Montebello City Council
December 5, 2024

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Bid Number: RFP 032824 Vendor Name: Olathe Ford Sales Inc. 








  


 

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Bid Number: RFP 032824 Vendor Name: Olathe Ford Sales Inc. 








  


 

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Bid Number: RFP 032824 Vendor Name: Olathe Ford Sales Inc. 








  


 

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Bid Number: RFP 032824 Vendor Name: Olathe Ford Sales Inc. 








  


 

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1845 E SANTA FE · OLATHE KS 66062 · 913.781.0881

CARS TRUCKS VANS RECREATIONAL VEHICLES

PRICING SUMMARY PAGE

SOURCEWELL RFP #032824

Olathe Fleet is excited to offer significant discounts over 5 OEM manufactures for any model that qualifies under this RFP. We’ve outlined those discounts below by OEM Manufacture.

Olathe Fleet pricing discounts range by OEM Manufacturer.

Ford Motor Company – from 3.47% - 17.67%
Stellantis – from 4.96% - 15.55%
General Motors (Chevrolet / GMC) – 5.25% - 19.87%
Mercedes – from 4.44% - 12.38%

Other pricing details outlined in our pricing attachment.  MSRP is updated annually
 MSRP is controlled and updated by the manufacture from time to time, a percentage of MSRP is utilized to show pricing discounts
 All models offered can be unfitted by our Partner Upfitters or a Member’s Upfitter of choice.

Pricing is obtained using two methods

1. Email or Online ordering process using Olatheford.com

2. Members can call Olathe Fleet at 913-782-0881

Factory Options
All factory options can be added at the same OEM Manufacturer discount rate.

Subsequently Optional Equipment
Additional Keys, Service Manuals, or any additional equipment requested are based on current OEM Manufacturer pricing.

Extended Warranty
Olathe has numerous Warranty Coverage which Members can customize based on their specific needs, applications and budget. Olathe will work with each member to provide the highest level of coverage at or below market value. The exact pricing will be determined during the quoting process and provided to each member for review. Additionally, each OEM Manufacture pricing could vary.

Upfit and Accessories
Any upfit can be added to a bare chassis either through Olathe’s upfit partners or through the upfitter of the member’s choice. Pricing will be established based on the member’s specific needs and the upfitter chosen. The markup for upfits will be at 10% or below.

ATTACHMENT E

1845 E SANTA FE · OLATHE KS 66062 · 913.781.0881

CARS TRUCKS VANS RECREATIONAL VEHICLES

Payment Discount Option on Class 6, 7 and 8 chassis
All discounts will be added at the time of quoting. If a member is ordering 25 or more units and would like to review an early payment discount option Olathe will review and evaluate the best solution for the member with the greatest amount of savings.

Factory Destination Charge
The destination and deliver charges are the cost the OEM Manufacturer set up to have the unit delivered to dealer or drop ship locations only. These charges are outlined on each window sticker.

Please note these changes can change year over year at the discretion of each OEM. If a unit has an upfit added there will be an additional charge for moving the completed unit from the upfitter to its final destination. The cost of the additional logistical movement will be dependent on the size and weight of the unit, the distance of the move and the geographical area or region of the move. Additional shipping charges will be passed onto the member at cost.

Credit Card Payment
Accepted at a MAXIMUM per vehicle of $2,500
All Credit Card Payments over $2,500 are subject to additional fees which will be passed on.

Not Included in Pricing
Charges not included at the local dealer level can be standard storage or dropship charges, wash, prep and detail charges and flooring charges if applicable. These charges vary by location, quantity of units, and OEM Partners. All charges will be identified and outlined during the quoting process and delineated clearly for the members review and approval.

New Manufacturer / Models
As Manufactures and new models become available, Olathe Fleet will work with Sourcewell to add to the contract to continue to offer the largest suite of solutions possible for its members.

Out of Stock Fee
Dealers may charge an out of stock fee for units that need to be taking out of existing inventory. This fee will vary by OEM, Model, applicable upfit, etc. and will be based on current market pricing at the time of the request/quote.

ITEM # 13

CITY OF MONTEBELLO

SPECIAL CITY COUNCIL AGENDA STAFF REPORT

TO:

Honorable Mayor and City Council Members

FROM:

Raul Alvarez, City Manager

BY:

David Sosnowski, Director of Recreation and Community Services

SUBJECT:

APPROVE LEASE AGREEMENT NO. 4258 WITH LOS ANGELES

COUNTY FOR USE OF THE HOLIFIELD PARK LIBRARY

DATE:

December 5, 2024

RECOMMENDATION(S):

It is recommended that the City Council:

1. Approve Lease Agreement No 4258 with Los Angeles County for a five-year term for use of the Holifield Park Library; and

2. Authorize the City Manager to negotiate final terms and execute the Agreement on behalf of the City; and

3. Take such additional, related action that may be desirable.

FISCAL IMPACT:

Staff is recommending approval of a Lease Agreement with Los Angeles County for use of a portion of the Holifield Park Community Center for public library services for a five-year term. The lease will be provided to LA County on a gratis basis, so long as there is compliance with all terms and conditions of the Agreement. In this new agreement, LA County will be responsible for landscaping, janitorial, and pest control costs which will offset costs currently being incurred by City staff and contracted services for these tasks. The City will continue to be responsible for maintenance of mechanical and building structural items including HVAC, electrical, network cable, and plumbing repairs among other standard items. The agreement will be managed by the Recreation and Community Services Department.

