EXHIBIT 10.8
[RESIDENCE INN]
LEASE AGREEMENT
DATED AS OF ______ __, 199_
BY AND BETWEEN
HPTMI II PROPERTIES TRUST,
AS LANDLORD,
AND
CR9 TENANT CORPORATION,
AS TENANT
TABLE OF CONTENTS
ARTICLE 1: DEFINITIONS...........................................................................................1
1.1 Accounting Period..................................................................................1
1.2 Additional Rent ...................................................................................2
1.3 Additional Charges ................................................................................2
1.4 Affiliated Person .................................................................................2
1.5 Agreement .........................................................................................2
1.6 Agreement to Lease.................................................................................2
1.7 Allocable Purchase Price...........................................................................2
1.8 Applicable Laws ...................................................................................2
1.9 Applicable Percentage..............................................................................3
1.10 Award .............................................................................................3
1.11 Base Hotel Sales ..................................................................................3
1.12 Base Year .........................................................................................4
1.13 Business Day ......................................................................................4
1.14 Capital Addition ..................................................................................4
1.15 Capital Expenditure ...............................................................................4
1.16 Claim .............................................................................................4
1.17 Code ..............................................................................................4
1.18 Collective Leased Properties ......................................................................4
1.19 Commencement Date .................................................................................4
1.20 Condemnation ......................................................................................5
1.21 Condemnor .........................................................................................5
1.22 Consolidated Financials ...........................................................................5
1.23 Date of Taking ....................................................................................5
1.24 Default ...........................................................................................5
1.25 Disbursement Rate .................................................................................5
1.26 Distribution ......................................................................................5
1.27 Encumbrance .......................................................................................6
1.28 Entity.........................................................................................6
1.29 Environment .......................................................................................6
1.30 Environmental Notice ..............................................................................6
1.31 Environmental Obligation ..........................................................................6
1.32 Event of Default ..................................................................................6
1.33 Excess Hotel Sales.................................................................................6
1.34 Extended Terms ....................................................................................6
1.35 FAS ...............................................................................................6
1.36 Financial Officer's Certificate ...................................................................6
1.37 Fiscal Quarter ....................................................................................6
1.38 Fiscal Year .......................................................................................7
1.39 Fixed Term ........................................................................................7
1.40 Fixtures ..........................................................................................7
1.41 Franchise Agreement................................................................................7
1.42 Franchisor ........................................................................................7
1.43 GAAP ..............................................................................................7
1.44 Government Agencies................................................................................7
1.45 Guarantor .........................................................................................7
1.46 Hazardous Substances ..............................................................................7
1.47 Hotel .............................................................................................8
1.48 Hotel Mortgage ....................................................................................8
1.49 Hotel Mortgagee ...................................................................................8
1.50 HPT ...............................................................................................9
1.51 HPT Guaranty ......................................................................................9
1.52 Immediate Family...................................................................................9
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1.53 Impositions .......................................................................................9
1.54 Incidental Documents .............................................................................10
1.55 Indebtedness .....................................................................................10
1.56 Index ............................................................................................10
1.57 Insurance Requirements ...........................................................................10
1.58 Interest Rate.....................................................................................10
1.59 Inventories ......................................................................................10
1.60 Land .............................................................................................11
1.61 Landlord .........................................................................................11
1.62 Landlord Liens....................................................................................11
1.63 Lease Year .......................................................................................11
1.64 Leased Improvements ..............................................................................11
1.65 Leased Intangible Property .......................................................................11
1.66 Leased Personal Property .........................................................................11
1.67 Leased Property ..................................................................................11
1.68 Legal Requirements ...............................................................................11
1.69 Lien .............................................................................................12
1.70 Limited Rent Guaranty ............................................................................12
1.71 Management Agreement .............................................................................12
1.72 Manager ..........................................................................................12
1.73 Minimum Rent .....................................................................................12
1.74 Notice ...........................................................................................12
1.75 Officer's Certificate ............................................................................12
1.76 Other Leases......................................................................................12
1.77 Overdue Rate .....................................................................................12
1.78 Owner's Agreement.................................................................................12
1.79 Parent............................................................................................13
1.80 Permitted Encumbrances ...........................................................................13
1.81 Permitted Liens ..................................................................................13
1.82 Permitted Use ....................................................................................13
1.83 Person ...........................................................................................13
1.84 Proprietary Information ..........................................................................13
1.85 Purchase Agreement................................................................................13
1.86 Purchase Documents................................................................................13
1.87 Rent .............................................................................................14
1.88 Request Notice ...................................................................................14
1.89 Reserve...........................................................................................14
1.90 Reserve Estimate .................................................................................14
1.91 Response Notice ..................................................................................14
1.92 Retained Funds....................................................................................14
1.93 SEC ..............................................................................................14
1.94 State ............................................................................................14
1.95 Stock Pledge Agreement ...........................................................................14
1.96 Subordinated Creditor ............................................................................14
1.97 Subordination Agreement ..........................................................................14
1.98 Subsidiary .......................................................................................14
1.99 Successor Landlord ...............................................................................14
1.100 Tangible Net Worth ...............................................................................15
1.101 Tenant ...........................................................................................15
1.102 Tenant's Personal Property .......................................................................15
1.103 Term .............................................................................................15
1.104 Total Hotel Sales.................................................................................15
1.105 Uniform System of Accounts .......................................................................16
1.106 Unsuitable for Its Permitted Use .................................................................16
1.107 Work .............................................................................................16
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ARTICLE 2: LEASED PROPERTY AND TERM.............................................................................16
2.1 Leased Property....................................................................................16
2.2 Condition of Leased Property...................................................................17
2.3 Fixed Term.........................................................................................18
2.4 Extended Term..................................................................................18
ARTICLE 3: RENT.................................................................................................19
3.1 Rent...............................................................................................19
3.2 Late Payment of Rent, Etc......................................................................24
3.3 Net Lease......................................................................................25
3.4 No Termination, Abatement, Etc.................................................................25
3.5 Security for Tenant's Performance..................................................................26
ARTICLE 4: USE OF THE LEASED PROPERTY...........................................................................27
4.1 Permitted Use......................................................................................27
4.2 Compliance with Legal/Insurance Requirements, Etc..................................................28
4.3 Environmental Matters..............................................................................28
ARTICLE 5: MAINTENANCE AND REPAIRS..............................................................................31
5.1 Maintenance and Repair.............................................................................31
5.2 Tenant's Personal Property.........................................................................35
5.3 Yield Up...........................................................................................36
5.4 Management Agreement...............................................................................37
ARTICLE 6: IMPROVEMENTS, ETC....................................................................................37
6.1 Improvements to the Leased Property. .............................................................37
6.2 Salvage............................................................................................38
6.3 Equipment Leases...................................................................................38
ARTICLE 7: LIENS................................................................................................38
ARTICLE 8: PERMITTED CONTESTS...................................................................................39
ARTICLE 9: INSURANCE AND INDEMNIFICATION........................................................................40
9.1 General Insurance Requirements.....................................................................40
9.2 Replacement Cost...................................................................................41
9.3 Waiver of Subrogation..............................................................................42
9.4 Form Satisfactory, Etc.............................................................................42
9.5 Blanket Policy.....................................................................................42
9.6 No Separate Insurance..............................................................................43
9.7 Indemnification of Landlord........................................................................43
ARTICLE 10: CASUALTY............................................................................................44
10.1 Insurance Proceeds................................................................................44
10.2 Damage or Destruction.............................................................................44
10.3 Damage Near End of Term; Damage from Earthquake...................................................46
10.4 Tenant's Property.................................................................................47
10.5 Restoration of Tenant's Property..................................................................47
10.6 No Abatement of Rent..............................................................................47
10.7 Waiver............................................................................................48
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ARTICLE 11: CONDEMNATION........................................................................................48
11.1 Total Condemnation, Etc...........................................................................48
11.2 Partial Condemnation..............................................................................48
11.3 Disbursement of Award.............................................................................49
11.4 Abatement of Rent.................................................................................49
11.5 Temporary Condemnation............................................................................49
11.6 Allocation of Award...............................................................................50
ARTICLE 12: DEFAULTS AND REMEDIES...............................................................................50
12.1 Events of Default.................................................................................50
12.2 Remedies..........................................................................................53
12.3 Tenant's Waiver...................................................................................54
12.4 Application of Funds..............................................................................55
12.5 Landlord's Right to Cure Tenant's Default.........................................................55
12.6 Retained Funds....................................................................................55
12.7 Good Faith Dispute................................................................................55
ARTICLE 13: HOLDING OVER........................................................................................56
ARTICLE 14: LANDLORD'S NOTICE OBLIGATIONS; LANDLORD DEFAULT.....................................................56
14.1 Landlord Notice Obligation........................................................................56
14.2 Landlord's Default................................................................................56
14.3 Special Remedies for Landlord Funding Default.....................................................57
14.4 Remedy after Landlord Transfer....................................................................58
14.5 Special Remedy after Landlord Default under
Sections 10.2.4 and 11.3..............................................................58
14.6 Special Remedy for Tenant under Section 22.8......................................................58
ARTICLE 15: TRANSFERS BY LANDLORD...............................................................................59
15.1 Transfer of Leased Property.......................................................................59
15.2 Conditions of Transfer............................................................................59
ARTICLE 16: SUBLETTING AND ASSIGNMENT...........................................................................60
16.1 Subletting and Assignment.........................................................................60
16.2 Required Sublease Provisions......................................................................62
16.3 Permitted Sublease and Assignment.................................................................63
16.4 Sublease Limitation...............................................................................63
ARTICLE 17: ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS......................................................64
17.1 Estoppel Certificates.............................................................................64
17.2 Financial Statements..............................................................................64
17.3 General Operations................................................................................65
ARTICLE 18: LANDLORD'S RIGHT TO INSPECT.........................................................................66
ARTICLE 19: ALTERNATIVE DISPUTE RESOLUTION......................................................................66
19.1 Negotiation and Mediation.........................................................................66
19.2 Arbitration.......................................................................................66
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ARTICLE 20: HOTEL MORTGAGES.....................................................................................67
20.1 Landlord May Grant Liens..........................................................................67
20.2 Subordination of Lease............................................................................68
20.3 Notices...........................................................................................69
ARTICLE 21: ADDITIONAL COVENANTS OF TENANT......................................................................70
21.1 Conduct of Business...............................................................................70
21.2 Maintenance of Accounts and Records...............................................................70
21.3 Notice of Litigation, Etc.........................................................................70
21.4 Indebtedness of Tenant............................................................................70
21.5 Financial Condition of Tenant.....................................................................71
21.6 Distributions, Payments to Affiliated
Persons, Etc..........................................................................71
21.7 Prohibited Transactions...........................................................................72
21.8 Liens and Encumbrances............................................................................72
21.9 Merger; Sale of Assets; Etc.......................................................................72
ARTICLE 22: MISCELLANEOUS.......................................................................................73
22.1 Limitation on Payment of Rent.....................................................................73
22.2 No Waiver.........................................................................................73
22.3 Remedies Cumulative...............................................................................73
22.4 Severability......................................................................................73
22.5 Acceptance of Surrender...........................................................................74
22.6 No Merger of Title................................................................................74
22.7 Conveyance by Landlord............................................................................74
22.8 Quiet Enjoyment...................................................................................74
22.9 Memorandum of Lease...............................................................................75
22.10 Notices...........................................................................................75
22.11 Construction; Nonrecourse.........................................................................76
22.12 Counterparts; Headings............................................................................77
22.13 Applicable Law, Etc...............................................................................77
22.14 Right to Make Agreement...........................................................................78
22.15 Disclosure of Information.........................................................................78
22.16 Trademarks, Trade Names and Service Marks.........................................................79
EXHIBITS
A - Minimum Rent
B - Other Leases
C - The Land
LEASE AGREEMENT
THIS LEASE AGREEMENT is entered into as of this ___ day of __________,
199_, by and between HPTMI II PROPERTIES TRUST, a Maryland real estate
investment trust, as landlord ("Landlord"), and CR9 TENANT CORPORATION, a
Delaware corporation, as tenant ("Tenant").
W I T N E S S E T H :
WHEREAS, Landlord owns fee simple title to the Leased Property (this
and other capitalized terms used and not otherwise defined herein having the
meanings ascribed to such terms in Article 1); and
WHEREAS, Landlord wishes to lease the Leased Property to Tenant and
Tenant wishes to lease the Leased Property from Landlord, all subject to and
upon the terms and conditions herein set forth;
NOW, THEREFORE, in consideration of the mutual covenants herein
contained and other good and valuable consideration, the mutual receipt and
legal sufficiency of which are hereby acknowledged, Landlord and Tenant hereby
agree as follows:
ARTICLE 1
DEFINITIONS
For all purposes of this Agreement, except as otherwise expressly
provided or unless the context otherwise requires, (i) the terms defined in this
Article shall have the meanings assigned to them in this Article and include the
plural as well as the singular, (ii) all accounting terms not otherwise defined
herein shall have the meanings assigned to them in accordance with GAAP, (iii)
all references in this Agreement to designated "Articles," "Sections" and other
subdivisions are to the designated Articles, Sections and other subdivisions of
this Agreement, and (iv) the words "herein," "hereof," "hereunder" and other
words of similar import refer to this Agreement as a whole and not to any
particular Article, Section or other subdivision.
1.1 "Accounting Period" shall mean each four (4) week accounting period
of Tenant, except that an Accounting Period may, from time to time, include five
(5) weeks in order to conform Tenant's accounting system to Tenant's Fiscal
Year. If Tenant shall, for a bona fide business reason, change its Accounting
Period during the Term, appropriate adjustments, if
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any, shall be made with respect to the timing of certain accounting and
reporting requirements of this Agreement; provided, however, that, in no event
shall any such change or adjustment increase or reduce any monetary obligation
under this Agreement.
1.2 "Additional Rent" shall have the meaning given such term in Section
3.1.2(a).
1.3 "Additional Charges" shall have the meaning given such term in
Section 3.1.3.
1.4 "Affiliated Person" shall mean, with respect to any Person, (a) in
the case of any such Person which is a partnership, any partner in such
partnership, (b) in the case of any such Person which is a limited liability
company, any member of such company, (c) any other Person which is a Parent, a
Subsidiary, or a Subsidiary of a Parent with respect to such Person or to one or
more of the Persons referred to in the preceding clauses (a) and (b), (d) any
other Person who is an officer, director, trustee or employee of, or partner in,
such Person or any Person referred to in the preceding clauses (a), (b) and (c),
and (e) any other Person who is a member of the Immediate Family of such Person
or of any Person referred to in the preceding clauses (a) through (d); provided,
however, that, notwithstanding the foregoing, in no event shall Host Marriott
Corporation or any of its Affiliated Persons be deemed an Affiliated Person as
to Tenant or the Guarantor.
1.5 "Agreement" shall mean this Lease Agreement, including Exhibits A
to C hereto, as it and they may be amended from time to time as herein provided.
1.6 "Agreement to Lease" shall mean the Agreement to Lease, dated as of
September __, 1997, by and between HPT and the Tenant, as amended from time to
time.
1.7 "Allocable Purchase Price" shall have the meaning given such term
in the Purchase Agreement.
1.8 "Applicable Laws" shall mean all applicable laws, statutes,
regulations, rules, ordinances, codes, licenses, permits and orders, from time
to time in existence, of all courts of competent jurisdiction and Government
Agencies, and all applicable judicial and administrative and regulatory decrees,
judgments and orders, including common law rulings and determinations, relating
to injury to, or the protection of, real or personal property or human health
(except those requirements which, by definition, are solely the responsibility
of employers) or the Environment, including, without limitation, all valid and
lawful requirements of courts and other Government Agencies
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pertaining to reporting, licensing, permitting, investigation, remediation and
removal of underground improvements (including, without limitation, treatment or
storage tanks, or water, gas or oil ▇▇▇▇▇), or emissions, discharges, releases
or threatened releases of Hazardous Substances, chemical substances, pesti
cides, petroleum or petroleum products, pollutants, contaminants or hazardous or
toxic substances, materials or wastes whether solid, liquid or gaseous in
nature, into the Environment, or relating to the manufacture, processing,
distribution, use, treatment, storage, disposal, transport or handling of
Hazardous Substances, underground improvements (including, without limitation,
treatment or storage tanks, or water, gas or oil ▇▇▇▇▇), or pollutants,
contaminants or hazardous or toxic substances, materials or wastes, whether
solid, liquid or gaseous in nature.
1.9 "Applicable Percentage" shall mean, with respect to any Accounting
Period, or portion thereof, with respect to the period beginning on the
Commencement Date and ending on the last day of the first full Fiscal Year of
operation of the Hotel, two percent (2%), with respect to the second full Fiscal
Year of operation of the Hotel, four percent (4%) and, with respect to each
Fiscal Year thereafter, five percent (5%).
1.10 "Award" shall mean all compensation, sums or other value awarded,
paid or received by virtue of a total or partial Condemnation of the Leased
Property (after deduction of all reasonable legal fees and other reasonable
costs and expenses, including, without limitation, expert witness fees, incurred
by Landlord, in connection with obtaining any such award).
1.11 "Base Hotel Sales" shall mean, when used with reference to any
Lease Year, Total Hotel Sales for the Base Year and, when used with reference to
the first, second or third Fiscal Quarters of any Fiscal Year, 3/13 of Total
Hotel Sales for the Base Year and, when used with reference to the fourth Fiscal
Quarter of any Fiscal Year, 4/13 of Total Hotel Sales for the Base Year;
provided, however, that in the event that, with respect to any Lease Year, or
portion thereof, for any reason (including, without limitation, a casualty or
Condemnation) there shall be, for one hundred eighty (180) days or more in any
Lease Year, a reduction in the number of rooms at the Hotel or a change in the
services provided at the Hotel (including, without limitation, closing of
restaurants) from the number of rooms or the services provided during the Base
Year, in determining Additional Rent payable with respect to such Lease Year,
Base Hotel Sales shall be reduced as follows: (a) in the event of a complete
closing of the Hotel, Total Hotel Sales attributable to such Hotel during the
Base Year shall be subtracted from Base Hotel Sales throughout the period of
such closing; (b) in the event of a partial closing of the Hotel affecting any
number of
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guest rooms in such Hotel, Total Hotel Sales attributable to guest room
occupancy or guest room services at such Hotel during the Base Year shall be
ratably allocated among all guest rooms in service at such Hotel during the Base
Year and all such Total Hotel Sales attributable to rooms no longer in service
shall be subtracted from Base Hotel Sales throughout the period of such closing;
(c) in the event of a closing of a restaurant, all Total Hotel Sales attributed
to such restaurant during the Base Year shall be subtracted from Base Hotel
Sales throughout the period of such closing; and (e) in the event of any other
change in circumstances affecting the Hotel, Base Hotel Sales shall be equitably
adjusted in such manner as Landlord and Tenant shall reasonably agree.
1.12 "Base Year" shall mean the second full calendar year of operation
of the Hotel; provided, however, if there shall occur, prior to the expiration
of the second full calendar year of operation of the Hotel, any force majeure
which causes a material decline in Total Hotel Sales during the second full
calendar year of operation of the Hotel, the Base Year shall be adjusted to be
the first full calendar year of operation of the Hotel after the termination of
any such force majeure event.
1.13 "Business Day" shall mean any day other than Saturday, Sunday, or
any other day on which banking institutions in The Commonwealth of Massachusetts
or the State of Maryland are authorized by law or executive action to close.
1.14 "Capital Addition" shall mean any renovation, renewal, addition,
alteration, replacement, repair or improvement to the Leased Property (or
portion thereof), the cost of which constitutes a Capital Expenditure.
1.15 "Capital Expenditure" shall mean any expenditure treated as
capital in nature in accordance with GAAP.
1.16 "Claim" shall have the meaning given such term in Article 8.
1.17 "Code" shall mean the Internal Revenue Code of 1986 and, to the
extent applicable, the Treasury Regulations promulgated thereunder, each as from
time to time amended.
1.18 "Collective Leased Properties" shall mean, collectively, the
Leased Property and every other Leased Property (as defined therein) under the
Other Leases.
1.19 "Commencement Date" shall mean the date of this Agreement.
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1.20 "Condemnation" shall mean (a) the exercise of any governmental
power with respect to the Leased Property, whether by legal proceedings or
otherwise, by a Condemnor of its power of condemnation, (b) a voluntary sale or
transfer of the Leased Property by Landlord to any Condemnor, either under
threat of condemnation or while legal proceedings for condemnation are pending,
or (c) a taking or voluntary conveyance of all or part of the Leased Property,
or any interest therein, or right accruing thereto or use thereof, as the result
or in settlement of any Condemnation or other eminent domain proceeding
affecting the Leased Property, whether or not the same shall have actually been
commenced.
1.21 "Condemnor" shall mean any public or quasi-public authority, or
private corporation or individual, having the power of Condemnation.
1.22 "Consolidated Financials" shall mean, for any Fiscal Year or other
accounting period of Tenant, annual audited and quarterly unaudited financial
statements of the Guarantor prepared on a consolidated basis, including the
Guarantor's consolidated balance sheet and the related statements of income and
cash flows, all in reasonable detail, and setting forth in comparative form the
corresponding figures for the corresponding period in the preceding Fiscal Year,
and prepared in accordance with GAAP throughout the periods reflected.
1.23 "Date of Taking" shall mean the date the Condemnor has the right
to possession of the Leased Property, or any portion thereof, in connection with
a Condemnation.
1.24 "Default" shall mean any event or condition existing which with
the giving of notice and/or lapse of time would ripen into an Event of Default.
1.25 "Disbursement Rate" shall mean an annual rate of interest equal to
the greater of, as of the date of determination, (i) the Interest Rate and (ii)
the per annum rate for ten (10) year U.S. Treasury Obligations as published in
The Wall Street Journal plus three hundred (300) basis points.
1.26 "Distribution" shall mean (a) any declaration or payment of any
dividend (except dividends payable in common stock of Tenant) on or in respect
of any shares of any class of capital stock of Tenant, (b) any purchase,
redemption retirement or other acquisition of any shares of any class of capital
stock of Tenant, (c) any other distribution on or in respect of any shares of
any class of capital stock of Tenant, or (d) any return of capital to
shareholders of Tenant.
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1.27 "Encumbrance" shall have the meaning given such term in Section
20.1.
1.28 "Entity" shall mean any corporation, general or limited
partnership, limited liability company or partnership, stock company or
association, joint venture, association, company, trust, bank, trust company,
land trust, business trust, cooperative, any government or agency or political
subdivision thereof or any other entity.
1.29 "Environment" shall mean soil, surface waters, ground waters,
land, streams, sediments, surface or subsurface strata and ambient air.
1.30 "Environmental Notice" shall have the meaning given such term in
Section 4.3.1.
1.31 "Environmental Obligation" shall have the meaning given such term
in Section 4.3.1.
1.32 "Event of Default" shall have the meaning given such term in
Section 12.1.
1.33 "Excess Hotel Sales" shall mean, with respect to any Lease Year or
Fiscal Quarter, or portion thereof, as applicable, the amount of Total Hotel
Sales for such period, in excess of Base Hotel Sales for the equivalent period.
