EXHIBIT 10.50
Lease Agreement between
LLB F-Inn, L.L.C. and LLB Tenant Corporation
relating to the Fairfield Inn - Little ▇▇▇▇ ▇▇▇▇▇
LEASE AGREEMENT
DATED AS OF OCTOBER 12, 2000
BY AND BETWEEN
LLB F-INN, L.L.C.,
AS LANDLORD,
AND
LLB TENANT CORPORATION,
AS TENANT
TABLE OF CONTENTS
ARTICLE 1......................................................................5
ARTICLE 2.....................................................................19
2.1 Leased Property........................................................20
2.2 Condition of Leased Property...........................................20
2.3 Fixed Term.............................................................21
2.4 Extended Term..........................................................21
ARTICLE 3.....................................................................22
3.1 Rent...................................................................22
3.2 Late Payment of Rent, Etc..............................................28
3.3 Net Lease..............................................................28
3.4 Section 3.4 has been intentionally omitted.............................30
3.5 Security for Tenant's Performance......................................30
ARTICLE 4.....................................................................30
4.1 Permitted Use..........................................................30
4.2 Compliance with Legal/Insurance Requirements, Etc......................32
4.3 Environmental Matters..................................................32
ARTICLE 5.....................................................................34
5.1 Maintenance and Repair.................................................34
5.2 Tenant's Personal Property.............................................39
5.3 Yield Up...............................................................39
5.4 Management Agreement...................................................40
ARTICLE 6.....................................................................40
6.1 Improvements to the Leased Property....................................40
6.2 Salvage................................................................40
6.3 Equipment Leases.......................................................40
ARTICLE 7.....................................................................40
ARTICLE 8.....................................................................41
ARTICLE 9.....................................................................42
9.1 General Insurance Requirements.........................................42
9.2 Waiver of Subrogation..................................................43
9.3 General Provisions.....................................................43
9.4 Blanket Policy.........................................................44
9.5 Indemnification of Landlord............................................44
ARTICLE 10....................................................................45
10.1 Insurance Proceeds....................................................45
10.2 Damage or Destruction.................................................46
10.3 Damage Near End of Term...............................................47
10.4 Tenant's Property.....................................................47
10.5 Restoration of Tenant's Property......................................48
10.6 No Abatement of Rent..................................................48
10.7 Waiver................................................................48
ARTICLE 11....................................................................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................................................50
11.6 Allocation of Award...................................................50
ARTICLE 12....................................................................50
12.1 Events of Default.....................................................50
12.2 Remedies..............................................................52
12.3 Waiver of Jury Trial..................................................54
12.4 Application of Funds..................................................54
12.5 Landlord's Right to Cure Tenant's Default.............................54
12.6 Security Deposit......................................................55
12.7 Good Faith Dispute....................................................55
ARTICLE 13....................................................................55
ARTICLE 14....................................................................56
14.1 Landlord Notice Obligation............................................56
14.2 Landlord's Default....................................................56
14.3 Special Remedies for Landlord Funding Default.........................57
14.4 Special Remedy under Section 10.1 and 11.3............................58
ARTICLE 15....................................................................58
15.1 Transfer of Leased Property...........................................58
15.2 Conditions of Transfer................................................59
15.3 Transfer of Interest in Landlord......................................60
ARTICLE 16....................................................................61
16.1 Subletting and Assignment.............................................61
16.2 Required Sublease Provisions..........................................64
16.3 Permitted Sublease and Assignment.....................................65
16.4 Sublease Limitation...................................................66
ARTICLE 17....................................................................66
17.1 Estoppel Certificates.................................................66
17.2 Financial Statements..................................................66
17.3 General Operations....................................................67
ARTICLE 18....................................................................67
ARTICLE 19....................................................................68
19.1 Negotiation...........................................................68
19.2 Arbitration...........................................................68
ARTICLE 20....................................................................69
20.1 Landlord May Grant Liens..............................................69
20.2 Subordination of Lease................................................71
20.3 Notices...............................................................72
ARTICLE 21....................................................................72
21.1 Conduct of Business...................................................73
21.2 Maintenance of Accounts and Records...................................73
21.3 Certain Debt Prohibited...............................................73
21.4 Special Purpose Entity Requirements...................................74
21.5 Distributions, Payments to Affiliated Persons, Etc....................75
21.6 Compliance with Franchise Agreement...................................75
ARTICLE 22....................................................................75
22.1 Limitation on Payment of Rent.........................................76
22.2 No Waiver.............................................................76
22.3 Remedies Cumulative...................................................76
22.4 Severability..........................................................76
22.5 Acceptance of Surrender...............................................76
22.6 No Merger of Title....................................................77
22.7 Conveyance by Landlord................................................77
22.8 Quiet Enjoyment.......................................................77
22.9 Memorandum of Lease...................................................77
22.10 Notices..............................................................78
22.11 Construction; Nonrecourse............................................79
22.12 Counterparts; Headings...............................................80
22.13 Applicable Law, Etc..................................................80
22.14 Right to Make Agreement..............................................81
22.15 Disclosure of Information............................................81
22.16 Trademarks, Trade Names and Service Marks............................82
22.17 Competing Facilities.................................................83
EXHIBITS
A - Minimum Rent
B - Other Leases
C - The Land
D- Non-LLB Leases
LEASE AGREEMENT
THIS LEASE AGREEMENT is entered into as of the 12th day of October,
2000, by and between LLB F-INN, L.L.C., a Delaware limited liability company, as
landlord ("Landlord"), and LLB TENANT CORPORATION, a Delaware corporation, as
tenant ("Tenant").
W I T N E S S E T H :
- - - - - - - - - -
WHEREAS, Landlord has heretofore acquired 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 I) and developed or
is currently developing thereon a 388-room Fairfield Inn by Marriott hotel; and
WHEREAS, pursuant to the Purchase Agreement, CHLP will acquire, when
and as set forth in the Purchase Agreement, all of the outstanding capital stock
or other equity interests in Landlord; 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.
"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 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 alter the amount or frequency of payment of Minimum Rent within any
Fiscal Year, or alter the frequency of payment of Percentage Rent to less than
four (4) times within any Fiscal Year, or otherwise increase or reduce any
monetary obligation under this Agreement.
"Additional Charges" shall have the meaning given such term in Section
3.1.3.
"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 Sodexho Marriott Services, Inc., or any of their Affiliated Persons, be
deemed an Affiliated Person as to Tenant or the Guarantor.
"Agreement" shall mean this Lease Agreement, including all Exhibits
hereto, as it and they may be amended from time to time as herein provided.
"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 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, pesticides,
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.
"Applicable Percentage" shall mean, with respect to any Accounting
Period, or portion thereof, of Tenant, with respect to the period beginning on
the Transfer Date and ending on the last day of the thirteenth (13th) full
Accounting Period thereafter, four percent (4%), with respect to each Accounting
Period thereafter, five percent (5%).
"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).
"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 if the Base Year is delayed beyond the fourteenth (14th)
through twenty-sixth (26th) Accounting Periods because of a Force Majeure Event,
then, until the Base Year occurs, Base Hotel Sales shall be deemed to be
$10,742,000, and when used with reference to the first, second or third Fiscal
Quarters of any such Fiscal Year, 3/13 of said amount, and when used with
reference to the fourth Fiscal Quarter of any such Fiscal Year, 4/13 of said
amount. Notwithstanding the preceding sentence, in no event shall Total Hotel
Sales for the Base Year be less than $9,506,000.
"Base Year" shall mean the fourteenth (14th) through twenty-sixth
(26th) full Accounting Periods following the Transfer Date, provided, however,
if the Transfer Date does not occur on the first (1st) day of a Fiscal Quarter,
then "Base Year" shall mean the thirteen (13) full Accounting Periods starting
with the first day of the first full Fiscal Quarter commencing after the
thirteenth (13th) full Accounting Period following the Transfer Date; further
provided, however, if there shall occur, prior to the expiration of the
applicable period described above, any Force Majeure Event which has a material
adverse impact on Total Hotel Sales during one or more of the Accounting Periods
comprising such applicable period, the Base Year shall be adjusted to be the
first full thirteen (13) Accounting Periods thereafter of operation of the Hotel
after the termination of any such Force Majeure Event and repair of any damage
caused by such event.
"Business Day" shall mean any day other than Saturday, Sunday, or any
other day on which banking institutions in the State of Florida or the State of
Maryland are authorized by law or executive action to close.
"Capital Expenditure" shall mean any expenditure with respect to the
Leased Property treated as capital in nature in accordance with GAAP.
"CHLP" shall mean CNL Hospitality Partners LP, a Delaware limited
partnership.
"CHLP and CHP Guaranty" shall mean the guaranty agreement, dated as of
the date hereof, made by CHLP and CHP for the benefit of Tenant, as may be
amended from time to time.
"CHP" shall mean CNL Hospitality Properties, Inc., a Maryland
corporation.
"Claim" shall have the meaning given such term in Article 8.
"Code" shall mean the Internal Revenue Code of 1986 and, to the extent
applicable, the Treasury Regulations promulgated thereunder, each as amended
from time to time.
"Collective Leased Properties" shall mean, collectively, the Leased
Property and every other Leased Property (as defined therein) under the Other
Leases.
"Collective Security Deposit" shall have meaning given such term in
Section 3.5.
"Commencement Date" shall mean the date of this Agreement.
"Competitor" shall mean a Person that owns or has an equity interest in
a hotel brand, tradename, system or chain (a "Brand") which is comprised of at
least ten (10) hotels; provided that such Person shall not be deemed a
Competitor if it holds its interest in a Brand merely as (i) a franchisee or
(ii) a mere passive investor that has no control or influence over the business
decisions of the Brand at issue, such as a mere limited partner in a
partnership, a mere shareholder in a corporation or a mere payee of royalties
based on a prior sale transaction. A mere passive investor that is represented
by a Mere Director on the board of directors of a Competitor shall not be deemed
to have control or influence over the business decisions of that Competitor.
"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.
"Condemnor" shall mean any public or quasi-public authority, or Person
having the power of Condemnation.
"Controlling Interest" shall mean (a) as to a corporation shall mean
the right to exercise, directly or indirectly, more than fifty percent (50%) of
the voting rights attributable to the shares of the Entity (through ownership of
such shares or by contract), and (b) as to an Entity not a corporation, the
possession, directly or indirectly, of the power to direct or cause the
direction of the management or policies of the Entity.
"Corporate Transfer" shall have the meaning given such term in Section
16.1.
"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.
"Declarations" shall mean the DOR and the DCCRO (both as defined in the
Purchase Agreement) and the Other Declarations (as defined in the DOR and the
DCCRO) encumbering the Leased Property.
"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.
"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.
"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, if Tenant is a
corporation, or any cash distributions in respect of any partnership interests
in Tenant, if Tenant is a partnership, (b) any purchase, redemption retirement
or other acquisition of any shares of any class of capital stock of Tenant, if
Tenant is a corporation, or any purchase, redemption, retirement or other
acquisition of any partnership interests in Tenant, if Tenant is a partnership,
(c) any other distribution on or in respect of any shares of any class of
capital stock of Tenant, if Tenant is a corporation, or any other distribution
in respect of any partnership interests in Tenant, if Tenant is a partnership,
or (d) any return of capital to shareholders of Tenant, if Tenant is a
corporation, or any return of capital to partners of Tenant, if Tenant is a
partnership.
"Encumbrance" shall have the meaning given such term in Section 20.1.
"Entity" shall mean any corporation, general or limited partnership,
limited liability company, 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.
"Environment" shall mean soil, surface waters, ground waters, land,
streams, sediments, surface or subsurface strata and ambient air.
"Environmental Notice" shall have the meaning given such term in
Section 4.3.1.
"Environmental Obligation" shall have the meaning given such term in
Section 4.3.1.
