HomeMy WebLinkAboutMINUTES - 01101995 - 1.94 IN iCi
- Contra
TO: REDEVELOPMENT AGENCY it Costa
FROM: Phil Batchelor a` Courcy
Executive Director l ` °"
DATE : January 10, 1995
SUBJECT: Lease of Southern Pacific Right-of-Way
SPECIFIC REQUEST(S) ' OR RECOMN[ENDATIONS (S) & BACKGROUND AND JUSTIFICATION
RECOMMENDATIONS
I
APPROVE form of Lease of Southern Pacific Right-of-Way at Pleasant
Hill BART Station with the San Francisco Bay Area Rapid Transit
District, and AUTHORIZE the Executive Director or his designee to
execute said Lease.
FISCAL IMPACT
The Lease provides for an annual payment by BART to the Redevelopment
Agency of $80, 000 .
BACKGROUND/REASONS FOR'RECOMMENDATIONS
The Bay Area Rapid Transit District (BART) has leased the
Redevelopment Agency-owned Southern Pacific Right-of-Way from Treat
Blvd. north to the Coggins turn for interim parking since 1990 .
Initially the interim parking area was required because of BART' s
construction of its parking garage at the Pleasant Hill station. More
recently' it has used the area for additional parking due to the system
loading that is occurring as a result of the I-680/Highway 24
intersection reconstruction. Since that reconstruction work
continues, BART has secured CalTrans funding to continue the interim
parking arrangement. BART will be required to pave the parking area
and improve the lighting under the terms of this Lease.
CONTINUED ON ATTACHMENT:' YES SIGNATURE :
Qom.✓
RECOMMENDATION OF EXECUTIVE DIRECTOR RECO NDATION AGENCY CO ITTEE
APPROVE OTHER
SIGNATURE (S) :
ACTION OF AGENCY ON January 10-, 1995 APPROVED AS RECOMMENDED x OTHER
VOTE OF COMMISSIONERS.
I HEREBY CERTIFY THAT THIS IS A
x UNANIMOUS (ABSENT ) TRUE AND CORRECT COPY OF AN
AYES: NOES: ACTION TAKEN AND ENTERED ON THE
ABSENT: ABSTAIN: MINUTES OF THE REDEVELOPMENT
AGENCY ON THE DATE SHOWN.
Contact: Jim Kennedy
646-4076 ATTESTED January 10 , 1995
cc: Community Development PHIL BATCHELOR
Redevelopment Agency AGENCY SECRETARY
County Administrator
County Counsel
Auditor-Controller BY I AAJ DEPUTY
via Redevelopment
BART
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LEASE
SOUTHERN PACIFIC RIGHT OF WAY
AT PLEASANT HILL BART STATION
1 . Parties and Date: Effective on January 1, 1995, Contra
Costa County Redevelopment Agency, a political subdivision of the
State of California, hereinafter referred to as "Lessor", and the
San Francisco Bay Area Rapid Transit District, a rapid transit
district, hereinafter referred to as "Lessee", hereby mutually
promise and agree as follows:
2 . Lease of Premises: Lessor, for and in consideration of the
rents and for the terms and upon covenants and conditions herein,
hereby leases to Lessee and Lessee leases from Lessor that
certain parcel of land, consisting of that parcel of land
designated as Parcel 1 and Parcel 2 on Exhibit B attached hereto
and more particularly described in Exhibit A attached hereto and
incorporated herein.
3. Term: This Lease is for a twenty-four (24) month term
commencing on January 1, 1995. Lessee shall have an option to
extend the Term of this Lease for three additional twelve (12)
month periods. In order to exercise its option to extend, Lessee
shall, at least sixty (60) days prior to expiration of the
original term, - or any extension granted thereto pursuant to this
section, request in writing from Lessor an extension of the Lease
for a twelve month period, with all other conditions and terms of
this lease remaining substantially the same. Lessor shall grant
Lessee such an extension unless Lessor needs the demised premises
for construction' of public improvements during the period of the
requested extension.