BACKGROUND/DISCUSSION:

SPECIAL CITY COUNCIL AGENDA REPORT - MEETING OF DECEMBER 5, 2024

Since 1969, LA County has leased and utilized space at the Holifield Park Community Center as the Holifeld Park Library. The Holifield Park Library is a 5.500 square foot library located at 1060 S Greenwood Ave. The property where the Holifield Park Library is located is owned by the City of Montebello and the City currently leases the space to LA County in order to utilize the property for library purposes. LA County manages and operates the library which is available for use by the public. The current lease term will be expiring and the City wishes to continue its partnership. The new lease term will be for a five-year term and allows for the public to continue to have access to the library and its amenities and services.

Under the terms of the new agreement, the property can be used for library purposes only. The Agreement outlines in clear detail the maintenance obligations of each party. The City will be responsible for providing maintenance and replacement as needed to structural and mechanical elements of the building and common areas. This includes the exterior and interior of the building, HVAC, electrical elements, network cables, floors, doors, signage, and light fixtures. In this new agreement, LA County agrees not to make any structural alterations to the premises and is responsible for the cost of landscaping, janitorial services, and pest control services.

In previous lease agreements, the City was responsible for these costs and LA County would make a monthly payment to the City. In lieu of a monthly payment, LA County will now be responsible for providing these services at their own expense and scheduling.

ENVIRONMENTAL IMPACT:

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ANALYSIS:

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SUMMARY:

The City Council will consider approval of Lease Agreement No. 4258 with Los Angeles County for a five-year term for use of the Holifield Park Community Center for library services and authorize the City Manager to negotiate final terms and execute the Agreement on behalf of the City.

ATTACHMENT(S)

1. Agr. 4258 LA County Public Library Lease

NEXT STEPS:

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Agreement 4258
HOA.104937048.1

COUNTY OF LOS ANGELES

CHIEF EXECUTIVE OFFICE

LEASE AGREEMENT

COUNTY OF LOS ANGELES - Tenant
CITY OF MONTEBELLO - Landlord

1060 SOUTH GREENWOOD AVENUE
MONTEBELLO, CALIFORNIA 90640

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LEASE AGREEMENT

This LEASE AGREEMENT ("Lease"), dated as of December 5, 2024 ("Effective Date"), is entered into by and between the CITY OF MONTEBELLO, a municipal corporation ("Landlord" or "City"), and COUNTY OF LOS ANGELES , a body corporate and politic ("Tenant" of "County"), who agree as follows:

RECITALS

A. WHEREAS, Landlord is the owner of certain real property located in the City of Montebello, County of Los Angeles, State of California, consisting of approximately 5,500 square feet of land and commonly known as 1060 South Greenwood Avenue, Montebello ("Property").

B. WHEREAS, Landlord wishes to lease the Property which consists of a one-story building of approximately 5,500 square feet of floor area and 28 non-exclusive onsite parking spaces ("Premises"), to Tenant. A depiction of the Premises is set forth in attached Exhibit "A" and Exhibit “B”.

C. WHEREAS, Tenant operates a county library and wishes to lease the Premises from Landlord for use as a library, storage, and related uses.

NOW, THEREFOR E, in consideration of the mutual covenants, representations, warranties and agreements contained herein and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound hereby, the parties agree as follows:

AGREEMENT

1. Use of Premises. Tenant shall operate the building and appurtenances thereto as a library facility and for other governmental purposes incidental thereto and will integrate this facility into the over-all County library system that services to the residents of the City of Montebello and/or the County of Los Angeles. Use as a library facility includes uses such as storage and lending of books, media, and other resources, office use in furtherance of such purposes , and library programs and events (collectively the "Permitted Use"). Tenant shall not use the Premises for any business or purpose, other than the Permitted Use, without the prior written consent of Landlord, which shall not be unreasonably withheld, conditioned, or delayed.

2. Term and Termination.

a. Term. The term of this Lease commences ("Commencement Date") on Effective Date of this Lease and continues for a period of sixty (60) months, unless earlier terminated, and ending sixty (60) months thereafter. Tenant shall have one (1) option to renew this Lease for up to eighteen months (18) but shall have no right to extend the term beyond June 30, 2031.

b. Exercise of Option. Tenant must exercise its option to extend this Lease, if it elects to do so, by giving Landlord written notice of its intent to do so by Chief Executive Office letter no later than one hundred twenty ( 120) days prior to the end of the initial Term. The actual exercise of the option shall be only by the Board of Supervisors of the County of Los Angeles.

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c. Early Termination. Either party will have the right to terminate the Lease for any reason at any time following the Commencement Date of the Lease. Such right may be exercised upon giving the other party no less than nine (9) months' written notice.

3. Base Rent. Consideration for this Agreement is Tenant’s compliance with the terms and conditions contained herein and shall be on a gratis basis.

4. Utilities. Landlord will pay for all utility services used in connection with the Leased Premises, including, but not limited to, water, sewer, trash collection services, telephone, electric, and gas, as may be required in the operation and use of the Premises.

5. Maintenance and Janitorial Services.

a. Tenant Maintenance. Tenant agrees to keep in good repair and maintain at its own expense the Premises (except that portion to be maintained by Landlord), including the furnishing of all janitorial and custodial services, public restrooms, pest control, and maintain the grounds surrounding the library building.

b. Landlord Maintenance.
(a) Landlord shall keep and maintain the Property in good condition and repair and promptly make repairs to and perform maintenance upon and replace as needed:
i. the structural elements of the Building, including without limitation, all permanent exterior and interior walls, floors and ceilings, foundations, roof, concealed plumbing, stairways, concealed electrical systems and intra-building telephone network cables; ii. mechanical (including HVAC), electrical, plumbing and fire/life systems serving the Building;
iii. the Common Areas , including flagpole, driveways necessary for access to the Premises, parking areas and all means of access and egress for the Premises (except public restrooms maintained by Tenant)
iv. exterior windows of the Building; and
(b) Landlord, at its sole cost and expense, shall also perform all maintenance and repairs to the Premises, and shall keep the Premises in good condition and repair, reasonable wear and tear excepted. Landlord's repair obligations include, without limitation, repairs to, or replacements of:
i. the floor covering (if such floor covering is carpeting it shall be replaced as needed, but not less often than after five (5) years of use);
ii. interior partitions;
iii. doors, door frames and hardware;

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iv. the interior side of demising walls (which shall be repainted as needed but not less often than every five (5) years);
v. signage, including the exterior Library sign
vi. emergency exit signage and battery replacement;
vii. HVAC equipment dedicated to the mechanical rooms housing Tenant's computer servers and related equipment; and
viii. Light fixtures, bulbs, tubes and ballasts.

