair employment practice.
�:1
,�����1 24. Attornevs' Fees.
Y"�; If any action at law or in equity shall be brought to recover any rent under this
lease,or for or on account of any breach of,or to enforce or intetpret any of the covenants,
terms,or conditions of this Lease,or for the recovery of the possession of the Leased Premises,
. the prevailing party shall be entitled to recover from the other party as part of the prevailing
party's costs reasonable attorneys'fee,the amount of which shall be fixed by the court and shall
, be made a part of any judgment or decree rendered.
� � 25. Notices.
:f. i
' _f All notices,certificates or other communications hereunder shall be sufficiently
given and shall be deemed given when de3ivered or mailed by registered mail,postage prepaid, �
addressed as follows:
:;t�;
If to County:
����� Pitkin County
506 East Main Street ,
.`��', Aspen,Colorado 81611
�. { County Manager
� � With a copy to:
N�� Pitkin County Attorney
530 E.Main St. _
-;.1 Aspen,Colorado 81611
.;:-:!
.-}; ff ro the Youth Center:
;i�`� Aspen Youth Center
. ,';��+
455 Rio Grande Place
:'`� i�
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�J{ y� ��t1 r 1. �`• � '`E�.i�
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� .,,C�� ���ri��� "K �4 y�,�4�h . S.`�j "& �frr�'�'}�`• }� 3 �?r�,.n��7L����L����`� f -�,} .
'•'"7` SP � G i7e�j,l,y�������i��I �j}y,� 4,�ye�.�M� �"'*`,,_� r�'���� ..�. - '_, w4�aC'��.?(,.-N%�'T�.�-.��-
. . . , a+ ..���.",�`r�a'�5��;�:i r�:�.P��#i� 1::. . - - 1! ... . .. �
... Aspen,Colorado 81611 ,
Attention: Center Direcror
With a copy to: -
Austin&Pieroe r
600 E.Hopkins,Suite 205
,.7; ,.
Aspen,Colorado 81611 ��
If ro City:
City of Aspen,Colorado .
130 South Galena Street
_� Aspen,Colorado 81611 �
Attention: City Manager }
#�
With a copy to: � :
�i
City Attorney
• 130 South Galena Street .
Aspen,Colorado 81611
i �
�
26. Binding Effect.
This Lease shall inure to the benefit of and shall be binding upon the Lessors and •
� the Lessee and their respective successors and assigns.
,
l
� 27. Severabilitv.
; In the eveni any provision of this Lease shall be held invalid or unenforceable by
any coun of competent jurisdic6on,such holding shall not invalidate or render unenforceable any
c.! other pmvision hereof.
• �,
!•!
28. Amendments. .
The terms of this Lease shall not be waived,altered,modified,supplemented or •,
- amended in any manner whatscever except by written inswment signed by the City,the County ,
and the Youth Center.
.. . .
{ ,
29. Execution in Counterparts. '
• This Lease shall be executed in three counterparts, each of which shall be an
� original and all of which shall constitute but one and the same instrument. - .
30. Apnlicable Law. -
This Lease shall be governed by and conswed in accordance with the laws of the r ,
State of Colorado.
;
31. Caations. �
'! The captions or headings in this Lease are for convenience of reference only and
I
in no way define,limit or describe the scope oc intent of any provision or sections of this lease.
:i iz
-�a -.�r.�.
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� '1r ry t ..."ti ,e ,� ?cyt���+,iFt Q�``�' .3 " 4„'�i��t����3�;R =.. �
� -ti �' . " 2 ��. � , `�.a�i�';�GF,��„ Y„ k �• ! ,E �+ e ,. .
. • ����.,������t�r��wt� ,sr�lF�#r.'.YV:�����..�4� .'•e� ���.t�.'i7y.�._.. 7C��j�(Y�. � F° �E `
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; 32. Waiver. �,�
The waiver by Lessors of,or failure of Lessors to take action with respect to any
breach of any term,covenant,or condition herein contained shall not be deemed to be a waiver
of such term, covenant, or condition, or subsequent breach of the same, or any other term, ,
covenant,or condition therein contained.The subsequent acceptance of rent by I.essors or the .
acknowledgment by Lessors of Lessee's exercise of an opdon to renew the teim of the Lease as ��r
provided herein shall not be deemed to be a waiver of any preceding breach by Lessee of any
term,covenant,or condition of this Lease,regardless of Lessors'knowledge of such preceding ; �,j '
breach. .
33. Entire Asreement �
This Lease constitutes the entire agreement between the City,the Counry and the
Youth Center. No waiver, consent,modification or change of terms of this Lease shall bind
either party unless in writing signed by both parties,and then such waiver,consent,modification ; �
� or change shall be effr.cave only in the specific instance and for the specific purpose given. '
There are no understandings,agreements,representations or warranties,express or implied,not � �
specified herein regarding this Lease or the Leased Premises leased hereunder. �";
34. Further Assurances. �
The parties further agree to execute and deliver such additional documents and �
agreements as necessary to cury out the inteat of this Lease.
f,
35. No Third Partv Beneficiaries. t` '
T6is Lease is not intended to crea[e any right in or for the public,or any member f'
' of the public, including any subcontractor, supplier or any other third party, or to authorize �
� anyone not a parry to this Lease to maintain a suit to enforce or take advantage of its terms. The �
. duties,obligations and responsibilities of the parties to this L.ease with respect to third parties F
3 shall remain as imposed by law. `
5
{ IN WITNESS WHEREOF,the City and the County have executed this Lease in their names with
� their seals hereunder affixed and attested by their duly authorized officers,and the Youth Center �.
! has caused this Lease to be executed in its name and attested by its duly authorized off'icer. All �
of the above occurred as of the date first written above. �
i
' �. .
CITY OF ASPEN,COLORADO
,. S f� �I �
i By ' � , .
' John .Bennett,Mayor
�
ATTEST: ,
� ti/ � � i�
Kathryn S. Coch,Ciry Clerk
; �
`! .
13 ••
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airman
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pury Clerk and Re er
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