"Event of Default" shall have the meaning given such term in Section
12.1.
"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.
"Extended Terms" shall have the meaning given such term in Section 2.4.
"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.
"Fiscal Quarter" shall mean, with respect to the first, second and
third quarter of any Fiscal Year, Accounting Periods one (1) through three (3),
four (4) through six (6) and seven (7) through nine (9), respectively, of such
Fiscal Year and, with respect to the fourth quarter of any Fiscal Year,
Accounting Periods ten (10) through thirteen (13) of such Fiscal Year.
"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.
"Fixed Term" shall have the meaning given such term in Section 2.3.
"Fixtures" shall have the meaning given such term in Section 2.1(d).
"Force Majeure Event" means any circumstance caused by any of the
following: strikes, lockouts; acts of God; civil commotion; fire or any other
casualty; governmental action (including revocation or refusal to grant any
required license or permit where such revocation or refusal is not due to the
fault of the party affected thereby); or other similar cause or circumstance
which is not in the reasonable control of either party hereto. Neither lack of
financing nor general economic and/or market factors is a Force Majeure Event.
"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, subject to Landlord's consent as provided in Section
21.6 below.
"Franchisor" shall mean Marriott International, Inc., a Delaware
corporation, its successors and assigns.
"GAAP" shall mean generally accepted accounting principles consistently
applied.
"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.
"Guarantor" shall mean Marriott International, Inc., a Delaware
corporation, its successors and assigns.
"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
(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 ordinance 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.
"Hotel" shall mean the hotel being operated on the Leased Property.
"Hotel Mortgage" shall mean any Encumbrance placed upon the Leased
Property in accordance with Article 20.
"Hotel Mortgagee" shall mean the holder of any Hotel Mortgage.
"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.
"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, (iv) any single business, gross
receipts tax (from any source other than the rent received by Landlord from
Tenant), or 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 entered into by Landlord governing Landlord's conduct
or operation or as a result of the negligence or willful misconduct of Landlord.
"Indebtedness" shall mean all obligations, contingent or otherwise,
which in accordance with GAAP should be reflected on the obligor's balance sheet
as liabilities.
"Index" shall mean the Consumer Price Index for Urban Wage Earners and
Clerical Workers, All-Cities, All Items (November 1996 = 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.
"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.
"Interest Rate" shall mean ten percent (10%) per annum.
"Inventories" shall mean "Inventories" as defined in the Uniform System
of Accounts, including, but not limited to, provisions in storerooms,
refrigerators, pantries and kitchens; beverages in wine cellars and bars; other
merchandise intended for sale; fuel; mechanical supplies; stationery; and other
expenses, supplies and similar items.
"Land" shall have the meaning given such term in Section 2.1(a).
"Landlord" shall have the meaning given such term in the preambles to
this Agreement and shall include its permitted successors and assigns.
"Landlord Default" shall have the meaning given such term in Section
14.2.
"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.
"Lease Year" shall mean any Fiscal Year during the Term and any partial
Fiscal Year at the beginning or end of the Term.
"Leased Improvements" shall have the meaning given such term in Section
2.1(b).
"Leased Intangible Property" shall mean all Intangible Property (as
defined in the Purchase Agreement) acquired by Landlord with respect to the
Leased Property pursuant to the Purchase Agreement.
"Leased Personal Property" shall have the meaning given such term in
Section 2.1(e).
"Leased Property" shall have the meaning given such term in Section
2.1.
"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 Permitted Use, and (b) all covenants,
agreements, declarations (including, without limitation, the Declarations),
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.
"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.
"Limited Rent Guaranty" shall mean the limited rent guaranty agreement,
to be entered into pursuant to the Purchase Agreement as of the Transfer Date by
the Guarantor in favor of Landlord, as may be amended from time to time.
"Management Agreement" shall mean any agreement entered into by Tenant
with respect to the management and operation of the Leased Property, as may be
amended from time to time.
"Manager" shall mean the person designated by and acting as Manager
pursuant to a Management Agreement.
"Major Capital Expenditures shall have the meaning given such term in
Section 5.1.3(a).
"Marriott Companies" shall mean Marriott International, Inc., a
Delaware corporation ("Marriott") and (i) any Subsidiary or Affiliated Person of
Marriott, (ii) a partnership in which Marriott, or any Subsidiary or Affiliated
Person of Marriott, is a general partner, and (iii) any limited liability
company in which Marriott or any Subsidiary or Affiliated Person of Marriott is
a managing member.
"Mere Director" shall mean a Person who holds the office of director of
a corporation and who, as such director, has the right to vote not more than
twelve and one-half percent (12.5%) of the total voting rights on the board of
directors of such corporation, and who represents or acts on behalf of a mere
passive investor which neither (i) owns more than three percent (3%) of the
total voting rights attributable to all shares or ownership interests of a
Competitor, nor (ii) otherwise has the power to direct or cause the direction of
the management or policies of a Competitor.
"Minimum Rent" shall mean, with respect to each Accounting Period, the
sum set forth on Exhibit A.
"Non-LLB Leases" shall mean, collectively, those certain Lease
Agreements identified on Exhibit D.
"Notice" shall mean a notice given in accordance with Section 22.10.
"Opening Date" shall mean the date on which the Hotel opens for
business to the public.
"Other Leases" shall mean, collectively, those certain Lease Agreements
identified on Exhibit B.
"Overdue Rate" shall mean, on any date, a per annum rate of interest
equal to the lesser of (i) twelve percent (12%) or (ii) the maximum rate then
permitted under applicable law.
"Owner Agreement" shall mean the Owner Agreement pertaining to the
Leased Property, to be entered into pursuant to the Purchase Agreement as of the
Transfer Date, among Landlord, the Franchisor and Tenant, as may be amended from
time to time.
"Parent" shall mean, with respect to any Person, any Person which
directly, or indirectly through one or more Subsidiaries or Affiliated Persons,
(i) owns fifty-one percent (51%) or more of the voting or beneficial interest
in, or (ii) otherwise has the right or power (whether by contract, through
ownership of securities or otherwise) to control, such Person.
"Percentage Rent" shall have the meaning given such term in Section
3.1.2(a).
"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.
"Permitted Use" shall mean any use of the Leased Property permitted
pursuant to Section 4.1.1(a) or (b).
"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.
"Product Standard(s)" shall have the meaning given such term in Section
5.1.2(c).
"Proprietary Information" shall mean (a) all computer software and
accompanying documentation (including all future upgrades, enhancements,
additions, substitutions and modifications thereof), other than that 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 or any Affiliated Person as to 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 or any
Affiliated Person as to 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,
the use of which is governed by the Franchise Agreement.
"Purchase Agreement" shall mean that certain Purchase and Sale
Agreement, dated as of September 17, 1998, by and between Marriott
International, Inc., as seller, and CNL Hospitality Partners, LP, as purchaser,
as the same may be amended from time to time.
"Rent" shall mean, collectively, the Minimum Rent, Percentage Rent and
Additional Charges.
"Request Notice" shall have the meaning given such term in Section
16.1.
"Reserve" shall have the meaning given such term in Section 5.1.2(a).
"Reserve Estimate" shall have the meaning given such term in Section
5.1.2(c).
"Response Notice" shall mean the meaning given such term in Section
16.1.
"SEC" shall mean the Securities and Exchange Commission.
"Security Deposit" shall have the meaning ascribed to it in Section
3.5.
"State" shall mean the State of Florida.
"Stock Pledge Agreement" shall mean the Stock Pledge Agreement to be
entered into pursuant to the Purchase Agreement as of the Transfer Date, by the
Guarantor in favor of Landlord, as may be amended from time to time.
"Subsidiary" shall mean, with respect to any Person, any Entity in
which such Person directly, or indirectly through one or more Subsidiaries or
Affiliated Persons, (a) owns 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) neither Host
Marriott Corporation or Sodexho Marriott Services Corporation is a Subsidiary of
the Guarantor and (y) the Guarantor is not a Subsidiary of Host Marriott
Corporation or Sodexho Marriott Services, Inc.
"Successor Landlord" shall have the meaning given such term in Section
20.2.
"System Standards" shall mean those standards and requirements for the
maintenance, operation and improvement of hotels within the Fairfield Inn by
Marriott system, as such standards and requirements are more particularly
described in the System Standards Manual for Fairfield Inn by Marriott, and the
Franchise Agreement, as the same may be amended from time to time.
"Tenant" shall have the meaning given such term in the preamble to this
Agreement and shall include its permitted successors and assigns.
"Tenant's Personal Property" shall mean all motor vehicles,
Inventories, FAS and any other tangible personal property of Tenant, if any,
acquired by Tenant at its election and with its own funds 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.
"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.
"Total Hotel Sales" shall mean, for the applicable period of time, all
gross revenues and receipts of every kind derived by Tenant from operating or
causing the operation of the Leased Property and parts thereof, including, but
not limited to: income from both cash and credit transactions (after reasonable
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 and video 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 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; provided,
however, that Total Hotel Sales shall not include the following: neither income
from rental or leasing of space (not to exceed six hundred (600) square feet of
area) for, nor receipts related to, time-share sales and/or marketing activities
at the Leased Property of Guarantor or any Affiliated Person of Guarantor
(except for revenue from use of the Hotel's rooms, facilities and services by
guests utilizing the Hotel as part of any time-share sales and marketing
activity); 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; 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.
"Transfer Date" shall mean the date on which CHLP acquires all of the
outstanding capital stock or other equity interests in Landlord.
"Uniform System of Accounts" shall mean A Uniform System of Accounts
for the Lodging Industry, Ninth Revised Edition, 1996, as published by the Hotel
Association of New York City, as the same may be further revised from time to
time.
"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 reasonable 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 reasonable judgment of Tenant
on a commercially and economically practicable basis for its Permitted Use in
light of then existing circumstances.
"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 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, the Hotel, 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 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 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
Accounting Period in which occurs the earlier of (i) the fifteenth (15th)
anniversary of the last to occur of the Transfer Date hereunder and the
respective Transfer Date under each of the Other Leases and each of the Non-LLB
Leases, to the end that the initial term of this Agreement and the Other Leases
and the Non-LLB Leases shall expire on the same date, or (ii) the seventeenth
(17th) anniversary of the Transfer Date hereunder, or (iii) the twentieth (20th)
anniversary of the Commencement Date. Landlord and Tenant shall, upon the
written request of the other, join in the execution of a written instrument
confirming the Transfer Date and the expiration date of the Fixed Term.
2.4 Extended Term. Provided that no Event of Default shall have
occurred and be continuing, the Term of this Agreement and the term of the Other
Leases and the Non-LLB Leases shall be automatically extended for a first
renewal term of ten (10) years (the "First Extended Term"), unless (a) 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 Fixed Term of this
Agreement that Tenant elects not so to extend the Term of this Agreement and the
term of the Other Leases (and time shall be of the essence with respect to the
giving of such Notice), or (b) the tenant under the Non-LLB Leases elects not to
extend the Non-LLB Leases in accordance with the terms thereof, in either such
event the Term of this Agreement and the term of the Other Leases and the
Non-LLB Leases will expire at the end of the then current Term. Further,
provided that no Event of Default shall have occurred and be continuing, the
Term of this Agreement and the term of the Other Leases and the Non-LLB Leases
shall be automatically further extended for a second renewal term of ten (10)
years (the "Second Extended Term"), unless (a) 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 First Extended Term that Tenant elects
not to so extend the Term of this Agreement and the term of the Other Leases
(and time shall be of the essence with respect to the giving of such Notice), or
(b) the tenant under the Non-LLB Leases elects not to further extend the term of
the Non-LLB Leases in accordance with the terms thereof. The First Extended Term
and the Second Extended Term are collectively referred to as the "Extended
Terms."