6. Alterations and Additions.

a. Landlord Consent.

Tenant shall not make any structural alterations, improvements, additions, or utility installations in or about the Premises (collectively, " Alterations") without first obtaining the written consent of Landlord, which consent shall not be unreasonably withheld, conditioned or delayed. If Landlord fails to respond in writing within thirty (30) days after Tenant's request, then Landlord shall be deemed to have approved the requested Alterations. However, Landlord's consent shall not be required for any Alteration that satisfies all of the following criteria:

(i) complies with all Applicable Laws; and

(ii) will not materially affect the systems or structure of the Building.

Notwithstanding the foregoing or any language to the contrary, Tenant is granted the right by Landlord to renovate and refurbish the Library at any time and Tenant shall construct Alterations in the Premises in accordance with the terms of the Lease and mutually approved plans per County specification. Tenant and Tenant's contractors shall be required to comply with prevailing wage requirements under California Labor Code Section 1720 et. seq., if applicable.

b. End of Term.

Any Alterations not removed by Tenant shall become the property of Landlord and remain upon and be surrendered with the Premises at the expiration of the Term.

7. Compliance with Laws. Tenant agrees that Tenant and Tenant's use of the leased areas described above will at all times be in strict compliance with all federal, state, county, city, or government agency laws, statutes, ordinances, standards, rules, requirements, or orders now in force or hereafter enacted, promulgated, or issued (" Applicable Laws"). Applicable Laws shall also include government measures regulating or enforcing public access, occupational, health, or safety standards for employers, employees, landlords, or tenants. Tenant shall, at Tenant's expense, comply promptly with all Applicable Laws in effect during the term hereof regulating the use, occupancy or improvement of the Premises by Tenant. Landlord, not Tenant, shall, at its sole cost, at all times cause the Premises and the Building to comply with all Applicable Laws in effect and binding upon Tenant or Landlord during the term hereof, including but not limited to the

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Americans with Disabilities Act ("ADA"), except if such compliance is made necessary as a result of Tenant's particular use of or alterations or improvements to the Premises.

8. CASp Inspection:

a. In accordance with California Civil Code Section 1938, Landlord hereby states that the Premises and the Common Areas:

[Check the appropriate box]

☐ Have undergone inspection by a Certified Access Specialist (a " CASp") and have been determined to meet all applicable construction related accessibility standards pursuant to California Civil Code Section 55.53. Landlord shall provide Tenant with a copy of the CASp inspection report and a current disability access inspection certificate for the Premises within seven (7) days after the execution of this Lease.

☐ Have undergone inspection by a Certified Access Specialist and have not been determined to meet all applicable construction related accessibility standards pursuant to California Civil Code Section 55.53. Landlord has provided Tenant with a copy of the CASp inspection report at least 48 hours prior to the execution of this Lease. A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable construction-related accessibility standards under state law. Although state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction -related accessibility standards within the premises.

✔ Have not undergone inspection by a Certified Access Specialist. A Certified Access Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable construction-related accessibility standards under state law. Although state law does not require a CASp inspection of the subject premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the subject premises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp inspection, and the cost of making any repairs necessary to correct violations of construction -related accessibility standards within the premises.

The foregoing statement is provided solely for the purpose of complying with California Civil Code Section 1938 and shall not affect the Landlord's and Tenant's respective responsibilities for compliance with any design and construction related accessibility obligations as provided under this Lease or any Work Letter.

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b. Landlord agrees to indemnify and hold harmless Tenant from all damages, costs, and expenses, which result from a material breach of Landlord's representations contained in this section.

9. Insurance.

I. General Insurance Provisions - Landlord Requirements

Without limiting the Landlord's indemnification of Tenant and during the term of this Lease, and until all of its obligations pursuant to this Lease have been met, Landlord shall provide and maintain at its own expense insurance coverage satisfying the requirements specified in this Lease. These minimum insurance coverage terms, types and limits (the "Required Insurance") also are in addition to and separate from any other contractual obligation imposed upon Landlord pursuant to this Lease. The Tenant in no way warrants that the Required Insurance is sufficient to protect the Landlord for liabilities which may arise from or relate to this Lease.

A. Evidence of Coverage and Notice to Tenant

• Certificate(s) of insurance coverage ( "Certificate") satisfactory to Tenant, and a copy of an Additional Insured endorsement confirming Tenant and its Agents (defined below) has been given Insured status under the Landlord's General Liability policy, shall be delivered to Tenant at the address shown below and provided prior to the start day of this Lease.

• Renewal Certificates shall be provided to Tenant not less than 10 days prior to Landlord's policy expiration dates. The Tenant reserves the right to obtain complete, certified copies of any required Landlord insurance policies at any time.

• Certificates shall identify all Required Insurance coverage types and limits specified herein, reference this Lease by name or number, and be signed by an authorized representative of the insurer(s). The Insured party named on the Certificate shall match the name of the Landlord identified in this Lease.

Certificates shall provide the full name of each insurer providing coverage, its National Association of Insurance Commissioners ("NAIC") identification number, its financial rating, the amounts of any policy deductibles or self-insured retentions exceeding twenty-five thousand ($25,000.00) dollars, and list any Tenant required endorsement forms.