1.34 "Extended Terms" shall have the meaning given such term in Section
2.4.
1.35 "FAS" shall mean all items included within "Property and
Equipment" under the Uniform System of Accounts, including, but not limited to,
linen, china, glassware, tableware, uniforms and similar items, whether used in
connection with public space or guest rooms.
1.36 "Financial Officer's Certificate" shall mean, as to any Person, a
certificate of the chief financial officer or chief accounting officer (or such
officers' authorized designee) of such Person, duly authorized, accompanying the
financial statements required to be delivered by such Person pursuant to Section
17.2, in which such officer shall certify that such statements have been
properly prepared in accordance with GAAP and fairly present the consolidated
financial condition of such Person at and as of the dates thereof and the
results of its and their operations for the periods covered thereby.
1.37 "Fiscal Quarter" shall mean, with respect to the first, second and
third quarter of any Fiscal Year, the first, second and third, respectively,
three (3) Accounting Periods of
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such Fiscal Year and, with respect to the fourth quarter of any Fiscal Year, the
final four (4) Accounting Periods of such Fiscal Year.
1.38 "Fiscal Year" shall mean each fiscal year of Tenant, each such
fiscal year to consist of thirteen Accounting Periods. If Tenant shall, for a
bona fide business reason, change its Fiscal Year during the Term, appropriate
adjustments, if any, shall be made with respect to the timing of certain
accounting and reporting requirements of this Agreement; provided, however,
that, in no event shall any such change or adjustment increase or reduce any
monetary obligation under this Agreement.
1.39 "Fixed Term" shall have the meaning given such term in Section
2.3.
1.40 "Fixtures" shall have the meaning given such term in Section
2.1(d).
1.41 "Franchise Agreement" shall mean the Franchise Agreement, dated as
of the date hereof, between Tenant and the Franchisor with respect to the Hotel,
as amended from time to time.
1.42 "Franchisor" shall mean Marriott International, Inc., its
successors and assigns.
1.43 "GAAP" shall mean generally accepted accounting principles
consistently applied.
1.44 "Government Agencies" shall mean any court, agency, authority,
board (including, without limitation, environmental protection, planning and
zoning), bureau, commission, department, office or instrumentality of any nature
whatsoever of any governmental or quasi-governmental unit of the United States
or the State or any county or any political subdivision of any of the foregoing,
whether now or hereafter in existence, having jurisdiction over Tenant or the
Leased Property or any portion thereof or the Hotel operated thereon.
1.45 "Guarantor" shall mean Marriott International, Inc., a Delaware
corporation, its successors and assigns.
1.46 "Hazardous Substances" shall mean any substance:
(a) the presence of which requires or may hereafter require
notification, investigation or remediation under any federal, state or
local statute, regulation, rule, ordinance, order, action or policy; or
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(b) which is or becomes defined as a "hazardous waste",
"hazardous material" or "hazardous substance" or "pollutant" or
"contaminant" under any present or future federal, state or local
statute, regulation, rule or ordi ▇▇▇▇▇ or amendments thereto
including, without limitation, the Comprehensive Environmental
Response, Compensation and Liability Act (42 U.S.C. et seq.) and the
Resource Conservation and Recovery Act (42 U.S.C. section 6901 et seq.)
and the regulations promulgated thereunder; or
(c) which is toxic, explosive, corrosive, flammable,
infectious, radioactive, carcinogenic, mutagenic or otherwise hazardous
and is or becomes regulated by any governmental authority, agency,
department, commission, board, agency or instrumentality of the United
States, any state of the United States, or any political subdivision
thereof; or
(d) the presence of which on the Leased Property causes or
materially threatens to cause an unlawful nuisance upon the Leased
Property or to adjacent properties or poses or materially threatens to
pose a hazard to the Leased Property or to the health or safety of
persons on or about the Leased Property; or
(e) without limitation, which contains gasoline, diesel fuel
or other petroleum hydrocarbons or volatile organic compounds; or
(f) without limitation, which contains polychlorinated
biphenyls (PCBs) or asbestos or urea formaldehyde foam insulation; or
(g) without limitation, which contains or emits radioactive
particles, waves or material; or
(h) without limitation, constitutes materials which are now or
may hereafter be subject to regulation pursuant to the Material Waste
Tracking Act of 1988, or any Applicable Laws promulgated by any
Government Agencies.
1.47 "Hotel" shall mean the Residence Inn by Marriott hotel being
operated on the Leased Property.
1.48 "Hotel Mortgage" shall mean any Encumbrance placed upon the Leased
Property in accordance with Article 20.
1.49 "Hotel Mortgagee" shall mean the holder of any Hotel Mortgage.
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1.50 "HPT" shall mean Hospitality Properties Trust, a Maryland real
estate investment trust.
1.51 "HPT Guaranty" shall mean the guaranty agreement, dated as of the
date hereof, made by HPT for the benefit of Tenant, as amended.
1.52 "Immediate Family" shall mean, with respect to any individual,
such individual's spouse, parents, brothers, sisters, children (natural or
adopted), stepchildren, grandchildren, grandparents, parents-in-law,
brothers-in-law, sisters-in-law, nephews and nieces.
1.53 "Impositions" shall mean collectively, all taxes (including,
without limitation, all taxes imposed under the laws of the State, as such laws
may be amended from time to time, and all ad valorem, sales and use, single
business, gross receipts, transaction privilege, rent or similar taxes as the
same relate to or are imposed upon Landlord, Tenant or the business conducted
upon the Leased Property), assessments (including, without limitation, all
assessments for public improvements or benefit, whether or not commenced or
completed prior to the date hereof), water, sewer or other rents and charges,
excises, tax levies, fees (including, without limitation, license, permit,
inspection, authorization and similar fees), and all other governmental charges,
in each case whether general or special, ordinary or extraordinary, or foreseen
or unforeseen, of every character in respect of the Leased Property or the
business conducted thereon by Tenant (including all interest and penalties
thereon due to any failure in payment by Tenant), which at any time prior to,
during or in respect of the Term hereof may be assessed or imposed on or in
respect of or be a lien upon (a) Landlord's interest in the Leased Property, (b)
the Leased Property or any part thereof or any rent therefrom or any estate,
right, title or interest therein, or (c) any occupancy, operation, use or
possession of, or sales from, or activity conducted on, or in connection with
the Leased Property or the leasing or use of the Leased Property or any part
thereof by Tenant; provided, however, that nothing contained herein shall be
construed to require Tenant to pay (i) any tax based on net income, net worth or
capital imposed on Landlord, (ii) any net revenue tax of Landlord, (iii) any
transfer fee or other tax imposed with respect to the sale, exchange or other
disposition by Landlord of the Leased Property or the proceeds thereof (other
than in connection with the sale, exchange or other disposition to, or in
connection with a transaction involving, Tenant), (iv) any single business,
gross receipts tax (other than a tax on any rent received by Landlord from
Tenant provided that such gross receipts tax on such rent is expressly in lieu
of any other tax, assessment, levy or charge otherwise excluded from this
definition of Impositions), transaction privilege, rent or
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similar taxes as the same relate to or are imposed upon Landlord, except to the
extent that any tax, assessment, tax levy or charge that would otherwise be an
Imposition under this definition which is in effect at any time during the Term
hereof is totally or partially repealed, and a tax, assessment, tax levy or
charge set forth in clause (i) or (ii) preceding is levied, assessed or imposed
expressly in lieu thereof, (v) any interest or penalties imposed on Landlord as
a result of the failure of Landlord to file any return or report timely and in
the form prescribed by law or to pay any tax or imposition, except to the extent
such failure is a result of a breach by Tenant of its obligations pursuant to
Section 3.1.3, (vi) any Impositions imposed on Landlord that are a result of
Landlord not being considered a "United States person" as defined in Section
7701(a)(30) of the Code, (vii) any Impositions that are enacted or adopted by
their express terms as a substitute for any tax that would not have been payable
by Tenant pursuant to the terms of this Agreement or (viii) any Impositions
imposed as a result of a breach of covenant or representation by Landlord in any
agreement governing Landlord's conduct or operation or as a result of the
negligence or willful misconduct of Landlord.
1.54 "Incidental Documents" shall mean, collectively, the Limited Rent
Guaranty, the Franchise Agreement, the Stock Pledge Agreement and the Owner's
Agreement.
1.55 "Indebtedness" shall mean all obligations, contingent or
otherwise, which in accordance with GAAP should be reflected on the obligor's
balance sheet as liabilities.
1.56 "Index" shall mean the Consumer Price Index for Urban Wage Earners
and Clerical Workers, All-Cities, All Items 1982- 1984 = 100, as published by
the Bureau of Labor Statistics or, in the event publication thereof ceases, by
reference to whatever index then published by the United States Department of
Labor at that time is most nearly comparable as a measure of general changes in
price levels for urban areas, as reasonably determined by Landlord and Tenant.
1.57 "Insurance Requirements" shall mean all terms of any insurance
policy required by this Agreement and all requirements of the issuer of any such
policy and all orders, rules and regulations and any other requirements of the
National Board of Fire Underwriters (or any other body exercising similar
functions) binding upon Landlord, Tenant or the Leased Property.
1.58 "Interest Rate" shall mean ten percent (10%) per annum.
1.59 "Inventories" shall mean "Inventories" as defined in the Uniform
System of Accounts, including, but not limited to,
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provisions in storerooms, refrigerators, pantries and kitchens; beverages in
wine cellars and bars; other merchandise intended for sale; fuel; mechanical
supplies; stationery; and other expensed supplies and similar items.
1.60 "Land" shall have the meaning given such term in Section 2.1(a).
1.61 "Landlord" shall have the meaning given such term in the preambles
to this Agreement and shall include its permitted successors and assigns.
1.62 "Landlord Liens" shall mean liens on or against the Leased
Property or any payment of Rent (a) which result from any act of, or any claim
against, Landlord or any owner (other than Tenant) of a direct or indirect
interest in the Leased Property, or which result from any violation by Landlord
of any terms of this Agreement or the Purchase Agreement, or (b) which result
from liens in favor of any taxing authority by reason of any tax owed by
Landlord or any fee owner of a direct or indirect interest in the Leased
Property; provided, however, that "Landlord Lien" shall not include any lien
resulting from any tax for which Tenant is obligated to pay or indemnify
Landlord against until such time as Tenant shall have already paid to or on
behalf of Landlord the tax or the required indemnity with respect to the same.
1.63 "Lease Year" shall mean any Fiscal Year during the Term and any
partial Fiscal Year at beginning or end of the Term.
1.64 "Leased Improvements" shall have the meaning given such term in
Section 2.1(b).
1.65 "Leased Intangible Property" shall mean all Intangible Property
(as defined therein) acquired by Landlord with respect to the Leased Property
pursuant to the Purchase Agreement.
1.66 "Leased Personal Property" shall have the meaning given such term
in Section 2.1(e).
1.67 "Leased Property" shall have the meaning given such term in
Section 2.1.
1.68 "Legal Requirements" shall mean all federal, state, county,
municipal and other governmental statutes, laws, rules, orders, regulations,
ordinances, judgments, decrees and injunctions affecting the Leased Property or
the maintenance, construction, alteration or operation thereof, whether now or
hereafter enacted or in existence, including, without limitation, (a) all
permits, licenses, authorizations, certificates and regulations necessary to
operate the Leased Property for its
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Permitted Use, and (b) all covenants, agreements, restrictions and encumbrances
contained in any instruments at any time in force affecting the Leased Property
as of the date hereof, or to which Tenant has consented or required to be
granted pursuant to Applicable Laws, including those which may (i) require
material repairs, modifications or alterations in or to the Leased Property or
(ii) in any way materially and adversely affect the use and enjoyment thereof,
but excluding any requirements arising as a result of Landlord's status as a
real estate investment trust.
1.69 "Lien" shall mean any mortgage, security interest, pledge,
collateral assignment, or other encumbrance, lien or charge of any kind, or any
transfer of property or assets for the purpose of subjecting the same to the
payment of Indebtedness or performance of any other obligation in priority to
payment of its general creditors.
1.70 "Limited Rent Guaranty" shall mean the limited rent guaranty
agreement, dated as of the date hereof, made by the Guarantor in favor of
Landlord, as amended from time to time.
1.71 "Management Agreement" shall mean any agreement entered into by
Tenant with respect to the management and operation of the Leased Property.
1.72 "Manager" shall mean the person designated by and acting as
Manager pursuant to a Management Agreement.
1.73 "Minimum Rent" shall mean, with respect to each Accounting Period,
the sum set forth on Exhibit A.
1.74 "Notice" shall mean a notice given in accordance with Section
22.10.
1.75 "Officer's Certificate" shall mean a certificate signed by an
officer of the certifying Entity duly authorized by the board of directors of
the certifying Entity.
1.76 "Other Leases" shall mean, collectively, any Lease Agreements
between Landlord and Tenant with respect to the properties described on Exhibit
B.
1.77 "Overdue Rate" shall mean, on any date, a per annum rate of
interest equal to the lesser of fifteen percent (15%) and the maximum rate then
permitted under applicable law.
1.78 "Owner's Agreement" shall mean the Owner's Agreement, dated as of
the date hereof, between Landlord and the Franchisor, as amended from time to
time.
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1.79 "Parent" shall mean, with respect to any Person, any Person which
owns directly, or indirectly through one or more Subsidiaries or Affiliated
Persons, fifty-one percent (51%) or more of the voting or beneficial interest
in, or otherwise has the right or power (whether by contract, through ownership
of securities or otherwise) to control, such Person.
1.80 "Permitted Encumbrances" shall mean all rights, restrictions, and
easements of record set forth on Schedule B to the applicable owner's or
leasehold title insurance policy issued to Landlord on the date hereof, plus any
other such encumbrances as may have been consented to in writing by Landlord
from time to time.
1.81 "Permitted Liens" shall mean any Liens granted in accordance with
Section 21.9(a).
1.82 "Permitted Use" shall mean any use of the Leased Property
permitted pursuant to Section 4.1.1(a) or (b).
1.83 "Person" shall mean any individual or Entity, and the heirs,
executors, administrators, legal representatives, successors and assigns of such
Person where the context so admits.
1.84 "Proprietary Information" shall mean (a) all computer software and
accompanying documentation (including all future upgrades, enhancements,
additions, substitutions and modifications thereof), other than computer
software which is commercially available, which are used by Tenant in connection
with the property management system, the reservation system and all future
electronic systems developed by Tenant for use in the Hotel, (b) all manuals,
brochures and directives used by Tenant at the Hotel regarding the procedures
and techniques to be used in operating the Hotel, (c) customer lists, and (d)
employee records which must remain confidential either under Legal Requirements
or under reasonable corporate policies of Tenant; provided, however, that
"Proprietary Information" shall not include any software, manuals, brochures or
directives issued by Franchisor to Tenant, as franchisee, under the Franchise
Agreement.
1.85 "Purchase Agreement" shall mean the Purchase and Sale Agreement,
dated as of September __, 1997, by and between HPT, as purchaser, and Residence
Inn by Marriott, Inc. and Courtyard Management Corporation, as amended.
1.86 "Purchase Documents" shall mean, collectively, the Purchase
Agreement and the Agreement to Lease.
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1.87 "Rent" shall mean, collectively, the Minimum Rent, Additional Rent
and Additional Charges.
1.88 "Request Notice" shall have the meaning given such term in Section
16.1.
1.89 "Reserve" shall have the meaning given such term in Section
5.1.2(a).
1.90 "Reserve Estimate" shall have the meaning given such term in
Section 5.1.2(c).
1.91 "Response Notice" shall mean the meaning given such term in
Section 16.1.
1.92 "Retained Funds" shall have the meaning given such term in the
Purchase Agreement.
1.93 "SEC" shall mean the Securities and Exchange Commission.
1.94 "State" shall mean the state or commonwealth or district in which
the Leased Property is located.
1.95 "Stock Pledge Agreement" shall mean the Indemnity and Stock Pledge
Agreement, dated October __, 1997, made by the Guarantor in favor of Landlord,
as amended.
1.96 "Subordinated Creditor" shall mean any creditor of Tenant which is
a party to a Subordination Agreement in favor of Landlord.
1.97 "Subordination Agreement" shall mean any agreement executed by a
Subordinated Creditor pursuant to which the payment and performance of Tenant's
obligations to such Subordinated Creditor are subordinated to the payment and
performance of Tenant's obligations to Landlord under this Agreement.
1.98 "Subsidiary" shall mean, with respect to any Person, any Entity
(a) in which such Person owns directly, or indirectly through one or more
Subsidiaries, fifty-one percent (51%) or more of the voting or beneficial
interest or (b) which such Person otherwise has the right or power to control
(whether by contract, through ownership of securities or otherwise); it being
understood and agreed that, as of the date hereof, (x) Host Marriott Corporation
is not a Subsidiary of the Guarantor and (y) the Guarantor is not a Subsidiary
of Host Marriott Corporation.
1.99 "Successor Landlord" shall have the meaning given such term in
Section 20.2.
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1.100 "Tangible Net Worth" shall mean the excess of total assets over
total liabilities, total assets and total liabilities each to be determined in
accordance with GAAP, excluding, however, from the determination of total
assets: (a) goodwill, organizational expenses, research and development
expenses, trademarks, trade names, copyrights, patents, patent applications,
licenses and rights in any thereof, and other similar intangibles; (b) all
deferred charges or unamortized debt discount and expense; (c) all reserves
carried and not deducted from assets; (d) treasury stock and capital stock,
obligations or other securities of, or capital contributions to, or investments
in, any Subsidiary; (e) securities which are not readily marketable; (f) any
write-up in the book value of any asset resulting from a revaluation thereof
subsequent to the Commencement Date; (g) deferred gain; and (h) any items not
included in clauses (a) through (g) above that are treated as intangibles in
conformity with GAAP.
1.101 "Tenant" shall have the meaning given such term in the preambles
to this Agreement and shall include its permitted successors and assigns.
1.102 "Tenant's Personal Property" shall mean all motor vehicles and
consumable Inventories and supplies, furniture, furnishings, movable walls and
partitions, equipment and machinery and all other tangible personal property of
Tenant, if any, acquired by Tenant on and after the date hereof and located at
the Leased Property or used in Tenant's business at the Leased Property and all
modifications, replacements, alterations and additions to such personal property
installed at the expense of Tenant, other than any items included within the
definition of Proprietary Information.
1.103 "Term" shall mean, collectively, the Fixed Term and the Extended
Terms, to the extent properly exercised pursuant to the provisions of Section
2.4, unless sooner terminated pursuant to the provisions of this Agreement.
1.104 "Total Hotel Sales" shall mean, for each Fiscal Year, or Fiscal
Quarter, during the Term, all revenues and receipts of every kind derived by
Tenant from operating the Leased Property and parts thereof, including, but not
limited to: income (from both cash and credit transactions), after deductions
for bad debts, and discounts for prompt or cash payments and refunds, from
rental of rooms, stores, offices, meeting, exhibit or sales space of every kind;
license, lease and concession fees and rentals (not including gross receipts of
licensees, lessees and concessionaires); income from vending machines; health
club membership fees; food and beverage sales; wholesale and retail sales of
merchandise (other than proceeds from the sale of furnishings, fixture and
equipment no longer necessary to the
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operation of the Hotel, which shall be deposited in the Reserve); service
charges, to the extent not distributed to the employees at the Hotel as
gratuities; and proceeds paid to Tenant, if any, from business interruption or
other loss of income insurance; provided, however, that Total Hotel Sales shall
not include the following: gratuities to Hotel employees; federal, state or
municipal excise, sales, occupancy, use or similar taxes collected directly from
patrons or guests or included as part of the sales price of any goods or
services; insurance proceeds (other than proceeds from business interruption or
other loss of income insurance paid to Tenant); Award proceeds (other than for a
temporary Condemnation); any proceeds from any sale of the Leased Property or
from the refinancing of any debt encumbering the Leased Property; proceeds from
the disposition of furnishings, fixture and equipment no longer necessary for
the operation of the Hotel; and interest which accrues on amounts deposited in
the Reserve.
1.105 "Uniform System of Accounts" shall mean A Uniform System of
Accounts for Hotels, Eighth Revised Edition, 1986, as published by the Hotel
Association of New York City, as the same may be further revised from time to
time.
1.106 "Unsuitable for Its Permitted Use" shall mean a state or
condition of the Hotel such that (a) following any damage or destruction
involving the Hotel, the Hotel cannot be operated in the good faith judgment of
Tenant on a commercially practicable basis for its Permitted Use and it cannot
reasonably be expected to be restored to substantially the same condition as
existed immediately before such damage or destruction, and as otherwise required
by Section 10.2.4, within nine (9) months following such damage or destruction
or such shorter period of time as to which business interruption insurance is
available to cover Rent and other costs related to the Leased Property following
such damage or destruction, or (b) as the result of a partial taking by
Condemnation, the Hotel cannot be operated, in the good faith judgment of Tenant
on a commercially and economically practicable basis for its Permitted Use in
light of then existing circumstances.
1.107 "Work" shall have the meaning given such term in Section 10.2.4.
ARTICLE 2
LEASED PROPERTY AND TERM
2.1 Leased Property. Upon and subject to the terms and conditions
hereinafter set forth, Landlord leases to Tenant and Tenant leases from Landlord
all of Landlord's right, title and
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interest in and to all of the following (collectively, the "Leased Property"):
(a) those certain tracts, pieces and parcels of land, as more
particularly described in Exhibit C, attached hereto and made a part
hereof (the "Land");
(b) all buildings, structures and other improvements of every
kind including, but not limited to, alleyways and connecting tunnels,
sidewalks, utility pipes, conduits and lines (on-site and off-site),
parking areas and roadways appurtenant to such buildings and structures
presently situated upon the Land (collectively, the "Leased
Improvements");
(c) all easements, rights and appurtenances relating to the
Land and the Leased Improvements;
(d) all equipment, machinery, fixtures, and other items of
property, now or hereafter permanently affixed to or incorporated into
the Leased Improvements, including, without limitation, all furnaces,
boilers, heaters, electrical equipment, heating, plumbing, lighting,
ventilating, refrigerating, incineration, air and water pollution
control, waste disposal, air-cooling and air-conditioning systems and
apparatus, sprinkler systems and fire and theft protection equipment,
all of which, to the maximum extent permitted by law, are hereby deemed
by the parties hereto to constitute real estate, together with all
replacements, modifications, alterations and additions thereto, but
specifically excluding all items included within the category of
Tenant's Personal Property (collectively, the "Fixtures");
(e) all machinery, equipment, furniture, furnishings, moveable
walls or partitions, computers or trade fixtures located on or in the
Leased Improvements, and all modifications, replacements, alterations
and additions to such property, except items, if any, included within
the category of Fixtures, but specifically excluding all items included
within the category of Tenant's Personal Property (collectively, the
"Leased Personal Property");
(f) all of the Leased Intangible Property; and
(g) any and all leases of space (including any security
deposits held by Tenant pursuant thereto) in the Leased Improvements to
tenants thereof.
