LEASE
(GENERAL FORM)
1. PARTIES. This Lease, dated, for reference purposes only, October 11, 1993, is
made by and between ▇▇▇▇▇▇ DEVELOPMENT & ENGINEERING CORP. (herein called
"Landlord" or "Lessor") ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇, AN INDIVIDUAL DBA "FUTON WORLD"
(herein "Tenant" or "Lessee").
2. PREMISES. Landlord hereby leases to Tenant and Tenant leases from Landlord
for the term at the rental, and upon all of the conditions set forth herein,
that certain real property situated in the City of Westminster, County of
Orange, State of California commonly (known as ▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇ and
described as SEE ATTACHED LEGAL DESCRIPTION (EXHIBIT "A")
Said real property, including the land and all improvements thereon, is herein
called "the Premises".
3. TERM.
3.1 Term. The term of this Lease shall be for Five years, commencing on
March 1, 1994 and ending on February 28, 1999 unless sooner terminated pursuant
to any provision hereof.
3.2 Delay in Commencement. Notwithstanding said commencement date, if for
any reason Landlord cannot deliver possession of the Premises to Tenant on said
date, Landlord shall not be subject to any liability therefor, nor shall such
failure affect the validity of this Lease or the obligations of Tenant hereunder
or extend the term hereof, but in such case Tenant shall not be obligated to pay
rent until possession of the Premises is tendered to Tenant;
See Article 26 for option to renew
3.3 Early Possession. In the event that Landlord shall permit Tenant to
occupy the Premises prior to the commencement date of the term, such occupancy
shall be subject to all of the provisions of this Lease. Said early possession
shall not advance the termination date of this Lease.
3.4 Delivery of Possession. Tenant shall be deemed to have taken possession
of the Premises when any of the following occur: (a) Landlord delivers
possession of the premises to Tenant and a Certificate of Occupancy is granted
by the proper governmental agency, or (b) upon a Certificate from the Landlord's
architect or contractor that the Premises are ready for occupancy.
4. RENT.
4.1 Tenant shall pay to Landlord as rent for the Premises equal monthly
installments of Four Thousand Seven Hundred Fifty Dollars & 00/100 ($4750.00)
Dollars, in advance, on the first day of each month of the term hereof. Tenant
shall pay Landlord upon the execution hereof the sum of Four Thousand Seven
Hundred Fifty ($4750.00) Dollars as rent for Rental for early possession, if
any, is waived.
Rent for any period during the term hereof which is for less than one month
shall be a pro rata portion of the monthly installment. Rent shall be payable
without notice or demand and without any deduction, offset, or abatement in
lawful money of the United States of America to Landlord at the address stated
herein or to such other persons or at such other places as Landlord may
designate in writing.
4.2 Additional Charges. This Lease is what is commonly called a "net
lease", it being understood that Landlord shall receive the rent set forth in
Article 4.1 free and clear of any and all impositions, taxes, real estate taxes,
liens, charges or expenses of any nature whatsoever in connection with the
ownership and operation of the Premises. In addition to the rent reserved by
Article 4.1, Tenant shall pay to the parties respectively entitled thereto all
impositions, insurance premiums, operating charges, maintenance charges,
construction costs, and any other charges, costs and expenses which arise or may
be contemplated under any provisions of this Lease during the term hereof. All
of such charges, costs and expenses shall constitute additional charges, and
upon the failure of Tenant to pay any of such costs, charges or expenses,
Landlord shall have the same rights and remedies as otherwise provided in this
Lease for the failure of Tenant to pay rent. It is the intention of the parties
hereto that this Lease shall not be terminable for any reason by the Tenant and
that the Tenant shall in no event be entitled to any abatement of or reduction
in rent payable hereunder, except as herein expressly provided. Any present or
future law to the contrary shall not alter this agreement of the parties.