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 (a) Tenant shall give Notice
that it elects not to extend the Term and the term of any of the Other Leases,
in accordance with this Section 2.4, or (b) the tenant under the Non-LLB Leases
elects not to extend the term of the Non-LLB Leases in accordance with the terms
thereof, 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 Percentage 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) Payment of Minimum Rent. 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 Opening Date (and, if applicable, such payment shall be
prorated as provided in the following sentence of this paragraph
Section 3.1.1(a)). Minimum Rent for any partial Accounting Period shall
be prorated on a per diem basis.
(b) Adjustments of Minimum Rent Following
Disbursements Under Sections 5.1.4(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 5.1.4(b),
10.2 or 11.2, the Minimum Rent shall be increased by an amount equal to
the quotient obtained by dividing (i) 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 requirement for the applicable
funds, times the amount so disbursed, by (ii) thirteen (13). If any
such disbursement is made during any Accounting Period on a day other
than the first day of an 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 Percentage Rent.
(a) Amount. For each Lease Year or portion thereof in
respect of which Percentage Rent is payable commencing with the
Transfer Date and continuing through the last day of the Fiscal Quarter
in which the twenty-sixth (26th) full Accounting Period following the
Transfer Date occurs, Tenant shall pay percentage rent ("Percentage
Rent") in the amount of the interest earned and paid to Tenant on the
Security Deposit during each such Fiscal Year. For each Fiscal Year or
portion thereof commencing with the first full Fiscal Quarter
thereafter, Tenant shall pay Percentage Rent with respect to such
Fiscal Year, in an amount equal to the greater of seven percent (7%) of
Excess Hotel Sales or the interest earned and paid to Tenant on the
Security Deposit during each such Fiscal Year.
(b) Quarterly Installments. Installments of
Percentage Rent for each Fiscal Year or portion thereof shall be
calculated and paid each Fiscal Quarter in arrears. Payment of each
such installment shall be made within thirty (30) days after the end of
each Fiscal Quarter and shall be accompanied by a statement setting
forth the calculation of Percentage Rent due and payable for such
Fiscal Quarter, together with a statement by the controller of the
Hotel that, to the best of his or her knowledge and belief, and subject
to year-end audit and adjustment, such statement of Percentage Rent is
true and correct in all material respects. Installments due with
respect to each Fiscal Quarter shall be equal to the Percentage Rent
for all Fiscal Quarters elapsed during the applicable Fiscal Year less
amounts previously paid with respect thereto by Tenant. If the
Percentage Rent for such elapsed Fiscal Quarters as shown on the last
quarterly statement is less than the amount previously paid with
respect thereto by Tenant, Tenant shall be entitled to offset the
amount of such difference against Rent next coming due under this
Agreement, such offset to be applied together with interest at the
Disbursement Rate accruing from the date of payment by Tenant until the
date the offset is applied. Commencing with the first Fiscal Year
following the Base Year amounts due shall be determined by measuring
Total Hotel Sales for all Fiscal Quarters elapsed against Base Hotel
Sales for the equivalent period during the Base Year.
(c) Reconciliation of Percentage Rent. In addition,
on or before March 31 of each year, commencing March 31 following the
Base Year, Tenant shall deliver to Landlord a statement setting forth
the Total Hotel Sales for such preceding Fiscal Year, together with an
audit of Total Hotel Sales for the preceding Fiscal Year, conducted by
▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇ LLP, or another so-called "Big Five" 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.
If the annual Percentage Rent for such preceding Fiscal Year as shown in the
annual statement exceeds the amount previously paid with respect thereto by
Tenant, Tenant shall pay such excess to Landlord at such time as the annual
statement is delivered, together with interest at the Disbursement Rate, which
interest shall accrue from the Accrual Date (as hereinafter defined) 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. In the case of any underpayment of Percentage Rent by
Tenant arising out of incorrect reporting on any statement of Percentage Rent,
the Accrual Date therefor shall be the payment due date for the respective
installment of Percentage Rent with respect to which the underpayment occurred.
In the case of any underpayment of Percentage Rent arising out of variation in
Total Hotel Sales from Fiscal Quarter to Fiscal Quarter, the Accrual Date shall
be the payment due date for the final installment of Percentage Rent for such
preceding Fiscal Year. If the annual Percentage Rent for such preceding Fiscal
Year as shown in the annual statement is less than the amount previously paid
with respect thereto by Tenant, Tenant shall be entitled to offset the amount of
such difference against Rent next coming due under this Agreement, 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
offset is applied. If such offset cannot be made because the Term has expired
prior to application in full thereof, Landlord shall pay the unapplied balance
of such offset 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 Percentage 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 Fiscal
Year. Landlord, at its own expense except as provided hereinbelow,
shall have the right, exercisable by Notice to Tenant given within one
hundred eighty (180) days after receipt of the applicable annual
statement, by its accountants or representatives to commence within
such 180-day period an audit of the information set forth in such
annual statement referred to in subparagraph (c) above and, in
connection with such audit, to examine Tenant's books and records with
respect thereto (including supporting data and sales and excise tax
returns); provided, however, that if Landlord has credible evidence
that Tenant has intentionally misrepresented Total Hotel Sales on any
such annual statement, the said 180-day period shall commence to run on
the date Landlord obtained such credible evidence that Tenant has
intentionally misrepresented Total Hotel Sales on any such annual
statement. If Landlord does not commence an audit within such one
hundred eighty (180) day period, such annual statement 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
Percentage 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 Disbursement 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
Fiscal Year and, as a result, Landlord did not receive at least
ninety-five percent (95%) of the Percentage Rent payable with respect
to such Fiscal Year, Tenant shall pay the reasonable cost of such audit
and examination. If any such audit discloses that Tenant paid more
Percentage Rent for any Fiscal Year than was due hereunder, and either
Landlord agrees with the result of such audit or the matter is
otherwise determined Tenant shall be entitled to a credit equal to the
amount of such overpayment against 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 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.
3.1.3 Additional Charges. In addition to the Minimum Rent and
Percentage 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 (from any source
other than the Rent received by Landlord from Tenant), sales and use,
single business, 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. 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 and/or gross receipts tax returns for Rent received by
Landlord from Tenant, Landlord shall file the same with reasonable
cooperation from Tenant. Landlord shall provide Tenant with copies of
assessment notices in sufficient time for Tenant 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, 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.
3.2 Late Payment of Rent, Etc. If any installment of Minimum Rent,
Percentage 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 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 payment 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) with respect
to permitted contests pursuant to Article 8, Tenant shall promptly pay (unless
payment thereof is in good faith being contested and enforcement thereof is
stayed) 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 Percentage 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 Sections 5.1.4 and 14.3. This
Agreement is a net lease and, except to the extent otherwise expressly specified
in this Agreement, it is agreed and intended that Rent payable hereunder by
Tenant shall be paid without notice, demand, counterclaim, setoff, deduction or
defense and without abatement, suspension, deferment, diminution or reduction
and that Tenant's obligation to pay all such amounts, throughout the Term and
all applicable Extended Terms is absolute and unconditional and except to the
extent otherwise expressly specified in this Agreement, the respective
obligations and liabilities of Tenant and Landlord hereunder shall in no way be
released, discharged or otherwise affected for any reason, including without
limitation: (a) any defect in the condition, merchantability, design, quality or
fitness for use of the Leased Property or any part thereof, or the failure of
the Leased Property to comply with all Applicable Laws, including any inability
to occupy or use the Leased Property by reason of such noncompliance; (b) any
damage to, removal, abandonment, salvage, loss, condemnation, theft, scrapping
or destruction of or any requisition or taking of the Leased Property or any
part thereof, or any environmental conditions on the Leased Property or any
property in the vicinity of the Leased Property; (c) any restriction, prevention
or curtailment of or interference with any use of the Leased Property or any
part thereof including eviction; (d) any defect in title to or rights to the
Leased Property or any lien on such title or rights to the Leased Property; (e)
any change, waiver, extension, indulgence or other action or omission or breach
in respect of any obligation or liability of or by any Person; (f) any
bankruptcy, insolvency, reorganization, composition, adjustment, dissolution,
liquidation or other like proceedings relating to Tenant or any other Person, or
any action taken with respect to this Agreement by any trustee or receiver of
Tenant or any other Person, or by any court, in any such proceeding; (g) any
right or claim that Tenant has or might have against any Person, including
without limitation Landlord (other than a monetary default) or any vendor,
manufacturer, contractor of or for the Leased Property; (h) any failure on the
part of Landlord or any other Person to perform or comply with any of the terms
of this Agreement, or of any other agreement; (i) any invalidity,
unenforceability, rejection or disaffirmance of this Agreement by operation of
law or otherwise against or by Tenant or any provision hereof; (j) the
impossibility of performance by Tenant or Landlord, or both; (k) any action by
any court, administrative agency or other Government Agencies; (l) any
interference, interruption or cessation in the use, possession or quiet
enjoyment of the Leased Property or otherwise; or (m) any other occurrence
whatsoever, whether similar or dissimilar to the foregoing, whether foreseeable
or unforeseeable, and whether or not Tenant shall have notice or knowledge of
any of the foregoing; 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 specifically
set forth in this Agreement, this Agreement shall be noncancellable by Tenant
for any reason whatsoever and, except as expressly provided in this Agreement,
Tenant, to the extent now or hereafter permitted by Applicable Laws, waives all
rights now or hereafter conferred by statute or otherwise to quit, terminate or
surrender this Agreement or to any diminution, abatement or reduction of Rent
payable hereunder. Except as specifically set forth in this Agreement, under no
circumstances or conditions shall Landlord be expected or required to make any
payment of any kind hereunder or have any obligations with respect to the use,
possession, control, maintenance, alteration, rebuilding, replacing, repair,
restoration or operation of all or any part of the Leased Property, so long as
the Leased Property or any part thereof is subject to this Agreement, and Tenant
expressly waives the right to perform any such action at the expense of Landlord
pursuant to any law.
3.4 Section 3.4 has been intentionally omitted
3.5 Security for Tenant's Performance.
(a) On the Transfer Date, Tenant shall deposit with an escrow
agent and pursuant to the terms of an escrow agreement mutually acceptable to
Landlord and Tenant an amount equal to four times the amount set forth on
Exhibit A (the "Security Deposit"). All interest earned on the Security Deposit
shall accrue for the benefit of Tenant and shall be paid to Tenant.
(b) Tenant acknowledges that the security deposits with
respect to the Collective Leased Properties (collectively, the
"Collective Security Deposit") 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 and any
Affiliated Person of Tenant that is a tenant under the Other Leases to
be observed and performed. If any Event of Default shall occur and be
continuing under this Agreement, Landlord may, at its option and
without prejudice to any other remedy which Landlord may have on
account thereof, appropriate and apply, first, the amount of the
Security Deposit and, second, the amount of such Collective Security
Deposit as may be necessary to compensate Landlord toward the payment
of the Rent or other sums due Landlord under this Agreement as a result
of such breach by Tenant. Additionally, Landlord may, if any Event of
Default shall occur and be continuing under the Other Leases,
appropriate and apply the Security Deposit after first applying the
security deposit under the Other Lease that is in default. It is
understood and agreed that neither the Security Deposit nor the
Collective Security Deposit is to be considered as prepaid rent, nor
shall damages be limited to the amount of the Collective Security
Deposit. Upon the expiration or sooner termination of this Agreement,
any unapplied balance of the Security Deposit shall be paid by wire
transfer to Tenant.