2.2 Condition of Leased Property. Tenant acknowledges receipt and
delivery of possession of the Leased Property and
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Tenant accepts the Leased Property in its "as is" condition, subject to the
rights of parties in possession, the existing state of title, including all
covenants, conditions, restrictions, reservations, mineral leases, easements and
other matters of record or that are visible or apparent on the Leased Property,
all applicable Legal Requirements, the lien of any financing instruments,
mortgages and deeds of trust existing prior to the Commencement Date or
permitted by the terms of this Agreement, and such other matters which would be
disclosed by an inspection of the Leased Property and the record title thereto
or by an accurate survey thereof. TENANT REPRESENTS THAT IT HAS INSPECTED THE
LEASED PROPERTY AND ALL OF THE FOREGOING AND HAS FOUND THE CONDITION THEREOF
SATISFACTORY AND IS NOT RELYING ON ANY REPRESENTATION OR WARRANTY OF LANDLORD OR
LANDLORD'S AGENTS OR EMPLOYEES WITH RESPECT THERETO, EXCEPT AS EXPRESSLY SET
FORTH HEREIN, AND TENANT WAIVES ANY CLAIM OR ACTION AGAINST LANDLORD IN RESPECT
OF THE CONDITION OF THE LEASED PROPERTY. EXCEPT AS EXPRESSLY SET FORTH HEREIN,
LANDLORD MAKES NO WARRANTY OR REPRESENTATION, EXPRESS OR IMPLIED, IN RESPECT OF
THE LEASED PROPERTY OR ANY PART THEREOF, EITHER AS TO ITS FITNESS FOR USE,
DESIGN OR CONDITION FOR ANY PARTICULAR USE OR PURPOSE OR OTHERWISE, AS TO THE
QUALITY OF THE MATERIAL OR WORKMANSHIP THEREIN, LATENT OR PATENT, IT BEING
AGREED THAT ALL SUCH RISKS ARE TO BE BORNE BY TENANT. To the maximum extent
permitted by law, however, Landlord hereby assigns to Tenant all of Landlord's
rights to proceed against any predecessor in title, contractors and materialmen
for breaches of warranties or representations or for latent defects in the
Leased Property. Landlord shall fully cooperate with Tenant in the prosecution
of any such claims, in Landlord's or Tenant's name, all at Tenant's sole cost
and expense. Tenant shall indemnify, defend, and hold harmless Landlord from and
against any loss, cost, damage or liability (including reasonable attorneys'
fees) incurred by Landlord in connection with such cooperation.
2.3 Fixed Term. The initial term of this Agreement (the "Fixed Term")
shall commence on the Commencement Date and shall expire on the last day of the
tenth Accounting Period in the Fiscal Year 2012.
2.4 Extended Term. Provided that no Event of Default shall have
occurred and be continuing and the term of all of the Other Leases shall be
simultaneously extended, the Term shall be automatically extended for two (2)
consecutive renewal terms of ten (10) years each (collectively, the "Extended
Terms"), unless Tenant shall give Landlord Notice, in Tenant's sole and absolute
discretion, not later than two (2) years prior to the scheduled expiration of
the then current Term of this Agreement (Fixed or Extended, as the case may be),
that Tenant elects not so to extend the term of this Agreement (and time shall
be of the essence with respect to the giving of such Notice). It is
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expressly understood and agreed that such Notice from Tenant shall be void and
of no effect and the Term shall be automatically extended unless Tenant shall
simultaneously elect not to extend the term of the Other Leases.
Each Extended Term shall commence on the day succeeding the expiration
of the Fixed Term or the preceding Extended Term, as the case may be. All of the
terms, covenants and provisions of this Agreement shall apply to each such
Extended Term, except that Tenant shall have no right to extend the Term beyond
the expiration of the Extended Terms. If Tenant shall give Notice that it elects
not to extend the Term in accordance with this Section 2.4, this Agreement shall
automatically terminate at the end of the Term then in effect and Tenant shall
have no further option to extend the Term of this Agreement. Otherwise, the
extension of this Agreement shall be automatically effected without the
execution of any additional documents; it being understood and agreed, however,
that Tenant and Landlord shall execute such documents and agreements as either
party shall reasonably require to evidence the same.
ARTICLE 3
RENT
3.1 Rent. Tenant shall pay, in lawful money of the United States of
America which shall be legal tender for the payment of public and private debts,
without offset, abatement, demand or deduction (unless otherwise expressly
provided in this Agreement), Minimum Rent and Additional Rent to Landlord and
Additional Charges to the party to whom such Additional Charges are payable,
during the Term. All payments to Landlord shall be made by wire transfer of
immediately available federal funds or by other means acceptable to Landlord in
its sole discretion.
3.1.1 Minimum Rent.
(a) Minimum Rent shall be paid in advance on the first
Business Day of each Accounting Period; provided, however, that the
first payment of Minimum Rent shall be payable on the Commencement
Date.
(b) Adjustments of Minimum Rent Following Disbursements Under
Sections 5.1.3(b), 10.2 or 11.2. Effective on the date of each
disbursement to pay for the cost of any repairs, maintenance,
renovations or replacements pursuant to Sections 5.1.3(b), 10.2 or
11.2, the Minimum Rent shall be increased by a per annum amount equal
to the Disbursement Rate, determined as of the date of Tenant's Notice
to Landlord identifying the amount of and
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requirement for the applicable funds, times the amount so disbursed. If
any such disbursement is made during any Accounting Period on a day
other than the first day of a Accounting Period, Tenant shall pay to
Landlord on the first day of the immediately following Accounting
Period (in addition to the amount of Minimum Rent payable with respect
to such Accounting Period, as adjusted pursuant to this paragraph (b))
the amount by which Minimum Rent for the preceding Accounting Period,
as adjusted for such disbursement on a per diem basis, exceeded the
amount of Minimum Rent actually paid by Tenant for such preceding
Accounting Period.
3.1.2 Additional Rent.
(a) Amount. For each Lease Year or portion thereof, commencing
with the first Lease Year following the Base Year, Tenant shall pay
additional rent ("Additional Rent") with respect to such Lease Year,
pursuant to this Agreement, in an amount, not less than zero, equal to
seven percent (7%) of Excess Hotel Sales.
(b) Quarterly Installments. Installments of Additional Rent
for each Lease Year or portion thereof shall be calculated and paid
each Fiscal Quarter in arrears. Payment of each such installment shall
be made within 45 days after the end of each Fiscal Quarter and shall
be accompanied by an Officer's Certificate setting forth the
calculation of Additional Rent due and payable for such Fiscal Quarter.
The installment due with respect to each Fiscal Quarter shall be equal
to the Additional Rent due on Excess Hotel Sales for all Fiscal
Quarters elapsed during the applicable Fiscal Year less amounts
previously paid with respect thereto by Tenant. Amounts due shall be
determined by measuring Total Hotel Sales for all Fiscal Quarters
elapsed against Base Total Hotel Sales for the equivalent period during
the Base Year.
(c) Reconciliation of Additional Rent. In addition, on or
before April 30, of each year, commencing April 30, following the Base
Year, Tenant shall deliver to Landlord an Officer's Certificate setting
forth the Total Hotel Sales for such preceding Lease Year, together
with an audit of Total Hotel Sales for the preceding Lease Year,
conducted by ▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇ LLP, or another "Big Six", so-called, firm
of independent certified public accountants proposed by Tenant and
approved by Landlord (which approval shall not be unreasonably withheld
or delayed). Landlord shall reimburse Tenant for the reasonable cost of
such audit.
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If the annual Additional Rent for such preceding Lease Year as
shown in the Officer's Certificate exceeds the amount previously paid
with respect thereto by Tenant, Tenant shall pay such excess to
Landlord at such time as the Officer's Certificate is delivered,
together with interest at the Disbursement Rate, which interest shall
accrue from the close of such preceding Lease Year until the date that
such certificate is required to be delivered (or, if sooner, the date
Tenant pays such excess to Landlord) and, thereafter, such interest
shall accrue at the Overdue Rate, until the amount of such difference
shall be paid or otherwise discharged. If the annual Additional Rent
for such preceding Lease Year as shown in the Officer's Certificate is
less than the amount previously paid with respect thereto by Tenant,
provided that no Event of Default shall have occurred and be
continuing, Landlord shall, at Tenant's election, pay such difference
to Tenant within ten (10) Business Days after Tenant's written request
therefor or grant Tenant a credit in the amount of such difference
against Additional Rent next coming due under this Agreement or, at
Tenant's election, under any of the Other Leases, in any case, such
payment or credit to be made together with interest at the Disbursement
Rate, which interest shall accrue from the date of payment of Tenant
until the date such credit is applied or paid, as the case may be. If
such credit cannot be made because the Term has expired prior to
application in full thereof, provided no Event of Default has occurred
and is continuing, Landlord shall pay the unapplied balance of such
credit to Tenant, together with interest at the Disbursement Rate,
which interest shall accrue from the date of payment by Tenant until
the date of payment by Landlord.
(d) Confirmation of Additional Rent. Tenant shall utilize, or
cause to be utilized, an accounting system for the Leased Property in
accordance with its usual and customary practices and in accordance
with GAAP, which will accurately record all Total Hotel Sales and
Tenant shall retain, for at least three (3) years after the expiration
of each Lease Year, reasonably adequate records conforming to such
accounting system showing all Total Hotel Sales for such Lease Year.
Landlord, at its own expense except as provided hereinbelow, shall have
the right, exercisable by Notice to Tenant given within one (1) year
after receipt of the applicable Officer's Certificate, by its
accountants or representatives to audit the information set forth in
the Officer's Certificate referred to in subparagraph (c) above and, in
connection with such audits, to examine Tenant's books and records with
respect thereto (including supporting data and sales and excise tax
returns). If Landlord does not commence an audit within such 1-year
period, such
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Officer's Certificate shall be deemed conclusively to be accepted by
Landlord as correct and Landlord shall have no further right to
challenge the same. Landlord shall use commercially reasonable efforts
to complete any such audit as soon as practicable. If any such audit
discloses a deficiency in the payment of Additional Rent, and either
Tenant agrees with the result of such audit or the matter is otherwise
determined, Tenant shall forthwith pay to Landlord the amount of the
deficiency, as finally agreed or determined, together with interest at
the Interest Rate, from the date such payment should have been made to
the date of payment thereof. If such deficiency, as agreed upon or
compromised as aforesaid, is more than three percent (3%) of the Total
Hotel Sales reported by Tenant for such Lease Year and, as a result,
Landlord did not receive at least ninety-five percent (95%) of the
Additional Rent payable with respect to such Lease Year, Tenant shall
pay the reasonable cost of such audit and examination. If any such
audit discloses that Tenant paid more Additional Rent for any Lease
Year than was due hereunder, and either Landlord agrees with the result
of such audit or the matter is otherwise determined, provided no Event
of Default has occurred and is continuing, Landlord shall grant Tenant
a credit equal to the amount of such overpayment against Additional
Rent next coming due in the amount of such difference, as finally
agreed or determined, together with interest at the Disbursement Rate,
which interest shall accrue from the time of payment by Tenant until
the date such credit is applied or paid, as the case may be. If such a
credit cannot be made because the Term has expired before the credit
can be applied in full, provided no Event of Default has occurred and
is continuing, Landlord shall pay the unapplied balance of such credit
to Tenant, together with interest at the Disbursement Rate, which
interest shall accrue from the date of payment by Tenant until the date
of payment from Landlord.
Any Proprietary Information obtained by Landlord with respect
to Tenant pursuant to the provisions of this Agreement shall be treated
as confidential, except that such information may be used, subject to
confidentiality safeguards mutually acceptable to Landlord and Tenant,
in any litigation between the parties and except further that, subject
to the terms of Section 22.16, Landlord may disclose such information
to its prospective lenders, provided that Landlord shall direct and
obtain the agreement of such lenders to maintain such information as
confidential. The obligations of Tenant and Landlord contained in this
Section 3.1.2 shall survive the expiration or earlier termination of
this Agreement.
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3.1.3 Additional Charges. In addition to the Minimum Rent and
Additional Rent payable hereunder, Tenant shall pay to the appropriate parties
and discharge as and when due and payable the following (collectively,
"Additional Charges"):
(a) Impositions. Subject to Article 8 relating to permitted
contests, Tenant shall pay, or cause to be paid, all Impositions before
any fine, penalty, interest or cost (other than any opportunity cost as
a result of a failure to take advantage of any discount for early
payment) may be added for non-payment, such payments to be made
directly to the taxing authorities where feasible, and shall promptly,
upon request, furnish to Landlord copies of official receipts or other
reasonably satisfactory proof evidencing such payments. If any such
Imposition may, at the option of the taxpayer, lawfully be paid in
installments (whether or not interest shall accrue on the unpaid
balance of such Imposition), Tenant may exercise the option to pay the
same (and any accrued interest on the unpaid balance of such
Imposition) in installments and, in such event, shall pay such
installments during the Term as the same become due and before any
fine, penalty, premium, further interest or cost may be added thereto.
Landlord, at its expense, shall, to the extent required or permitted by
Applicable Law, prepare and file all tax returns and pay all taxes due
in respect of Landlord's net income, gross receipts, sales and use,
single business, transaction privilege, rent, ad valorem, franchise
taxes and taxes on its capital stock, and Tenant, at its expense,
shall, to the extent required or permitted by Applicable Laws, prepare
and file all other tax returns and reports in respect of any Imposition
as may be required by Government Agencies. Provided no Event of Default
shall have occurred and be continuing, if any refund shall be due from
any taxing authority in respect of any Imposition paid by Tenant, the
same shall be paid over to or retained by Tenant. Landlord and Tenant
shall, upon request of the other, provide such data as is maintained by
the party to whom the request is made with respect to the Leased
Property as may be necessary to prepare any required returns and
reports. In the event Government Agencies classify any property covered
by this Agreement as personal property, Tenant shall file all personal
property tax returns in such jurisdictions where it may legally so
file. Each party shall, to the extent it possesses the same, provide
the other, upon request, with cost and depreciation records necessary
for filing returns for any property so classified as personal property.
Where Landlord is legally required to file personal property tax
returns for property covered by this Agreement, Landlord shall file the
same with reasonable cooperation from Tenant. Landlord shall provide
Tenant with copies of assessment notices in sufficient time for Tenant
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to prepare a protest which Landlord shall file, at Tenant's written
request. All Impositions assessed against such personal property shall
be (irrespective of whether Landlord or Tenant shall file the relevant
return) paid by Tenant not later than the last date on which the same
may be made without interest or penalty.
Landlord shall give prompt Notice to Tenant of all Impositions
payable by Tenant hereunder of which Landlord at any time has
knowledge; provided, however, that Landlord's failure to give any such
notice shall in no way diminish Tenant's obligation hereunder to pay
such Impositions (except that Landlord shall be responsible for any
interest or penalties incurred as a result of Landlord's failure
promptly to forward the same).
(b) Utility Charges. Tenant shall pay or cause to be paid all
charges for electricity, power, gas, oil, water and other utilities
used in connection with the Leased Property.
(c) Insurance Premiums. Tenant shall pay or cause to be paid
all premiums for the insurance coverage required to be maintained
pursuant to Article 9.
(d) Other Charges. Tenant shall pay or cause to be paid all
other amounts, liabilities and obligations arising in connection with
the Leased Property except those obligations expressly assumed by
Landlord pursuant to the provisions of this Agreement or expressly
stated not to be an obligation of Tenant pursuant to this Agreement.
(e) Reimbursement for Additional Charges. If Tenant pays or
causes to be paid property taxes or similar or other Additional Charges
attributable to periods after the end of the Term, whether upon
expiration or sooner termination of this Agreement (other than
termination by reason of an Event of Default), Tenant may, within a
reasonable time after the end of the Term, provide Notice to Landlord
of its estimate of such amounts. Landlord shall promptly reimburse
Tenant for all payments of such taxes and other similar Additional
Charges that are attributable to any period after the Term of this
Agreement (unless this Agreement shall have been terminated following
an Event of Default).
3.2 Late Payment of Rent, Etc., If any installment of Minimum Rent,
Additional Rent or Additional Charges (but only as to those Additional Charges
which are payable directly to Landlord) shall not be paid within ten (10) days
after its due date, Tenant shall pay Landlord, within five (5) days after
Landlord's written demand therefor, as Additional Charges, a late charge (to the
extent permitted by law) computed at the Overdue
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Rate on the amount of such installment, from the due date of such installment to
the date of payment thereof. To the extent that Tenant pays any Additional
Charges directly to Landlord or any Hotel Mortgagee pursuant to any requirement
of this Agreement, Tenant shall be relieved of its obligation to pay such
Additional Charges to the Entity to which they would otherwise be due and
Landlord shall pay when due, or cause the applicable Hotel Mortgagee to pay when
due, such Additional Charges to the Entity to which they are due. If any
payments due from Landlord to Tenant shall not be paid within ten (10) days
after its due date, Landlord shall pay to Tenant, on demand, a late charge (to
the extent permitted by law) computed at the Overdue Rate on the amount of such
installment from the due date of such installment to the date of payment
thereof.
In the event of any failure by Tenant to pay any Additional Charges
when due, except as expressly provided in Section 3.1.3(a), Tenant shall
promptly pay and discharge, as Additional Charges, every fine, penalty, interest
and cost which may be added for non-payment or late payment of such items.
Landlord shall have all legal, equitable and contractual rights, powers and
remedies provided either in this Agreement or by statute or otherwise in the
case of non-payment of the Additional Charges as in the case of non-payment of
the Minimum Rent and Additional Rent.
3.3 Net Lease. The Rent shall be absolutely net to Landlord so that
this Agreement shall yield to Landlord the full amount of the installments or
amounts of the Rent throughout the Term, subject to any other provisions of this
Agreement which expressly provide otherwise, including, without limitation,
those provisions for adjustment, refunding or abatement of such Rent and for the
funding of Landlord's obligations pursuant to Section 5.1.3.
3.4 No Termination, Abatement, Etc. Except as otherwise specifically
provided in this Agreement, each of Landlord and Tenant, to the maximum extent
permitted by law, shall remain bound by this Agreement in accordance with its
terms and shall not take any action without the consent of the other to modify,
surrender or terminate this Agreement. In addition, except as otherwise
expressly provided in this Agreement, Tenant shall not seek, or be entitled to,
any abatement, deduction, refund, deferment or reduction of the Rent, or set-off
against the Rent, nor, except as otherwise expressly provided in this Agreement,
shall the respective obligations of Landlord and Tenant be otherwise affected by
reason of (a) any damage to or destruction of the Leased Property or any portion
thereof from whatever cause or any Condemnation, (b) the lawful or unlawful
prohibition of, or restriction upon, Tenant's use of the Leased Property, or any
portion thereof, or the interference with such use by any Person
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or by reason of eviction by paramount title; (c) any claim which Tenant may have
against Landlord by reason of any default (other than a monetary default) or
breach of any warranty by Landlord under this Agreement or any other agreement
between Landlord and Tenant, or to which Landlord and Tenant are parties; (d)
any bankruptcy, insolvency, reorganization, composition, readjustment,
liquidation, dissolution, winding up or other proceedings affecting Landlord or
any assignee or transferee of Landlord; or (e) for any other cause whether
similar or dissimilar to any of the foregoing (other than a monetary default by
Landlord); provided, however, that the foregoing shall not apply or be construed
to restrict Tenant's rights in the event of any act or omission by Landlord
constituting negligence or willful misconduct. Except as otherwise specifically
provided in this Agreement, Tenant hereby waives all rights arising from any
occurrence whatsoever, which may now or hereafter be conferred upon it by law,
to (a) modify, surrender or terminate this Agreement or quit or surrender the
Leased Property or any portion thereof, or (b) entitle Tenant to any abatement,
reduction, suspension or deferment of the Rent or other sums payable or other
obligations to be performed by Tenant hereunder. The obligations of each party
hereunder shall be separate and independent covenants and agreements, and the
Rent and all other sums payable by Tenant hereunder shall continue to be payable
in all events unless the obligations to pay the same shall be terminated,
off-set, reduced or abated pursuant to the express provisions of this Agreement.
In any instance where, after the occurrence of an Event of Default, Landlord
retains, or is retaining, funds which, but for the occurrence of such Event of
Default, would be payable to Tenant, Landlord shall refund such funds to Tenant
to the extent the amount thereof exceeds the amount necessary to compensate
Landlord as a result of such Event of Default, promptly upon determination of
such amount.
3.5 Security for Tenant's Performance. Tenant acknowledges that the
Retained Funds with respect to the Collective Leased Properties constitute
security for the faithful observance and performance by Tenant of all the terms,
covenants and conditions of this Agreement and the Other Leases by Tenant to be
observed and performed. If any Event of Default shall occur and be continuing
under this Agreement or the Other Leases, Landlord may, at its option and
without prejudice to any other remedy which Landlord may have on account
thereof, appropriate and apply the amount of such Retained Funds as may be
necessary to compensate Landlord toward the payment of the Rent or other sums
due Landlord under this Agreement or the Other Leases, as the case may be, as a
result of such breach by Tenant. It is understood and agreed that the aggregate
amount of the Retained Funds is not to be considered as prepaid rent, nor shall
damages be limited to the amount of the amount of the Retained Funds. Upon the
expiration or sooner termination of this Agreement, any
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unapplied balance of the Retained Funds allocable to the Leased Property shall
be paid by wire transfer to an account or accounts designated by the Sellers
under the Purchase Agreement (or by Tenant if the Sellers so designate).
Notwithstanding anything to the contrary contained herein, Landlord shall not
appropriate and apply any portion of the Retained Funds until it has exhausted
any available rights and remedies pursuant to the Limited Rent Guaranty.
ARTICLE 4
USE OF THE LEASED PROPERTY
4.1 Permitted Use.
4.1.1 Permitted Use.
(a) Tenant shall, at all times during the Term and at any
other time that Tenant shall be in possession of the Leased Property,
continuously use and operate, the Leased Property as a Residence Inn by
Marriott hotel (or as a hotel under any successor brand name) and any
uses incidental thereto in accordance with the terms of the Franchise
Agreement. Subject to Section 16.3, Tenant shall not use the Leased
Property or any portion thereof for any other use without the prior
written consent of Landlord. No use shall be made or permitted to be
made of the Leased Property and no acts shall be done thereon which
will cause the cancellation of any insurance policy covering the Leased
Property or any part thereof (unless another adequate policy is
available), nor shall Tenant sell or otherwise provide or permit to be
kept, used or sold in or about the Leased Property any article which
may be prohibited by law or by the standard form of fire insurance
policies, or any other insurance policies required to be carried
hereunder, or fire underwriter's regulations. Tenant shall, at its sole
cost (except as expressly provided in Section 5.1.3(b)), comply with
all Insurance Requirements. Tenant shall not take or omit to take any
action, the taking or omission of which materially impairs the value or
the usefulness of the Leased Property or any part thereof for its
Permitted Use.