• Neither the Tenant's failure to obtain, nor the Tenant's receipt of, or failure to object to a non-complying insurance certificate or endorsement, or any other insurance documentation or information provided by the Landlord, its insurance broker(s) and/or insurer(s), shall be construed as a waiver of any of the Required Insurance provisions.

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• Certificates and copies of any required endorsements, notices of cancellation shall be delivered to:

County of Los Angeles
Chief Executive Office - Real Estate Division
320 West Temple Street, 7th Floor
Los Angeles, CA 90012
Attn: Senior Manager

Landlord also shall promptly notify Tenant of any third-party claim or suit filed against Landlord which arises from or relates to this Lease and could result in the filing of a claim or lawsuit against Landlord and/or Tenant.

B. Additional Insured Status and Scope of Coverage

The Tenant, which is the County of Los Angeles, its Special Districts, Elected Officials, Officers, Agents, Employees and Volunteers (collectively Tenant and its Agents), shall be provided additional insured status under Landlord's General Liability policy with respect to liability arising from or connected with the Landlord's acts, errors, and omissions arising from and/or relating to the Landlord's operations on and/or its ownership of the premises. Tenant's additional insured status shall apply with respect to liability and defense of suits arising out of the Landlord's acts or omissions, whether such liability is attributable to the Landlord or to the Tenant.

The full policy limits and scope of protection also shall apply to the Tenant as an additional insured, even if they exceed the Tenant's minimum Required Insurance specifications herein. Use of an automatic additional insured endorsement form is acceptable providing it satisfies the Required Insurance provisions herein.

C. Cancellation of or Changes in Insurance

Landlord shall provide the Tenant with, or Landlord 's insurance policies shall contain a provision that the Tenant shall receive, written notice of cancellation or any change in Required Insurance, including insurer, limits of coverage, term of coverage or policy period. The written notice shall be provided to the Tenant at least ten (10) days in advance of cancellation for non-payment of premium and thirty (30) days in advance for any other cancellation or policy change. Failure to provide written notice o f cancellation or any change in Required Insurance may constitute a material breach of the Lease, in the sole discretion of the Tenant, upon which the Tenant may suspend or terminate this Lease.

D. Failure to Maintain Insurance

Landlord's failure to maintain or to provide acceptable evidence that it maintains the Required Insurance shall constitute a material breach of the Lease, upon which County immediately may withhold payments due to Landlord, and/or suspend or terminate this Lease. County, at its sole discretion, may obtain damages from Landlord resulting from said breach. Alternatively, the County may purchase the Required Insurance, and without further notice to Landlord, deduct the premium cost from sums due to Landlord or pursue Landlord reimbursement.

E. Insurer Financial Ratings

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Insurance is to be provided by an insurance company authorized to do business in California and acceptable to the Tenant, with an A.M. Best rating of not less than A:VII, unless otherwise approved by the Tenant.

F. Landlord's Insurance Shall Be Primary

Landlord's insurance policies, with respect to any claims related to this Lease, shall be primary with respect to all other sources of coverage available to Tenant. Any Landlord maintained insurance or self -insurance coverage shall be in excess of and not contribute to any Tenant coverage.

G. Waiver of Subrogation

To the fullest extent permitted by law, the Landlord hereby waives its and its insurer(s) rights of recovery against Tenant under all required insurance policies for any loss arising from or related to this Lease. The Landlord shall require its insurers to execute any waiver of subrogation endorsements which may be necessary to affect such waiver.

H. Deductibles and Self-Insured Retentions ("SIRs")

Landlord's policies shall not obligate the Tenant to pay any portion of any Landlord deductible or SIR. The Tenant retains the right to require Landlord to reduce or eliminate policy deductibles and SIRs as respects the Tenant, or to provide a bond guaranteeing Landlord's payment of all deductibles and SIRs, including all related claims investigation, administration and defense expenses. Such bond shall be executed by a corporate surety licensed to transact business in the State of California.

I. Claims Made Coverage

If any part of the Required Insurance is written on claims made basis, any policy retroactive date shall precede the start date of this Lease. Landlord understands and agrees it shall maintain such coverage for a period of not less than three (3) years following Lease expiration, termination or cancellation.

J. Application of Excess Liability Coverage

Landlord may use a combination of primary and excess insurance policies which provide coverage as broad as ("follow form" over) the underlying primary policies, to satisfy the Required Insurance provisions.

K. Separation of Insureds

All liability policies shall provide cross -liability coverage as would be afforded by the standard ISO (Insurance Services Office, Inc.) separation of insureds provision with no insured versus insured exclusions or limitations.

L. Tenant Review and Approval of Insurance Requirements

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The Tenant reserves the right to review and adjust the Required Insurance provisions, conditioned upon Tenant's determination of changes in risk exposures.

II. Insurance Coverage Types and Limits

A. Tenant Requirements : During the term of this Lease, Tenant shall maintain a program of insurance coverage as described below. Tenant, at its sole option, may satisfy all or any part of this insurance requirement through use of a program of self insurance (self -funding of its liabilities). Certificate evidencing coverage or letter evidencing self -funding will be provided to Landlord after execution of this Lease at Landlord's request.