5. SECURITY DEPOSIT. Tenant shall deposit with Landlord upon opening for
business the sum of FOUR THOUSAND SEVEN HUNDRED FIFTY DOLLARS & 00/100 (4750.00)
Dollars as security for Tenant's faithful performance of Tenant's obligations
hereunder. If Tenant fails to pay rent or other charges due hereunder or
otherwise defaults with respect to any provision of this Lease, Landlord may
use, apply or retain all or any portion of said deposit for the payment of any
rent or other charge in default or for the payment of any other sum to which
Landlord may become obligated by reason of Tenant's default, or to compensate
Landlord for any loss or damage which Landlord may suffer thereby. If Landlord
so uses or applies all or any portion of said deposit Tenant shall within ten
(10) days after written demand therefor deposit cash with Landlord in an amount
to restore said deposit full amount hereinabove stated and Tenant's failure to
do so shall be a breach of this Lease, and Landlord may at his option terminate
this Lease. Landlord shall not be required to keep said deposit separate from
its general accounts. If Tenant performs all of Tenant's obligations hereunder,
said deposit or so much thereof as had not theretofore been applied by Landlord,
shall be returned, without payment of interest or other increment for its use,
to Tenant (or, at Landlord's option, to the last assignee, if any, of Tenant's
interest hereunder) within fifteen (15) days after the expiration of the term
hereof, or after Tenant has vacated the Premises, whichever is later.
6.1 Use. The Premises shall be used and occupied only for FUTON AND RELATED
FURNITURE &/OR ACCESSORIES STORE.
6.2 Compliance with Law. Tenant shall, at Tenant's expense comply promptly
with all applicable statutes, ordinances rules, regulations, orders and
requirements in effect during the term or any part of the term hereof regulating
the use by Tenant of the Premises. Tenant shall not use or permit the use of the
Premises in any manner that will tend to create waste or nuisance or, if there
shall be more than one tenant of the building con
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the Premises, which shall tend to unreasonably disturb such other tenants.
6.3 Condition of Premises. Tenant hereby accepts the Premises in their
condition existing as of the date of the possession hereunder, subject to
applicable zoning, municipal, county and state laws, ordinances and regulations
governing and regulating the use of the Premises, and accepts this lease subject
thereto and to all matters disclosed thereby and by any exhibits attached
hereto. Tenant acknowledges that neither Landlord nor Tenant's rent has made any
representation or warranty as to the suitability of the Premises for the conduct
of Tenant's business.
6.4 Insurance Cancellation. Notwithstanding the provisions of Article 6.1
hereinabove, no use shall be made or permitted to be made of the Premises no
acts done which will cause the cancellation of any insurance policy covering
said Premises or any building of which the Premises may be a part, and if
Tenant's use of the Premises causes an increase in said insurance rates, Tenant
shall pay any such increase.
6 5 Landlord's Rules and Regulations. Tenant shall faithfully observe and
comply with the rules and regulations that Landlord shall from time to time
promulgate. Landlord reserves the right from time to time to make all reasonable
modifications to said rules and regulations. The additions and modifications to
those rules and regulations shall be binding upon Tenant upon delivery of a copy
of them to Tenant. Landlord shall not be responsible to Tenant for the
nonperformance of any of said rules and regulations by any other tenants or
occupants.
7. MAINTENANCE REPAIRS AND ALTERATIONS.
7.1 Tenant's Obligations. Tenant shall, during the term of this Lease, keep
in good order, condition and repair, the Premises and every part thereof
structural or non-structural and all adjacent sidewalks, landscaping, driveways,
parking lots, fences and signs located in the areas which are adjacent to and
included with the Premises. Landlord shall incur no expense nor have any
obligation of any kind whatsoever in connection with maintenance of the Premises
and Tenant expressly waives the benefits of any statute now or hereafter in
effect which would otherwise afford Tenant the right to make repairs at
Landlord's expense or to terminate this Lease because of Landlord's failure to
keep the Premises in good order, condition and repair.
7.2 Surrender. On the last day of the term hereof, or on any sooner
termination, Tenant shall surrender the Premises to Landlord in good condition,
broom clean, ordinary wear and tear excepted. Tenant shall repair any damage to
the Premises occasioned by its use thereof, or by the removal of tenant's trade
fixtures, furnishings and equipment pursuant to Article 7.4(c), which repair
shall include the patching and filling of holes and (except in case of
emergency, in which case no notice is required.)
7.3 Landlord's Rights. If tenant fails to perform Tenant's obligations
under this Article 7, Landlord may at it's option (but shall not be required to)
enter upon the Premises, after ten (10) days' prior written notice to Tenant and
put the same in good order, condition and repair, and the cost thereof together
with interest thereon at the rate of ten (10%) percent per annum shall become
due and payable is additional rental to Landlord together with Tenant's next
rental installment.