(b) In the event that, in the reasonable determination of
Tenant, it shall no longer be economically practical to operate the
Leased Property as a Residence Inn by Marriott hotel or if the
Franchisor shall terminate the Franchise Agreement, Tenant shall give
Landlord Notice thereof, which Notice shall set forth in reasonable
detail the reasons therefor. Thereafter, Landlord and Tenant shall
negotiate in good faith to agree on an alternative use for the Leased
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Property, appropriate adjustments to the Additional Rent, the Reserve
and other related matters; provided, however, in no such event shall
the Minimum Rent be reduced or abated. In the event that operating the
Leased Property for such alternative use shall be outside of Tenant's
expertise as reasonably determined by Tenant, Tenant may engage a third
party Manager, reasonably acceptable to Landlord, for such purpose.
4.1.2 Necessary Approvals. Tenant shall proceed with all due
diligence and exercise commercially reasonable efforts to obtain and maintain
all approvals necessary to use and operate, for its Permitted Use, the Leased
Property and the Hotel located thereon under applicable law. Landlord shall, at
Tenant's expense, cooperate with Tenant in this regard, including executing all
applications and consents required to be signed by Landlord in order for Tenant
to obtain and maintain such approvals.
4.1.3 Lawful Use, Etc. Tenant shall not use or suffer or
permit the use of the Leased Property or Tenant's Personal Property, if any, for
any unlawful purpose. Tenant shall not commit or suffer to be committed any
waste on the Leased Property, or in the Hotel, nor shall Tenant cause or permit
any unlawful nuisance thereon or therein. Tenant shall not suffer nor permit the
Leased Property, or any portion thereof, to be used in such a manner as (i)
might reasonably impair Landlord's title thereto or to any portion thereof, or
(ii) may reasonably allow a claim or claims for adverse usage or adverse
possession by the public, as such, or of implied dedication of the Leased
Property or any portion thereof.
4.2 Compliance with Legal/Insurance Requirements, Etc. Subject to the
provisions of Article 8, Tenant, at its sole expense, shall (i) comply with
Legal Requirements and Insurance Requirements in respect of the use, operation,
maintenance, repair, alteration and restoration of the Leased Property, and (ii)
comply with all appropriate licenses, and other authorizations and agreements
required for any use of the Leased Property and Tenant's Personal Property, if
any, then being made and which are material to the operation of the Leased
Property as a hotel, and for the proper operation and maintenance of the Leased
Property or any part thereof.
4.3 Environmental Matters.
4.3.1 Restriction on Use, Etc. During the Term and any other
time that Tenant shall be in possession of the Leased Property, Tenant shall not
store, spill upon, dispose of or transfer to or from the Leased Property any
Hazardous Substance, except in compliance with all Applicable Laws. During the
Term
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and any other time that Tenant shall be in possession of the Leased Property,
Tenant shall maintain the Leased Property at all times free of any Hazardous
Substance (except in compliance with all Applicable Laws). Tenant shall
promptly: (a) upon receipt of notice or knowledge, notify Landlord in writing of
any material change in the nature or extent of Hazardous Substances at the
Leased Property, (b) transmit to Landlord a copy of any Community Right to Know
report which is required to be filed by Tenant with respect to the Leased
Property pursuant to ▇▇▇▇ Title III or any other Applicable Law, (c) transmit to
Landlord copies of any citations, orders, notices or other governmental com
munications received by Tenant or its agents or representatives with respect
thereto (collectively, "Environmental Notice"), which Environmental Notice
requires a written response or any action to be taken and/or if such
Environmental Notice gives notice of and/or presents a material risk of any
material violation of any Applicable Law and/or presents a material risk of any
material cost, expense, loss or damage (an "Environmental Obligation"), (d)
observe and comply with all Applicable Laws relating to the use, maintenance and
disposal of Hazardous Substances and all orders or directives from any official,
court or agency of competent jurisdiction relating to the use or maintenance or
requiring the removal, treatment, containment or other disposition thereof, and
(e) pay or otherwise dispose of any fine, charge or Imposition related thereto,
unless Tenant shall contest the same in good faith and by appropriate
proceedings and the right to use and the value of the Leased Property is not
materially and adversely affected thereby.
If, at any time prior to the termination of this Agreement, Hazardous
Substances (other than those maintained in accordance with Applicable Laws) are
discovered on the Leased Property, subject to Tenant's right to contest the same
in accordance with Article 8, Tenant shall take all actions and incur any and
all expenses, as may be reasonably necessary and as may be required by any
Government Agency, (i) to clean up and remove from and about the Leased Property
all Hazardous Substances thereon, (ii) to contain and prevent any further
release or threat of release of Hazardous Substances on or about the Leased
Property and (iii) to use good faith efforts to eliminate any further release or
threat of release of Hazardous Substances on or about the Leased Property.
4.3.2 Indemnification of Landlord. Tenant shall protect,
indemnify and hold harmless Landlord and each Hotel Mortgagee, their trustees,
officers, agents, employees and beneficiaries, and any of their respective
successors or assigns with respect to this Agreement (collectively, the
"Indemnitees" and, individually, an "Indemnitee") for, from and against any and
all debts, liens, claims, causes of action, administrative orders or notices,
costs, fines, penalties or expenses (including,
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without limitation, reasonable attorney's fees and expenses) imposed upon,
incurred by or asserted against any Indemnitee resulting from, either directly
or indirectly, the presence during the Term (or any other time Tenant shall be
possession of the Leased Property) in, upon or under the soil or ground water of
the Leased Property or any properties surrounding the Leased Property of any
Hazardous Substances in violation of any Applicable Law or otherwise, provided
that any of the foregoing arises by reason of any failure by Tenant or any
Person claiming by, through or under Tenant, to perform or comply with any of
the terms of this Section 4.3, except to the extent the same arise from the
gross negligence or willful misconduct of Landlord or any other Indemnitee.
Tenant's duty herein includes, but is not limited to, costs associated with
personal injury or property damage claims as a result of the presence prior to
the expiration or sooner termination of the Term and the surrender of the Leased
Property to Landlord in accordance with the terms of this Agreement of Hazardous
Substances in, upon or under the soil or ground water of the Leased Property in
violation of any Applicable Law. Upon Notice from Landlord and any other of the
Indemnitees, Tenant shall undertake the defense, at Tenant's sole cost and
expense, of any indemnification duties set forth herein, in which event, Tenant
shall not be liable for payment of any duplicative attorneys' fees incurred by
any Indemnitee.
Tenant shall, upon demand, pay to Landlord, as an Additional Charge,
any cost, expense, loss or damage (including, without limitation, reasonable
attorneys' fees) incurred by Landlord and arising from a failure of Tenant
strictly to observe and perform the requirements of this Section 4.3, which
amounts shall bear interest from the date ten (10) days after written demand
therefor is given to Tenant until paid by Tenant to Landlord at the Overdue
Rate.
Tenant's obligations pursuant to the terms of this Section 4.3.2 are
subject to Tenant's right to use the Reserve for the purposes set forth in
Section 5.1.2(a)(v).
4.3.3 Survival. As to conditions which exist prior to the
expiration or sooner termination of this Agreement, the provisions of this
Section 4.3 shall survive the expiration or sooner termination of this
Agreement.
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ARTICLE 5
MAINTENANCE AND REPAIRS
5.1 Maintenance and Repair.
5.1.1 Tenant's Obligations.
(a) Tenant shall, at its sole cost and expense (except as
expressly provided in Sections 5.1.2 and 5.1.3(b)), keep the Leased
Property and all private roadways, sidewalks and curbs located thereon
(and Tenant's Personal Property, if any) in good order and repair,
reasonable wear and tear excepted (whether or not the need for such
repairs occurs as a result of Tenant's use, any prior use, the elements
or the age of the Leased Property or Tenant's Personal Property, if
any, or any portion thereof), and shall promptly make all necessary and
appropriate repairs and replacements thereto of every kind and nature,
whether interior or exterior, structural or nonstructural, ordinary or
extraordinary, foreseen or unforeseen or arising by reason of a
condition existing prior to the commencement of the Term (concealed or
otherwise). All repairs shall be made in a good, workmanlike manner,
consistent with the industry standards for like hotels in like locales,
in accordance with all applicable federal, state and local statutes,
ordinances, by-laws, codes, rules and regulations relating to any such
work. Tenant shall not take or omit to take any action, the taking or
omission of which would materially and adversely impair the value or
the usefulness of the Leased Property or any part thereof for its
Permitted Use. Tenant's obligations under this Section 5.1.1(a) shall
be limited in the event of any casualty or Condemnation as set forth in
Sections 10.2 and 11.2 and Tenant's obligations with respect to
Hazardous Substances are as set forth in Section 4.3.
5.1.2 Reserve.
(a) Prior to or simultaneously with the execution of this
Agreement, Landlord has deposited an aggregate amount of One Million
Two Hundred Ninety-Three Thousand Seven Hundred Seventy Dollars
($1,293,770) with respect to the Collective Leased Properties, such sum
to be held in an interest bearing reserve account established by Tenant
(the "Reserve") in a bank designated by Landlord and approved by
Tenant. All interest earned on the Reserve shall be added to and remain
apart of the Reserve. Tenant shall be the only party entitled to
withdraw funds from the Reserve until an Event of Default shall occur,
Landlord agreeing, however, that, following the occurrence of an Event
of Default and
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until such time as this Agreement shall have been terminated, Landlord
shall continue to make payments from the Reserve to contractors and
materialmen pursuant to contracts made by Tenant for items which are
permitted Reserve expenditures, provided that Landlord shall reasonably
determine that there are adequate Reserve funds available therefor. The
purpose of the Reserve is to cover the cost of:
(i) Replacements, renewals and additions to the furniture,
furnishings, fixtures and equipment at the Hotel and the other
hotels located at the Collective Leased Properties;
(ii) Routine repairs, renovations, renewals, additions,
alterations, improvements or replacements and maintenance to
the Leased Property and the buildings and improvements located
at the Collective Leased Properties which are normally
capitalized under GAAP such as exterior and interior
repainting, resurfacing building walls, floors, roofs and
parking areas, and replacing folding walls and the like;
(iii) Major repairs, renovations, additions, alterations,
improvements, renewals or replacements to the Leased Property
and the buildings and improvements located at the Collective
Leased Properties, including, without limitation, with respect
to their structure, roof, or exterior facade, and to their
mechanical, electrical, heating, ventilating, air
conditioning, plumbing or vertical transportation systems;
(iv) All lease payments for equipment and other personal property
reasonably necessary for the operation of the Hotel and the
hotels located at the Collective Leased Properties; and
(v) Repairs, replacements and renewals; and other expenditures
costing in excess of $25,000 per Lease Year at the Collective
Leased Properties; provided, in each case, such repairs,
replacements, renewals or other expenditures are required to
comply with Legal Requirements and Insurance Requirements.
(b) Throughout the Term, Tenant shall transfer (as of the
end of each Accounting Period of the Term) into the Reserve an amount
equal to the Applicable Percentage of Total Hotel Sales for such
Accounting Period; provided; however, that Tenant shall have no
obligation to fund and/or transfer any funds to the Reserve until such
time as the Reserve balance would equal One Million Two Hundred Ninety-
-▇▇-
▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇ Dollars ($1,293,770) had Tenant
funded the Reserve as required by the preceding clause of this
sentence. Together with the documentation provided to Landlord pursuant
to Section 3.1.2(c), Tenant shall deliver to Landlord an Officer's
Certificate setting forth the total amount of deposits made to and
expenditures from the Reserve for the preceding Fiscal Year, together
with a comparison of such expenditures with the applicable Reserve
Estimate.
(c) Each year, on or before December 1 of the preceding
year, Tenant shall prepare an estimate (the "Reserve Estimate") of
Reserve expenditures necessary during the ensuing Fiscal Year, and
shall submit such Reserve Estimate to Landlord for its review. All
expenditures from the Reserve shall be (as to both the amount of each
such expenditure and the timing thereof) both reasonable and necessary,
given the objective that the Hotel will be maintained and operated to a
standard comparable to competitive properties and in accordance with
the standards set forth in the Franchise Agreement.
(d) Tenant shall from time to time make expenditures from
the Reserve as it deems necessary in accordance with Section 5.1.2(a).
Tenant shall provide to Landlord, within forty (40) Business Days after
the end of each Accounting Period, a statement setting forth, on a line
item basis, Reserve expenditures made to date and any variances or
anticipated variances and/or amendments from the Reserve Estimate.
(e) All funds in the Reserve, all interest earned thereon
and all property purchased with funds from the Reserve shall be and
remain the property of Landlord.
(f) It is understood and agreed that the Reserve pursuant to
this Agreement and the Other Leases shall be maintained and used on a
consolidated basis such that all Reserve funds shall be deposited in a
single account and Tenant may apply any funds therein to any of the
Collective Leased Properties in accordance with the terms of this
Agreement and Other Leases.
(g) If Landlord wishes to grant a security interest in or
create another encumbrance on the Reserve, all or any part of the
existing or future funds therein, or any general intangible in
connection therewith, the instrument granting such security interest or
creating such other encumbrance shall expressly provide that such
security interest or encumbrance is subject to the rights of Tenant
with respect to the Reserve as set forth herein. The form and substance
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of such provision shall be subject to Tenant's prior written approval,
which approval shall not be unreasonably withheld, delayed or
conditioned.
5.1.3 Landlord's Obligations.
(a) Except as otherwise expressly provided in this
Agreement, Landlord shall not, under any circumstances, be required to
build or rebuild any improvement on the Leased Property, or to make any
repairs, replacements, alterations, restorations or renewals of any
nature or description to the Leased Property, whether ordinary or
extraordinary, structural or nonstructural, foreseen or unforeseen, or,
except as provided in Section 5.1.3(b), to make any expenditure
whatsoever with respect thereto, or to maintain the Leased Property in
any way. Except as otherwise expressly provided in this Agreement,
Tenant hereby waives, to the maximum extent permitted by law, the right
to make repairs at the expense of Landlord pursuant to any law in
effect on the date hereof or hereafter enacted. Landlord shall have the
right to give, record and post, as appropriate, notices of
nonresponsibility under any mechanic's lien laws now or hereafter
existing.
(b) If, at any time, funds in the Reserve shall be
insufficient or are reasonably projected to be insufficient for
necessary and permitted expenditures thereof, Tenant may, at its
election, give Landlord Notice thereof, which Notice shall set forth,
in reasonable detail, the nature of the required or permitted action,
the estimated cost thereof (including the amount which is in excess of
the amount of funds in the Reserve) and such other information with
respect thereto as Landlord may reasonably require. Provided that (i)
no Event of Default shall have occurred and be continuing as to which
(x) ninety (90) days or less shall have elapsed after Notice of the
occurrence thereof from Landlord to Tenant or (y) Landlord shall have
commenced enforcing and is diligently pursuing enforcing its rights and
remedies, and (ii) Tenant shall otherwise comply with the applicable
provisions of Article 6, Landlord shall, within ten (10) Business Days
after such Notice, or such later dates as Tenant may direct by
reasonable prior Notice, subject to and in accordance with the
applicable provisions of Article 6, disburse such required funds to
Tenant (or, if Tenant shall so elect, directly to the Manager or any
other Person performing the required work) and, upon such disbursement,
the Minimum Rent shall be adjusted as provided in Section 3.1.1(b). In
the event that any dispute shall arise with respect to Landlord's
obligation to disburse any funds pursuant to this Section 5.1.3(b),such
dispute shall be resolved in accordance with the applicable provisions
of
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Article 19. Whenever reasonably possible, Landlord shall identify
disputed items on a line item basis.
5.1.4 Nonresponsibility of Landlord, Etc. All materialmen,
contractors, artisans, mechanics and laborers and other persons contracting with
Tenant with respect to the Leased Property, or any part thereof, are hereby
charged with notice that liens on the Leased Property or on Landlord's interest
therein are expressly prohibited and that they must look solely to Tenant to
secure payment for any work done or material furnished by Tenant or for any
other purpose during the term of this Agreement.
Nothing contained in this Agreement shall be deemed or construed in any
way as constituting the consent or request of Landlord, express or implied, by
inference or otherwise, to any contractor, subcontractor, laborer or materialmen
for the performance of any labor or the furnishing of any materials for any
alteration, addition, improvement or repair to the Leased Property or any part
thereof or as giving Tenant any right, power or authority to contract for or
permit the rendering of any services or the furnishing of any materials that
would give rise to the filing of any lien against the Leased Property or any
part thereof nor to subject Landlord's estate in the Leased Property or any part
thereof to liability under any Mechanic's Lien Law of the State in any way, it
being expressly understood Landlord's estate shall not be subject to any such
liability.
5.2 Tenant's Personal Property. Tenant shall provide and maintain
throughout the Term all such Tenant's Personal Property and such other personal
property as shall be necessary in order to operate in compliance with applicable
Legal Requirements and Insurance Requirements and otherwise in accordance with
customary practice in the industry for the Permitted Use. If, from and after the
Commencement Date, Tenant acquires an interest in any item of tangible personal
property (other than motor vehicles) on, or in connection with, the Leased
Property which belongs to anyone other than Tenant and for which the fair market
value, as reasonably determined by Tenant, exceeds the product of One Thousand
Dollars ($1,000), adjusted as provided below, multiplied by the number of hotel
rooms or suites at the Leased Property, Tenant shall require the agreements
permitting such use to provide that Landlord or its designee may assume Tenant's
rights and obligations under such agreement upon the termination of this
Agreement and the assumption of management or operation of the Hotel by Landlord
or its designee. Notwithstanding anything to the contrary contained herein, at
the expiration or sooner termination of the Term, Landlord may, in its sole and
absolute discretion, elect either (i) to give Tenant Notice that Tenant shall be
required, within ten (10) Business Days after such expiration or termination, to
remove all FAS and Inventories from
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the Leased Property or (ii) to pay Tenant's cost of such FAS and Inventories.
Failure of Landlord to make such election shall be deemed an election to proceed
in accordance with clause (ii) preceding. The $1,000 amount referred to above
shall be increased from time to time by an amount equal to $1,000 multiplied by
a fraction, the denominator of which shall be the Index for the nearest month
prior to the Commencement Date and the numerator of which shall be the Index for
the nearest month for which the Index is available prior to the first day of the
Accounting Period in which such determination is being made.
5.3 Yield Up. Upon the expiration or sooner termination of this
Agreement, Tenant shall vacate and surrender the Leased Property to Landlord in
substantially the same condition in which the Leased Property was in on the
Commencement Date, except as repaired, replaced, rebuilt, restored, altered or
added to as permitted or required by the provisions of this Agreement,
reasonable wear and tear (and casualty damage and Condemnation, in the event
that this Agreement is terminated following a casualty or total Condemnation in
accordance with Article 10 or Article 11) excepted.
In addition, upon the expiration or earlier termination of this
Agreement, Tenant shall, at Landlord's sole cost and expense, use its good
faith, commercially reasonable efforts to transfer to and cooperate with
Landlord or Landlord's nominee in connection with the processing of all
applications for licenses, operating permits and other governmental
authorizations and all contracts entered into by Tenant, including contracts
with governmental or quasi-governmental Entities which may be necessary for the
use and operation of the Hotel as then operated, but excluding (i) all insurance
contracts and multi- property contracts not limited in scope to the Collective
Leased Properties the Leases for which are being terminated simultaneously,(ii)
all contracts and leases with Affiliated Persons, (iii) utility deposits and
(iv) telephone numbers (which telephone numbers Tenant shall be required to
convey to Landlord only if this Agreement is terminated as a result of an Event
of Default). Landlord shall indemnify and hold Tenant harmless for all claims,
costs and expenses (including reasonable attorneys' fees) arising from acts or
omissions by Landlord under such contracts subsequent to the date of transfer
thereof to Landlord. If requested by Landlord on or before the date which is at
least 60 days prior to such expiration or earlier termination of this Agreement,
Tenant will continue to manage the Hotel after the expiration of the Term and
for up to one hundred twenty (120) days, on such reasonable terms (which shall
include an agreement to reimburse Tenant for its reasonable out-of-pocket costs
and expenses, and reasonable administrative costs and a management fee equal to
10% of Total Hotel Sales), as Landlord and Tenant shall reasonably agree.
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5.4 Management Agreement. Tenant may from time to time, without
Landlord's consent, enter into, amend (except as provided in clauses (i) and
(ii) below) and/or terminate Management Agreements with its Affiliated Persons
delegating operational authority for the day-to-day operation of the Hotel to a
Manager who is an Affiliated Person as to Tenant provided that any such
Management Agreement shall provide (i) that all amounts due from Tenant to the
Manager shall be subordinate to all amounts due from Tenant to Landlord, and
(ii) for the termination thereof upon the termination of this Agreement or the
Franchise Agreement. Except as otherwise provided in Sections 4.1.1(b) and
14.3(c), Tenant shall not otherwise enter into, amend or modify any Management
Agreement with a Person that is not an Affiliated Person as to Tenant without
Landlord's prior written consent. Landlord shall have no right to enforce
Tenant's rights under any such Management Agreement.
ARTICLE 6
IMPROVEMENTS, ETC.
6.1 Improvements to the Leased Property. Prior to commencing
construction of any Capital Addition constituting additions or modifications to
any structural elements of the Hotel, the cost of which is reasonably estimated
to exceed $250,000 (as adjusted as provided below) (other than any Capital
Addition which is reasonably required to be made immediately in order to prevent
imminent damage or danger to person or property), Tenant shall submit to
Landlord, in writing, a proposal setting forth, in reasonable detail, any such
proposed improvement and cost estimate therefor and shall provide to Landlord
such plans and specifications, and such permits, licenses, contracts and such
other information concerning the same as Landlord may reasonably request.
Landlord shall have twenty (20) Business Days to review all materials submitted
to Landlord in connection with any such proposal. Failure of Landlord to respond
to Tenant's proposal within twenty (20) Business Days after receipt of all
information and materials requested by Landlord in connection with the proposed
improvement shall be deemed to constitute approval of the same. Landlord's
approval shall not be withheld as to any such Capital Addition that is required
to comply with the Franchise Agreement. In the event that any dispute shall
arise with respect to Landlord's withholding of its approval pursuant to this
Section 6.1, such dispute shall be resolved in accordance with the applicable
provisions of Article 19. No Capital Addition shall be made which would tie in
or connect any Leased Improvement with any other improvements on property
adjacent to the Leased Property (and not part of the Land) including, without
limitation, tie-ins of buildings or other structures or utilities. Tenant shall
not
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finance the cost of any construction of such improvement by the granting of a
lien on or security interest in the Leased Property or such improvement, or
Tenant's interest therein, without the prior written consent of Landlord, which
consent may be withheld by Landlord in Landlord's sole discretion. Any such
improvements shall, upon the expiration or sooner termination of this Agreement,
remain or pass to and become the property of Landlord, free and clear of all
encumbrances other than Permitted Encumbrances. The $250,000 limit referred to
above shall be increased from time to time to an amount equal to $250,000
multiplied by a fraction, the denominator of which shall be the Index for the
nearest month prior to the Commencement Date and the numerator of which shall be
the Index for the nearest month for which the Index is available prior to the
first day of the Accounting Period in which such determination is being made.
6.2 Salvage. Other than Tenant's Personal Property, all materials which
are scrapped or removed in connection with the making of either Capital
Additions or non-Capital Additions or repairs pursuant to Articles 5 or 6 shall
be disposed of by Tenant and the net proceeds thereof, if any, shall be
deposited in the Reserve.