(1) Commercial General Liability Insurance providing scope of coverage equivalent to ISO policy form CG 00 01, naming Landlord and its Agents as an additional insured, with limits of not less than:

General Aggregate: $ 2 million
Products/Completed Operations Aggregate: $ 1 million
Personal and Advertising Injury: $ 1 million
Each Occurrence: $ 1 million

B. Landlord Requirements: Landlord, at its sole option, may satisfy all or any part of this insurance requirement through use of a program of self-insurance (self-funding of its liabilities). During the term of this Lease, Landlord shall provide and maintain the following programs of insurance coverage:

(1) Commercial General Liability Insurance providing scope of coverage equivalent to ISO policy form CG 00 01, naming Tenant and its Agents as an additional insured, with limits of not less than:

General Aggregate: $ 10 million
Products/Completed Operations Aggregate: $ 10 million
Personal and Advertising Injury: $ 5 million
Each Occurrence: $ 5 million

(2) Commercial Property Insurance. Such insurance shall:

• Provide coverage for Tenant 's property and any improvements and betterments; this coverage shall be at least as broad as that provided by the Causes -of-Loss Special Form (ISO form CP 10 30), excluding earthquake and including flood and ordinance or law coverage.

• Be written for the full replacement cost of the property, with a deductible no greater than $250,000 or 5% of the property value, whichever is less. Insurance proceeds shall be payable to the Tenant and Landlord as their interests may appear.

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III. Waiver

A. Both the Tenant and Landlord each agree to release the other and waive their rights of recovery against the other for damage to their respective property arising from perils insured in the Causes-of-Loss Special Form (ISO form CP 10 30).

10. Indemnification.

a. The Landlord shall indemnify, defend and hold harmless the Tenant from and against any and all liability, loss, injury or damage including (but not limited to) demands, claims, actions, fees, costs and expenses (including attorney and expert witness fees), arising from or connected with the Landlord's repair, maintenance and other acts and omissions arising from and/or relating to the Landlord's ownership of the Premises.

b. The Tenant shall indemnify, defend and hold harmless the Landlord, from and against any and all liability, loss, injury or damage including (but not limited to) demands, claims, actions, fees, costs and expenses (including attorney and expert witness fees), arising from or connected with the Tenant's repair, maintenance and other acts and omissions arising from and/or relating to the Tenant's use of the Premises, or Tenant’s participation in any activity carried out or sponsored by Tenant pursuant to this Lease.

11. Taxes. Landlord, at its sole cost and expense, shall pay, prior to delinquency, all real property taxes, assessments and special assessments which may be levied or assessed against the Premises or the Building during the term of this Lease or any renewal or holdo ver period thereof.

12. Holdover. If Tenant remains in possession of the Premises or any part thereof after the expiration of the term of this Lease, such occupancy shall be a tenancy which is terminable only upon ninety (90) days written notice from Landlord or thirty (30) days written notice from Tenant's Chief Executive Officer or his/her designee, and subject to all of the terms, covenants and conditions of this Lease.

13. Sublease or Assignment . Tenant may not assign, mortgage, encumber or otherwise transfer this Lease or sublet the whole or any part of the Premises without first obtaining Landlord's prior consent; provided, however, no such assignment, subletting or other transfer shall relieve Tenant of any liability under this Lease unless Landlord has given its written consent thereto, which Landlord shall not unreasonably withhold if the assignee has a financial condition which is reasonably sufficient for it to be responsible for all future obligations under this Lease.

14. Default.

I. The occurrence of any one or more of the following shall constitute a default by Tenant:

a. Tenant Default

The occurrence of any one or more of the following events shall constitute a material default and breach of this Lease by Tenant ("Default"):

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(i) the failure by Tenant to make any payment of Base Rent or any other payment required to be made by Tenant hereunder (except to the extent an offset is expressly permitted hereunder) as and when due, and the failure continues for a period of ten (10) days after written notice to Tenant;

(ii) the failure by Tenant to observe or perform any of the other covenants, conditions or provisions of this Lease, where such failure shall continue for a period of thirty (30) days after written notice from Landlord specifying in detail the nature of the default; provided, however, if more than thirty (30) days are reasonably required for its cure then Tenant shall not be deemed to be in default if Tenant commences such cure, within said thirty (30)-day period and thereafter diligently prosecutes such cure to completion.

b. Termination

Tenant agrees that if a Default should occur and should not be cured within the time periods set forth above, it shall be lawful for Landlord to terminate this Lease upon the giving of written notice to Tenant. In addition thereto, Landlord shall have such other rights or remedies as may be provided by law.

c. No Effect on Indemnity

Nothing in this Article shall be deemed to affect either Landlord or Tenant's right to indemnification under any indemnification clause or clauses set forth in this Lease.

II. The occurrence of any one or more of the following shall constitute a default by Landlord:

a. Landlord Default

Landlord shall be in default (" Landlord Default ") in the performance of any obligation required to be performed by Landlord under this Lease if Landlord has failed to perform such obligation within five (5) days after the giving of written notice with respect thereto by Tenant (which notice shall be, i f appropriate, the same notice given under this Lease); provided, however, that if the nature of the Landlord Default is such that the same cannot reasonably be cured within such five day period, Landlord shall not be deemed to be in Landlord Default if Landlord shall within such period commence such cure and thereafter diligently prosecute the same to completion. If the Landlord Default is of such a nature that it materially and substantially interferes with Tenant's occupancy and use of the Premises and if such Landlord Default is not cured within the foregoing cure period, then Tenant shall have the right, at its option, with or without further notice or demand of any kind to Landlord or any other person, to any one or more of the following described remedies in addition to all other rights and remedies provided at law or in equity or elsewhere herein:

(i) to remedy such default or breach and deduct the costs thereof (including but not limited to attorney' fees) plus interest at the rate of ten percent (10%) per annum from the installments of Base Rent next falling due;

(ii) to pursue the remedy of specific performance;

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(iii) to seek money damages for loss arising from Landlord's failure to discharge its obligations under this Lease or offset such damages against Base Rent next coming due; and/or

(iv) to terminate this Lease.

b. Waiver

Nothing herein contained shall relieve Landlord from its duty to effect the repair, replacement, correction or maintenance required to restore any affected services, or to perform any other obligations to the standard prescribed in this Lease, nor shall this section be construed to obligate Tenant to undertake any such work.