4 . Use:
a. Lessee shall use the demised premises for the purpose
of a parking lot and for incidental purposes related
thereto; provided, however, that Lessee shall, not use
the demised premises in such a manner as to violate any
applicable law, rule, ordinance or regulation of any
governmental body. Lessee shall not permit transient
or permanent occupation of vehicles parked on the
premises and shall not permit long term storage of
vehicles on the premises .
b. Lessee shall not use, or permit said premises or any
part thereof to be used, for any purposes other than
those for which the said premises are hereby leased.
'4
5. Mental: In consideration for this lease, Lessee agrees to
pay to Lessor on or before the first day of each calendar quarter
(January, April, July, October) and every quarter during the term
hereof, a sum of twenty thousand dollards ($20, 000) . Lessor
shall provide an invoice to Lessee on a quarterly basis.
6. Utilities: Lessee shall pay for all water, gas, light,
power, telephone service, sewer service and all other services
supplied to the said premises, including installation and
connection of said services.
7 . Construction of Improvements by Lessee:
a. Improvements to be constructed by Lessee: Promptly
following the beginning of the term of this Lease,
Lessee shall make the following improvements on the
demised premises at its sole cost and expense:
i) provide a paved base covering the entire
demised premise;
ii) provide lighting suitable for a parking lot.
All improvements shall be constructed in conformance
with plans to be submitted and approved by Lessor prior
to construction of the improvements which approval
shall not be unreasonably withheld.
b. Strict Compliance with Plans and Specifications .
All improvements constructed by Lessee within the
demised premises shall be constructed in good and
workmanlike manner and in strict compliance with
detailed plans and specifications approved by Lessor,
which approval shall not be unreasonably withheld.
C. "As-Built" Plans . Within sixty (60) days
following completion of any substantial improvement
within the demised premises, Lessee shall furnish
Lessor a complete set of "As-Built" plans .
d. Freedom from Liens. All improvements and
facilities constructed or placed within the demised
premises by Lessee must, upon completion, be free and
clear of all liens, claims or liability for labor or
material.
Lessee shall at all times defend, indemnify and save
Lessor harmless from all claims for labor or materials
in connection with construction, repair, alteration or
installation of structures, improvements, equipment or
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11101/92 -2-
facilities within the demised premises, and from the
cost of defending against such claims, including
attorneys' fees, save and except for claims or
liability arising from the negligence of Lessor, its
agents and employees.
e. Sirens. Lessee agrees not to construct, maintain
or allow any sign upon the demised premises, except
those signs approved in writing by Lessor. Unapproved
signs, banners, flags, etc. , may be removed by the
Lessor at Lessee' s expense. All signs so approved
shall comply with any applicable sign ordinance.
8 . Maintenance and Repairs:
a. Lessee's Obligation. Lessee shall, at its sole
cost and expense, keep and maintain the demised
premises and .all improvements of any kind which may be
erected, installed or made thereon in substantial
repair. It shall be Lessee' s responsibility to take
all steps necessary or appropriate to maintain such a
standard of condition . and repair, including assuring
that ground conditions are sufficiently maintained to
insure that dust levels in and around the premises are
minimized.
Lessee expressly agrees to maintain the demised
premises in a safe, clean, wholesome and sanitary
condition and in compliance with all applicable laws .
Lessor shall have the right to enter upon and inspect
the demised premises at any time for cleanliness and
safety.
Lessee acknowledges that it has inspected the premises
and that the premises are in good condition.
b. Lessor' s Right to Repair: If Lessee fails to
maintain or make repairs or replacements as required
herein, Lessor may notify Lessee in writing of said
failure. Should Lessee fail to correct the situation
within a reasonable time thereafter, Lessor may make
the necessary correction and the cost thereof,
including, but not limited to, the cost of labor,
materials and equipment and administration, shall be
paid by Lessee within ten (10) days of receipt of a
statement of said cost from Lessor. Lessor may, at its
option, choose other remedies available herein or by
law.
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11A1192 -3-
9. Waste, Ouiet Conduct: Lessee shall not commit or suffer to
be committed any waste upon said premises, or any nuisance or
other act or thing which may disturb the quiet enjoyment of the
surrounding and adjoining property.