7.4 Alterations and Additions.
(a) Tenant shall not, without Landlord's prior written consent, make
any alterations, improvements, or additions, in, on or about the Premises,
except for non-structural alterations not exceeding $100 in cost. As a condition
to giving such consent. Landlord may require that Tenant remove any such
alterations, improvements, additions or utility installations at the expiration
of the term, and to restore the Premises to their prior condition.
(b) Before commencing any work relating to alterations, additions and
improvements affecting the Premises, Tenant shall notify Landlord in writing of
the expected date of commencement thereof. Landlord shall then have the right at
any time and from time to time to post and maintain on the Premises such notices
as Landlord reasonably deems necessary to protect the Premises and Landlord from
mechanics' liens, materialmen's liens or any other liens. In any event, Tenant
shall pay, when due, all claims for labor or materials furnished to or for
Tenant at or for use in the Premises. Tenant shall not permit any mechanics or
materialmen's liens to be levied against the Premises for any labor or material
furnished to Tenant or claimed to have been furnished to Tenant or to Tenant's
agents or contractors in connection with work of any character performed or
claimed to have been performed on the Premises by or at the direction of Tenant.
(c) Unless Landlord requires their removal, as set forth in Article
7.4(a), all alterations, improvements or additions which may be made on the
Premises, shall become the property of Landlord and remain upon and be
surrendered with the Premises at the expiration of the term. Notwithstanding the
provisions of this Article 7.4(c), Tenant's machinery, equipment and other trade
fixtures other than that which is affixed to the Premises so that it cannot be
removed without material damage to the Premises, shall remain the property of
Tenant and may be removed by Tenant subject to the provisions of Article 7.2.
8. INSURANCE INDEMNITY. (Lessee = Tenant Lessor = Landlord)
8.1 Insuring Party. As used in this Paragraph 8, the term "insuring party"
shall mean the party who has the obligation to obtain the Property insurance
required hereunder. The insuring party shall be designated in Paragraph 46
hereof. In the event Lessor is the insuring party, Lessor shall also maintain
the liability insurance described in paragraph 8.2 hereof, in addition to, and
not in lieu of, the insurance required to be maintained by Lessee under said
paragraph 8.2, but Lessor shall not be required to name Lessee as an additional
insured on such policy. Whether the insuring party is the Lessor or the Lessee,
Lessee shall, as additional rent for the Premises, pay the cost of all insurance
required hereunder, except for that portion of the cost attributable to Lessor's
liability insurance coverage in excess of $1,000,000 per occurrence. If Lessor
is the insuring party Lessee shall, within ten (10) days following demand by
Lessor, reimburse Lessor for the cost of the insurance so obtained.
8.2 Liability Insurance. Lessee shall, at Lessees expense obtain and keep
in force during the term of this lease a policy of Combined Single Limit, Bodily
Injury and Property Damage insurance insuring Lessor and Lessee against any
liability arising out of the ownership, use, occupancy or maintenance of the
Premises and all areas appurtenant thereto Such insurance shall be a combined
single limit policy in an amount not less than $2,000,000 occurrence. The policy
shall insure performance by Lessee of the indemnity provisions of this Paragraph
8. The limits of said insurance shall not, however, limit the liability of
Lessee hereunder.
8.3 Property insurance.
(a) The insuring party shall obtain and keep in force during the term
of this Lease a policy or policies of insurance covering loss or damage to the
Premises, in the amount of the full replacement value thereof, as the same may
exist from time to time, but in no event less than the total amount required by
lenders having liens on the Premises, against all perils included within the
classification of fire, extended coverage, vandalism, malicious mischief, flood
(in the event same is required by a lender having a lien on the Premises), and
special extended perils ("all risk" as such term is used in the insurance
industry). Said insurance shall provide for payment of loss thereunder to Lessor
or to the holders of mortgages or deeds of trust on the Premises. The insuring
party shall, in addition, obtain and keep in force during the term of this Lease
a policy of rental value insurance covering a period of one year, with loss
payable to Lessor, which insurance shall also cover all real estate taxes and
insurance costs for said period. A stipulated value or agreed amount endorsement
deleting the coinsurance provision of the policy shall be procured with said
insurance as well as an automatic increase in insurance endorsement causing the
increase in annual property insurance coverage by 2% per quarter. If the
insuring party shall fail to procure and maintain said insurance the other party
may but shall not be required to procure and maintain the same, but at the
expense of Lessee. If such insurance coverage has a deductible clause, the
deductible amount shall not exceed $1,000 per occurrence, and Lessee shall be
liable for such deductible amount.