15. Landlord Entry. Tenant shall permit Landlord and its agents to enter the Premises during Tenant's regular hours of operations upon prior written notice only for the purpose of inspecting the Premises for any reasonable purpose. Landlord shall have the right at any and al l times to enter the Premises in the event of an emergency and notify Tenant immediately thereafter.

16. Surrender of Premises. Subject to casualty, at the expiration of the Term of this Lease, whether by lapse of time or otherwise, Tenant shall promptly and peacefully surrender the Premises to Landlord in a "broom -clean" condition. Tenant may (but shall not be required to) remove, at its own expense, all fixtures, equipment and all other personal property placed or installed in or upon the Premises by Tenant, or under its authority (including any modular furniture).

17. Notices. Except as otherwise provided, all notices required or permitted to be given under this Lease must be in writing and addressed to the parties at their respective notice addresses set forth below; provided, that notices to Tenant may also be effectively given in writing and addressed to Tenant at the Premises address.

Notices must be given by personal delivery (including by commercial delivery service) or by first- class mail, postage prepaid. Notices will be deemed effectively given, in the case of personal delivery, upon receipt (or if receipt is refused, upon attempted delivery), and in the case of mailing, three (3) days following deposit into the custody of the United States Postal Service.

The notice addresses of the parties are as follows:

If to Landlord:

City of Montebello
Recreation and Community Services
1700 West Victoria Avenue
Montebello, CA 90640
Attention: David Sosnowski Director

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If to Tenant:

County of Los Angeles
Chief Executive Office - Real Estate Division
320 West Temple Street, 7th Floor
Los Angeles, CA 90012
Attn: Senior Manager

Copy to:

LA County Library
7400 E. Imperial Hwy
Downey, CA 90242
Attn: Administrative Deputy, Library

18. Quiet Enjoyment. So long as Tenant is not in default hereunder, Tenant shall have the right to the peaceful and quiet enjoyment and possession of the Premises and the Common Areas during the Term of this Lease, subject to the terms and conditions of this Lease.

19. General.

a. Headings. Titles to sections of this Lease are not a part of this Lease and shall have no effect upon the construction or interpretation of any part hereof.

b. Successors and Assigns. All of the covenants, agreements, terms and conditions contained in this Lease shall inure to and be binding upon the Landlord and Tenant and their respective successors and assigns.

c. Brokers. Landlord and Tenant each represent and warrant to each other that it has not engaged any broker, finder or other person who would be entitled to any commission or fees in respect of the negotiation, execution or delivery of this Lease other than as disc losed to the other in writing and shall indemnify and hold harmless each other against any loss, cost, liability or expense incurred by the other party as a result of any claim asserted by any such broker, finder or other person on the basis of any arrangements or agreements made or alleged to have been made in variance with this representation. Tenant shall receive from Landlord or Landlord's broker, within ten days after the execution of this Lease, an amount equal to 50% of all commissions due to Landlord's broker as a result of the execution of this Lease, as set forth in a separate written agreement between Landlord and Landlord's broker, a copy of which has been delivered by Landlord to Tenant prior to the execution of this Lease.

d. Entire Agreement. This Lease is the final and complete expression of Landlord and Tenant relating in any manner to the leasing, use and occupancy of the Premises, to Tenant's use of the building and other matters set forth in this Lease. No prior agreements or understanding pertaining to the same shall be valid or of any force or effect, and the covenants and agreements of this Lease shall not be altered, modified or added to except in writing signed by both Landlord and Tenant.

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e. Severability. Any provision of this Lease which shall prove to be invalid, void or illegal shall in no way affect, impair or invalidate any other provision hereof, and the remaining provisions hereof shall nevertheless remain in full force and effect.

f. Governing Law and Venue . This Lease shall be governed by and construed in accordance with the internal laws of the State of California. Any litigation with respect to this Lease shall be conducted in the County of Los Angeles, State of California.

g. Waivers. No waiver by Landlord or Tenant of any provision hereof shall be deemed a waiver of any other provision hereof or of any subsequent breach by Landlord or Tenant of the same or any other provision. Landlord's or Tenant's consent to or approval of any act s hall not be deemed to render unnecessary the obtaining of Landlord's or Tenant's consent to or approval of any subsequent act by Landlord or Tenant.

h. Time of Essence . Time is of the essence for the performance of all of the obligations specified hereunder.

i. Consent. Whenever any consent is required by Landlord or Tenant hereunder, such consent shall not be unreasonably withheld, conditioned or delayed and, unless otherwise specifically provided herein, shall be deemed granted if not refused within ten (10) business da ys after written request is made therefore, together with all necessary information.

j. Community Business Enterprises. Landlord shall complete and deliver to Tenant concurrently with the execution hereof a Community Business Enterprises form set forth as Exhibit "C" attached hereto.

l. Counterparts; Electronic Signatures . This Lease and any other documents necessary for the consummation of the transaction contemplated by this Lease may be executed in counterparts, including both counterparts that are executed on paper and counterparts that are in the form of electronic records and are executed electronically. An electronic signature means any electronic sound, symbol or process attached to or logically associated with a record and executed and adopted by a party with the intent to sign such record, including facsimile or e-mail electronic signatures. All executed counterparts shall constitute one agreement, and each counterpart shall be deemed an original. The parties hereby acknowledge and agree that electronic records and electronic signatures, as well as facsimile signatures, may be used in connection with the execution of this Lease and electronic signatures, facsimile signatures or signatures transmitted by electronic mail in so-called pdf format shall be legal and binding and shall have the same full force and effect as if a paper original of this Lease had been delivered had been signed using a handwritten signature. Landlord and Tenant (i) agree that an electronic signature, whether digital or encrypted, of a party to this Lease is intended to authenticate this writing and to have the same force and effect as a manual signature, (ii) intended to be bound by the signatures (whether original, faxed or electronic) on any document sent or delivered by facsimile or, electronic mail, or other electronic means, (iii) are aw are that the other party will reply on such signatures, and (iv) hereby waive any defenses to the enforcement of the terms of this Lease based on the foregoing forms of signature. If this Lease has

HOA.104937048.1 14
been executed by electronic signature, all parties executing this document are expressly consenting under the United States Federal Electronic Signatures in Global and National Commerce Act of 2000 (" E-SIGN") and California Uniform Electronic Transactions Act (" UETA")(Cal. Civ. Code § 1633.1, et seq.), that a signature by fax, email or other electronic means shall constitute an Electronic Signature to an Electronic Record under both E -SIGN and UETA with respect to this specific transaction.