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
Fairfield 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
5.1.4(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) Notwithstanding the foregoing, in the event that,
in the reasonable determination of Tenant, it shall no longer be
economically practical to operate the Leased Property as a Fairfield
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 Property, appropriate adjustments
to the Percentage Rent, the Reserve and other related matters;
provided, however, in no such event shall the Minimum Rent be reduced
or abated. Upon agreement by Landlord and Tenant on an alternative use,
Landlord shall use commercially reasonable efforts, at Tenant's cost
and expense, to obtain any approvals or waivers needed pursuant to
Legal Requirements. 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
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. Notwithstanding the foregoing, Tenant shall not be
in default of this Agreement if, at any time, Tenant, Guarantor or an Affiliated
Person of either of them is determined to be an "entertainment company" as
described in the Declaration even if such determination entitles the beneficiary
of the Declaration to purchase the operating agreements for the Leased Property
or to purchase Landlord's interest in the Leased Property or to any other
remedy, and Landlord shall have no remedy against Tenant as a result thereof.
4.3 Environmental Matters.
4.3.1 Restriction on Use, Etc. 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. 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 communications 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.
Tenant's liability and obligations pursuant to the terms of this Section 4.3.1
are subject to the provisions of Sections 5.1.3 and 5.1.4 and Landlord's
compliance with its funding obligations under Section 5.1.4.
4.3.2 Indemnification. Tenant and Landlord shall each protect,
indemnify and hold harmless the other, its trustees, directors, 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, 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 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 the gross negligence or willful misconduct of the indemnifying party, except
to the extent the same arise from the gross negligence or willful misconduct of
the other party or any other Indemnitee. This duty 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 the indemnified party and any other of the Indemnitees, the indemnifying
party shall undertake the defense, at its sole cost and expense, of any
indemnification duties set forth herein, in which event, the indemnifying party
shall not be liable for payment of any duplicative attorneys' fees incurred by
the other party or any Indemnitee.
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
for a period of one (1) year after such expiration or termination.
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 in good order and repair, reasonable wear and tear excepted,
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. All repairs shall be made in a
good, workmanlike manner, consistent with the System Standards and
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'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) Tenant shall establish an interest bearing reserve account
(the "Reserve") in a bank designated by Landlord and reasonably
approved by Tenant. All interest earned on the Reserve shall be added
to and remain a part of the Reserve. Except as set forth in Section
5.1.2(e), Tenant shall be the only party entitled to withdraw funds
from the Reserve. 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;
(ii) Repairs, renovations, renewals,
additions, alterations, improvements or replacements and
maintenance to the Leased Property, all of which are routine
or non-major and 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; and
(iii) At Tenant's option, lease payments for
communications equipment and up to an aggregate of four (4)
maintenance or shuttle vehicles used in connection with the
operation of the Hotel.
(b) Commencing with the Transfer Date and continuing
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.
At the time Tenant provides Landlord the documentation described in
Section 3.1.2(c), Tenant shall also deliver to Landlord a statement
setting forth the total amount of deposits made to and expenditures
from the Reserve for the preceding Fiscal Year.
(c) On or before December 1 of each Lease Year,
Tenant shall prepare an estimate (the "Reserve Estimate") of Reserve
expenditures anticipated during the ensuing Fiscal Year and shall
submit such Reserve Estimate to Landlord for its review. Tenant shall
in good faith consider suggestions and comments to the Reserve Estimate
made by Landlord within thirty (30) days after delivery of the Reserve
Estimate to Landlord. All expenditures from the Reserve for the items
described in Section 5.1.2(a) shall be (as to both the amount of each
such expenditure and the timing thereof) (i) required, in Tenant's
reasonable judgment, to keep the Leased Property in a first-class,
competitive, efficient and economical operating condition or to keep
the Leased Property in a condition consistent with the standards set
forth in this Agreement and the Franchise Agreement; or (ii) required
by reason of any Legal Requirement imposed by any Government Agency or
otherwise required (as determined by Tenant in its reasonable judgment)
for the continued safe and orderly operation of the Leased Property,
(subsections (i) and (ii) each individually, a "Product Standard" and,
collectively, the "Product Standards").
(d) Tenant shall from time to time make expenditures
from the Reserve as it deems necessary in accordance with Section
5.1.2(a) and (c). Tenant shall provide to Landlord, within forty (40)
Business Days after the end of each Accounting Period, a statement
setting forth Reserve expenditures made to date during the Fiscal Year.
Expenditures from the Reserve shall not be subject to Landlord's
approval.
(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. Following expiration or earlier
termination of this Agreement and payment in full on all contracts
entered into prior to such expiration or termination for work to be
done or furniture, furnishings, fixtures and equipment to be supplied
in accordance with this Section 5.1.2 out of the Reserve, control over
the Reserve shall be transferred from Tenant to Landlord.
(f) It is understood and agreed that the Reserve
pursuant to this Agreement shall be maintained and used solely in
connection with the Leased Property.
(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
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 Major Capital Expenditures.
(a) On or before December 1 of each Lease Year,
Tenant shall deliver to Landlord, for Landlord's approval, an estimate
(the "Building Estimate") of the expenses necessary for repairs,
alterations, improvements, renewals, replacements and additions, all of
which are non-routine or major, to the Leased Improvements which are
not covered under Section 5.1.2(a) and which are normally capitalized
under GAAP such as repairs, alterations, improvements, renewals,
replacements and additions to the structure, the exterior facade, the
mechanical, electrical, heating, ventilating, air conditioning,
plumbing and vertical transportation elements of the Leased
Improvements ("Major Capital Expenditures"). Major Capital Expenditures
shall also include all costs associated with any removal or remediation
of Hazardous Substances (except those treated as Tenant's sole cost and
expense under Section 5.1.4(b)), regardless of whether such costs are
normally capitalized under GAAP. Landlord shall not withhold its
approval to such Major Capital Expenditures as are required, in
Tenant's reasonable judgment, for the Leased Property to comply with
the Product Standards or for costs associated with the removal or
remediation of Hazardous Substances. If Tenant does not receive Notice
of Landlord's disapproval of the Building Estimate within twenty (20)
Business Days after delivery of the Building Estimate to Landlord, then
Landlord shall be deemed to have approved the Building Estimate. In the
event Landlord disapproves the Building Estimate, Landlord's Notice
shall identify disputed items on a line item basis. Items not
identified as disputed in such Landlord's Notice shall be deemed
approved.
(b) In the event Major Capital Expenditures are
required as a result of the receipt by Tenant of an order from a
Government Agency or other circumstances described in subsection (ii)
of Section 5.1.2(c) (including costs associated with the removal or
remediation of Hazardous Substances), Tenant shall be authorized to
take appropriate remedial action without first receiving Landlord's
approval (i) due to an emergency threatening the Leased Property, its
guests, invitees or employees, or (ii) if the continuation of a given
condition will subject Tenant or Landlord to civil or criminal
liability. Major Capital Expenditures made pursuant to this Section
5.1.3(b) shall be deemed approved by Landlord.
(c) The cost of all approved, deemed approved or
non-approvable Major Capital Expenditures shall be borne by Landlord in
accordance with the provisions of Section 5.1.4(b).
(d) In the event Landlord timely disapproves any
Building Estimate or any item within any Building Estimate, then,
following the negotiation period specified in Section 19.1, Tenant may
submit the matter for resolution by arbitrators in accordance with the
provisions of Section 19.2, and the arbitrators shall determine whether
or not Tenant acted reasonably in determining that the disputed item or
items are needed for the Leased Property to comply with the Product
Standards or for the costs associated with the removal or remediation
of Hazardous Substances.
5.1.4 Landlord's Funding Obligations.
(a) 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, to maintain the Leased Property in any way, or, except as
provided in Section 5.1.4(b), to make any expenditure whatsoever with
respect thereto. 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 by Tenant to be insufficient
for necessary and permitted expenditures thereof or funding is
necessary for approved, deemed approved or non-approvable Major Capital
Expenditures (other than costs related to Hazardous Substances under
Section 4.3 resulting from Tenant's gross negligence or willful
misconduct, which costs shall be Tenant's sole cost and expense),
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 and the estimated cost thereof. Landlord shall, within
ten (10) Business Days after such Notice, or such later dates as Tenant
may direct by reasonable prior Notice, 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);
provided, however, that if the disbursement of funds relates to the
Hazardous Substances under Section 4.3 resulting from Landlord's gross
negligence or willful misconduct, there shall be no adjustment to the
Minimum Rent. If Landlord disputes its obligation to disburse such
funds, it shall give Tenant Notice of such dispute within such ten
(10)-Business Day period, and failure to give Tenant Notice of such
dispute shall be deemed a waiver of any right to dispute Landlord's
obligation to disburse such funds. In the event that any dispute shall
arise with respect to Landlord's obligation to disburse any funds
pursuant to this Section 5.1.4(b), then, following the negotiation
period specified in Section 19.1, either party may submit such dispute
for resolution by arbitrators in accordance with the provisions of
Section 19.2, and the arbitrators shall determine whether or not Tenant
acted reasonably in requesting such additional funds in order to
maintain the Leased Property in accordance with the Product Standards
or to cover costs associated with removal or remediation of Hazardous
Substances. To the extent reasonably possible, Landlord shall identify
disputed items on a line item basis. In no event shall Landlord be
entitled to dispute the request for funds for any expenditure which was
approved or deemed approved pursuant to the provisions of Section
5.1.3(a) and (b).
5.1.5 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.
5.1.6 Limitation on Tenant's Obligations. Tenant's
obligations under Section 5.1 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.
5.2 Tenant's Personal Property. 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 the Leased Property or (ii) to pay Tenant's book value 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.
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 Condemnation (and casualty damage, in the event
that this Agreement is terminated following a casualty in accordance with
Article 10) excepted.
In addition, as of 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. 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; and Tenant shall indemnify and hold Landlord
harmless for all claims, costs and expenses (including reasonable attorney's
fees) arising from acts or omission by Tenant under such contracts prior to the
date of transfer thereof to Landlord.
5.4 Management Agreement. Except as otherwise provided below, Tenant
shall not 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, which consent shall not be unreasonably withheld, conditioned or
delayed. 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 and also with other Persons
pursuant to Sections 4.1.1(b), 14.3(c) and 16.1(c) delegating operational
authority for the day-to-day operation of the Leased Property to a Manager
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. Landlord shall have no right to enforce Tenant's rights under
any such Management Agreement, except with respect to the termination thereof
following termination of this Agreement.
ARTICLE 6
IMPROVEMENTS, ETC.
6.1 Improvements to the Leased Property. Tenant shall not finance the
cost of any construction by the granting of a lien on or security interest in
the Leased Property, 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.
6.2 Salvage. Other than Tenant's Personal Property, all materials which
are scrapped or removed in connection with the making of repairs, alterations,
improvements, renewals, replacements and additions pursuant to Article 5 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 16, (e) liens for
Impositions or for sums resulting from noncompliance with Legal Requirements so
long as (i) the same are not yet due and 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 (but will be paid in full by Tenant) 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 20 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,
deed of trust or other agreement encumbering the Leased Property or any part
thereof (Landlord agreeing that any such mortgage, deed of trust or other
agreement 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 is 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 hereby indemnifies and holds 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
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 penalties due with respect thereto, and
Tenant shall reimburse Landlord therefor, upon demand, as Additional Charges.