(b) If the Premises are part of a larger building, or if the Premises
are part of a group of buildings owned by Lessor which are adjacent to the
Premises, then Lessee shall pay for any increase in the property insurance of
such other building or buildings if said increase is caused by Lessee's acts,
omissions, use or occupancy of the Premises.
(c) If the Lessor is the insuring party the Lessor will not insure
Lessee's fixtures, equipment or tenant improvements unless the tenant
improvements have become a part of the Premises under paragraph 7, hereof. But
if Lessee is the insuring party the Lessee shall insure its fixtures, equipment
and tenant improvements.
8.4 Insurance Policies. Insurance required hereunder shall be in
companies holding a "General Policyholders Rating" of at least B plus, or such
other rating as may be required by a lender having a lien on the Premises, as
set forth in the most current issue of "Best's Insurance Guide". The insuring
party shall deliver to the other party copies of policies of such insurance or
certificates evidencing the existence and amounts of such insurance with loss
payable clauses as required by this paragraph 8 No such policy shall be
cancelable or subject to reduction of coverage or other modification on except
after thirty (30) days' prior written notice to Lessor. If Lessee is the
insuring party Lessee shall, at least thirty (30) days prior to the expiration
of such policies, furnish Lessor with renewals or "binders" thereof, or Lessor
may order such insurance and charge the cost thereof to Lessee which amount
shall be by Lessee Upon demand Lessee shall not do or permit to be done anything
which shall invalidate the insurance policies referred to in Paragraph 8.3. If
Lessee does or permits to be done anything which shall increase the cost of the
insurance policies referred to in Paragraph 8.3, then Lessee shall forthwith
upon Lessor's demand reimburse Lessor for any additional premiums attributable
to any act or omission or operation of Lessee causing Such increase in the cost
of insurance. If Lessor is the insuring party, and if the insurance policies
maintained hereunder cover other improvements in addition to the Premises,
Lessor shall deliver to Lessee a written statement setting forth the amount of
any such insurance cost increase and showing in reasonable detail the manner in
which it has been computed.
8.5 Waiver of Subrogation. Lessee and Lessor each hereby release and
relieve the other, and waive their entire right of recovery against the other
for loss or damage arising out of or incident to the perils insured against
under paragraph 8.3, which perils occur in, on or about the Premises, whether
due to the negligence of Lessor or Lessee or their agents, employees,
contractors and/or invitees. Lessee and Lessor shall, upon obtaining the
policies of insurance required hereunder, give notice to the insurance carrier
or carriers that the foregoing mutual waiver of subrogation is contained in this
Lease.
8.6 Indemnity. Lessee shall indemnify and hold harmless Lessor from and
against any and all claims arising from Lessee's use of the Premises or from the
conduct of Lessee's business or from any activity, work or things done,
permitted or suffered by Lessee in or about the Premise's or elsewhere and shall
further indemnify and hold harmless Lessor from and against any and all claims
arising from any breech or default in the performance of any obligation on
Lessee's part to be performed under the term of this Lease, or arising from any
negligence of the Lessee, or any of Lessee's agents, contractors, or employees,
and from and against all costs, attorney's fees, expenses and liabilities
incurred in the defense of any such claim or any action or proceeding brought
thereon; and in case any action or proceeding be brought against Lessor by
reason of any such claim, Lessee upon notice from Lessor shall defend the same
at Lessee's expense by counsel satisfactory to Lessor. Lessee, as a material
part of the consideration to Lessor, hereby assumes all risk of damage to
property or injury to persons, in, upon or about the Premises arising from any
cause and Lessee hereby waives all claims in respect thereof against Lessor.