20. Authority. Only the County's Board of Supervisors ("Board of Supervisors") has the authority, by formally approving and/or executing this Lease, to bind Tenant to the terms included herein. Landlord understands that no material terms of this Lease may be altered or deleted, nor may any new material terms be added to this Lease, without the express written approval of the Board of Supervisors, either through an amendment to the Lease or by other formal board action.

No County officer, employee, agent or independent contractor has any authority to alter, add or delete the material terms of this Lease, and Landlord may not rely upon any representations to the contrary. This limitation of authority applies to all material terms of the Lease including, without limitation, any monetary ceiling established for Tenant Improvements or other project costs of Landlord which are subject to reimbursement by Tenant. Tenant shall not reimburse Landlord for any expenses which exceed this ceiling. Notwithstanding the foregoing, the Chief Executive Office of the County (the "Chief Executive Office") may take any administrative act on behalf of Tenant hereunder which does not have the effect of increasing Base Rent or other financial obligations of Tenant under this Lease, including without limitation, granting any approvals, terminating this Lease in the manner provided herein by an early termination notice or otherwise, signing estoppel certificates, signing the Commencement Date Memorandum and Confirmation of Lease Terms or subordinating this Lease. Each individual executing this Lease on behalf of Landlord represents and warrants that he or she is duly authorized to execute and deliver this Lease on behalf of Landlord, and that this Lease is binding upon Landlord in accordance with its terms.

21. Acknowledgement By Landlord.

Landlord acknowledges that it is aware of the following provisions:

a. Consideration of GAIN Program Participants . Should Landlord require additional or replacement personnel after the effective date of this Lease, Landlord shall give consideration for any such employment openings to participants in the County Department of Public Social Services' Greater Avenues for Independence ("GAIN") Program who meet Landlord's minimum qualifications for the open position. The County will refer GAIN participants by job category to Landlord.

b. Solicitation of Consideration . It is improper for any County officer, employee or agent to solicit consideration in any form from a landlord. A landlord shall not offer or give, either directly or through an intermediary, consideration in any form to a County officer, employee or age nt who has had any involvement in the procurement, negotiation, consummation, administration or management of a lease.

Landlord shall immediately report any attempt by a County officer, employee or agent to solicit such improper consideration. The report shall be made to the County Auditor-Controller's Employee Fraud Hotline at (800) 544-6861.

HOA.104937048.1 15
Landlord hereby represents and warrants that it has not provided, and will not provide, any financial benefits to any County official, employee or agent who has had any involvement in the procurement, negotiation, consummation, administration or managemen t of this Lease. Landlord hereby agrees that if it violates any of the terms of this section, then the County may declare this Lease null and void, and the County reserves the right to exercise any and all other remedies available under applicable law.

c. Landlord Assignment.

(i) Landlord may assign, transfer, mortgage, hypothecate or encumber Landlord's right, title and interest in and to this Lease or any portion thereof (including the right to receive rental payments but excluding its duties and obligations hereunder), and Landlord may execute any and all instruments providing for the payment of Base Rent directly to an assignee or transferee, but only if the conditions set forth in this section are met.

(ii) Any document or agreement purporting to assign, transfer, mortgage, hypothecate or encumber Landlord's right, title and interest in and to this Lease, or any portion thereof, as security for the Landlord's obligation to repay any monetary obligation, is hereinafter referred to as a " Security Agreement." Any Security Agreement which is executed without full compliance with the requirements of this section shall be void.

(iii) Each assignee or transferee under the Security Agreement shall certify and agree in writing that such assignee or transferee has read and is familiar with the requirements of Sections 5950 -5955 of California Government Code, which prohibits the offer or sale of any security constituting a fractional interest in this Lease or any portion thereof, without the prior written consent of the Tenant. Notwithstanding the foregoing, the Tenant hereby acknowledges and agrees that Landlord shall have the right to encumber the Property with CMBS (commercial mortgage-backed securities) financing or other traditional real estate financing. However, Landlord may not encumber the Property through any type of bond financing vehicle, including but not limited to certificate of participation financing.

(iv) Violation by Landlord of the provisions of Section 5951 of the California Government Code will constitute a material breach of this Lease, upon which the Tenant may impose damages in an amount equal to the greater of $500,000 or 10% of the aggregate principal portion of all rental payments payable by the Tenant during the entire Term of this Lease, it being expressly agreed that the aforesaid amount shall be imposed as liquidated damages, and not as a forfeiture or penalty. It is further specifically agreed that the aforesaid amount is presumed to be the amount of damages sustained by reason of any such violation, because from the circumstances and nature of the violation it would be impracticable and extremely difficult to fix actual damages. In addition, the Tenant may exercise or pursue any other right or remedy it may have under this Lease or applicable law.

HOA.104937048.1 16
(v) Landlord shall give Tenant written notice and a copy of each and every assignment, transfer, hypothecation or encumbrance of Landlord's interest in this Lease and any instrument relating thereto (including, but not limited to, instruments providing for t he payment of Base Rent directly to an assignee or transferee) at least thirty (30) days prior to the effective date thereof.