6.3 Equipment Leases. Landlord shall enter into such leases of
equipment and personal property as Tenant may reasonably request from time to
time, provided that the form and substance thereof shall be reasonably
satisfactory to Landlord. Tenant shall prepare and deliver to Landlord all such
lease documents for which Landlord's execution is necessary and Landlord shall
promptly, upon approval thereof, execute and deliver such documents to Tenant.
Tenant shall, throughout the Term, be responsible for performing all of
Landlord's obligations under all such documents and agreements.
ARTICLE 7
LIENS
Subject to Article 8, Tenant shall not, directly or indirectly, create
or allow to remain and shall promptly discharge, at its expense, any lien,
encumbrance, attachment, title retention agreement or claim upon the Leased
Property or Tenant's leasehold interest therein or any attachment, levy, claim
or encumbrance in respect of the Rent, other than (a) Permitted Encumbrances,
(b) restrictions, liens and other encumbrances which are consented to in writing
by Landlord, (c) liens for those taxes of Landlord which Tenant is not required
to pay hereunder, (d) subleases permitted by Article 17, (e) liens for
Impositions or for sums resulting from noncompliance with Legal Requirements so
long as (i) the same are not yet due and
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payable, or (ii) are being contested in accordance with Article 8, (f) liens of
mechanics, laborers, materialmen, suppliers or vendors incurred in the ordinary
course of business that are not yet due and payable or are for sums that are
being contested in accordance with Article 8, (g) any Hotel Mortgages or other
liens which are the responsibility of Landlord pursuant to the provisions of
Article 21 and (h) Landlord Liens.
ARTICLE 8
PERMITTED CONTESTS
Tenant shall have the right to contest the amount or validity of any
Imposition, Legal Requirement, Insurance Requirement, Environmental Obligation,
lien, attachment, levy, encumbrance, charge or claim (collectively, "Claims") as
to the Leased Property, by appropriate legal proceedings, conducted in good
faith and with due diligence, provided that (a) the foregoing shall in no way be
construed as relieving, modifying or extending Tenant's obligation to pay any
Claims required hereunder to be paid by Tenant as finally determined, (b) such
contest shall not cause Landlord or Tenant to be in default under any mortgage
or deed of trust encumbering the Leased Property (Landlord agreeing that any
such mortgage or deed of trust shall permit Tenant to exercise the rights
granted pursuant to this Article 8) or any interest therein or result in a lien
attaching to the Leased Property, unless such lien is fully bonded or otherwise
secured to the reasonable satisfaction of Landlord, (c) no part of the Leased
Property nor any Rent therefrom shall be in any immediate danger of sale,
forfeiture, attachment or loss, and (d) Tenant shall indemnify and hold harmless
Landlord from and against any cost, claim, damage, penalty or reasonable
expense, including reasonable attorneys' fees, incurred by Landlord in
connection therewith or as a result thereof. Landlord agrees to join in any such
proceedings if required legally to prosecute such contest, provided that
Landlord shall not thereby be subjected to any liability therefor (including,
without limitation, for the payment of any costs or expenses in connection
therewith) unless Tenant agrees by agreement in form and substance reasonably
satisfactory to Landlord, to assume and indemnify Landlord with respect to the
same. Tenant shall be entitled to any refund of any Claims and such charges and
penalties or interest thereon which have been paid by Tenant or paid by Landlord
to the extent that Landlord has been reimbursed by Tenant. If Tenant shall fail
(x) to pay or cause to be paid any Claims when finally determined, (y) to
provide reasonable security therefor, or (z) to prosecute or cause to be
prosecuted any such contest diligently and in good faith, Landlord may, upon
Notice to Tenant, pay such charges, together with interest and
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penalties due with respect thereto, and Tenant shall reimburse Landlord
therefor, upon demand, as Additional Charges.
ARTICLE 9
INSURANCE AND INDEMNIFICATION
9.1 General Insurance Requirements. Tenant shall, at all times during
the Term and at any other time Tenant shall be in possession of the Leased
Property, keep the Leased Property and all property located therein or thereon,
insured against the risks and in the amounts as follows and shall maintain the
following insurance:
(a) "All-risk" property insurance, including insurance
against loss or damage by fire, vandalism and malicious mischief,
earthquake, explosion of steam boilers, pressure vessels or other
similar apparatus, now or hereafter installed in the Hotel located at
the Leased Property, with equivalent coverage as that provided by the
usual extended coverage endorsements, in an amount equal to one hundred
percent (100%) of the then full Replacement Cost thereof excluding
foundation and excavation (as defined in Section 9.2) (except that the
foregoing shall not be construed to require Tenant to maintain
earthquake insurance if the same is unavailable on commercially
reasonable terms, provided Tenant gives Landlord prior Notice thereof,
and except that the amount of earthquake insurance shall not
necessarily be 100% of the then full Replacement Cost). The parties
agree that such earthquake insurance can be provided through a blanket
earthquake insurance program with limits adequate to protect the
regional aggregate probable maximum loss for all properties under the
blanket program.
(b) Business interruption and blanket earnings plus extra
expense under a rental value insurance policy or endorsement covering
risk of loss during the lesser of the first twelve (12) months of
reconstruction or the actual reconstruction period necessitated by the
occurrence of any of the hazards described in subparagraph (a) above,
in such amounts as may be customary for comparable properties managed
or leased by the Guarantor and its Affiliated Persons and in an amount
sufficient to prevent Landlord or Tenant from becoming a co-insurer;
(c) Comprehensive general liability insurance, including
bodily injury and property damage (on an occurrence basis and on a 1973
or 1988 ISO CGL form or on a form customarily maintained by similarly
situated tenants, including, without limitation, broad form contractual
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liability, independent contractor's hazard and completed operations
coverage) in an amount not less than Two Million Dollars ($2,000,000)
per occurrence and umbrella coverage of all such claims in an amount
not less than Twenty-Three Million Dollars ($23,000,000);
(d) Flood (if the Leased Property is located in whole or in
part within an area identified as an area having special flood hazards
and in which flood insurance has been made available under the National
Flood Insurance Act of 1968, as amended, or the Flood Disaster
Protection Act of 1973, as amended (or any successor acts thereto)) and
such other hazards and in such amounts as may be available under the
National Flood Insurance Program for comparable properties in the area;
(e) Worker's compensation insurance coverage for all persons
employed by Tenant on the Leased Property with statutory limits and
otherwise with limits of and provisions in accordance with the
requirements of applicable local, State and federal law, and employer's
liability insurance as is customarily carried by similar employers (as
to which, if qualified, Tenant may self insure); and
(f) Such additional insurance as may be reasonably required,
from time to time, by Landlord or any Hotel Mortgagee and which is
customarily carried by comparable lodging properties in the area.
9.2 Replacement Cost. "Replacement Cost" as used herein, shall mean the
actual replacement cost of the property requiring replacement from time to time,
including an increased cost of construction endorsement, less exclusions
provided in the standard form of fire insurance policy. In the event either
party believes that the then full Replacement Cost has increased or decreased at
any time during the Term, such party, at its own cost, shall have the right to
have such full Replacement Cost redetermined by an independent accredited
appraiser approved by the other, which approval shall not be unreasonably
withheld or delayed. The party desiring to have the full Replacement Cost so
redetermined shall forthwith, on receipt of such determination by such
appraiser, give Notice thereof to the other. The determina tion of such
appraiser shall be final and binding on the parties hereto until any subsequent
determination under this Section 9.2, and Tenant shall forthwith conform the
amount of the insurance carried to the amount so determined by the appraiser.
Such replacement value determination will not be necessary so long as the Leased
Property is insured through a blanket replacement value policy.
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9.3 Waiver of Subrogation. Landlord and Tenant agree that (insofar as
and to the extent that such agreement may be effective without invalidating or
making it impossible to secure insurance coverage from responsible insurance
companies doing business in the State) with respect to any property loss which
is covered by insurance then being carried by Landlord or Tenant, respectively,
the party carrying such insurance and suffering said loss releases the other of
and from any and all claims with respect to such loss; and they further agree
that their respective insurance companies shall have no right of subrogation
against the other on account thereof, even though extra premium may result
therefrom. In the event that any extra premium is payable by Tenant as a result
of this provision, Landlord shall not be liable for reimbursement to Tenant for
such extra premium.
9.4 Form Satisfactory, Etc. All insurance policies and endorsements
required pursuant to this Article 9 shall be fully paid for, nonassessable and,
except for umbrella, worker's compensation, flood and earthquake coverage, be
issued by insurance carriers authorized to do business in the State, having a
general policy holder's rating of no less than B++ in Best's latest rating
guide. All such policies described in Sections 9.1(a) through (d) shall include
no deductible in excess of that carried by the Guarantor and its Affiliated
Persons at similar properties and, with the exception of the insurance described
in Sections 9.1(e), shall name Landlord and any Hotel Mortgagee as additional
insureds, as their interests may appear and to the extent of their indemnity.
All loss adjustments shall be payable as provided in Article 10. Tenant shall
cause all insurance premiums to be paid and shall deliver policies or
certificates thereof to Landlord prior to their effective date (and, with
respect to any renewal policy, prior to the expiration of the existing policy).
All such policies shall provide Landlord (and any Hotel Mortgagee if required by
the same) thirty (30) days prior written notice of any material change or
cancellation of such policy. In the event Tenant shall fail to effect such
insurance as herein required, to pay the premiums therefor or to deliver such
policies or certificates to Landlord or any Hotel Mortgagee at the times
required, Landlord shall have the right, but not the obligation, subject to the
provisions of Section 12.5, to acquire such insurance and pay the premiums
therefor, which amounts shall be payable to Landlord, upon demand, as Additional
Charges, together with interest accrued thereon at the Overdue Rate from the
date such payment is made until (but excluding) the date repaid.
9.5 Blanket Policy. Notwithstanding anything to the contrary contained
in this Article 9, Tenant's obligation to maintain the insurance herein required
may be brought within the coverage of a so-called blanket policy or policies of
insurance
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carried and maintained by Tenant, provided, that the policies meet the
requirements of this Agreement.
9.6 No Separate Insurance. Tenant shall not take out separate
insurance, concurrent in form or contributing in the event of loss with that
required by this Article 9, or increase the amount of any existing insurance by
securing an additional policy or additional policies, unless all parties having
an insurable interest in the subject matter of such insurance, including
Landlord and all Hotel Mortgagees, are included therein as additional insureds
and the loss is payable under such insurance in the same manner as losses are
payable under this Agreement. In the event Tenant shall take out any such
separate insurance or increase any of the amounts of the then existing
insurance, Tenant shall give Landlord prompt Notice thereof.
9.7 Indemnification of Landlord. Notwithstanding the existence of any
insurance provided for herein and without regard to the policy limits of any
such insurance, Tenant shall protect, indemnify and hold harmless Landlord for,
from and against all liabilities, obligations, claims, damages, penalties,
causes of action, costs and reasonable expenses (including, without limitation,
reasonable attorneys' fees), to the maximum extent permitted by law, imposed
upon or incurred by or asserted against Landlord by reason of: (a) any accident,
injury to or death of persons or loss of or damage to property occurring on or
about the Leased Property or adjoining sidewalks or rights of way under Tenant's
control, (b) any use, misuse, non-use, condition, management, maintenance or
repair by Tenant or anyone claiming under Tenant of the Leased Property or
Tenant's Personal Property or any litigation, proceeding or claim by
governmental entities or other third parties to which Landlord is made a party
or participant relating to the Leased Property or Tenant's Personal Property or
such use, misuse, non-use, condition, management, maintenance, or repair thereof
including, failure to perform obligations (other than Condemnation proceedings)
to which Landlord is made a party, and (c) any Impositions that are the
obligations of Tenant to pay pursuant to the applicable provisions of this
Agreement; provided, however, that Tenant's obligations hereunder shall not
apply to any liability, obligation, claim, damage, penalty, cause of action,
cost or expense to the extent the same arises from any negligence or willful
misconduct of Landlord, its employees, agents or invitees. Tenant, at its
expense, shall contest, resist and defend any such claim, action or proceeding
asserted or instituted against Landlord (and shall not be responsible for any
duplicative attorneys' fees incurred by Landlord) or may compromise or otherwise
dispose of the same, with Landlord's prior written consent (which consent may
not be unreasonably withheld or delayed). In the event Landlord shall
unreasonably withhold or delay its consent, Tenant shall not be liable
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pursuant to this Section 9.7 for any incremental increase in costs or expenses
resulting therefrom. The obligations of Tenant under this Section 9.7 are in
addition to the obligations set forth in Section 4.3 and shall survive the
termination of this Agreement.
ARTICLE 10
CASUALTY
10.1 Insurance Proceeds. Except as provided in the last clause of this
sentence, all proceeds payable by reason of any loss or damage to the Leased
Property, or any portion thereof, and insured under any property policy of
insurance required by Article 9 (other than the proceeds of any business
interruption insurance) shall be paid directly to Landlord (subject to the
provisions of Section 10.2) and all loss adjustments with respect to property
losses payable to Tenant shall require the prior written consent of Landlord;
provided, however, that, so long as no Event of Default shall have occurred and
be continuing, all such proceeds less than or equal to Two Hundred Fifty
Thousand Dollars ($250,000) shall be paid directly to Tenant and such losses may
be adjusted without Landlord's consent. If Tenant is required to reconstruct or
repair the Leased Property as provided herein, such proceeds shall be paid out
by Landlord from time to time for the reasonable costs of reconstruction or
repair of the Leased Property necessitated by such damage or destruction,
subject to and in accordance with the provisions of Section 10.2.4. Provided no
Default or Event of Default has occurred and is continuing, any excess proceeds
of insurance remaining after the completion of the restoration shall be paid to
Tenant. In the event that the provisions of Section 10.2.1 are applicable, the
insurance proceeds shall be retained by the party entitled thereto pursuant to
Section 10.2.1. All salvage resulting from any risk covered by insurance shall
belong to Landlord, provided any rights to the same have been waived by the
insurer.
10.2 Damage or Destruction.
10.2.1 Damage or Destruction of Leased Property. If, during
the Term, the Leased Property shall be totally or partially destroyed and the
Hotel located thereon is thereby rendered Unsuitable for Its Permitted Use,
Tenant may, by the giving of Notice thereof to Landlord, terminate this
Agreement, whereupon, this Agreement shall terminate and Landlord shall be
entitled to retain the insurance proceeds payable on account of such damage.
10.2.2 Partial Damage or Destruction. If, during the Term,
the Leased Property shall be totally or partially
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destroyed but the Hotel is not rendered Unsuitable for Its Permitted Use, Tenant
shall, subject to Section 10.2.3, promptly restore the Hotel as provided in
Section 10.2.4.
10.2.3 Insufficient Insurance Proceeds. If the cost of the
repair or restoration of the Leased Property exceeds the amount of insurance
proceeds received by Landlord and Tenant pursuant to Article 9(a), (c), (d) or,
if applicable, (e), Tenant shall give Landlord Notice thereof which notice shall
set forth in reasonable detail the nature of such deficiency and whether Tenant
shall pay and assume the amount of such deficiency (Tenant having no obligation
to do so, except that, if Tenant shall elect to make such funds available, the
same shall become an irrevocable obligation of Tenant pursuant to this
Agreement). In the event Tenant shall elect not to pay and assume the amount of
such deficiency, Landlord shall have the right (but not the obligation),
exercisable at Landlord's sole election by Notice to Tenant, given within sixty
(60) days after Tenant's notice of the deficiency, to elect to make available
for application to the cost of repair or restoration the amount of such
deficiency; provided, however, in such event, upon any disbursement by Landlord
thereof, the Minimum Rent shall be adjusted as provided in Section 3.1.1(b). In
the event that neither Landlord nor Tenant shall elect to make such deficiency
available for restoration, either Landlord or Tenant may terminate this
Agreement by Notice to the other, whereupon, this Agreement shall terminate as
provided in Section 10.2.1. It is expressly understood and agreed, however,
that, notwithstanding anything in this Agreement to the contrary, Tenant shall
be strictly liable and solely responsible for the amount of any deductible
(other than deductibles under the then existing earthquake insurance maintained
in accordance with Section 9.1) and shall, upon any insurable loss, pay over the
amount of such deductible to Landlord at the time and in the manner herein
provided for payment of the applicable proceeds to Landlord.
10.2.4 Disbursement of Proceeds. In the event Tenant is
required to restore the Leased Property pursuant to Section 10.2, Tenant shall
commence promptly and continue diligently to perform the repair and restoration
of the Leased Property (hereinafter called the "Work"), so as to restore the
Leased Property in compliance with all Legal Requirements and so that the Leased
Property shall be, to the extent practicable, substantially equivalent in value
and general utility to its general utility and value immediately prior to such
damage or destruction. Subject to the terms hereof, Landlord shall advance the
insurance proceeds and any additional amounts payable by Landlord pursuant to
Section 10.2.3 to Tenant regularly during the repair and restoration period so
as to permit payment for the cost of any such restoration and repair. Any such
advances shall be made not more than monthly within ten (10) Business Days after
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Tenant submits to Landlord a written requisition and substantiation therefor on
AIA Forms G702 and G703 (or on such other form or forms as may be reasonably
acceptable to Landlord). Landlord may, at its option, condition advancement of
said insurance proceeds and other amounts on (i) the absence of any Event of
Default, (ii) its approval of plans and specifications of an architect
satisfactory to Landlord (which approval shall not be unreasonably withheld or
delayed), (iii) general contractors' estimates, (iv) architect's certificates,
(v) unconditional lien waivers of general contractors, if available, (vi)
evidence of approval by all governmental authorities and other regulatory bodies
whose approval is required and (vii) such other certificates as Landlord may,
from time to time, reasonably require.
Landlord's obligation to disburse insurance proceeds under this Article
10 shall be subject to the release of such proceeds by any Hotel Mortgagee to
Landlord.
Tenant's obligation to restore the Leased Property pursuant to this
Article 10 shall be subject to the release of available insurance proceeds by
the applicable Hotel Mortgagee to Landlord or directly to Tenant and, in the
event such proceeds are insufficient, Landlord electing to make such deficiency
available therefor (and disbursement of such deficiency).
10.3 Damage Near End of Term; Damage from Earthquake.
(a) Notwithstanding any provisions of Section 10.1 or 10.2
to the contrary, if damage to or destruction of the Leased Property
occurs during the last twelve (12) months of the then Term (including
any exercised Extended Term) and if such damage or destruction cannot
reasonably be expected to be fully repaired and restored prior to the
date that is nine (9) months prior to the end of such Term (including
any exercised Extended Term), the provisions of Section 10.2.1 shall
apply as if the Leased Property had been totally or partially destroyed
and the Hotel rendered Unsuitable for its Permitted Use.
(b) Notwithstanding any provisions of Section 10.1 or 10.2
to the contrary, if (x) Material Earthquake Damage (as defined below)
to the Leased Property occurs and (y) Tenant was not required to
maintain earthquake insurance pursuant to Section 9.1, Tenant shall
have the right, by the giving of Notice thereof to Landlord within
sixty (60) days after the date of earthquake, to terminate this
Agreement. If Tenant shall so elect to terminate this Agreement, this
Agreement shall terminate as of the date of such earthquake, provided
that Tenant shall pay to Landlord, on or before the date of such
Notice, an amount equal to the lesser of (x)
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the Minimum Rent payable for the balance of the applicable Term
(without giving effect to such termination but after giving effect to
any exercised Extended Term) and (y) Eight Million Five Hundred
Thousand Dollars ($8,500,000), which payment may be made, at Tenant's
election, by application thereto of the Retained Funds.
For purposes of this Section 10.3(b), "Material Earthquake
Damage" shall mean damage or destruction of the Leased Property
resulting from earthquake, the repair or restoration of which will cost
in excess of an amount equal to One Million Five Hundred Thousand
Dollars ($1,500,000) multiplied by a fraction, the denominator of which
shall be the Index for the nearest month prior to the date of this
Agreement and the numerator of which shall be the Index for the nearest
month prior to the date of such earthquake.
(c) It is expressly understood and agreed that, in the event
Tenant elects or is required to repair any damage or destruction to the
Leased Property resulting from earthquake and as to which Tenant was
not required to maintain insurance pursuant to Section 9.1 or as to
which Tenant maintained coverage pursuant to Section 9.1 but the
proceeds thereof are inadequate, provided that not less than five full
Lease Years remain in the Term (including any exercised Extended Term),
Tenant may use funds from the Reserve to pay for the restoration and
repair costs and Landlord shall be obligated to disburse additional
funds subject to and upon the terms and conditions of Section 5.1.3(b).
10.4 Tenant's Property. All insurance proceeds payable by reason of any
loss of or damage to any of Tenant's Personal Property shall be paid to Tenant
and, to the extent necessary to repair or replace Tenant's Personal Property in
accordance with Section 10.5, Tenant shall hold such proceeds in trust to pay
the cost of repairing or replacing damaged Tenant's Personal Property.
10.5 Restoration of Tenant's Property. If Tenant is required to restore
the Leased Property as hereinabove provided, Tenant shall either (a) restore all
alterations and improvements made by Tenant and Tenant's Personal Property, or
(b) replace such alterations and improvements and Tenant's Personal Property
with improvements or items of the same or better quality and utility in the
operation of the Leased Property.
10.6 No Abatement of Rent. This Agreement shall remain in full force
and effect and Tenant's obligation to make all payments of Rent and to pay all
other charges as and when required under this Agreement shall remain unabated
during the
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Term notwithstanding any damage involving the Leased Property (provided that
Landlord shall credit against such payments any amounts paid to Landlord as a
consequence of such damage under any business interruption insurance obtained by
Tenant hereunder). The provisions of this Article 10 shall be considered an
express agreement governing any cause of damage or destruction to the Leased
Property and, to the maximum extent permitted by law, no local or State statute,
laws, rules, regulation or ordinance in effect during the Term which provide for
such a contingency shall have any application in such case.
10.7 Waiver. Tenant hereby waives any statutory rights of termination
which may arise by reason of any damage or destruction of the Leased Property.
ARTICLE 11
CONDEMNATION
11.1 Total Condemnation, Etc. If either (i) the whole of the Leased
Property shall be taken by Condemnation or (ii) a Condemnation of less than the
whole of the Leased Property renders the Leased Property Unsuitable for Its
Permitted Use, this Agreement shall terminate and Tenant and Landlord shall seek
the Award for their interests in the Leased Property as provided in Section
11.5.