ARTICLE 9
INSURANCE
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:
(a) "All-risk" property insurance (and to the extent
applicable, Builder's Risk Insurance) on the Improvements and all items
of business personal property, including but not limited to signs,
awnings, canopies, gazebos, fences and retaining walls, and all FAS,
including without limitation, insurance against loss or damage from the
perils under "All Risk" (Special) form, including but not limited to
the following: fire, windstorm, sprinkler leakage, vandalism and
malicious mischief, water damage, explosion of steam boilers, pressure
vessels and other similar apparatus, and other hazards generally
included under extended coverage, all in an amount equal to one hundred
percent (100%) of the replacement value of the Improvements (excluding
excavation and foundation costs), business personal property and FAS,
without a co-insurance provision, and shall include an Agreed Value
endorsement and a Law and Ordinance endorsement;
(b) Ordinance or Law Coverage with limits of not less than
the Improvements for Coverage A (Loss to the undamaged portion of the
building), limits not less than $500,000 for Coverage B (Demolition
Cost Coverage), and limits not less than $500,000 for Coverage C
(Increased Cost of Construction Coverage);
(c) Business income insurance to be written on Special Form
(and on Earthquake and Flood forms if such insurance for those risks is
required) including Extra Expense, without a provision for
co-insurance, including an amount sufficient to pay at least twelve
(12) months of Rent for the benefit of Landlord, as its interest may
appear, and at least twelve (12) months of Net Operating Income less
Rent for the benefit of Tenant;
(d) Occurrence form comprehensive general liability
insurance, including bodily injury and property damage, liquor
liability, fire legal liability, contractual liability and independent
contractor's hazard and completed operations coverage in an amount not
less than $1,000,000 per occurrence/$2,000,000 aggregate;
(e) Umbrella coverage which shall be on a following form for
the General Liability, Automobile Liability, Employers' Liability, and
Liquor Liability, with limits of not less than $50,000,000 per
occurrence/aggregate;
(f) Flood insurance (if the Leased Property is located in
whole or in part within an area identified as an area having special
flood hazards under the National Flood Insurance Program);
(g) Worker's compensation coverage for all persons employed
by Tenant on the Leased Property with statutory limits, and Employers'
Liability insurance in an amount of at least $1,000,000 per
accident/disease;
(h) To the extent applicable, business auto liability
insurance, including owned, non-owned and hired vehicles for combined
single limit of bodily injury and property damage of not less than
$1,000,000 per occurrence;
(i) To the extent applicable, garage keepers legal liability
insurance covering both comprehensive and collision-type losses with a
limit of liability in an amount not less than $1,000,000 per
occurrence; and
(j) Such additional insurance as may be reasonably required,
from time to time, by Landlord (including, without limitation,
insurance requirements in the Franchise Agreement, any mortgage,
security agreement or other financing permitted hereunder and then
affecting the Leased Property, as well as the Declarations, any ground
lease or easement agreement) or any Hotel Mortgagee, provided the same
is customarily carried by a majority of comparable high quality lodging
properties in the area.
9.2 Waiver of Subrogation. Landlord and Tenant agree that 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.
9.3 General Provisions. The individual Hotel's allocated
chargeback/deductible for general liability insurance and worker's compensation
insurance shall not exceed $100,000 unless such greater amount is agreeable to
both Landlord and Tenant. The individual Hotel's property insurance deductible
shall not exceed $250,000 unless such greater amount is agreeable to both
Landlord and Tenant, or if a higher deductible for high hazard risks (i.e., wind
or flood) is mandated by the insurance carrier. Excluding earthquake insurance
and worker's compensation insurance, all insurance policies pursuant to this
Article 9 shall be issued by insurance carriers having a general policy holder's
rating of no less than A-/VII in Best's latest rating guide and all excess
insurance policies shall have a rating of not less than B+/VII, and shall
contain clauses or endorsements to the effect that (a) Landlord shall not be
liable for any insurance premiums thereon or subject to any assessments
thereunder, and (b) the coverages provided thereby will be primary and any
insurance carried by any additional insured shall be excess and non-contributory
to the extent of the indemnification obligation pursuant to Section 9.5 below.
All such policies described in Sections 9.1(a) through (d) shall name Landlord,
CNL Hospitality Properties, Inc., and any Hotel Mortgagee as additional
insureds, loss payees, or mortgagees, as their interests may appear and to the
extent of their indemnity. All property loss adjustments shall be payable as
provided in Article 10. Tenant shall deliver certificates thereof to Landlord
prior to their effective date (and, with respect to any renewal policy, prior to
the expiration of the existing policy), which certificates shall state the
nature and level of coverage reported thereby, as well as the amount of the
applicable deductible. Upon Landlord's request, original copies of said policies
shall be made available for Landlord's review at Tenant's corporate headquarters
during normal business hours. 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 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.
9.4 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 carried and maintained by Tenant or any Affiliated Person as to
Tenant.
9.5 Indemnification of Landlord. Except as expressly provided herein,
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 of third parties
occurring during the Term on or about the Leased Property or adjoining sidewalks
or rights of way under Tenant's control, and (b) any use, misuse, condition,
management, maintenance or repair by Tenant or anyone claiming under Tenant of
the Leased Property or Tenant's Personal Property during the Term or any
litigation, proceeding or claim by governmental entities to which Landlord is
made a party or participant relating to such use, misuse, condition, management,
maintenance, or repair thereof to which Landlord is made a party; provided,
however, that Tenant's obligations hereunder shall not apply to any liability,
obligation, claim, damage, penalty, cause of action, cost or expense arising
from any gross negligence or willful misconduct of Landlord, its employees,
agents, contractors or invitees. Tenant, at its expense, shall defend any such
claim, action or proceeding asserted or instituted against Landlord covered
under this indemnity (and shall not be responsible for any duplicative
attorneys' fees incurred by Landlord) or may compromise or otherwise dispose of
the same. Notwithstanding the foregoing, indemnification with respect to
Hazardous Substances is governed by Section 4.3. The obligations of Tenant under
this Section 9.5 shall survive the termination of this Agreement for a period of
three (3) years.
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, which shall be payable directly to Landlord and Tenant
as their interests may appear) shall be paid directly to Landlord, any Hotel
Mortgagee, and Tenant, who shall all be required to deposit such proceeds with
an escrow agent reasonably satisfactory to them pursuant to a mutually agreed
upon form of escrow agreement (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 all such
proceeds less than or equal to (i) Five Hundred Thousand Dollars ($500,000)
(which amount shall be adjusted upward annually based on changes in the Index)
if the Leased Property is insured under Marriott International, Inc.'s insurance
program, or (ii) Two Hundred Fifty Thousand Dollars ($250,000) (which amount
shall be adjusted upward annually based on changes in the Index) if the Leased
Property is insured other than under Marriott International, Inc.'s insurance
program, 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 such
escrow agent 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. Any
unexpended deductible amount and excess proceeds of insurance remaining after
the completion of the restoration shall be retained by Tenant or, if escrowed,
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 partially 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 sum of the deductible
and 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.
10.2.4 Repairs. 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, the escrow agent shall be required to
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 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, require, prior
to advancement of said insurance proceeds and other amounts by the escrow agent,
(i) approval of plans and specifications by an architect satisfactory to
Landlord (which approval shall not be unreasonably withheld or delayed), (ii)
general contractors' estimates, (iii) architect's certificates, (iv)
unconditional lien waivers of general contractors, if available, (v) evidence of
approval by all governmental authorities and other regulatory bodies whose
approval is required, (vi) deposit by Tenant of the applicable deductible amount
with the escrow agent, and (vii) such other terms as a Hotel Mortgagee or lender
of Landlord may reasonably require. 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 the escrow
agent or directly to Tenant and, in the event such proceeds are insufficient,
Landlord electing to make such deficiency available therefor (and placement of
such deficiency with the escrow agent).
10.3 Damage Near End of Term. 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 twenty-four (24) 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 twelve (12)
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.
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 solely 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 (i) restore all
alterations and improvements made by Tenant and Tenant's Personal Property, or
(ii) 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 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
11.6.
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 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, following any disbursement by Landlord thereof and upon
completion of such repairs, 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,
Tenant and any Hotel Mortgagee shall transfer any part of the Award received by
them, respectively, together with severance and other damages awarded for the
taken Leased Improvements and any deficiency Landlord or Tenant has agreed to
pay, to an escrow agent reasonably satisfactory to all parties pursuant to an
escrow agreement that is reasonably satisfactory to all parties, for the purpose
of funding the cost of the repair or restoration. Landlord may require, at its
option, prior to advancement of such Award and other amounts to the escrow
agent, (i) approval of plans and specifications by an architect satisfactory to
Landlord (which approval shall not be unreasonably withheld or delayed), (ii)
general contractors' estimates, (iii) architect's certificates, (iv)
unconditional lien waivers of general contractors, if available, and (v)
evidence of approval by all governmental authorities and other regulatory bodies
whose approval is required. Obligations under this Section 11.3 to disburse the
Award and such other amounts shall be subject to (x) the collection thereof and
(y) the release of such Award by the applicable Hotel Mortgagee. Tenant's
obligation to restore the Leased Property shall be subject to the availability
of the Award to fund the cost of such repair or restoration upon its compliance
with this Section 11.3.
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, 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. 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 11.5, 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 11.5 and the
second sentence of this Section 11.6, 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 Minimum Rent
or Percentage Rent within three (3) Business Days after Notice thereof,
or fail to make payment of any other 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 three (3)
Business Days after Notice thereof; or
(c) subject to Article 8 relating to permitted contests,
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 (not to exceed
one hundred eighty (180) days) as may be necessary to cure such default
with all due diligence; or
(d) so long as Landlord is an Affiliated Person of CHLP,
should an "Event of Default" (as defined in each of the Other Leases)
by Tenant, its successors and assigns, or an "Event of Default" (as
defined in each of the Non-LLB Leases) by tenant, its successors and
assigns, under the Non-LLB Leases, occur; or
(e) 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
(f) 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 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
(g) should Tenant cause or institute any proceeding for its
dissolution or termination; or
(h) should an event of default occur and be continuing under
any mortgage or deed of trust 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 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
(i) 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 such attachment or levy, unless the amount
in dispute is less than $500,000 (as adjusted each year by increases in
the Index), 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; it being
understood and agreed that Tenant may commence a contest of such matter
pursuant to Article 8 above following such Notice from Landlord;
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 fixed in such Notice but in any event not
less than seventy-five (75) days, this Agreement shall terminate and all rights
of Tenant under this Agreement shall cease. Landlord 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 (whether
prior to or after expiration of any guaranty provided by 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 re-letting 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, repossession or re-letting, 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, repossession or
re-letting. Thereafter, Tenant, until the end of what would have been the Term
of this Agreement (assuming no extension beyond the then-current Term) in the
absence of such termination, repossession or re-letting, 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, repossession or re-letting 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 re-letting, including, without
limitation, all repossession costs, brokerage commissions, legal expenses,
attorneys' fees, advertising, expenses of employees, alteration costs and
expenses of preparation for such re-letting (such expenses being hereinafter
referred to as the "Re-letting Expenses"). 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, repossession or
re-letting, in addition to Landlord's right to receive any Rent owing and due up
to and including the date of termination, repossession or re-letting under the
preceding paragraph, Tenant shall pay to Landlord, at Landlord's election, as
liquidated final damages incurred beyond the date of such termination,
repossession or re-letting and in lieu of Landlord's right to receive any
further damages due to the such termination, repossession or re-letting, the
Re-letting Expenses incurred to date (and not theretofore paid by Tenant) and 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, repossession or re-letting (assuming that,
for the purposes of this paragraph, annual payments by Tenant on account of
Impositions and Percentage 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 projected to an annual amount) for what would be
the then unexpired Term of this Agreement (assuming no extension beyond the
then-current Term) 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 Security
Deposit, and any portion of the security deposit under the Other Leases applied
by Landlord to its damages under this Agreement, whereupon Landlord and its
Affiliated Persons shall have no further obligation to pay the portion of the
Security Deposit, or any portion of the security deposit under the Other Leases,
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 or
dispossession by summary proceedings or otherwise, Landlord may (a) re-let 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 re-let 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 re-letting 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 re-let all or any portion of the Leased
Property, or, in the event that the Leased Property is re-let, for failure to
collect the rent under such re-letting. 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 such termination,
repossession or re-letting as a result of an Event of Default, to use reasonable
efforts to mitigate its damages.