(vi) Landlord shall not furnish any information concerning Tenant or the subject matter of this Lease (including, but not limited to, offering memoranda, financial statements, economic and demographic information, and legal opinions rendered by the office of counsel for the Tenant) to any person or entity, except with Tenant's prior written consent. Landlord shall indemnify, defend and hold Tenant and its officers, agents and employees harmless from and against all claims and liability alleged to arise from the inaccuracy or incompleteness of any information furnished by Landlord in violation of this section.

(vii) The provisions of this section shall be binding upon and applicable to the parties hereto and their respective successors and assigns. Whenever in this section Landlord is referred to, such reference shall be deemed to include Landlord's successors or assigns, and all covenants and agreements by or on behalf of Landlord herein shall bind and apply to Landlord's successors and assigns, whether so expressed or not.

d. Smoking in County Facilities . The Surgeon General of the United States has concluded that passive smoke exposure is the third leading cause of preventable death in the United States. The United States Environmental Protection Agency has found second-hand smoke to be a known carcinogen. It is recognized that the County has a responsibility to establish, maintain and promote a healthful and safe working environment and to reduce health and safety risks of its employees and the public at large. Tobacco smoke is a hazard to the health of County employees and the general public and represents an annoyance which should be regulated and banned in all county facilities to the end that air quality in all such facilities be improved for the preservation and impr ovement of the health of all County employees and the public. Therefore, to the greatest extent possible, the rights and comfort of all employees shall be respected. Reasonable effort shall be made to provide smokers a place to smoke in areas open to the sky or otherwise located outside County facilities and, except as provided under Los Angeles County, California - Code of Ordinances Chapter 2.126 (" LAMC 2.126"), all portions of County-owned facilities and all portions of facilities leased by or from the County, which areas are not open to the sky, shall be designated as "no smoking" areas.

Smoking, including the use of electronic smoking devices, shall be pro hibited in the following areas of County facilities: (1) Within 50 feet of any operable entry or exit door or operable window of any County building and within 25 feet of any access ramp or handicap path; (2) Within any County parking lot, parking structure, or parking garage, whether enclosed or open to the sky; or (3) Within any driving range and eating area, including outdoor eating areas, of any County golf course.

International no-smoking signs and other appropriate signs which designate no - smoking areas shall be clearly, sufficiently and conspicuously posted in every room, building or other pla ce so covered by LAMC 2.126. The manner of such posting, including the wording, size, color and place of posting, whether on the

HOA.104937048.1 17
walls, doors, tables, counters, stands or elsewhere, shall be at the discretion of the building proprietor so long as clarity, sufficiency and conspicuousness are apparent in communicating the intent. (Los Angeles County, California - Code of Ordinances Chapter 2.126.)

[Signatures to Follow]

HOA.104937048.1 18
IN WITNESS WHEREOF this Lease has been executed the day and year first set forth above.

LANDLORD:

CITY OF MONTEBELLO,
a municipal corporation

By:

Raul Alvarez, City Manager

TENANT:

COUNTY OF LOS ANGELES,
a body corporate and politic

FESIA A. DAVENPORT
Chief Executive Officer

By:

John T. Cooke
Assistant Chief Executive Officer

ATTEST:

DEAN C. LOGAN
Registrar-Recorder/County Clerk
of the County of Los Angeles

By:

Deputy

APPROVED AS TO FORM:

DAWYN R. HARRISON
County Counsel

By:

Senior Deputy

HOA.104937048.1 Exhibit A

DEPICTION OF PREMISES

EXHIBIT A
(Depiction of the Leased Premises)

HOA.104937048.1 Exhibit B

LEGAL DESCRIPTION PROPERTY

EXHIBIT B
(Legal Description Property)

HOA.104937048.1 Exhibit C

COMMUNITY BUSINESS ENTERPRISES FORM

EXHIBIT C

COMMUNITY BUSINESS ENTERPRISE FORM

INSTRUCTIONS: All Landlords shall submit this form on an annual basis on or before December 30th of each year of the term of this agreement as evidence of MBE/WBE participation. The information requested below is for statistical purposes only. The final a nalysis and consideration of the lease will be determined without regard to race, creed, color or gender. (Categories listed below are based on those described in 49 CFR Section 23.5)
I. Minority/Women Participation in Firm (Partners, Associate Partners, Managers, Staff, etc.)

1. Firm Name:
___________________________________________________________

2. Address:

___________________________________________________________

___________________________________________________________

3. Contact Person/Telephone Number:

4. Total number of
employees in the firm: _________________

5. Provide the number of all
minority employees and
women in each category.

Owners, Partners and
Associate Partners
Managers Staff
All O,P & AP Women All Managers Women All Staff Women
Black/African American
Hispanic/Latin American
Asian American
Portuguese American
American Indian/Alaskan Native
All Others
II. PERCENTAGE OF MINORITY/WOMEN OWNERSHIP IN FIRM

1. Type of Business Structure: (Corporation, Partnership, Sole Proprietorship, Etc.)

2. Total Number of Ownership/Partners, Etc.: ________ III. MINORITY/WOMEN-OWNED FIRM

CERTIFICATION

3. Provide the percentage
of ownership in each
category.

All
Employees

Women

Is your firm currently certified as a minority owned business firm by the:

State of California?
Yes
No
City of Los Angeles?
Yes
No

Federal Government?
Yes
No
Black/African American
Hispanic/Latin American
Asian American
Portuguese American Section D. OPTION TO PROVIDE REQUESTED INFORMATION American Indian/Alaskan
Native

We do not wish to provide the information required in this form.

Firm Name:

Signature/Title:

Date:

All Others