11.2 Partial Condemnation. In the event of a Condemnation of less than
the whole of the Leased Property such that the Leased Property is not rendered
Unsuitable for Its Permitted Use, Tenant shall, to the extent of the Award and
any additional amounts disbursed by Landlord as hereinafter provided, commence
promptly and continue diligently to restore the untaken portion of the Leased
Improvements so that such Leased Improvements shall constitute a complete
architectural unit of the same general character and condition (as nearly as may
be possible under the circumstances) as the Leased Improvements existing
immediately prior to such Condemnation, in full compliance with all Legal
Requirements, subject to the provisions of this Section 11.2. If the cost of the
repair or restoration of the Leased Property exceeds the amount of the Award,
Tenant shall give Landlord Notice thereof which notice shall set forth in
reasonable detail the nature of such deficiency and whether Tenant shall pay and
assume the amount of such deficiency (Tenant having no obligation to do so,
except that if Tenant shall elect to make such funds available, the same shall
become an irrevocable obligation of Tenant pursuant to this Agreement). In the
event Tenant shall elect not to pay and assume the amount of such deficiency,
Landlord shall have the right (but not the obligation), exercisable at
Landlord's sole election by Notice to Tenant given
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within sixty (60) days after Tenant's Notice of the deficiency, to elect to make
available for application to the cost of repair or restoration the amount of
such deficiency; provided, however, in such event, upon any disbursement by
Landlord thereof, the Minimum Rent shall be adjusted as provided in Section
3.1.1(b). In the event that neither Landlord nor Tenant shall elect to make such
deficiency available for restoration, either Landlord or Tenant may terminate
this Agreement and the entire Award shall be retained by Landlord.
11.3 Disbursement of Award. Subject to the terms hereof, Landlord shall
contribute to the cost of restoration that part of the Award necessary to
complete such repair or restoration, together with severance and other damages
awarded for the taken Leased Improvements and any deficiency Landlord has agreed
to disburse, to Tenant regularly during the restoration period so as to permit
payment for the cost of such repair or restoration. Landlord may, at its option,
condition advancement of such Award and other amounts on (i) the absence of any
Event of Default, (ii) its approval of plans and specifications of an architect
satisfactory to Landlord (which approval shall not be unreasonably withheld or
delayed), (iii) general contractors' estimates, (iv) architect's certificates,
(v) unconditional lien waivers of general contractors, if available, (vi)
evidence of approval by all governmental authorities and other regulatory bodies
whose approval is required and (vii) such other certificates as Landlord may,
from time to time, reasonably require. Landlord's obligation under this Section
11.3 to disburse the Award and such other amounts shall be subject to (x) the
collection thereof by Landlord and (y) the satisfaction of any applicable
requirements of any Hotel Mortgage, and the release of such Award by the
applicable Hotel Mortgagee. Tenant's obligation to restore the Leased Property
shall be subject to the release of the Award by the applicable Hotel Mortgagee
to Landlord.
11.4 Abatement of Rent. Other than as specifically provided in this
Agreement, this Agreement shall remain in full force and effect and Tenant's
obligation to make all payments of Rent and to pay all other charges as and when
required under this Agreement shall remain unabated during the Term
notwithstanding any Condemnation involving the Leased Property. The provisions
of this Article 11 shall be considered an express agreement governing any
Condemnation involving the Leased Property and, to the maximum extent permitted
by law, no local or State statute, law, rule, regulation or ordinance in effect
during the Term which provides for such a contingency shall have any application
in such case.
11.5 Temporary Condemnation. In the event of any temporary Condemnation
of the Leased Property or Tenant's interest therein,
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this Agreement shall continue in full force and effect and Tenant shall continue
to pay, in the manner and on the terms herein specified, the full amount of the
Rent. Tenant shall continue to perform and observe all of the other terms and
conditions of this Agreement on the part of the Tenant to be performed and
observed. Provided no Event of Default has occurred and is continuing, the
entire amount of any Award made for such temporary Condemnation allocable to the
Term, whether paid by way of damages, rent or otherwise, shall be paid to
Tenant. Tenant shall, promptly upon the termination of any such period of
temporary Condemnation, at its sole cost and expense, restore the Leased
Property to the condition that existed immediately prior to such Condemnation,
in full compliance with all Legal Requirements, unless such period of temporary
Condemnation shall extend beyond the expiration of the Term, in which event
Tenant shall not be required to make such restoration. For purposes of this
Section 11.4, a Condemnation shall be deemed to be temporary if the period of
such Condemnation is not expected to, and does not, exceed twelve (12) months.
11.6 Allocation of Award. Except as provided in Section 11.4 and the
second sentence of this Section 11.5, the total Award shall be solely the
property of and payable to Landlord. Any portion of the Award made for the
taking of Tenant's leasehold interest in the Leased Property, loss of business
during the remainder of the Term, the taking of Tenant's Personal Property, or
Tenant's removal and relocation expenses shall be the sole property of and
payable to Tenant (subject to the provisions of Section 11.2). In any
Condemnation proceedings, Landlord and Tenant shall each seek its own Award in
conformity herewith, at its own expense.
ARTICLE 12
DEFAULTS AND REMEDIES
12.1 Events of Default. The occurrence of any one or more of the
following events shall constitute an "Event of Default" hereunder:
(a) should Tenant fail to make any payment of the Rent or
any other sum (including, but not limited to, funding of the Reserve),
payable hereunder when due and such failure shall continue for a period
of ten (10) days after Notice thereof; or
(b) should Tenant fail to maintain the insurance coverages
required under Article 9 and such failure shall continue for ten (10)
days after Notice thereof (except that
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no Notice shall be required if any such insurance coverages shall have
lapsed); or
(c) should Tenant default in the due observance or
performance of any of the terms, covenants or agreements contained
herein to be performed or observed by it (other than as specified in
clauses (a) and (b) above) and such default shall continue for a period
of thirty (30) days after Notice thereof from Landlord to Tenant;
provided, however, that if such default is susceptible of cure but such
cure cannot be accomplished with due diligence within such period of
time and if, in addition, Tenant commences to cure or cause to be cured
such default within fifteen (15) days after Notice thereof from
Landlord and thereafter prosecutes the curing of such default with all
due diligence, such period of time shall be extended to such period of
time as may be necessary to cure such default with all due diligence;
or
(d) should a material event of default by Tenant or its
Affiliated Persons occur and be continuing beyond the expiration of any
applicable cure period under any of the Incidental Documents or the
Other Leases; or
(e) should any material representation or warranty made by
Tenant or any of its Affiliated Persons under or in connection with
this Agreement, any Incidental Document or the Other Leases, or in any
document, certificate or agreement delivered in connection herewith
prove to have been false in any material respect on the date when made
or deemed made and such default shall continue for a period of fifteen
(15) days after Notice thereof from Landlord to Tenant; provided,
however, that (x) if such default is susceptible of cure but such cure
cannot be accomplished with due diligence within such period of time
and if, in addition, Tenant commences to cure or cause to be cured such
default within fifteen (15) days after Notice thereof from Landlord and
thereafter prosecutes the curing of such default with all due
diligence, such period of time shall be extended to such period of time
as may be necessary to cure such default with all due diligence; or
(f) should Tenant generally not be paying its debts as they
become due or should Tenant make a general assignment for the benefit
of creditors; or
(g) should any petition be filed by or against Tenant under
the Federal bankruptcy laws, or should any other proceeding be
instituted by or against Tenant seeking to adjudicate it a bankrupt or
insolvent, or seeking liquidation, reorganization, arrangement,
adjustment or
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composition of it or its debts under any law relating to bankruptcy,
insolvency or reorganization or relief of debtors, or seeking the entry
of an order for relief or the appointment of a receiver, trustee,
custodian or other similar official for Tenant or for any substantial
part of the property of Tenant and such proceeding is not dismissed
within ninety (90) days after institution thereof, or should Tenant
take any action to authorize any of the actions set forth above in this
paragraph; or
(h) should Tenant cause or institute any proceeding for its
dissolution or termination; or
(i) should an event of default occur and be continuing under
any mortgage which is secured by Tenant's leasehold interest hereunder
or should the mortgagee under any such mortgage accelerate the
indebtedness secured thereby or commence a foreclosure action in
connection with said mortgage; provided, however, that (x) if such
default is susceptible of cure but such cure cannot be accomplished
with due diligence within such period of time and if, in addition,
Tenant commences to cure or cause to be cured such default within
fifteen (15) days after Notice thereof from Landlord and thereafter
prosecutes the curing of such default with all due diligence, such
period of time shall be extended to such period of time as may be
necessary to cure such default with all due diligence; or
(j) unless Tenant shall be contesting such lien or
attachment in good faith in accordance with Article 8, should the
estate or interest of Tenant in the Leased Property or any part thereof
be levied upon or attached in any proceeding and the same shall not be
vacated, discharged or fully bonded or otherwise secured to the
reasonable satisfaction of Landlord within the later of (x) one hundred
and twenty (120) days after commencement thereof, unless the amount in
dispute is less than $250,000, in which case Tenant shall give notice
to Landlord of the dispute but Tenant may defend in any suitable way,
and (y) thirty (30) days after receipt by Tenant of Notice thereof from
Landlord; or
(k) should Tenant at any time cease to be a direct or
indirect Subsidiary of the Guarantor, except as expressly permitted by
Article 16;
then, and in any such event, Landlord, in addition to all other remedies
available to it, may terminate this Agreement by giving Notice thereof to Tenant
and upon the expiration of the time, if any, fixed in such Notice, this
Agreement shall terminate and all rights of Tenant under this Agreement shall
cease. Landlord
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shall have and may exercise all rights and remedies available at law and in
equity to Landlord as a result of Tenant's breach of this Agreement.
Landlord hereby agrees and consents to any cure of any Default or Event
of Default tendered or performed by the Guarantor within the same cure period
afforded to Tenant herein.
12.2 Remedies. None of (a) the termination of this Agreement pursuant
to Section 12.1, (b) the repossession of the Leased Property or any portion
thereof, (c) the failure of Landlord to re-let the Leased Property or any
portion thereof, nor (d) the reletting of all or any portion of the Leased
Property, shall relieve Tenant of its liability and obligations hereunder, all
of which shall survive any such termination, repossession or re-letting. In the
event of any such termination, Tenant shall forthwith pay to Landlord all Rent
due and payable with respect to the Leased Property through and including the
date of such termination. Thereafter, Tenant, until the end of what would have
been the Term of this Agreement in the absence of such termination, and whether
or not the Leased Property or any portion thereof shall have been re-let, shall
be liable to Landlord for, and shall pay to Landlord, as current damages, the
Rent and other charges which would be payable hereunder for the remainder of the
Term had such termination not occurred, less the net proceeds, if any, of any
re-letting of the Leased Property, after deducting all reasonable expenses in
connection with such reletting, including, without limitation, all repossession
costs, brokerage commissions, legal expenses, attorneys' fees, advertising,
expenses of employees, alteration costs and expenses of preparation for such
reletting. Tenant shall pay such current damages to Landlord monthly on the days
on which the Minimum Rent would have been payable hereunder if this Agreement
had not been so terminated with respect to such of the Leased Property.
At any time after such termination, whether or not Landlord shall have
collected any Rent owing and due up to and including the date of termination of
this Agreement, as liquidated final damages beyond the date of such termination
and in lieu of Landlord's right to receive any other damages due to the
termination of this Agreement, at Landlord's election, Tenant shall pay to
Landlord an amount equal to the present value (discounted at the Interest Rate)
of the excess, if any, of the Rent and other charges which would be payable
hereunder from the date of such termination (assuming that, for the purposes of
this paragraph, annual payments by Tenant on account of Impositions and
Additional Rent would be the same as payments required for the immediately
preceding thirteen Accounting Periods, or if less than thirteen Accounting
Periods have expired since the Commencement Date, the payments required for such
lesser period
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projected to an annual amount) for what would be the then unexpired term of this
Agreement if the same remained in effect, over the fair market rental for the
same period; provided, however, that Tenant shall be entitled to a credit from
Landlord in the amount of any unapplied balance of the Retained Funds, whereupon
Landlord and its Affiliated Persons shall have no further obligation to pay the
portion of the Retained Funds so credited to Tenant or any of its Affiliated
Persons. Nothing contained in this Agreement shall, however, limit or prejudice
the right of Landlord to prove and obtain in proceedings for bankruptcy or
insolvency an amount equal to the maximum allowed by any statute or rule of law
in effect at the time when, and governing the proceedings in which, the damages
are to be proved, whether or not the amount be greater than, equal to, or less
than the amount of the loss or damages referred to above.
In case of any Event of Default, re-entry, expiration and dispossession
by summary proceedings or otherwise, Landlord may (a) relet the Leased Property
or any part or parts thereof, either in the name of Landlord or otherwise, for a
term or terms which may at Landlord's option, be equal to, less than or exceed
the period which would otherwise have constituted the balance of the Term and
may grant concessions or free rent to the extent that Landlord considers
advisable and necessary to relet the same, and (b) may make such reasonable
alterations, repairs and decorations in the Leased Property or any portion
thereof as Landlord, in its sole and absolute discretion, considers advisable
and necessary for the purpose of reletting the Leased Property; and the making
of such alterations, repairs and decorations shall not operate or be construed
to release Tenant from liability hereunder as aforesaid. Subject to the last
sentence of this paragraph, Landlord shall in no event be liable in any way
whatsoever for any failure to relet all or any portion of the Leased Property,
or, in the event that the Leased Property is relet, for failure to collect the
rent under such reletting. To the maximum extent permitted by law, Tenant hereby
expressly waives any and all rights of redemption granted under any present or
future laws in the event of Tenant being evicted or dispossessed, or in the
event of Landlord obtaining possession of the Leased Property, by reason of the
occurrence and continuation of an Event of Default hereunder. Landlord covenants
and agrees, in the event of any termination of this Agreement as a result of an
Event of Default, to use reasonable efforts to mitigate its damages.
12.3 Tenant's Waiver. IF THIS AGREEMENT IS TERMINATED PURSUANT TO
SECTION 12.1 OR 12.2, TENANT WAIVES, TO THE EXTENT PERMITTED BY LAW, ANY RIGHT
TO A TRIAL BY JURY IN THE EVENT OF SUMMARY PROCEEDINGS TO ENFORCE THE REMEDIES
SET FORTH IN THIS ARTICLE 12, AND THE BENEFIT OF ANY LAWS NOW OR HEREAFTER IN
FORCE EXEMPTING PROPERTY FROM LIABILITY FOR RENT OR FOR DEBT.
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12.4 Application of Funds. Any payments received by Landlord under any
of the provisions of this Agreement during the existence or continuance of any
Event of Default (and any payment made to Landlord rather than Tenant due to the
existence of any Event of Default) shall be applied to Tenant's current and past
due obligations under this Agreement in such order as Landlord may determine or
as may be prescribed by the laws of the State.
12.5 Landlord's Right to Cure Tenant's Default. If an Event of Default
shall have occurred and be continuing, Landlord, after Notice to Tenant (which
Notice shall not be required if Landlord shall reasonably determine immediate
action is necessary to protect person or property), without waiving or releasing
any obligation of Tenant and without waiving or releasing any Event of Default,
may (but shall not be obligated to), at any time thereafter, make such payment
or perform such act for the account and at the expense of Tenant, and may, to
the maximum extent permitted by law, enter upon the Leased Property or any
portion thereof for such purpose and take all such action thereon as, in
Landlord's sole and absolute discretion, may be necessary or appropriate
therefor. No such entry shall be deemed an eviction of Tenant. All reasonable
costs and expenses (including, without limitation, reasonable attorneys' fees)
incurred by Landlord in connection therewith, together with interest thereon (to
the extent permitted by law) at the Overdue Rate from the date such sums are
paid by Landlord until repaid, shall be paid by Tenant to Landlord, on demand.
12.6 Retained Funds. Notwithstanding any term or provision to the
contrary herein, in the event that this Agreement is terminated pursuant to
Section 12.1 or 12.2, Landlord shall credit any unapplied balance of the
Retained Funds to any claims or damages to which Landlord is entitled and to the
extent that any portion of the Retained Funds allocable to the Leased Property
remain after such credit, Landlord shall promptly pay such portion as provided
in the Purchase Agreement.
12.7 Good Faith Dispute. If Tenant shall in good faith dispute the
occurrence of any Default and Tenant, before the expiration of the applicable
cure period, shall give Notice thereof to Landlord, setting forth, in reasonable
detail, the basis therefor, no Event of Default shall be deemed to have occurred
and, provided Tenant shall escrow disputed amounts, if any, pursuant to an
escrow arrangement reasonably acceptable to Landlord and Tenant; provided,
however, that in the event of any such adverse determination, Tenant shall pay
to Landlord interest on any disputed funds at the Disbursement Rate, from the
date demand for such funds was made by Landlord until the date of final adverse
determination and, thereafter, at the Overdue Rate until paid. If Landlord and
Tenant shall fail, in good faith, to resolve any such dispute within ten (10)
Business Days after
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Tenant's Notice of dispute, either may submit the matter for resolution to a
court of competent jurisdiction. In the event that such court shall determine a
Default, in fact, exists, Tenant shall have the applicable cure period from the
date of the final non-appealable determination of the court to cure such
Default.
ARTICLE 13
HOLDING OVER
Any holding over by Tenant after the expiration or sooner termination
of this Agreement shall be treated as a daily tenancy at sufferance at a rate
equal to one and one half (1.5) times the Rent and other charges herein provided
(prorated on a daily basis). Tenant shall also pay to Landlord all damages
(direct or indirect) sustained by reason of any such holding over. Otherwise,
such holding over shall be on the terms and conditions set forth in this
Agreement, to the extent applicable. Nothing contained herein shall constitute
the consent, express or implied, of Landlord to the holding over of Tenant after
the expiration or earlier termination of this Agreement.
ARTICLE 14
LANDLORD'S NOTICE OBLIGATIONS; LANDLORD DEFAULT
14.1 Landlord Notice Obligation. Landlord shall give prompt Notice to
Tenant and the Manager of any matters affecting the Leased Property of which
Landlord receives written notice or actual knowledge and, to the extent Tenant
otherwise has no notice or actual knowledge thereof, Landlord shall be liable
for any liabilities, costs, damages or claims (including reasonable attorneys'
fees) arising from the failure to deliver such Notice to Tenant. Landlord shall
not amend any material agreement affecting the Leased Property without Tenant's
prior written consent, which consent shall not be unreasonably withheld,
conditioned or delayed.
14.2 Landlord's Default. If Landlord shall default in the performance
or observance of any of its covenants or obligations set forth in this Agreement
or if HPT shall default in its obligations under the HPT Guaranty or the Owner's
Agreement and any such default shall continue for a period of ten (10) days
after Notice thereof with respect to monetary defaults and thirty (30) days
after Notice thereof from Tenant to Landlord and any applicable Hotel Mortgagee,
or such additional period as may be reasonably required to correct the same, or
if a Landlord Default (as defined therein) shall occur and be continuing under
any of
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the Other Leases, Tenant may declare the occurrence of a "Landlord Default" by
giving Notice of such declaration to Landlord and to such Hotel Mortgagee.
Thereafter, Tenant may (but shall have no obligation to) cure the same and,
subject to the provisions of the following paragraph, invoice Landlord for costs
and expenses (including reasonable attorneys' fees and court costs) incurred by
Tenant in curing the same, together with interest thereon from the date Landlord
receives Tenant's invoice, at the Overdue Rate. Except as otherwise expressly
provided herein to the contrary, Tenant shall have no right to terminate this
Agreement for any default by Landlord hereunder and no right, for any such
default, to offset or counterclaim against any Rent or other charges due
hereunder.
If Landlord shall in good faith dispute the occurrence of any Landlord
Default and Landlord, before the expiration of the applicable cure period, shall
give Notice thereof to Tenant, setting forth, in reasonable detail, the basis
therefor, no Landlord Default shall be deemed to have occurred and Landlord
shall have no obligation with respect thereto until final adverse determination
thereof; provided, however, that in the event of any such adverse determination,
Landlord shall pay to Tenant interest on any disputed funds at the Disbursement
Rate, from the date demand for such funds was made by Tenant until the date of
final adverse determination and, thereafter, at the Overdue Rate until paid. If
Tenant and Landlord shall fail, in good faith, to resolve any such dispute
within ten (10) days after Landlord's Notice of dispute, either may submit the
matter for resolution to a court of competent jurisdiction.
14.3 Special Remedies for Landlord Funding Default. In the event of any
Landlord Default arising under Section 5.1.3(b), and after a decision in
Tenant's favor with respect thereto pursuant to Article 19, Tenant shall have
the right, in Tenant's sole discretion, in addition to all other remedies of
Tenant hereunder, to exercise any one or more of the following remedies:
(a) Tenant may fund the deficient amounts and offset the
aggregate amount thereof plus interest thereon from the date of funding
at the Disbursement Rate against any Additional Rent payable by Tenant
subsequent to the date of advance pursuant to this Agreement and the
Other Leases until recouped;
(b) Tenant may terminate the Franchise Agreement with
respect to the Leased Property (but not with respect to any of the
other Collective Leased Properties);
(c) Tenant may, notwithstanding the provisions of Section
5.4 or Article 16, engage a Manager who is not an Affiliated Person as
to Tenant or assign this Agreement or
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sublease all (but not less than all) of the Leased Property to a Person
who is not an Affiliated Person as to Tenant provided, in any such
case, such Person shall be reasonably acceptable to Landlord,
whereupon, this Agreement shall be amended to exclude the Leased
Property from the benefits and burdens of the Reserve; or
(d) Tenant may, provided that the Leased Property is not
then subject to a Hotel Mortgage or owned by any Person who acquired
title by, or any Person claiming by, through or under any Person who
acquired title by, foreclosure or deed in lieu thereof, terminate this
Agreement, whereupon, (i) the Other Leases shall be amended to (x)
eliminate any reference to this Agreement in the definition therein of
"Other Leases" and (y) eliminate any reference to the Leased Property
in the definition therein of "Collective Leased Properties", (ii) the
Limited Rent Guaranty shall terminate only with respect to and only to
the extent applicable to this Agreement and (iii) Landlord shall pay
any unapplied balance of the Retained Funds allocable to the Leased
Property as provided in the Purchase Agreement.
14.4 Remedy after Landlord Transfer. In the event Landlord shall
transfer its interest in the Leased Property other than to a Person who acquired
title by foreclosure or deed in lieu thereof, or any Person claiming by, through
or under such a Person, Tenant may, thereafter, upon the occurrence and during
the continuance of any Landlord Default, terminate this Agreement by thirty (30)
days prior Notice thereof to the then Landlord; provided, however, that if such
Landlord Default shall be cured prior to the expiration of such 30-day period,
such notice of termination shall be null and void.
14.5 Special Remedy after Landlord Default under Sections 10.2.4 and
11.3. If a Landlord Default shall occur in connection with Landlord's funding
obligations under Section 10.2.4 or Section 11.3, Tenant shall have the right,
in Tenant's sole discretion, in addition to all other remedies of Tenant
hereunder, to offset amounts Landlord has failed to disburse in accordance with
the terms thereof and as to which a Landlord Default has occurred against the
Minimum Rent and Additional Rent payable hereunder.
14.6 Special Remedy for Tenant under Section 22.8. If a Landlord
Default shall occur under Section 22.8, the Minimum Rent shall ▇▇▇▇▇ to the
extent of and during the duration of any interruption in Tenant's quiet
enjoyment of the Leased Property.