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8.7 Exemption of Lessor from Liability. Lessee hereby agrees that Lessor
shall not be liable for injury to Lessee's business or any loss of therefrom or
for damage to the goods, wares, merchandise or other property of Lessee,
Lessee's employees, invitees, customers, or any other person in or about the
Premises, nor shall Lessor be liable for injury to the person of Lessee,
Lessee's employees, agents or contractors, whether such damage or injury is
caused by or results from fire, steam, electricity gas, water or rain, or from
the breakage, leakage, obstruction or other defects of pipes sprinklers, wires,
appliances, plumbing, air conditioning or lighting fixtures, or from any other
cause, whether the said damage or injury results from conditions arising upon
the Premises or upon other portions of the building of which the Premises area
part, or from other sources or places and regardless of whether the cause of
such damage or injury or the means of repairing the same is inaccessible to
Lessee. Lessor shall not be liable for any damages arising from any act or
neglect of any other tenant, if any, of the building in which the Premises are
located.
9. DAMAGE OR DESTRUCTION
9.1 In the event the improvements on the Premises are damaged or destroyed,
partially or totally, from any cause whatsoever, whether or not such damage or
destruction is covered by any insurance required to be maintained under Article
8, the Tenant shall repair, restore, and rebuild the Premises to their condition
existing immediately prior to such damage or destruction and this Lease shall
continue in full force and effect. Such repair, restoration and rebuilding [all
of which are herein called the "repair"] shall be commenced within a reasonable
time after such damage or destruction and shall be diligently prosecuted to
completion. There shall be no abatement of rent or of any other obligation of
Tenant hereunder by reason of such damage or destruction. The proceeds of any
insurance maintained under Article 8.3 shall be made available to Tenant for
payment of the cost and expense of the repair, provided, however, that such
proceeds may be made available to Tenant subject to reasonable conditions
including, but not limited to, architect's certification of costs and retention
of a percentage of such proceeds pending final notice of completion. In the
event that such proceeds are not made available to Tenant within ninety (90)
days after such damage or destruction, Tenant shall have the option for thirty
(30) days, commencing on the expiration of such ninety (90) day period of
canceling this Lease. If Tenant shall exercise such option, Tenant shall have
no further obligation hereunder and shall have no further claim against
Landlord; provided, however, that Landlord shall return to Tenant so much of
Tenant's security deposit as has not theretofore been applied by Landlord.
Tenant shall exercise such option by written notice to Landlord within said
thirty (30) day period. In the event that the insurance proceeds are
insufficient to cover the cost of the repair, then any amount in excess thereof
required to complete the repair shall be paid by Tenant.
9.2 Damage Near End of Term. If the Premises are partially destroyed or
damaged during the last six (6) months of the term of this Lease, Landlord may,
at Landlord's option, cancel and terminate this Lease as of the date of
occurrence of such damage by giving written notice to Tenant of Landlord's
election to do so within thirty (30) days after the date of occurrence of such
damage.
9.3 Prorations. Upon termination of this Lease pursuant to this Article 9,
a pro rata adjustment of rent based upon thirty (30) day month shall be made.
Landlord shall, in addition, return to Tenant so much of Tenant's security
deposit as has not theretofore been applied by Landlord.
10. REAL PROPERTY TAXES. (Lessee = Tenant, Lessor = Landlord)
10.1 Payment of Taxes. Lessee shall pay the real property tax, as defined
in paragraph 10.2, applicable to the Premises during the term of this Lease. All
such payments shall be made at least ten (10) days prior to the delinquency date
of such payment. Lessee shall promptly furnish Lessor with satisfactory evidence
that such taxes have been paid. If any such taxes paid by Lessee shall cover any
period of time prior to or after the expiration of the term hereof, Lessee's
share of such taxes shall be equitably prorated to cover only the period of time
within the tax fiscal year during which this Lease shall be in effect, and
Lessor shall reimburse Lessee to the extent required. If Lessee shall fail to
pay any such taxes, Lessor shall have the right to pay the same, in which case
Lessee shall repay such amount to Lessor with Lessee's next rent installment
together with interest at the maximum rate then allowable by law.