10. Unlawful Use: Lessee agrees that no improvements shall be
erected, placed upon, operated or maintained within the demised
premises, nor any business conducted or carried on therein or
therefrom, in violation of the terms of this Lease, or of any
statute, ordinance, regulation or other rule of any governmental
agency having jurisdiction.
11 . Damaae To Or Destruction of Improvements: In the event of
damage to or destruction of Lessee' s improvements or in the event
Lessee' s improvements located on the demised premises are
declared unsafe or unfit for use or occupancy by a public entity
with the authority to make and enforce such declaration,
including Lessor, Lessee shall, within thirty (30) days, commence
and diligently pursue to completion, the repair, replacement or
reconstruction of improvements necessary to permit full use and
occupancy of the demised premises for the purposes permitted by
this Lease. Repair, replacement or reconstruction of
improvements within the demised premises shall be accomplished in
a manner and according to plans approved by Lessor.
12 . Insurance: Lessee shall procure and maintain, at its sole
cost and expense, and at all times during the term of this lease,
the following coverage:
a. Public Liability and Property Damage Insurance:
Lessee shall obtain and maintain owner' s, landlord' s,
and tenant' s public liability insurance covering and
insuring all parties hereto (including Lessor and the
County of Contra Costa and their respective officers
and employees as additional insureds under the policy)
with a minimum combined single-limit coverage of One
Million and No/100 Dollars ($1, 000, 000. 00) for all
damages due to bodily injury, sickness or disease, or
death to any person and/or damage to property,
including the loss of use thereof, arising out of each
accident or occurrence. Evidence of such insurance
shall be provided by the Lessee by filing with Lessor a
copy of the policy or policies, or a duly executed
certificate to the effect that the insurance required
by this Lease is extended. Said policy or policies or
certificates shall contain the provision that written
notice of cancellation or of any material changes shall
be delivered to Lessor at least thirty (30) days in
3=L-PW
advance of the effective date thereof. From time to
time, Lessor may require Lessee to adjust amount of
said coverage.
b. Worker' s Compensation Insurance: Lessee shall
obtain and maintain insurance to protect Lessee from
claims under worker' s compensation acts and other
employee benefit acts, claims for damages because of
bodily injury, including death, and from claims for
damages to property which may arise out of or result
from the Lessee' s operation under this Lease, whether
such operations be by itself or by any sublessee or
anyone directly or indirectly employed by any of them.
This insurance shall be written for not less than any
limits of liability required by law. Certificates of
such insurance shall be filed with the Lessor prior to
the commencement of the Lease.
C. It is agreed and understood that Lessee is self-
insured and that Lessee' s self-insurance will satisfy
the insurance requirements of this Section 12 .
certificate of insurance evidencing such self-insurance
shall be furnished by Lessee prior to commencement of
this Lease.
13 . Condemnation:
a. If any part of the premises shall be taken as a result
of the exercise of the power of eminent domain or to be
conveyed to any entity having such power under threat
of exercise thereof (both of such actions being
hereinafter referred to as "condemnation") , this Lease
shall automatically terminate as to the portion of the
premises which is condemned, as of the date physical
possession of such portion is taken by the condemnor.
b. If the remaining part of the premises will not be
reasonably suitable for the operation of Lessee ' s
facility as reasonably determined by Lessee, this Lease
may be terminated by either Lessor or Lessee at any
time within thirty (30) days after the date possession
of the condemnation portion is. taken by the condemnor,
and any unearned rent theretofore paid by Lessee shall
be refunded. If the remaining part of the premises
will be reasonably suitable for the operation of
Lessee' s facility, this Lease may continue in full
force and effect as to such remaining part with an
appropriate reduction in rent based on the ratio that
remaining premises bears to the premises originally
leased pursuant to this Lease.
37.000LP50 _
11101192 -5
C. Lessee hereby waives any rights it has now or in the
future to receive any portion of any award made or
compensation payable by reason of the condemnation of
the premises, portion thereof, or interest therein.
14 . Inspection and Notice: Lessor or its agents shall at any
and all times have the right to go upon and inspect the land and
premises hereby leased and any and every improvements erected or
constructed or in the course of being erected or constructed,
repaired, added to, rebuilt or restored thereon. and also to serve
or to post and to keep posted thereon, or in any part thereof,
notices of nonresponsibility, or any other notice or notices that
may at any time be required or permitted by law.