12.3 Waiver of Jury Trial. Landlord and Tenant hereby waive, to the
maximum extent permitted by Applicable Laws, trial by jury in any action,
proceeding or counterclaim brought by either of the parties hereto against the
other or in respect of any matter whatsoever arising out of or in any way
connected with this Agreement, the relationship of Landlord and Tenant
hereunder, Tenant's occupancy of the Leased Property, and/or any claim for
injury or damage.
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 Security Deposit. 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 be entitled to credit any unapplied balance
of the Security Deposit as well as any security deposit applicable to the Other
Leases (in accordance with Section 3.5(b)) to any claims or damages to which
Landlord is entitled and to the extent that any portion of the Security Deposit
remains after such credit, Landlord shall promptly refund such portion of the
Security Deposit to Tenant. Upon any expiration or other termination of this
Agreement, Landlord shall promptly refund any remaining portion (that is, after
crediting any unapplied balance of the Security Deposit, as well as any security
deposit applicable to the Other Leases (in accordance with Section 3.6(b)), to
any claims or damages to which Landlord is entitled) of the Security Deposit to
Tenant.
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 and, provided Tenant shall escrow disputed amounts,
if any, pursuant to an escrow arrangement reasonably acceptable to Landlord and
Tenant, no Event of Default shall be deemed to have occurred; provided, however,
that in the event of any eventual 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.
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 (1.50) 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 materially adverse matters affecting the Leased
Property of which Landlord receives written notice or actual, conscious, present
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. Subject to Article 20, Landlord shall not enter into or amend
any agreement directly affecting the operation of Leased Property without
Tenant's prior written consent. As used in this Agreement, "Landlord's
knowledge" or words of similar import shall mean the actual (and not
constructive or imputed), conscious, present knowledge, without independent
investigation or inquiry of any officer or employee of Landlord, or any
Affiliated Person as to Landlord, having direct oversight responsibility for the
transactions contemplated in this Agreement.
14.2 Landlord's Default. Subject to Landlord's right to dispute its
obligation in accordance with Section 5.1.4(b), if (i) Landlord shall default in
the performance or observance of any of its covenants or obligations set forth
in this Agreement, or (ii) CHLP and/or CHP shall default in its obligations
under the CHLP and CHP Guaranty 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 with respect to non-monetary defaults,
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 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. Notwithstanding the foregoing, the provisions of Section 14.3
shall control in the event of a default under Section 5.1.4(b).
14.3 Special Remedies for Landlord Funding Default. In the event of any
Landlord Default arising under Section 5.1.4(b), 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 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 and the franchise agreements 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 sublease all (but not less than
all) of the Leased Property to a Person who is not an Affiliated Person
as to Tenant; or
(d) Tenant may terminate this Agreement and either or both
of the Other Leases, whereupon, (i) any Other Leases remaining in
effect shall be amended to (x) eliminate any reference to this
Agreement or any of the Other Leases so terminated in the definition
therein of "Other Leases" and (y) eliminate any reference to the Leased
Property and the leased property covered by any of the Other Leases so
terminated in the definition therein of "Collective Leased Properties",
(ii) the Limited Rent Guaranty shall terminate with respect to and to
the extent applicable to this Agreement and any Other Leases so
terminated and (iii) Landlord shall refund to Tenant any unapplied
balance of the Security Deposit and shall refund any security deposit
under any of the Other Leases so terminated to the tenant under such
Other Leases.
14.4 Special Remedy under Section 10.1 and 11.3. If Landlord or any
Hotel Mortgagee shall fail to deposit insurance proceeds with an escrow agent as
required by Section 10.1 or if Landlord shall fail to deposit any Award or any
deficiency as required by Section 11.3 with an escrow agent as required by
Section 11.3, Tenant shall be entitled, in addition to all other remedies of
Tenant hereunder, to the remedies listed in Sections 14.3(a) through (d),
without the requirement of arbitration as described in Section 5.1.4(b).
ARTICLE 15
TRANSFERS BY LANDLORD
15.1 Transfer of Leased Property. Except for liens, encumbrances or
title retention agreements which are governed by Article 20, and except for
normal and customary easements reasonably required for the development and use
of the Leased Property for hotel purposes and uses incidental thereto, as well
as easements and similar instruments required by the Declarations, Landlord
shall not, without the prior written consent of Tenant, which consent may be
given or withheld by Tenant in Tenant's sole and absolute discretion, sell,
assign, transfer, convey or otherwise dispose of (a "Transfer") the Leased
Property, or any portion thereof or interest therein, directly or indirectly
(other than an interest, directly or indirectly, in Landlord which is governed
by Section 15.3), (a) to any Person which, in Tenant's reasonable judgment: (i)
is not a Person in which CHP owns and holds, directly or indirectly, a
Controlling Interest and does not have sufficient financial resources to fulfill
Landlord's obligations hereunder; (ii) is known in the community as being of bad
moral character and/or is in control of or controlled by Persons who have been
convicted of felonies in any state or federal court; (iii) itself is, or any of
its Affiliated Persons is, a Competitor; or (iv) fails expressly to assume, in
writing, the obligations of Landlord under this Agreement, (b) prior to the
Transfer Date of both of the Other Leases, or if the Transfer Date under both of
the Other Leases shall not have occurred for any reason, then prior to the third
(3rd) anniversary of the Transfer Date hereunder, unless the Person to which the
Transfer is made is a Person in which CHP owns and holds, directly or
indirectly, a Controlling Interest, in which case such Transfer may be made, or
(c) if at the time of such Transfer, the Limited Rent Guaranty is still in
effect and the "Minimum Rent Coverage" (as defined in the Limited Rent Guaranty)
for the Leased Property is greater than the Aggregate Minimum Rent Coverage (as
defined in the Limited Rent Guaranty), unless the Person to which the Transfer
is made is a Person in which CHP owns and holds, directly or indirectly, a
Controlling Interest, in which case such Transfer may be made. For purposes of
this Section 15.1, a Person shall not be deemed to be a Competitor solely by
virtue of (x) the ownership of 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 any portion thereof
or interest therein, to any Person without the consent of, but upon not less
than sixty (60) days prior Notice to, Tenant. Within five (5) days following any
request by Tenant, Landlord shall provide Tenant such information concerning the
proposed transferee's financial condition, affiliations, ownership, business
interests, and operations as may be reasonably necessary or appropriate in order
for Tenant to determine if such proposed Transfer is consistent with the above
provisions.
Notwithstanding anything to the contrary herein contained,
in the event of a transfer of Tenant's interest in this Agreement to any Entity
in which the Guarantor does not have a Controlling Interest, and if at any time
thereafter Landlord is, for any reason, not satisfied with the performance under
this Agreement by such transferee of Tenant, then Landlord may, upon not less
than sixty (60) days prior Notice to Tenant, elect to Transfer the Leased
Property, but only in combination with the other Collective Leased Properties,
and the restriction set forth in subclause (iii) in clause (a) of Section 15.1
(that is, a Transfer to any Person which, in Tenant's reasonable judgment,
itself is, or any of its Affiliated Persons is, a Competitor) shall not apply to
any such Transfer of the Leased Property in combination with the other
Collective Leased Properties; it being understood and agreed, however, that
nothing herein shall prejudice or preclude the Guarantor from exercising any of
its rights or remedies under Section 4 of the Owner Agreement as a result of, or
with respect to, any such Transfer of the Leased Property.
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) Landlord shall transfer its rights hereunder to the
Security Deposit to the successor landlord and the Security Deposit
with respect to the Leased Property shall continue to be held in the
escrow account and on the terms and conditions set forth in Section
3.5;
(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, and the references to "Other Leases" and
"Collective Leased Properties" set forth in the Other Leases shall no
longer include this Lease or the Leased Property;
(c) Any transferee of Landlord pursuant to this Article 15
shall expressly assume, in writing reasonably satisfactory to Tenant,
the obligations of Landlord under this Agreement, and the Owner
Agreement and, upon such assumption and so long as such transferee is
not an Affiliated Person of Landlord or CHP, then Landlord shall be
released from all liabilities and obligations of the landlord hereunder
accruing after the date of the transfer, assignment and assumption;
(d) Any overpayments of Rent (to the extent determinable)
held by Landlord shall be refunded to Tenant prior to such Transfer;
(e) If the transferee is an Affiliated Person of Landlord or
CHP, then CHLP and CHP shall expressly guarantee in writing reasonably
satisfactory to Tenant, or confirm in writing reasonably satisfactory
to Tenant their continuing guarantee of, the obligations of such
transferee under this Agreement and the Owner Agreement;
(f) Any amounts owed by Landlord to Tenant shall be paid in
full;
(g) Any amounts owed by the respective landlord to the
respective tenant under each of the Other Leases shall be paid in full.
15.3 Transfer of Interest in Landlord. For purposes of this Article 15,
any sale, assignment, transfer or other disposition, for value or otherwise,
voluntary or involuntary, by merger, operation of law or otherwise, in a single
transaction or a series of transactions, of any interest in Landlord or any
Person having an interest in Landlord, directly or indirectly, shall be and
constitute a Transfer of the Leased Property; provided, however, that if the
proposed transferee is not, in Tenant's reasonable judgment, (i) known in the
community as being of bad moral character or in which any Person who has been
convicted of a felony in any state or federal court holds a Controlling
Interest, or (ii) itself a Competitor, and none of its Affiliated Persons is a
Competitor, then, so long as the interest to be transferred to such transferee
is less than a Controlling Interest, and so long as immediately following such
transfer CHP, directly or indirectly, continues to own and hold a Controlling
Interest in Landlord, the other restrictions set forth in Section 15.1 shall not
apply to such transfer; and provided further, however, that the provisions of
Section 15.1 shall not apply to any transfer of interests in CHP, directly or
indirectly, or in any Entity that has an interest in CHP, directly or
indirectly, so long as CHP is a publicly traded company (whether or not such
interests are traded on a public stock exchange), if and so long as such
transfer does not result, directly or indirectly, in a Competitor owning a
Controlling Interest in CHP, nor shall the provisions of Section 15.1 apply to
any transfer of interests in CHLP, directly or indirectly (or in any Entity that
has an interest in CHLP, directly or indirectly), to any Person which is not an
Affiliated Person of CHLP or CHP, if and so long as such transfer does not
result in or entail, directly or indirectly, either concurrent with the transfer
or subsequent thereto, CHP or a wholly-owned Subsidiary no longer continuing to
possess the sole power, as the sole general partner of CHLP, to direct or cause
the direction of the management and policies of CHLP, whether such cessation of
power occurs by contract, by conversion of the general partner interest of CHP
or its wholly-owned Subsidiary in CHP to a limited partner interest, by
conversion of CHLP to a corporation or other Entity, or otherwise. Landlord
shall deliver to Tenant at least sixty (60) days prior Notice of any transfer of
interests herein contemplated, other than transfers of limited partner interests
in CHLP (specifically excluding any general partner interests in CHLP), and
other than transfers of interests in any publicly traded company (whether or not
such interests are traded on a public stock exchange).
Notwithstanding anything to the contrary herein contained, a
voluntary sale, assignment, transfer or other disposition, for value, by merger,
operation of law or otherwise, in a single transaction or a related series of
transactions, of all or substantially all of the interests in CHLP or CHP, or
all or substantially all of the assets of CHLP or CHP (in either event, a "Sale
of the Entity"), shall not be deemed a Transfer of the Leased Property; it being
understood and agreed, however, that nothing herein shall prejudice or preclude
the Guarantor from exercising any of its rights or remedies under Section 4 of
the Owner Agreement, as a result of, or with respect to, any such Sale of the
Entity. For purposes hereof, "substantially all of the interests in CHLP" shall
mean all of the general partner interests and not less than ninety percent (90%)
of the limited partner interests in CHLP; "substantially all of the interests in
CHP" shall mean not less than ninety percent (90%) of the outstanding capital
stock of CHP; and "substantially all of the assets of CHLP or CHP" shall mean
not less than ninety percent (90%) of the respective total assets owned by CHLP
or CHP, respectively.