10.2 Definition of "Real Property Tax". As used herein, the term "real
property tax" shall include any form of real estate tax or assessment, general
special, ordinary or extraordinary, and any license fee, commercial rental tax,
improvement bond or bonds, levy or tax (other than inheritance personal income
or estate taxes) imposed on the Premises by any authority having the direct or
indirect power to tax, including any city, state or federal government, or any
school, agricultural, sanitary, fire, street, drainage or other improvement
district thereof, as against any legal or equitable interest of Lessor in the
Premises or in the real property of which the Premises are a part, as against
Lessor's right to rent or other income therefrom, and as against Lessor's
business of leasing the Premises. The term "real property tax" shall also
include any tax, fee, levy, assessment or charge (i) in substitution of,
partially or totally, any tax, fee, levy, assessment or charge hereinabove
included within the definition of "real property tax," or (ii) the nature of
which was hereinbefore included within the definition of "real property tax," or
(iii) which is imposed for a service or right not charged prior to June 1, 1978,
or, if previously charged, has been increased since June 1, 1978, or (iv) which
is imposed as a result of a transfer, either partial or total, of Lessor's
interest in the Premises or which is added to a tax or charge hereinbefore
included within the definition of real property tax by reason of such transfer,
or (v) which is imposed by reason of this transaction, any modifications or
changes hereto, or any transfers hereof.
10.3 Joint Assessment. If the Premises are not separately assessed,
Lessee's liability shall be an equitable proportion of the real property taxes
for all of the land and improvements included within the tax parcel assessed,
such proportion to be determined by Lessor from the respective valuations
assigned in the assessor's work sheets, or such other information as may be
reasonably available. Lessor's reasonable determination thereof, in good
faith, shall be conclusive. Payment shall be made to Lessor within 10 days of
submittal of a copy of paid tax ▇▇▇▇.
10.4 Personal Property Taxes.
(a) Lessee shall pay prior to delinquency all taxes assessed against
and levied upon trade fixtures, furnishings, equipment and all other personal
property of Lessee contained in the Premises or elsewhere. When possible, Lessee
shall cause said trade fixtures, furnishings, equipment and all other personal
property to be assessed and billed separately from the real property of Lessor.
(b) If any of Lessee's said personal property shall be assessed with
Lessor's real property, Lessee shall pay Lessor the taxes attributable to Lessee
within 10 days after receipt of a written statement setting forth the taxes
applicable to Lessee's property.
11. COMMON AREAS & RECIPROCAL PARKING; See page 3(a) attached hereto.
12. UTILITIES. Tenant shall pay for all water, gas, heat, light, power,
telephone and other utilities and services supplied to the Premises, together
with any taxes thereon. If any such services are not separately metered to
Tenant, Tenant shall pay a reasonable proportion to be determined by Landlord of
all charges jointly metered with other premises.
13. Assignment AND SUBLETTING.
13.1 Landlord's Consent Required. Tenant shall not voluntarily or by
operation of law assign, transfer, mortgage, sublet, or otherwise transfer or
encumber all or any part of Tenant's interest in this Lease or in the Premises
without Landlord's prior written consent, which Landlord shall not unreasonably
withhold. Any attempted assignment transfer mortgage encumbrance, or subletting
without such consent shall be void and shall constitute a breach of the Lease.
Any transfer of Tenant's interest in this Lease or in the Premises from Tenant
by merger, consolidation, or liquidation,
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▇▇. COMMON AREAS AND RECIPROCAL PARKING:
Parking, landscaping and other areas common with other tenants within the same
building or other buildings on the property in the Lease from the State of
California to Landlord shall be maintained in good and clean condition by said
tenants, or at Landlord's option, Landlord may perform this work and after the
end of the first month of the term hereof and monthly thereafter Tenant agrees
to reimburse Landlord for Tenant's pro rata share of the expenses incurred by
Landlord in so maintaining said common areas. Tenant's pro rata share shall be
determined on the basis of the ratio between the area of the leased premises and
the total area of the building in which the leased premises are located.*
Common area maintenance shall include, but not be limited to, all outside
lighting and common signs (including electricity costs), irrigation (including
water costs), asphalt and concrete paving, stripes, curbs and bumpers.
Tenant shall have the right to ▇▇▇▇ each of eight parking spaces marked in
orange on Exhibit "B" with Tenant's name, but only after Tenant has determined
reasonably that such marking is necessary in order to provide parking space for
its customers. Landlord shall have the right to designate for other tenants of
Landlord on any of the property described in Exhibit "A" no more than a total of
38 spaces for parking. The remaining spaces shall all be maintained as available
to all tenants interchangeably.
Landlord agrees to cause all tenants to agree that employee' parking spaces
shall be restricted, at the request of any tenant, to two such spaces for each
Tenant.
Landlord agrees to cause all tenants of the property described in Exhibit "A" to
conform to a reciprocal parking understanding whereby the tenant will be bound
to the parking space limits and employee parking limits herein set forth.