15. Assignment, Subletting and Encumbrances : Lessee shall not
assign this Lease, or any interest therein, and shall not sublet
the demised premises, or any part thereof or any right or
privilege appurtenant thereto. Any such assignment- or subletting
shall be void and Lessor shall have the option to terminate this
Lease therefor. Lessee shall not mortgage or encumber its
interest created hereby or any part thereof.
16. Bankruptcy and Insolvency: If the Lessee be adjudicated as
bankrupt or become insolvent, or if possession of any interest in
the demised premises shall be taken by virtue of any attachment,
execution or receivership, the Lessor may, at its election,
unless, within ninety (90) days such bankruptcy proceedings be
terminated in favor of Lessee and/or such insolvency be cured
and/or such possession regained, immediately terminate this Lease
by service of notice to such effect upon any adult person found
in possession of said premises, or as provided in Section 28
Notices, below.
17 . Surrender of Possession: Lessee agrees that all permanent
improvements and facilities constructed or placed within the
demised premises shall become the property of Lessor at the
expiration of this Lease or upon earlier termination or
cancellation hereof, and Lessee agrees to deliver to Lessor
possession of the premises leased herein at the termination of
this Lease by expiration or otherwise, in good condition, normal
wear and tear excepted. Lessee shall promptly remove all signs
and other personal property from the premises .
18 . Default: The occurrence of any of the following shall
constitute a default by Lessee:
1 . Failure to pay when due, rent or any other payment
required under this Lease, if the failure continues for
fifteen (15) days after notice has been given to
Lessee.
32000LPW
2 . Abandonment and vacation of the premises. Failure
to occupy and operate the premises after construction
of the improvements for thirty (30) consecutive days
shall be deemed an abandonment and vacation.
3 . Failure to perform any other provision of this Lease
if the failure to perform is not cured within thirty
(30) days after notice has been given to Lessee. If
the default cannot reasonably be cured within thirty
(30) days, Lessee shall not be in default of this Lease
if Lessee commences to cure the default within the
thirty (30) day period and diligently and in good faith
continues to cure the default.
Notices given under this section shall specify the alleged
default and the applicable lease provisions, and shall demand
that Lessee perform the provisions of this Lease or pay the rent
that is in arrears, as the case may be, within the applicable
period of time, or quit the premises . No such notice shall be
deemed a forfeiture or a termination of this lease unless Lessor
so elects in this notice.
The purpose of the notice requirements set forth in this
paragraph is to extend the notice requirements of the unlawful
detainer statutes of California.
No waiver of Lessor of default by Lessee of any of the
terms, covenants or conditions hereof to be performed, kept and
observed by Lessee shall be construed to be or act as a waiver by
Lessor of any subsequent default of any of the terms, covenants
and conditions herein contained to be performed, kept and
observed by Lessee.
19. Lessor' s Remedies: If Lessee is in default hereof, Lessor
shall have the right, at any time thereafter, in accordance with
the due process of law, to terminate this Lease and Lessee' s
right to possession hereunder and recover damages as specified in
Civil Code Section 1951 .2 or to treat the Lease as continuing in
effect and seek the remedies specified in Civil Code Section
1951 .2 .
Lessor' s remedy herein is not exclusive, but is cumulative
and 'in addition to all other remedies in favor of Lessor existing
in law, equity or bankruptcy.
20. Hold Harmless and Indemnity:
a. Lessor shall not be liable to Lessee and Lessee
hereby waives all claims and recourse against Lessor,
including the right to contribution, for any loss,
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1110182 -7-
0•
injury or damage to any person or property on ,or about
the leased premises by or from any cause whatsoever,
except claims arising from the negligence of Lessor,
its officers, agents and employees.
b. Lessee shall .indemnify, hold harmless and defend
Lessor, the County of Contra Costa and their respective
officers, agents and employees against any and all
claims, demands, damages, costs, expenses or liability
costs arising out of, either in whole or in part,
whether directly or indirectly the organization,
development, construction, operation or maintenance of
the leased premises, except for liability arising out
of the negligence of Lessor, its officers, agents and
employees.