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ARTICLE 15
TRANSFERS BY LANDLORD
15.1 Transfer of Leased Property. Except as otherwise provided in
Article 20, Landlord shall not transfer the Leased Property, or any interest
therein, directly or indirectly, to any Person which: (i) does not have
sufficient financial resources to fulfill Landlord's obligations hereunder; (ii)
is in control of or controlled by Persons who have been convicted of felonies;
(iii) is engaged in the business of operating or franchising (as distinguished
from owning) a branded hotel chain having fifteen hundred (1,500) or more guest
rooms in competition with Tenant, the Guarantor or their Affiliated Persons or
(iv) fails expressly to assume, in writing, the obligations of Landlord under
this Agreement without the prior written consent of Tenant, which consent may be
given or withheld by Tenant in Tenant's sole and absolute discretion. For
purposes of this Section 5.1, a Person shall not be deemed to be in the business
of operating hotels in competition with Tenant, the Guarantor or their
Affiliated Persons solely by virtue of (x) the ownership of such hotels, either
directly or indirectly through Subsidiaries, Affiliated Persons and Entities, or
(y) holding a mortgage or mortgages secured by one or more hotels. Otherwise,
subject to the provisions of Section 15.2, Landlord may transfer the Leased
Property, or an interest therein, to any Person without the consent of, but upon
not less than ten (10) Business Days prior Notice to, Tenant.
15.2 Conditions of Transfer. Any transfer of the Leased Property
permitted by Section 15.1 shall be subject to the prior or simultaneous
satisfaction of the following conditions:
(a) The Retained Funds with respect to the Leased Property
shall, at the election of Landlord, (i) be deposited in an escrow
account on terms and conditions reasonably satisfactory to Tenant; (ii)
be treated as prepaid Minimum Rent for the last year of the Term and
Landlord and Tenant shall, prior to the transfer, enter into an
amendment to this Agreement reflecting such treatment, such amendment
to be in form and substance reasonably satisfactory to Landlord and
Tenant; (iii) be paid to Tenant at a discounted rate based on the
interest rate published in The Wall Street Journal for U.S. Treasury
Obligations having a maturity, closest in time to the last day of the
then current Term (including, for this purpose, all exercised Extended
Terms); or (iv) be likewise transferred to a successor obligor whose
unsecured long term debt is rated investment grade by a nationally
recognized rating agency or another successor obligor satisfactory to
Tenant in its sole discretion and all Landlord obligations with respect
to the same expressly assumed in writing pursuant to an assumption
agreement in form and substance reasonably satisfactory to
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Tenant and pursuant to which, inter alia, such successor obligor
expressly recognizes Tenant's right to receive the Retained Funds in
accordance with the terms of this Agreement;
(b) The definition of "Other Leases" and "Collective Leased
Properties" set forth in this Agreement shall be amended to eliminate
any references to any of the Other Leases or Collective Leased
Properties not simultaneously transferred to the successor to Landlord
under this
Agreement;
(c) If Landlord's interest under this Agreement shall be
transferred other than in connection with a transfer of Landlord's
interest under all of the Other Leases to the same transferee, a
portion of the then current balance in the Reserve shall be allocated
to the Leased Property, as reasonably determined by Tenant based on
Tenant's reasonable and good faith estimate as to the Leased Property's
projected requirements for Reserve fundings relative to the projected
requirements for Reserve fundings for the other Collective Leased
Properties;
(d) Any transferee of Landlord pursuant to this Article 15
shall expressly assume in writing the obligations of Landlord under
this Agreement; and
(e) Any overpayments of Additional Rent held by Landlord
shall be refunded to Tenant prior to such transfer.
ARTICLE 16
SUBLETTING AND ASSIGNMENT
16.1 Subletting and Assignment. Except as provided in Section 16.3,
Tenant shall not, without Landlord's prior written consent (which consent may be
given or withheld in Landlord's sole and absolute discretion), assign, mortgage,
pledge, hypothecate, encumber or otherwise transfer this Agreement or sublease
(which term shall be deemed to include the granting of concessions, licenses and
the like), all or any part of the Leased Property or suffer or permit this
Agreement or the leasehold estate created hereby or any other rights arising
under this Agreement to be assigned, transferred, mortgaged, pledged,
hypothecated or encumbered, in whole or in part, whether voluntarily,
involuntarily or by operation of law, or permit the use or operation of the
Leased Property by anyone other than Tenant, or the Leased Property to be
offered or advertised for assignment or subletting. For purposes of this Section
16.1, an assignment of this Agreement shall be deemed to include the
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following (for purposes of this Section 16.1, a "Corporate Transfer"): any
direct or indirect transfer of any interest in Tenant such that Tenant shall
cease to be a direct or indirect Subsidiary of the Guarantor or any transaction
pursuant to which Tenant is merged or consolidated with another Entity which is
not the Guarantor or an Affiliated Person of the Guarantor or pursuant to which
all or substantially all of Tenant's assets are transferred to any other Entity,
as if such change in control or transaction were an assignment of this Agreement
but shall not include any involuntary liens or attachments contested by Tenant
in good faith in accordance with Article 8.
Notwithstanding the foregoing if, after giving effect to a Corporate
Transfer, Tenant, or all or substantially all of Tenant's assets, would be owned
or controlled by a Person who would, in connection therewith, acquire all or
substantially all of the Residence Inn or Courtyard business of the Guarantor
and its direct and indirect Subsidiaries, provided that, in Landlord's
reasonable determination such Person and its controlling parties (x) shall have
sufficient expertise and financial resources to carry on the Residence Inn or
Courtyard business consistent with historical practices and (y) shall not be
convicted felons, Landlord shall, at Tenant's request, waive the restrictions
set forth in this Section 16.1 with respect to such Corporate Transfer and no
consent by Landlord shall be required with respect thereto. If Landlord fails to
give Notice of such waiver (or the withholding thereof) within twenty (20)
Business Days after Tenant's written request therefor, such waiver shall be
deemed given.
If this Agreement is assigned or if the Leased Property or any part
thereof are sublet (or occupied by anybody other than Tenant) Landlord may
collect the rents from such assignee, subtenant or occupant, as the case may be,
and apply the net amount collected to the Rent herein reserved, but no such col
lection shall be deemed a waiver of the provisions set forth in the first
paragraph of this Section 16.1, the acceptance by Landlord of such assignee,
subtenant or occupant, as the case may be, as a tenant, or a release of Tenant
from the future performance by Tenant of its covenants, agreements or
obligations contained in this Agreement.
No subletting or assignment shall in any way impair the continuing
primary liability of Tenant hereunder (unless Landlord and Tenant expressly
otherwise agree that Tenant shall be released from all obligations hereunder),
and no consent to any subletting or assignment in a particular instance shall be
deemed to be a waiver of the prohibition set forth in this Section 16.1. No
assignment, subletting or occupancy shall affect any Permitted Use. Any
subletting, assignment or other transfer of Tenant's interest under this
Agreement in contravention of this Section 16.1 shall be voidable at Landlord's
option.
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16.2 Required Sublease Provisions. Except for subleases entered into
for the purposes of complying with the liquor licensing laws of the State, any
sublease of all or any portion of the Leased Property entered into on or after
the date hereof shall provide (a) that it is subject and subordinate to this
Agreement and to the matters to which this Agreement is or shall be subject or
subordinate; (b) that in the event of termination of this Agreement or reentry
or dispossession of Tenant by Landlord under this Agreement, Landlord may, at
its option, terminate such sublease or take over all of the right, title and
interest of Tenant, as sublessor under such sublease, and such subtenant shall,
at Landlord's option, attorn to Landlord pursuant to the then executory
provisions of such sublease, except that neither Landlord nor any Hotel
Mortgagee, as holder of a mortgage or as Landlord under this Agreement, if such
mortgagee succeeds to that position, shall (i) be liable for any act or omission
of Tenant under such sublease, (ii) be subject to any credit, counterclaim,
offset or defense which theretofore accrued to such subtenant against Tenant,
(iii) be bound by any previous prepayment of more than one (1) Accounting
Period, (iv) be bound by any covenant of Tenant to undertake or complete any
construction of the Leased Property or any portion thereof, (v) be required to
account for any security deposit of the subtenant other than any security
deposit actually delivered to Landlord by Tenant, (vi) be bound by any
obligation to make any payment to such subtenant or grant any credits, except
for services, repairs, maintenance and restoration provided for under the
sublease that are performed after the date of such attornment, (vii) be
responsible for any monies owing by Tenant to the credit of such subtenant, or
(viii) be required to remove any Person oc cupying any portion of the Leased
Property; and (c), in the event that such subtenant receives a written Notice
from Landlord or any Hotel Mortgagee stating that an Event of Default has
occurred and is continuing, such subtenant shall thereafter be obligated to pay
all rentals accruing under such sublease directly to the party giving such
Notice or as such party may direct. All rentals received from such subtenant by
Landlord or the Hotel Mortgagee, as the case may be, shall be credited against
the amounts owing by Tenant under this Agreement and such sublease shall provide
that the subtenant thereunder shall, at the request of Landlord, execute a
suitable instrument in confirmation of such agreement to attorn. An original
counterpart of each such sublease and assignment and assumption, duly executed
by Tenant and such subtenant or assignee, as the case may be, in form and
substance reasonably satisfactory to Landlord, shall be delivered promptly to
Landlord and (a) in the case of an assignment, the assignee shall assume in
writing and agree to keep and perform all of the terms of this Agreement on the
part of Tenant to be kept and performed and shall be, and become, jointly and
severally liable with Tenant for the performance thereof and (b)
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in case of either an assignment or subletting, Tenant shall remain primarily
liable, as principal rather than as surety, for the prompt payment of the Rent
and for the performance and observance of all of the covenants and conditions to
be performed by Tenant hereunder.
The provisions of this Section 16.2 shall not be deemed a waiver of the
provisions set forth in the first paragraph of Section 16.1.
16.3 Permitted Sublease and Assignment. Notwithstanding the foregoing,
but subject to the provisions of Section 16.4 and any other express conditions
or limitations set forth herein, Tenant may, in each instance after Notice to
Landlord, (a) sublease space at the Leased Property for newsstand, gift shop,
parking garage, health club, restaurant, bar or commissary purposes or similar
concessions in furtherance of the Permitted Use, so long as such subleases do
not demise, in the aggregate, in excess of three thousand (3,000) square feet
(exclusive of any parking garage subleases), will not violate or affect any
Legal Requirement or Insurance Requirement, and Tenant shall provide such
additional insurance coverage applicable to the activities to be conducted in
such subleased space as Landlord and any Hotel Mortgagee may reasonably require;
and (b), in the event that there is a Corporate Transfer permitted pursuant to
Section 16.1, as a result of which all or substantially all of the assets with
respect to either, but not both, of the Residence Inn by Marriott or Courtyard
by Marriott brand are transferred to a Person that is not an Affiliated Person
as to Tenant, sublease the Leased Property or assign Tenant's rights under this
Agreement to an Affiliated Person as to Tenant or the Guarantor which retains
all or substantially all of the assets of the brand not so transferred, provided
all of the Collective Leased Properties or Other Leases operated under the same
brand are so subleased or assigned, as the case may be.
16.4 Sublease Limitation. For so long as Landlord or any Affiliated
Person as to Landlord shall seek to qualify as a real estate investment trust,
anything contained in this Agreement to the contrary notwithstanding, Tenant
shall not sublet the Leased Property on any basis such that the rental to be
paid by any sublessee thereunder would be based, in whole or in part, on either
(a) the income or profits derived by the business activities of such sublessee,
or (b) any other formula such that any portion of such sublease rental would
fail to qualify as "rents from real property" within the meaning of Section
856(d) of the Code, or any similar or successor provision thereto.
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ARTICLE 17
ESTOPPEL CERTIFICATES AND FINANCIAL STATEMENTS
17.1 Estoppel Certificates. At any time and from time to time, upon not
less than ten (10) Business Days prior Notice by either party, the party
receiving such Notice shall furnish to the other an Officer's Certificate
certifying that this Agreement is unmodified and in full force and effect (or
that this Agreement is in full force and effect as modified and setting forth
the modifications), the date to which the Rent has been paid, that no Default or
an Event of Default has occurred and is continuing or, if a Default or an Event
of Default shall exist, specifying in reasonable detail the nature thereof, and
the steps being taken to remedy the same, and such additional information as the
requesting party may reasonably request. If such additional information
reasonably requires more than ten (10) Business Days to provide, the party
furnishing such information shall be entitled to such additional period to
respond to such request as may be reasonably required under the circumstances.
Any such certificate furnished pursuant to this Section 17.1 may be relied upon
by the requesting party, its lenders and any prospective purchaser or mortgagee
of the Leased Property or the leasehold estate created hereby.
17.2 Financial Statements. Tenant shall furnish the following
statements to Landlord:
(a) as soon as publicly available or, in the event the same
shall no longer be required to be made public, within forty-five (45)
days after each of the first three Fiscal Quarters of any Fiscal Year,
the most recent Consolidated Financials;
(b) as soon as publicly available or, in the event the same
shall no longer be required to be made public, within ninety (90) days
after the end of each Fiscal Year, the most recent Consolidated
Financials for such year, certified by an independent certified public
accountant;
(c) within thirty (30) days after the end of each Accounting
Period, an unaudited operating statement prepared on a Hotel by Hotel
basis, including occupancy percentages and average rate; and
(d) promptly after the sending or filing thereof, copies of
all reports which Tenant or the Guarantor sends to its security holders
generally, and copies of all periodic reports which Tenant or the
Guarantor files with the SEC or any stock exchange on which its shares
are listed or traded.
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In addition, Tenant shall provide Landlord with information relating to
Tenant and its operation of the Leased Property that (a) may be required in
order for Landlord to prepare financial statements in accordance with GAAP or to
comply with applicable securities laws and regulations and the SEC's
interpretation thereof and (b) is of the type that the Guarantor and its
Affiliated Persons customarily prepare for other hotel owners; provided,
however, that (i) Tenant reserves the right, in good faith, to challenge and
require Landlord to use commercially reasonable efforts to challenge any
assertion by the SEC, any other applicable regulatory authority, or Landlord's
independent public accountants that applicable law, regulations or GAAP require
the provision or publication of Proprietary Information, (ii) Landlord shall
not, without Tenant's consent (which consent shall not be unreasonably withheld,
delayed or conditioned), acquiesce to any such challenged assertion until
Landlord has exhausted all reasonable available avenues of administrative
review, and (iii) Landlord shall consult with Tenant in pursuing any such
challenge and will allow Tenant to participate therein if and to the extent that
Tenant so elects. Landlord acknowledges that the foregoing does not constitute
an agreement by Tenant either to join in any Landlord filing with or appearance
before the SEC or any other regulatory authority or to take or consent to any
other action which would cause Tenant to be liable to any third party for any
statement or information other than those statements incorporated by reference
pursuant to clause (a) above.
Subject to any Hotel Mortgagee entering into such confidentiality
agreement with Tenant as Tenant may reasonably require, Landlord may at any
time, and from time to time, provide any Hotel Mortgagee with copies of any of
the foregoing statements.
In addition, Landlord shall have the right, from time to time at
Landlord's sole cost and expense, upon reasonable Notice, during Tenant's
customary business hours, to cause Tenant's books and records with respect to
the Leased Property to be audited by auditors selected by Landlord at the place
where such books and records are customarily kept, provided that, prior to
conducting such audit, Landlord shall enter into a confidentiality agreement
with Tenant, such agreement to be in form and substance reasonably satisfactory
to Landlord, Tenant and the Guarantor.
17.3 General Operations. Tenant shall furnish to Landlord, not less
than seventy-five (75) days after the commencement of any Fiscal Year, proposed
annual budgets in a form consistent with the then standards for the same brand
of hotels as the Hotel setting forth projected income and costs and expenses
projected to be incurred by Tenant in managing, leasing, maintaining and
operating the Hotel during the then current Fiscal Year.
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ARTICLE 18
LANDLORD'S RIGHT TO INSPECT
Tenant shall permit Landlord and its authorized representatives to
inspect the Leased Property during usual business hours upon not less than
twenty-four (24) hours' notice and to make such repairs as Landlord is permitted
or required to make pursuant to the terms of this Agreement, provided that any
inspection or repair by Landlord or its representatives will not unreasonably
interfere with Tenant's use and operation of the Leased Property and further
provided that in the event of an emergency, as determined by Landlord in its
reasonable discretion, prior Notice shall not be necessary.
ARTICLE 19
ALTERNATIVE DISPUTE RESOLUTION
19.1 Negotiation and Mediation. Any and all disputes or disagreements
arising out of or relating to Landlord's obligations to disburse funds pursuant
to Section 5.1.3(b) shall be resolved through negotiations or, at the election
of either party, if the dispute is not so resolved within 30 days after Notice
from either party commencing such negotiations, through mediation or, at the
election of either party if such mediation has not conclusively resolved such
dispute within ninety (90) days after commencement thereof, by binding
arbitration conducted in accordance with Section 19.2.
19.2 Arbitration.
(a) The party electing arbitration pursuant to Section 19.1
shall give Notice to that effect to the other party and shall in such
Notice appoint an individual as arbitrator on its behalf. Within 15
days after such Notice, the other party, by Notice to the initiating
party, shall appoint a second individual as arbitrator on its behalf.
The arbitrators thus appointed shall appoint a third individual, and
such three arbitrators shall as promptly as possible determine such
dispute; provided, however, that:
(i) if the second arbitrator shall not have been appointed as
aforesaid, the first arbitrator shall proceed to determine
such dispute; and
(ii) if the two (2) arbitrators appointed by the parties shall be
unable to agree, within 15 days after the appointment of the
second arbitrator, upon the appointment of a third
arbitrator, they shall give
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written Notice to the parties of such failure to agree, and,
if the parties fail to agree upon the selection of a third
arbitrator within 15 days after the arbitrators appointed by
the parties give Notice as aforesaid, then either of the
parties upon Notice to the other party may request such
appointment by the then Chief Judge of the United States
District Court for the State of Maryland, or in such Judge's
absence, refusal, failure or inability to act, may apply for
a court appointment of such third arbitrator.
(b) Each arbitrator shall be a fit and impartial person who
shall have had at least five years' experience in the operation or
ownership of hotel properties.
(c) The arbitration shall be conducted within the State of
Maryland and, to the extent consistent with this Section 19.2, in
accordance with the rules of the American Arbitration Association. The
arbitrators shall render their decision and award, upon the concurrence
of at least two of their number, within 30 days after the appointment
of the third arbitrator. Such decision and award shall be in writing
and shall be final, binding and enforceable against the parties and
shall be non-appealable, and counterpart copies thereof shall be
delivered to each of the parties. In rendering such decision and award,
the arbitrators shall not add to, subtract from or otherwise modify the
provisions of this Agreement. Judgment may be had on the decision and
award of the arbitrator(s) so rendered in any court of competent
jurisdiction.
(d) Each party shall pay the fees and expenses of the one of
the two original arbitrators appointed by or for such party, and the
fees and expenses of the third arbitrator and all other expenses of the
arbitration (other than the fees and disbursements of attorneys or
witnesses for each party) shall be borne by the parties equally.
ARTICLE 20
HOTEL MORTGAGES
20.1 Landlord May Grant Liens. Without the consent of Tenant, Landlord
may, subject to the terms and conditions set forth in this Section 20.1, from
time to time, directly or indirectly, create or otherwise cause to exist any
lien, encumbrance or title retention agreement ("Encumbrance") upon the Leased
Property, or any portion thereof or interest therein, whether to secure any
borrowing or other means of financing or
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refinancing, provided that any such Encumbrance shall not secure a maximum
principal amount in excess of (x) seventy percent (70%) of the Allocable
Purchase Price of the Leased Property if secured only by the Leased Property or
sixty percent (60%) of the Allocable Purchase Prices of such Collective Leased
Properties as secure such Encumbrance if secured by the Leased Property and one
or more of the other Collective Leased Properties or (y) a sixty percent (60%)
loan to value ratio if one or more of the Collective Leased Properties are
pooled with other Marriott brand properties. Any such Encumbrance shall provide
(subject to Section 20.2) that it is subject to the rights of Tenant under this
Agreement. Landlord shall not cross collateralize the Leased Property with any
property which is not flagged as a Marriott brand.
20.2 Subordination of Lease. Subject to Section 20.1 and this Section
20.2, upon Notice from Landlord, Tenant shall execute and deliver an agreement,
in form and substance reasonably satisfactory to Landlord and Tenant,
subordinating this Agreement to any Encumbrance permitted pursuant to Section
20.1; provided, however, that such subordination shall be on the express
condition that the terms of this Agreement shall be recognized by the mortgagee
or holder of the deed of trust and any purchaser of the Leased Property at any
foreclosure sale (a "Successful Purchaser") and that such mortgagee, holder or
Successful Purchaser shall honor and be bound by this Agreement and that,
notwithstanding any default by Landlord under such Encumbrance or any
foreclosure thereof, Tenant's possession of the Leased Property and rights and
obligations under this Agreement shall not be affected thereby and this
Agreement shall not be terminated other than in accordance with its terms. The
foregoing agreements shall be binding on any purchaser of the Leased Property at
foreclosure. Any mortgage or deed of trust to which this Agreement is, at the
time referred to, subject and subordinate, is herein called "Superior Mortgage"
and the holder, trustee or beneficiary of a Superior Mortgage is herein called
"Superior Mortgagee". Tenant shall have no obligations under any Superior
Mortgage other than those expressly set forth in this Section 20.2.
If any Superior Mortgagee or the nominee or designee of any Superior
Mortgagee or any Successful Purchaser, shall succeed to the rights of Landlord
under this Agreement (any such person, "Successor Landlord"), whether through
possession or foreclosure action or delivery of a new lease or deed, or
otherwise, such Successor Landlord shall recognize Tenant's rights under this
Agreement as herein provided and Tenant shall attorn to and recognize the
Successor Landlord as Tenant's landlord under this Agreement and Tenant shall
promptly execute and deliver any instrument that such Successor Landlord may
reasonably request to evidence such attornment (provided that such instrument
does not
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alter the terms of this Agreement), whereupon, this Agreement shall continue in
full force and effect as a direct lease between the Successor Landlord and
Tenant upon all of the terms, conditions and covenants as are set forth in this
Agreement, except that the Successor Landlord (unless formerly the landlord
under this Agreement or its nominee or designee) shall not be (a) liable in any
way to Tenant for any act or omission, neglect or default on the part of any
prior Landlord under this Agreement, (b) responsible for any monies owing by or
on deposit with any prior Landlord to the credit of Tenant (except to the extent
actually paid or delivered to the Successor Landlord), (c) subject to any
counterclaim or setoff which theretofore accrued to Tenant against any prior
Landlord, (d) bound by any modification of this Agreement subsequent to such
Superior Lease or Mortgage, or by any previous prepayment of Minimum Rent or
Additional Rent for more than one (1) month in advance of the date due
hereunder, which was not approved in writing by the Superior Landlord or the
Superior Mortgagee thereto, (e) liable to Tenant beyond the Successor Landlord's
interest in the Leased Property and the rents, income, receipts, revenues,
issues and profits issuing from the Leased Property, or (f) required to remove
any Person occupying the Leased Property or any part thereof, except if such
person claims by, through or under the Successor Landlord. Tenant agrees at any
time and from time to time to execute a suitable instrument in confirmation of
Tenant's agreement to attorn, as aforesaid and Landlord agrees to provide Tenant
with an instrument of nondisturbance and attornment from each such Superior
Mortgagee and Superior Landlord in form and substance reasonably satisfactory to
Tenant. Notwithstanding the foregoing, any Successor Landlord and/or Superior
Mortgagee shall be liable to pay to Tenant any portions of insurance proceeds or
Awards received by the Successor Landlord and/or Superior Mortgagee required to
be paid to Tenant pursuant to the terms of this Agreement, and, as a condition
to any mortgage, lien or lease in respect of the Leased Property, and the
subordination of this Agreement thereto, the mortgagee, lienholder or lessor, as
applicable, shall expressly agree, for the benefit of Tenant, to make such
payments, which agreement shall be embodied in an instrument in form reasonably
satisfactory to Tenant.