ARTICLE 16
SUBLETTING AND ASSIGNMENT
16.1 Subletting and Assignment.
(a) Except as provided in Sections 5.4 and 16.3 and in this
Section 16.1, Tenant shall not, without Landlord's prior written
consent, 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; provided, however,
that upon a transfer of the Leased Property by Landlord whereby this
Agreement is excluded from the term "Leases" as used in the Stock
Pledge Agreement such that the Stock Pledge Agreement no longer secures
the performance of Tenant hereunder, Tenant may, without Landlord's
consent, sell, transfer, assign or convey its interest in this
Agreement to a direct or indirect Subsidiary of the Guarantor, which
Subsidiary of the Guarantor shall expressly assume the obligations of
Tenant under this Agreement, and the transferor Tenant shall thereupon
be released from all liabilities and obligations of Tenant accruing
hereunder after the date of such transfer by the transferor Tenant. For
purposes of this Section 16.1, an assignment of this Agreement shall be
deemed to include the 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 a Subsidiary 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.
(b) Notwithstanding the foregoing, Landlord's consent shall
not be required for a Corporate Transfer or a sale, transfer,
assignment or other conveyance of Tenant's interest in this Agreement
if, after giving effect to such 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 Courtyard, Fairfield Inn, or SpringHill Suites business of
the Guarantor and its direct and indirect Subsidiaries.
(c) Notwithstanding the foregoing, Landlord's consent shall
not be required for a Corporate Transfer or a sale, transfer,
assignment or other conveyance of Tenant's interest in this Agreement
that occurs following the third (3rd) anniversary of the Commencement
Date so long as (i) the Leased Property will be managed by Guarantor or
a wholly-owned Subsidiary of Guarantor pursuant to a Management
Agreement, the term of which shall coincide with the term of this
Agreement, including extensions; (ii) the party to whom such transfer
is made is not, in Landlord's reasonable judgment, known in the
community as being of bad moral character and/or is not in control of
or controlled by persons who have been convicted of felonies in any
state or federal court; and (iii) following such transfer, the new
Tenant satisfies the requirements set forth in Section 21.4. Upon a
transfer described in this Section 16.1(c), and so long as the
transferee is not an Affiliated Person of Tenant or Guarantor, the
transferor Tenant and all of its Affiliated Persons shall be released
from all liabilities and obligations of Tenant accruing hereunder after
the date of such transfer. Tenant shall deliver notice of any such
proposed transfer to Landlord at least thirty (30) days prior to any
such transfer and shall, within five (5) days following any request by
Landlord, provide Landlord such information as may be reasonably
necessary or appropriate in order for Landlord to determine if such
proposed transfer is consistent with the above provisions.
Notwithstanding the foregoing, this Section 16.1(c) shall not apply to
any transfer that meets the requirements of Section 16.1(b).
(d) 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 collection 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.
(e) Except as set forth in Section 16.1(c), 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.
(f) Following a transfer described in Section 16.1(c) above
by the original Tenant under this Agreement, when giving notice to the
transferee Tenant (the "New Tenant") with respect to any default under
the provisions of this Agreement, Landlord will also deliver a copy of
such notice to the original Tenant (the "Transferor"), and the
Transferor or the Manager will have the same period of time after the
giving of such notice in which to remedy or cure the default as is
given to the New Tenant under this Agreement; it being understood and
agreed that the Transferor and the Manager will have no duty or
obligation to remedy or cure such default. Further, any Subsidiary or
Affiliated Person of the Guarantor, including without limitation, the
Transferor if it is then a Subsidiary or Affiliated Person of the
Guarantor (in either case, a "Qualified Transferee"), may become the
Tenant under this Agreement, by an assignment from the New Tenant. If
prior to such assignment from the New Tenant, Landlord elects to
terminate this Agreement by virtue of such default, or to exercise its
rights and remedies as a secured party under the Stock Pledge
Agreement, Landlord shall deliver to the Transferor and the Manager
written notice of Landlord's election to so terminate this Agreement or
to exercise its rights and remedies as a secured party under the Stock
Pledge Agreement, which notice shall be delivered at least ten (10)
Business Days prior to the effective date of such termination or
exercise. Within such ten (10)-Business Day period, a Qualified
Transferee may elect by written notice to Landlord to immediately enter
into a new lease of the Leased Property for a term of thirty (30) days,
at the Rent (payable on a prorated basis for said 30-day period in
advance upon the full execution and delivery of the new lease), and
otherwise upon the covenants, terms and provisions herein contained.
Prior to the expiration of the said 30-day term of the new lease, the
Qualified Transferee may elect by written notice to Landlord,
accompanied by payment to Landlord of all amounts due Landlord under
this Agreement, to extend the term of the new lease for the remainder
of the Term which would have existed but for such termination, at the
Rent and upon the covenants, terms and provisions herein contained. It
is expressly understood and agreed that the rights and privileges under
this Section 16.1(f) shall not accrue to any Tenant, except as to a
Qualified Transferee which becomes the Tenant under this Agreement.
16.2 Required Sublease Provisions. 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, except as provided below, 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 occupying 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 duly executed by Tenant and such subtenant
shall be delivered promptly to Landlord and Tenant shall remain liable for the
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
Section 16.1(a). No subtenant that is an Affiliated Person of Tenant shall be
required to attorn to Landlord as set forth above in this Section 16.2.
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, without Landlord's consent, (a)
sublease space at the Leased Property designated on the Plans and Specifications
(as defined in the Purchase Agreement) for newsstand, gift shop, parking garage,
health club, restaurant, bar, retail, food concession, arcades, game rooms,
rental car desk, travel office or commissary purposes or similar concessions in
furtherance of the Permitted Use; (b) sublease additional space at the Leased
Property for any such ancillary uses, so long as such additional subleases do
not demise, in the aggregate, in excess of three thousand (3,000) square feet
(exclusive of any parking garage subleases), and will not violate or affect any
Legal Requirement or Insurance Requirement; (c) sublease space at the Leased
Property for use by Guarantor or any Affiliated Person of Guarantor for
time-share sales and/or marketing activities, so long as such subleases do not
demise, in the aggregate, in excess of six hundred (600) square feet of area;
and (d) in the event that there is a Corporate Transfer permitted pursuant to
Section 16.1(b), as a result of which all or substantially all of the assets
with respect to one or two, but not all, of the Courtyard, Fairfield Inn, or
SpringHill Suites brands 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 Entity wholly-owned, directly or indirectly, by the
Guarantor which retains all or substantially all of the assets of the brand or
brands not so transferred. Any sublease of space to any Affiliated Person of
Tenant or Guarantor shall be on commercially reasonable terms; provided,
however, that any sublease of space to or for use by Guarantor or any Affiliated
Person of Guarantor for time-share sales and/or marketing activities (which
shall not cover more than six hundred (600) square feet of area without
Landlord's prior written consent) shall not be required to be on commercially
reasonable terms.
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.
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 a 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 to its knowledge
no Default or an Event of Default by the other party 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. Within thirty (30) days after the end of
each Accounting Period, Tenant shall furnish to Landlord an unaudited operating
statement for the Hotel, including occupancy percentages and average rate. 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. Any and all costs and expenses incurred by Tenant, including without
limitation reasonable attorneys fees and expenses, in connection with providing
information to Landlord in connection with any challenge to an SEC assertion
(including Tenant's consultation or participation with Landlord in respect of
same) shall be reimbursed to Tenant by Landlord within ten (10) days following
written demand by Tenant. If Landlord fails to so reimburse Tenant within said
10-day period Tenant shall be entitled to offset against Rent thereafter coming
due any such unreimbursed sums, together with interest thereon at the
Disbursement Rate from the date of such demand to the date actually paid or
offset.
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. The cost of any audit shall
be borne by Landlord.
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.
ARTICLE 18
LANDLORD'S RIGHT TO INSPECT
Tenant shall permit Landlord and its authorized representatives to
inspect the Leased Property at reasonable times of the day 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. Any and all disputes or disagreements arising out of
or relating to Landlord's disapproval of any Building Estimate or any item
within any Building Estimate pursuant to Section 5.1.3 above, or Landlord's
obligations to disburse funds pursuant to Section 5.1.4(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 binding arbitration conducted in accordance with Section
19.2.
19.2 Arbitration.
(a) The party electing arbitration pursuant to Section 19.1
as a result of a dispute described in Section 5.1.3(d) or Section
5.1.4(b) 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 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 nationally
recognized hotel consulting firm with at least ten years' experience in
consulting with owners, operators, lenders, and/or franchisors in the
operation of hotel properties operated under nationally recognized name
brands.
(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 in accordance with Section
5.1.3(d) or 5.1.4(b), as applicable, upon the concurrence of at least
two of their number, within 30 days after the appointment of the third
arbitrator (or, if only one arbitrator, pursuant to 19.2(a)(i), then by
such arbitrator within 45 days of his or her appointment). 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 (or the one arbitrator, if
only one arbitrator is appointed pursuant to Section 19.2(a)(i)) 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.
(a) Without the consent of Tenant but subject to the
provisions of Section 20.1(b), 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 refinancing, provided that any
such Encumbrance shall not secure a maximum principal amount in excess
of (x) the greater of seventy percent (70%) of the fair market value of
Landlord's interest in the Leased Property, or seventy percent (70%) of
the maximum Allocable Purchase Price (as defined in the Purchase
Agreement) for the Leased Property pursuant to the Purchase Agreement,
if secured only by the Leased Property, or (y) the greater of sixty
percent (60%) of the fair market value of Landlord's interest in the
Collective Leased Properties, or sixty percent (60%) of the aggregate
maximum Allocable Purchase Price for the Collective Leased Properties
pursuant to the Purchase Agreement, if secured by the Collective Leased
Properties, or (z) the greater of (i) sixty percent (60%) of the
aggregate fair market value of Landlord's interest in the Collective
Leased Properties which secure such Encumbrance, plus sixty percent
(60%) of the fair market value of Landlord's interest in such other
Marriott brand properties which secure such Encumbrance if secured by
the Leased Property and/or one or more of the other Collective Leased
Properties and/or other Marriott Brand properties, or (ii) sixty
percent (60%) of the sum of the aggregate maximum Allocable Purchase
Price of the Collective Leased Properties pursuant to the Purchase
Agreement which secure such Encumbrance, plus sixty percent (60%) of
the fair market value of Landlord's interest in such other Marriott
brand properties which secure such Encumbrance if secured by the Leased
Property and/or one or more of the other Collective Leased Properties
and/or 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
branded hotel. Landlord agrees not to enter into any Encumbrance that
would allow the Hotel Mortgagee to apply any insurance proceeds or
Award to the debt secured by the Encumbrance but may enter into an
Encumbrance that allows the Hotel Mortgagee to hold and disburse
insurance proceeds or any Award to be used, pursuant to the terms of
this Agreement, to repair, rebuild or restore the Leased Property
according to usual and customary procedures (which procedures shall be
subject to Tenant's reasonable approval) for disbursement of
construction loan proceeds. For purposes hereof, the fair market value
of Landlord's interest in a property shall be based only on the
valuation of the rental or other income owing to Landlord pursuant to
the terms of this Agreement and any other applicable lease, management,
franchise or like agreement, assuming this Agreement and such other
lease, management, franchise or like agreement will remain in place in
perpetuity regardless of the expiration date thereof. Tenant may
dispute the determination of the fair market value of Landlord's
interest in a property or properties, in which case the fair market
value of Landlord's interest in such property or properties shall be
determined by mutual agreement between two (2) appraisers, each with at
least ten (10) years of professional experience as an appraiser of
comparable lodging properties, one appointed by Landlord and the other
appointed by Tenant promptly following Tenant's notice of dispute. If
the two (2) appraisers so appointed are unable to agree upon such fair
market value within forty-five (45) days after their appointment, then
they shall promptly appoint a third appraiser with like qualifications
who shall complete his appraisal within thirty (30) days after
appointment, and the decision of the third appraiser shall be final and
binding on Landlord and Tenant. The fees and expenses of each of the
first two (2) appraisers shall be paid by the party appointing the
appraiser, and the fees and expenses of the third appraiser, if
appointed, shall be shared equally by Landlord and Tenant.