C. The provisions and agreements in this section are
not conditioned or dependent on whether or not Lessor
has prepared, supplied, reviewed or approved any
plan (s) or specification (s) in connection with the
leased premises, its operation or repairs, maintenance
or improvements relating thereto, or has insurance or
other indemnification covering any of these matters .
21 . Disposition of Abandoned Personal Property: If Lessee
abandons the demised premises or is dispossessed thereof by
process of law or otherwise, title to any personal property
belonging to Lessee and left on the demised premises forty-five
(45) days after such abandonment or dispossession shall be deemed
to have been transferred to Lessor. Lessor shall have the right
to remove and to dispose of such property without liability
therefor to Lessee or to any person claiming under Lessee, and
shall not be required to account therefor.
22. Holding Over: In the event Lessee shall continue in
possession of the demised premises after the term of this Lease,
such possession shall not be considered a renewal of this Lease,
but a tenancy from month to month, and shall be governed by the
conditions and covenants contained in this lease.
23 . Invalid Provision - Severability: It is expressly
understood and agreed by and between the parties hereto that in
the event any covenant, condition or provision contained herein
is held to be invalid by a court of competent jurisdiction, then
invalidity of any such covenant, condition or provision herein
contained shall not invalidate any other covenant, condition or
provision of this agreement; provided that the invalidity of any
such covenant, condition or provision does not materially
prejudice either the Lessor or the Lessee in their respective
32000LP50
11101/92 -8-
rights and obligations contained in a valid covenants, conditions
and provisions in this agreement.
24 . Notices: Any and all notices to be given under this Lease,
or otherwise, may be served by enclosing the same in a sealed
envelope addressed to the party intended to receive the same, at
its address, and deposited in the United States Post Office as
certified mail with postage prepaid. When so given such notice
shall be effective from the date of the mailing of the same. For
the purposes thereof, unless otherwise provided in writing by the
parties hereto, the address of the Lessor and the proper party to
receive any such notices on its behalf is :
Redevelopment Agency of Contra Costa County
651 Pine Street, 4th Floor, North Wing
Martinez, CA 94553
Attn: Deputy Director
with copies to:
Contra Costa County General Services Department
Lease Management
1220 Morello Avenue, Suite 200
Martinez, CA 94553
and the address of the : Lessee is :
San Francisco Bay"Area Rapid Transit District
800 Madison St.
P. 0. Box 12688
Oakland, CA 94604-2688
Attn: Manager of Real Estate
or to such other address either party shall hereafter specify by
written notice to the other.
25. Time: Time is of the essence of this lease.
26. Binding on Successors . The covenants and conditions herein
contained shall, subject to the provisions as to assignment,
apply to and bind the heirs, successors, executors,
administrators and assigns of all the parties hereto.
27. Utility Construction. Lessor, utilities companies or
entities approved by Lessor, including. a Fiberoptics franchisee,
shall have the right to enter the demised premises for the
,purpose of installing or replacing underground utilities. Lessor
shall or shall cause the utility company or entity to undertake
such utility work in a manner which minimizes to the extent
feasible the disruptions to Lessee' s operations on the demised
32000LPSO
11101/92 -9-
premises and to restore Lessee's improvements to at least the
condition they were in prior to commencement of the utility work.
28 . Trail. Lessee shall permit pedestrian and bicycle traffic
to cross the premises from the north to the south and from the
south to the north. Lessor may enter the premises for the
purpose of installing markings and signs on the premises to
indicate the trail that should be taken by pedestrian and bicycle
traffic through the premises. Such markings and signs shall be
installed at the sole cost of the Lessor including any paving
costs necessary to accomplish markings on the premises. Any such
markings and signs shall be installed in a manner that does not
eliminate parking spaces on the premises and pursuant to a plan
approved by Lessee which approval shall not be unreasonably
withheld.
29. State of Title. Lessee understands and agrees that its
interest in the demised premises pursuant to this Lease is
subject and subordinate to all liens, encumbrances, easements or
clouds on title of record as of the effective date of this Lease
and to all rights to use or occupy the demised premises that
would be apparent from inspection of the demised premises.