20.3 Notices. Subsequent to the receipt by Tenant of Notice from
Landlord as to the identity of any Hotel Mortgagee which complies with Section
20.1 and 20.2 (which Notice shall be accompanied by a copy of the applicable
mortgage or lease), no notice from Tenant to Landlord as to the Leased Property
shall be effective unless and until a copy of the same is given to such Hotel
Mortgagee at the address set forth in the above described Notice, and the curing
of any of Landlord's defaults by such Hotel Mortgagee or ground lessor shall be
treated as performance by Landlord.
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ARTICLE 21
ADDITIONAL COVENANTS OF TENANT
21.1 Conduct of Business. Tenant shall not engage in any business other
than the leasing and operation of the Collective Leased Properties and
activities incidental thereto and shall do or cause to be done all things
necessary to preserve, renew and keep in full force and effect and in good
standing its corporate existence and its rights and licenses necessary to
conduct such business.
21.2 Maintenance of Accounts and Records. Tenant shall keep true
records and books of account of Tenant in which full, true and correct entries
will be made of dealings and transactions in relation to the business and
affairs of Tenant in accordance with GAAP, where applicable.
21.3 Notice of Litigation, Etc. Tenant shall give prompt Notice to
Landlord of any litigation or any administrative proceeding to which it may
hereafter become a party of which Tenant has notice or actual knowledge which
involves a potential liability equal to or greater than Two Hundred Fifty
Thousand Dollars ($250,000) or which may otherwise result in any material
adverse change in the business, operations, property, prospects, results of
operation or condition, financial or other, of Tenant. Forthwith upon Tenant
obtaining knowledge of any Default, Event of Default or any default or event of
default under any agreement relating to Indebtedness for money borrowed in an
aggregate amount exceeding, at any one time, Two Hundred Fifty Thousand Dollars
($250,000), or any event or condition that would be required to be disclosed in
a current report filed by Tenant on Form 8-K or in Part II of a quarterly report
on Form 10-Q if Tenant were required to file such reports under the Securities
Exchange Act of 1934, as amended, Tenant shall furnish Notice thereof to
Landlord specifying the nature and period of existence thereof and what action
Tenant has taken or is taking or proposes to take with respect thereto.
21.4 Indebtedness of Tenant. Tenant shall not create, incur, assume or
guarantee, or permit to exist, or become or remain liable directly or indirectly
upon, any Indebtedness except the following:
(a) Indebtedness of Tenant to Landlord;
(b) Indebtedness of Tenant for Impositions, to the extent
that payment thereof shall not at the time be required to be made in
accordance with the provisions of Article 8;
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(c) Indebtedness of Tenant in respect of judgments or awards
(i) which have been in force for less than the applicable appeal period
and in respect of which execution thereof shall have been stayed
pending such appeal or review, or (ii) which are fully covered by
insurance payable to Tenant, or (iii) which are for an amount not in
excess of $250,000 in the aggregate at any one time outstanding and (x)
which have been in force for not longer than the applicable appeal
period, so long as execution is not levied thereunder or (y) in respect
of which an appeal or proceedings for review shall at the time be
prosecuted in good faith in accordance with the provisions of Article
8, and in respect of which execution thereof shall have been stayed
pending such appeal or review;
(d) unsecured borrowings of Tenant from its Affiliated
Persons which are by their terms expressly subordinate pursuant to a
Subordination Agreement to the payment and performance of Tenant's
obligations under this Agreement; or
(e) Indebtedness for purchase money financing in accordance
with Section 21.9(a) and other indebtedness incurred in the ordinary
course of Tenant's business, including the leasing of personal
property.
21.5 Financial Condition of Tenant. As of the date of this Agreement,
Tenant's Tangible Net Worth is an amount at least equal to the aggregate of one
year's Minimum Rent payable pursuant to this Agreement and the Other Leases; it
being expressly understood and agreed that the Retained Funds may for such
purpose be counted as equity at the full amount thereof (without any discount as
to its value for any reason, notwithstanding anything to the contrary provided
for by GAAP) if such amounts are contributed to Tenant.
21.6 Distributions, Payments to Affiliated Persons, Etc. Tenant shall
not declare, order, pay or make, directly or indirectly, any Distributions or
any payment to any Affiliated Person of Tenant (other than payments in the
ordinary course of business on commercially reasonable terms and payments
pursuant to the terms of the Franchise Agreement) or set apart any sum or
property therefor, or agree to do so, if, at the time of such proposed action,
or immediately after giving effect thereto, any Event of Default shall exist;
provided, however, that Tenant may resume making such Distributions if Landlord
shall not commence, within ninety (90) days after Notice by Landlord to Tenant
of the occurrence of any such Event of Default, to enforce its rights and
remedies with respect thereto and diligently pursue enforcement of such rights
and remedies thereafter.
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21.7 Prohibited Transactions. At any time an Event of Default shall
have occurred and be continuing, Tenant shall not permit to exist or enter into
any agreement or arrangement (other than the Franchise Agreement) whereby it
engages in a transaction of any kind with any Affiliated Person as to Tenant,
except on terms and conditions which are commercially reasonable.
21.8 Liens and Encumbrances. Except as permitted by Section 7.1, Tenant
shall not create or incur or suffer to be created or incurred or to exist any
Lien on this Agreement or any of Tenant's assets, properties, rights or income,
or any of its interest therein, now or at any time hereafter owned, other than:
(a) Security interests securing the purchase price of
equipment or personal property whether acquired before or after the
Commencement Date; provided, however, that (i) such Lien shall at all
times be confined solely to the asset in question and (ii) the
aggregate principal amount of Indebtedness secured by any such Lien
shall not exceed the cost of acquisition or construction of the
property subject thereto;
(b) Permitted Encumbrances;
(c) As permitted pursuant to Section 21.5; and
(d) Liens which do not exceed $250,000 in the aggregate and
which are fully bonded or otherwise secured to the reasonable
satisfaction of Landlord.
21.9 Merger; Sale of Assets; Etc. Except as expressly permitted by
Article 16, Tenant shall not (i) sell, lease (as lessor or sublessor), transfer
or otherwise dispose of, or abandon, all or any material portion of its assets
(including capital stock) or business to any Person, (ii) merge into or with or
consolidate with any other Entity, or (iii) sell, lease (as lessor or
sublessor), transfer or otherwise dispose of, or abandon, any personal property
or fixtures or any real property; provided, however, that, notwithstanding the
provisions of clause (iii) preceding, Tenant may dispose of equipment or
fixtures which have become inadequate, obsolete, worn-out, unsuitable,
undesirable or unnecessary, provided substitute equipment or fixtures having
equal or greater value and utility (but not necessarily having the same
function) have been provided.
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ARTICLE 22
MISCELLANEOUS
22.1 Limitation on Payment of Rent. All agreements between Landlord and
Tenant herein are hereby expressly limited so that in no contingency or event
whatsoever, whether by reason of acceleration of Rent, or otherwise, shall the
Rent or any other amounts payable to Landlord under this Agreement exceed the
maximum permissible under applicable law, the benefit of which may be asserted
by Tenant as a defense, and if, from any circumstance whatsoever, fulfillment of
any provision of this Agreement, at the time performance of such provision shall
be due, shall involve transcending the limit of validity prescribed by law, or
if from any circumstances Landlord should ever receive as fulfillment of such
provision such an excessive amount, then, ipso facto, the amount which would be
excessive shall be applied to the reduction of the installment(s) of Minimum
Rent next due and not to the payment of such excessive amount. This provision
shall control every other provision of this Agreement and any other agreements
between Landlord and Tenant.
22.2 No Waiver. No failure by Landlord or Tenant to insist upon the
strict performance of any term hereof or to exercise any right, power or remedy
consequent upon a breach thereof, and no acceptance of full or partial payment
of Rent during the continuance of any such breach, shall constitute a waiver of
any such breach or of any such term. To the maximum extent permitted by law, no
waiver of any breach shall affect or alter this Agreement, which shall continue
in full force and effect with respect to any other then existing or subsequent
breach.
22.3 Remedies Cumulative. To the maximum extent permitted by law, each
legal, equitable or contractual right, power and remedy of Landlord or Tenant,
now or hereafter provided either in this Agreement or by statute or otherwise,
shall be cumulative and concurrent and shall be in addition to every other
right, power and remedy and the exercise or beginning of the exercise by
Landlord or Tenant (as applicable) of any one or more of such rights, powers and
remedies shall not preclude the simultaneous or subsequent exercise by Landlord
of any or all of such other rights, powers and remedies.
22.4 Severability. Any clause, sentence, paragraph, section or
provision of this Agreement held by a court of competent jurisdiction to be
invalid, illegal or ineffective shall not impair, invalidate or nullify the
remainder of this Agreement, but rather the effect thereof shall be confined to
the clause, sentence, paragraph, section or provision so held to be invalid,
illegal or ineffective, and this Agreement shall be
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construed as if such invalid, illegal or ineffective provisions had never been
contained therein.
22.5 Acceptance of Surrender. No surrender to Landlord of this
Agreement or of the Leased Property or any part thereof, or of any interest
therein, shall be valid or effective unless agreed to and accepted in writing by
Landlord and no act by Landlord or any representative or agent of Landlord,
other than such a written acceptance by Landlord, shall constitute an acceptance
of any such surrender.
22.6 No Merger of Title. It is expressly acknowledged and agreed that
it is the intent of the parties that there shall be no merger of this Agreement
or of the leasehold estate created hereby by reason of the fact that the same
Person may acquire, own or hold, directly or indirectly this Agreement or the
leasehold estate created hereby and the fee estate or ground landlord's interest
in the Leased Property.
22.7 Conveyance by Landlord. If Landlord or any successor owner of all
or any portion of the Leased Property shall convey all or any portion of the
Leased Property in accordance with the terms hereof (specifically including
Article 15) other than as security for a debt, and the grantee or transferee of
such of the Leased Property shall expressly assume all obligations of Landlord
hereunder arising or accruing from and after the date of such conveyance or
transfer, Landlord or such successor owner, as the case may be, shall thereupon
be released from all future li abilities and obligations of Landlord under this
Agreement with respect to such of the Leased Property arising or accruing from
and after the date of such conveyance or other transfer and all such future
liabilities and obligations shall thereupon be binding upon the new owner.
22.8 Quiet Enjoyment. Provided that no Event of Default shall have
occurred and be continuing, Tenant shall peaceably and quietly have, hold and
enjoy the Leased Property for the Term, free of hindrance or molestation by
Landlord or anyone claiming by, through or under Landlord, but subject to (a)
any Encumbrance permitted under Article 20 or otherwise permitted to be created
by Landlord hereunder, (b) all Permitted Encumbrances, (c) liens as to
obligations of Landlord that are either not yet due or which are being contested
in good faith and by proper proceedings, provided the same do not materially
interfere with Tenant's ability to operate the Hotel and (d) liens that have
been consented to in writing by Tenant. Except as otherwise provided in this
Agreement, no failure by Landlord to comply with the foregoing covenant shall
give Tenant the right to cancel or terminate this Agreement or ▇▇▇▇▇, reduce or
make a deduction from or offset against the Rent or any other sum payable under
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this Agreement, or to fail to perform any other obligation of Tenant hereunder.
22.9 Memorandum of Lease. Neither Landlord nor Tenant shall record this
Agreement. However, Landlord and Tenant shall promptly, upon the request of the
other, enter into a short form memorandum of this Agreement, in form suitable
for recording under the laws of the State in which reference to this Agreement,
and all options contained herein, shall be made. The parties shall share equally
all costs and expenses of recording such memorandum.
22.10 Notices.
(a) Any and all notices, demands, consents, approvals,
offers, elections and other communications required or permitted under
this Agreement shall be deemed adequately given if in writing and the
same shall be delivered either in hand, by telecopier with written
acknowledgment of receipt, or by mail or Federal Express or similar
expedited commercial carrier, addressed to the recipient of the notice,
postpaid and registered or certified with return receipt requested (if
by mail), or with all freight charges prepaid (if by Federal Express or
similar carrier).
(b) All notices required or permitted to be sent hereunder
shall be deemed to have been given for all purposes of this Agreement
upon the date of acknowledged receipt, in the case of a notice by
telecopier, and, in all other cases, upon the date of receipt or
refusal, except that whenever under this Agreement a notice is either
received on a day which is not a Business Day or is required to be
delivered on or before a specific day which is not a Business Day, the
day of receipt or required delivery shall automatically be extended to
the next Business Day.
(c) All such notices shall be addressed,
if to Landlord to:
c/o Hospitality Properties Trust
▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇▇
▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇
Attn: ▇▇. ▇▇▇▇ ▇. ▇▇▇▇▇▇
[Telecopier No. (▇▇▇) ▇▇▇-▇▇▇▇]
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with a copy to:
▇▇▇▇▇▇▇▇ & Worcester LLP
▇▇▇ ▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇▇
▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇
Attn: ▇▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇, Esq.
[Telecopier No. (▇▇▇) ▇▇▇-▇▇▇▇]
if to Tenant to:
Marriott International, Inc.
▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇, ▇▇▇▇. 52-924.11
▇▇▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇ ▇▇▇▇▇
Attn: Treasurer
[Telecopier No. (▇▇▇) ▇▇▇-▇▇▇▇]
with a copy to:
Marriott International, Inc.
▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇, ▇▇▇▇. 52-923.00
▇▇▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇ ▇▇▇▇▇
Attn: Lodging Operations Attorney
[Telecopier No. (▇▇▇) ▇▇▇-▇▇▇▇]
(d) By notice given as herein provided, the parties hereto
and their respective successors and assigns shall have the right from
time to time and at any time during the term of this Agreement to
change their respective addresses effective upon receipt by the other
parties of such notice and each shall have the right to specify as its
address any other address within the United States of America.
22.11 Construction; Nonrecourse. Anything contained in this Agreement
to the contrary notwithstanding, all claims against, and liabilities of, Tenant
or Landlord arising prior to any date of termination or expiration of this
Agreement with respect to the Leased Property shall survive such termination or
expiration. In no event shall Landlord be liable for any consequential damages
suffered by Tenant as the result of a breach of this Agreement by Landlord.
Neither this Agreement nor any provision hereof may be changed, waived,
discharged or terminated except by an instrument in writing signed by all the
parties thereto. All the terms and provisions of this Agreement shall be binding
upon and inure to the benefit of the parties hereto and their respective
permitted successors and assigns. Each term or provision of this Agreement to be
performed by Tenant shall be construed as an independent covenant and condition.
Time is of the essence with respect to the exercise of any rights of Tenant or
Landlord under this Agreement. Except as otherwise set forth in this Agreement,
any obligations arising prior to the expiration or sooner termination of this
Agreement
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of Tenant (including without limitation, any monetary, repair and
indemnification obligations) and Landlord shall survive the expiration or sooner
termination of this Agreement; provided, however, that each party shall be
required to give the other Notice of any such surviving and unsatisfied
obligations within one year after the expiration or sooner termination of this
Agreement. Except as otherwise expressly provided with respect to the Retained
Funds, nothing contained in this Agreement shall be construed to create or
impose any liabilities or obligations and no such liabilities or obligations
shall be imposed on any of the shareholders, beneficial owners, direct or
indirect, officers, directors, trustees, employees or agents of Landlord or
Tenant for the payment or performance of the obligations or liabilities of
Landlord or Tenant hereunder.
22.12 Counterparts; Headings. This Agreement may be executed in two or
more counterparts, each of which shall constitute an original, but which, when
taken together, shall constitute but one instrument and shall become effective
as of the date hereof when copies hereof, which, when taken together, bear the
signatures of each of the parties hereto shall have been signed. Headings in
this Agreement are for purposes of reference only and shall not limit or affect
the meaning of the provisions hereof.
22.13 Applicable Law, Etc. This Agreement shall be interpreted,
construed, applied and enforced in accordance with the laws of the State
applicable to contracts between residents of the State which are to be performed
entirely within the State, regardless of (i) where this Agreement is executed or
delivered; or (ii) where any payment or other performance required by this
Agreement is made or required to be made; or (iii) where any breach of any
provision of this Agreement occurs, or any cause of action otherwise accrues; or
(iv) where any action or other proceeding is instituted or pending; or (v) the
nationality, citizenship, domicile, principal place of business, or jurisdiction
of organization or domestication of any party; or (vi) whether the laws of the
forum jurisdiction otherwise would apply the laws of a jurisdiction other than
the State; or (vii) any combination of the foregoing.
To the maximum extent permitted by applicable law, any action to
enforce, arising out of, or relating in any way to, any of the provisions of
this Agreement may be brought and prosecuted in such court or courts located in
the State as is provided by law; and the parties consent to the jurisdiction of
said court or courts located in the State and to service of process by
registered mail, return receipt requested, or by any other manner provided by
law.
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22.14 Right to Make Agreement. Each party warrants, with respect to
itself, that neither the execution of this Agreement, nor the consummation of
any transaction contemplated hereby, shall violate any provision of any law, or
any judgment, writ, injunction, order or decree of any court or governmental
authority having jurisdiction over it; nor result in or constitute a breach or
default under any indenture, contract, other commitment or restriction to which
it is a party or by which it is bound; nor require any consent, vote or approval
which has not been given or taken, or at the time of the transaction involved
shall not have been given or taken. Each party covenants that it has and will
continue to have throughout the term of this Agreement and any extensions
thereof, the full right to enter into this Agreement and perform its obligations
hereunder.
22.15 Disclosure of Information.
(a) The parties hereto agree that the matters set forth in
this Agreement and any revenue, expense, net profit, rate and occupancy
information provided on a hotel by hotel basis are strictly
confidential and each party will make every effort to ensure that the
information is not disclosed to any Person that is not an Affiliated
Person as to any party (including the press) without the prior written
consent of the other party, except as may be required by law and as may
be reasonably necessary to obtain licenses, permits and other public
approvals necessary for the refurbishment or operation of the Hotel,
or, subject to the restrictions of Section 22.15(b) relative to the
contents of any Prospectus, in connection with a Landlord financing, a
sale of the Hotel, or a sale of a controlling interest in Landlord,
Tenant or the Guarantor.
(b) No reference to Tenant or any of its Affiliated Persons
will be made in any prospectus, private placement memorandum, offering
circular or offering documentation related thereto (collectively, the
"Prospectus"), issued by Landlord or any of its Affiliated Persons,
which is designated to interest potential investors in the Hotel,
unless Tenant has previously received a copy of all such references. No
Prospectus shall include rate and occupancy data or revenue, expense or
net profit information on a hotel by hotel basis (as distinguished from
a collective basis). Regardless of whether Tenant so receives a copy of
the Prospectus, neither Tenant nor its Affiliated Persons will be
deemed a sponsor of the offering described in the Prospectus, nor will
it have any responsibility for the Prospectus, and the Prospectus will
so state. Unless Tenant agrees in advance, the Prospectus will not
include any trademark, symbols, logos or designs of Tenant or any of
its
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Affiliated Persons. Landlord shall indemnify, defend and hold Tenant
harmless from and against all loss, costs, liability and damage
(including reasonable attorneys' fees and expenses, and all cost of
litigation) arising out of any Prospectus or the offering described
therein; and this obligation of Landlord shall survive termination of
this Agreement.
22.16 Trademarks, Trade Names and Service Marks.
(a) The names "Marriott", "Residence Inn", "Residence Inn by
Marriott" and "Marriott Residence Inn" (each of the foregoing names,
together with any combination thereof, collectively, the "Trade Names")
when used along or in connection with another word or words, and the
Marriott or Residence Inn by Marriott trademarks, service marks, other
trade names, symbols, logos and designs shall in all events remain the
exclusive property of Franchisor or its Affiliated Persons, and nothing
contained in this Agreement shall confer on Landlord the right to use
any of the Trade Names, or the Marriott or Residence Inn by Marriott
trademarks, service marks, other trade names, symbols, logos or designs
other than in strict accordance with the terms of this Agreement. Upon
termination of this Agreement and the Other Leases, any use of or right
to use any of the Trade Names, or any of the Marriott or Residence Inn
by Marriott trademarks, service marks, other trade names, symbols,
logos or designs by Landlord shall be governed by the Franchise
Agreement and/or Owner's Agreement, upon termination of this Agreement,
and, if the Franchise Agreement or a replacement Franchise Agreement
will not remain in effect, Landlord shall promptly remove from the
Hotel any signs or similar items which contain any of the Trade Names,
trademarks, service marks, other trade names, symbols, logos or
designs. If Landlord has not removed such signs or similar items within
ten (10) Business Days after termination of this Agreement, Tenant
shall have the right to do so at Landlord's expense. Included under the
terms of this section are all trademarks, service marks, trade names,
symbols, logos or designs used in conjunction with the Hotel,
including, but not limited to, restaurant names, lounge names, etc.,
whether or not the marks contain the "Marriott" name or Residence Inn
by Marriott name. The right to use such trademarks, service marks,
trade names, symbols, logos or designs belongs exclusively to Tenant,
and the use thereof inures to the benefit of Tenant whether or not the
same are registered and regardless of the source of the same. The
provisions of this Section 22.17(a) shall survive termination of this
Agreement.
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(b) Any computer software (including upgrades and
replacements) at the Hotel owned by Tenant or any of its Affiliated
Persons, or the licensor of any of them is proprietary to Tenant or any
of its Affiliated Persons, or the licensor of any of them and shall in
all events remain the exclusive property of Tenant or any of its
Affiliated Persons or the licensor of any of them, as the case may be,
and nothing contained in this Agreement shall confer on Landlord the
right to use any of such software. Tenant shall have the right to
remove from the Hotel without compensation to Landlord any computer
software (including upgrades and replacements), including, without
limitation, the system software, owned by Tenant or any of its
Affiliated Persons or the licensor of any of them. Further, upon
termination of this Agreement, Tenant shall be entitled to remove from
the Hotel without compensation to Landlord any computer equipment
utilized as part of a centralized reservation system or owned by a
party other than the Landlord.
IN WITNESS WHEREOF, the parties have executed this Agreement as a
sealed instrument as of the date above first written.
LANDLORD:
HPTMI II PROPERTIES TRUST
By:___________________________
▇▇▇▇ ▇. ▇▇▇▇▇▇, President
TENANT:
CR9 TENANT CORPORATION
By:___________________________
Its (Vice) President