(b) Prior to creating or otherwise causing to exist any
Encumbrance on the Leased Property, Landlord shall give Notice to
Tenant of its proposal with regard to an Encumbrance including
reasonably adequate information for Tenant to determine whether the
loan to value limitations set forth in Section 20.1(a) will be
satisfied.
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 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) bound by any modification of this
Agreement subsequent to such Superior Lease or Mortgage, or by any previous
prepayment of Minimum Rent or Percentage 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, (d) 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 (e)
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;
provided, however, that any offset rights of Tenant pursuant to Section 14.3(a)
that, prior thereto, accrued in Tenant's favor shall continue and Tenant shall
be entitled to offset the remaining balance of such deficient amounts plus
interest therein from the date of funding at the Disbursement Rate against Rent
payable by Tenant to such 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, Landlord, any Successor Landlord and/or Superior
Mortgagee shall be liable to pay to Tenant any portions of insurance proceeds or
Awards received by the Landlord, Successor Landlord and/or Superior Mortgagee,
respectively, and required to be paid to Tenant or otherwise applied to the cost
of repair, restoration or rebuilding of the Leased Premises 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 (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.
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 and the Hotel in accordance with GAAP. Provided Landlord shall
give to Tenant at least ten (10) Business Days written notice of Landlord's
desire to audit such accounts and records, Landlord, at its expense, shall have
the right to audit such accounts and records during normal business hours. Not
more than one (1) such audit shall be conducted within any twelve (12) month
period. Landlord shall keep in confidence all information which it might gain or
gather from the examination or audit of Tenant's accounts and records, unless
required to disclose such information pursuant to Applicable Laws.
21.3 Certain Debt Prohibited. Tenant shall not incur any Indebtedness
except the following:
(a) Indebtedness of Tenant to Landlord under this Agreement,
to Franchisor under the Franchise Agreement, or to the Manager under
the Management Agreement;
(b) Indebtedness of Tenant in respect of loans, the proceeds
of which are used to pay amounts owed under this Agreement, the
Franchise Agreement and the Management Agreement, and which are by
their terms expressly subordinate to the payment and performance of
Tenant's obligations under this Agreement;
(c) 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;
(d) 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 $750,000 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;
(e) unsecured borrowings of Tenant from its Affiliated
Persons which are by their terms expressly subordinate to the payment
and performance of Tenant's obligations under this Agreement;
(f) Indebtedness for purchase money financing and other
indebtedness incurred in the ordinary course of Tenant's business,
including the leasing of personal property; or
(g) Indebtedness of Tenant to Landlord under the Other
Leases and any other Indebtedness permitted under Section 21.3 of such
Other Leases.
21.4 Special Purpose Entity Requirements. Following any transfer
described in Section 16.1(c) and continuing for so long as Tenant is not an
Affiliated Person of Guarantor, Tenant shall comply with the following:
(a) Tenant will be a special purpose entity, either a
corporation, a limited partnership, or a limited liability company
whose purpose will be limited to leasing and operating the Leased
Property and the other Collective Leased Properties.
(b) Tenant's organizational documents shall limit the
ability to incur any Indebtedness except as permitted by Section 21.3.
(c) Tenant's organizational documents will provide that the
favorable vote of an independent director shall be required for the
following matters: (i) filing, or consenting to the filing of, a
bankruptcy or insolvency petition or otherwise instituting insolvency
proceedings; (ii) dissolution, liquidation, consolidation, merger or
sale of all or substantially all of its controlling assets (unless such
entity is merged or consolidated with, acquired by, or its assets are
sold to, Guarantor or an Affiliated Person of Guarantor; (iii) engaging
in any unrelated business activities; and (iv) amending its
organizational documents in a way that would change any of the
requirements provided herein.
(d) Tenant shall observe and maintain its business and
affairs separate and independent of the business and affairs of any
Affiliated Person of Tenant, including without limitation: (i)
maintaining books and records separate from any Affiliated Person of
Tenant; (ii) maintaining its accounts separate from any Affiliated
Person of Tenant; (iii) not co-mingling its assets with those of any
Affiliated Person of Tenant; (iv) conducting its own business in its
own name; (v) not guaranteeing, or becoming obliged for, debts for any
other Person or holding out its credit as being available to satisfy
the obligations of any other Person (except to the extent of
indemnities and other obligations, if any, arising under any Management
Agreement or Franchise Agreement or credit arrangements for the Leased
Property or arising in the ordinary course of its business); and (vi)
using separate stationery, invoices and checks.
21.5 Distributions, Payments to Affiliated Persons, Etc. Tenant shall
not declare, order, pay or make, directly or indirectly, any Distributions if,
at the time of such proposed action, or immediately after giving effect thereto,
any Event of Default with respect to the payment of Rent shall have occurred and
be continuing; provided, however, that Tenant may resume making such
Distributions if (i) 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 arising on account of such Event of Default with
respect to the payment of Rent, and diligently pursue enforcement of such rights
and remedies thereafter, and (ii) no other Event of Default (i.e., an Event of
Default arising from a cause other than the non-payment of Rent) has occurred as
to which Landlord has commenced enforcing and is continuously and diligently
pursuing the enforcement of its rights and remedies arising on account of any
such Event of Default.
21.6 Compliance with Franchise Agreement. Tenant shall substantially
comply with all material terms and provisions of the Franchise Agreement (or any
replacement thereof) to be complied with by Tenant, subject to Tenant's right to
pursue all available remedies, at law and in equity, with respect to any alleged
default by Tenant in the performance of its duties and obligations under the
Franchise Agreement, or otherwise contest, in good faith and with due diligence,
any such alleged default by Tenant. Unless required by Applicable Laws, Tenant
shall not enter into any modifications or amendments of the Franchise Agreement,
nor, except as otherwise expressly set forth in this Agreement or the Owner
Agreement, terminate the same prior to the expiration thereof, without
Landlord's prior written consent; nor shall Tenant enter into any replacement of
the Franchise Agreement without Landlord's prior written consent. To the extent
required by this Section 21.6, Landlord's consent shall not be unreasonably
withheld or conditioned so long as any such modification, amendment, termination
or replacement of the Franchise Agreement does not materially and adversely
affect the duties and obligations of the parties thereunder.
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 Laws, 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 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 of this Agreement (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 liabilities 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
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; provided, however, that in
no event shall the non-requesting party's share of such recording costs and
expenses exceed $25,000.
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:
▇/▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇▇▇▇▇, Inc.
▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇, ▇▇▇▇. 52-924.11
▇▇▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇ ▇▇▇▇▇
Attn: Treasurer
[Telecopier No. (▇▇▇) ▇▇▇-▇▇▇▇]
and
c/o Marriott International, Inc.
▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇, ▇▇▇▇. 52-911.10
▇▇▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇ ▇▇▇▇▇
Attn: Lodging Sr. V.P. Finance
[Telecopier No. (▇▇▇) ▇▇▇-▇▇▇▇]
with a copy to:
Marriott International, Inc.
▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇, ▇▇▇▇. 52-923.00
▇▇▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇ ▇▇▇▇▇
Attn: Lodging Operations Attorney
[Telecopier No. (▇▇▇) ▇▇▇-▇▇▇▇]
if to Tenant to:
▇/▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇▇▇▇▇, Inc.
▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇, ▇▇▇▇. 52-924.11
▇▇▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇ ▇▇▇▇▇
Attn: Treasurer
[Telecopier No. (▇▇▇) ▇▇▇-▇▇▇▇]
and
c/o Marriott International, Inc.
▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇, ▇▇▇▇. 52-911.10
▇▇▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇ ▇▇▇▇▇
Attn: Lodging Sr. V.P. Finance
[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. 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 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 Security
Deposit, 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. Further, in the event Landlord shall be in default
under this Agreement, and if as a consequence of such default, Tenant shall
recover a money judgment against Landlord, such judgment shall be satisfied only
out of the proceeds of sale received upon execution of such judgment against the
right, title and interest of Landlord in the Leased Property; provided, however,
that nothing herein shall be construed or operate to affect or diminish in any
way whatsoever the liability of CHLP and/or CHP under the CHLP and CHP Guaranty
for such deficiency and/or the full performance of Landlord's obligations under
this Agreement.
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.
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) 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.
(b) The parties hereto agree that the matters set forth in
this Agreement and any revenue, expense, net profit, room 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(c) 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.
(c) 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 designed 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 pertaining to the Hotel. 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 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.
(d) The obligations of Tenant and Landlord contained in this
Section 22.15 shall survive the expiration or earlier termination of
this Agreement.
22.16 Trademarks, Trade Names and Service Marks.
(a) The names "Marriott", "Courtyard by Marriott", "Marriott
Courtyard", "Fairfield Inn", "Fairfield Suites" and "SpringHill Suites"
(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, Courtyard by Marriott,
Fairfield Inn, Fairfield Suites or SpringHill Suites 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, Courtyard by Marriott, Fairfield Inn, Fairfield Suites or
SpringHill Suites 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, Courtyard by Marriott, Fairfield Inn, Fairfield Suites
or SpringHill Suites trademarks, service marks, other trade names,
symbols, logos or designs by Landlord shall be governed by the
Franchise Agreement and/or Owner 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
the Courtyard by Marriott, Fairfield Inn, Fairfield Suites or
SpringHill Suites 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 22.16(a) shall survive termination of
this Agreement.
(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.
22.17 Competing Facilities. Neither this Agreement nor anything implied
by the relationship between Landlord and Tenant shall prohibit any of the
Marriott Companies from constructing, operating, promoting, and/or authorizing
others to construct, operate, or promote one or more Marriott Hotels, Marriott
Resorts, Marriott Suites Hotels, ▇▇▇▇-▇▇▇▇▇▇▇ Hotels, Renaissance Hotels,
Conference Centers by Marriott, Residence Inn by Marriott Hotels, Courtyard by
Marriott Hotels, Fairfield Inns, Fairfield Suites, TownePlace Suites by
Marriott, SpringHill Suites by Marriott, or any other lodging concepts,
time-share facilities, restaurants, or other business operations of any type, at
any location, including a location proximate to the Land. Landlord acknowledges,
accepts and agrees further that the Marriott Companies retain the right, from
time to time, to construct or operate, or both, or promote or acquire, or
authorize or otherwise license others to construct or operate, or both, or
promote or acquire any hotels, lodging concepts or products, restaurants or
other business operations of any type whatsoever, including, but not by way of
limitation, those listed above, at any location including one or more sites
which may be adjacent, adjoining or proximate to the Land, which business
operations may be in direct competition with the Leased Improvements and that
any such exercise may adversely affect the operation of the Leased Improvements.
[SIGNATURES APPEAR ON THE FOLLOWING PAGE.]
IN WITNESS WHEREOF, the parties have executed this Agreement as a
sealed instrument as of the date above first written.
LANDLORD:
LLB F-INN, L.L.C.
By: Marriott International, Inc.,
a Delaware corporation
Its Sole Member
By: /s/ ▇▇▇▇▇ ▇. ▇▇▇▇▇▇ [seal]
--------------------------------
Name: ▇▇▇▇▇ ▇. ▇▇▇▇▇▇
Title: Vice President
TENANT:
LLB TENANT CORPORATION
By: /s/ ▇. ▇▇▇▇▇▇ Pulse, Jr. [seal
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Name: ▇. ▇▇▇▇▇▇ Pulse, Jr.
Title: Vice President