LESSOR LESSEE
CONTRA COSTA COUNTY BAY AREA RAPID TRANSIT
REDEVELOPMENT AGENCY, DISTRICT, a political
a political subdivision of subdivision of the State
the State of California of California
By: J �� �1 T By: �+, ! � Z--lv�
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Southern Pacific Travel Corridor
BARTD Lease Parcel No. 1
APNs 148-180-047, 048 & 049
EXHIBIT W
Real property in Rancho Las Juntas, Contra Costa County, California, being all of those parcels of
land described in the deeds to Contra Costa County Redevelopment Agency recorded November
8, 1985 in Volume 12606 at page 19 and recorded May 30, 1986 in Volume 12911 at page 846,
Official Records of said County, more particularly described as follows:
A strip of land one hundred feet in width, the centerline of which is described as follows:
Beginning on the located line of the San Ramon Branch of Southern Pacific Railroad Company's
railroad at or near Survey Station 397 + 87 on the north line of that parcel of land granted by
Charles E. Haseltine to Southern Pacific Railroad Company dated September 11, 1890 and
recorded in Book 60 of Deeds at page 119; thence from the Point of Beginning, along said located
line, southerly 1,137 feet, to the south line of said Railroad Company parcel (60 D 119) at or near
Survey Station 409 + 24.
Containing an area of 113,700 square feet (2.610 acres) of land, more or less.
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Southern Pacific Travel Corridor
BARTD lease Parcel No. 2
Ptn. APN 148-221-016
EXHIBIT HK
Real property in Rancho Las Juntas, Contra Costa County, California, described as Parcel No. 13 .
in the deed from Southern Pacific Transportation Company, a Delaware Corporation, to Contra
Costa County Redevelopment Agency recorded December 28, 1984, in Book 12123 of Official
Records at page 961, being all of that real property described in the deed from Eli R. Chase to
Southern Pacific Raflroad Company recorded July 20, 1891 in Book 60 of Deeds at page 216,
described as follows:
A strip or tract of land 100 feet wide lying equally on each side of the located line of the San Ramon
Branch of Southern Pacific Railroad, beginning at a point on the center line of said railroad where
it intersects the northerly boundary line of land formerly owned by Eli R. Chase at or near Survey
Station 409+24 of said center line; thence along said center line, southerly 1,327 feet, more or less,
to the southerly boundary line of land formerly owned by Eli R. Chase at or near Survey Station
422+51.
EXCLUDED THEREFROM: Those portions of Treat Boulevard and Jones Road lying within said 100
feet wide strip of land and described as follows:
Commencing at a standard street monument marking an angle point on the centerline of Treat
Boulevard that bears along said centerline, north 89033'53" west 775.15 feet, from another street
monument, as shown on the Record of Survey filed April 17, 1985 in Book 76 of Licensed
Surveyors' Maps at page 46; thence along said centerline, south 89°33'53" east 78.09 feet, to the
Point of Beginning on the west line of said Parcel No. 13 (12123 O.R. 961); thence from the Point
of Beginning, along said west line, north 804437' east 824.28 feet, to the eastern right-of-way line
of Jones Road, being a non-tangent curve concave to the southwest having a radius of 164.50 feet
to which a radial bears north 48°10'58" east, thence along said eastern right-of-way line of Jones
Road as follows: (1) along the arc of said curve, southeasterly and southerly 145.16 feet, through
a central angle of 50033'39".(2) south 8044'37' west 552.50 feet to a curve concave to the east
having a radius of 70.00 feet, and (3) along the arc of said curve, southerly and southeasterly 66.26
feet, through a central angle of 54°14'02", to the north right-of-way line of Treat Boulevard; thence
along said north line, south 89055'52" east 11.04 feet, to the east line of said Parcel No. 13 (12123
O.R. 961); thence along said east line, south 8044'37' west 75.00 feet, to the centerline of Treat
Boulevard; thence along said centerline, north 89°33'53"west 101.06 feet,to the Point of Beginning.
The above described parcel, excluding those portions of Treat Boulevard and Jones Road, contains
an area of 84,609 square feet (1.942 acres) of land, more or less
Bearings are based on the California Coordinate System Zone III (C.C.S. 27).
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