San Jose City Council
August 26, 2025

Defined Term  Definition  Section
customers, resulting in a reduction in the number of Available Parking Spaces
Investigate
‐or‐
Investigation
To observe, inquire, examine, monitor, analyze, explore, research, inspect, canvass, question, poll, and/or survey the soil, ground water, above and below ground structures and appurtenances of the Arena Facilities or Arena Land or adjacent or neighboring properties or any of them, to reasonably determine the presence or suspected presence, nature or extent of Hazardous Substances in, on, under or about the area of the Arena Facilities or Arena Land or adjacent or neighboring properties

27.1.2(h)
JAMS  The alternative dispute resolution organization by that name, or its successor

39.1.1(c)
Lease Revenue Bonds  One or more series of lease revenue bonds issued by the Financing Authority, together with any bonds issued to refund such bonds

29.2.1 LEL Policy  A policy of law enforcement liability insurance maintained by City  24.4.4 Liability Insurance
Requirements Rider
Policies of liability insurance containing not less than the coverages set forth in Attachment No. 17

32.1.1 Living Wage Expenses  An equitable amount based on the increase in Operating Expenses incurred by Manager as a result of City’s living wage requirements being hereafter expanded, replaced, or otherwise amended such that Manager would become subject to the Living Wage Policy (or any substantially equivalent City ordinance) in connection with the activities contemplated by this Agreement

10.4.3 Living Wage Policy  Council Policy 3‐3, which requires that employers who are awarded certain service contracts with City or who receive certain levels of direct financial assistance from City must pay their employees a specified wage and provide other specified employment benefits

10.4.1 Long Term Temporary
Conditions
Any conditions (or series of conditions) caused by construction projects or other events that result in a reduction in the number of Available Parking Spaces for a cumulative period of time longer than 90 days but shorter than three years over the Term

19.3.1(b)
Lot D  A separate parking area within the On‐Site Parking Facilities as shown on Attachment No. 2, which provides a total of 228 parking spaces as of the Effective Date

18.1 Lot D Lease  A written lease entered into between Google and Manager for Manager’s operation of Lot D as a public parking facility

18.2 Lot E  The parcels designated as APNs 259‐29‐001, ‐002, ‐003, ‐004, ‐005, ‐026, ‐ 027, ‐028, ‐029, and ‐091, located on the west side of N. Autumn Street north of Sharks Way in San José, California, as depicted on Attachment No. 11‐2.

19.1.1(p)
Lot E Acquisition Deadline  The date by which City agrees to have taken all necessary actions that may be necessary to acquire ownership or legal control over both parcel 259‐29‐004 and parcel 259‐29‐005 of Lot E, which shall be no later than

19.4.1 DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 20

SCHEDULE OF DEFINED TERMS

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Attachment No. 20
Schedule of Defined Terms

Defined Term  Definition  Section
the date that Manager completes the refurbishment of Suite P41 or September 1, 2027, whichever is later
Lot E Notice to Proceed  A written notice that shall be given once Manager has determined that expansion of the Lot E Temporary Lot is necessary for City to be able to meet its Minimum Off‐Site Parking Requirements

19.4.2 Lot E Parcel Breach  A Potential Event of Default arising from City’s failure to acquire Parcels 4 and 5 of Lot E by the Lot E Acquisition Deadline

38.2.3 Lot E Settlement
Agreement
Settlement Agreement and Release made by and between City, Sharks Sports & Entertainment LLC, and two Trammell Crow entities, dated December 1, 2016

19.1.3(a)
Lots A, B, and C  Separate parking areas within the On‐Site Parking Facilities as shown on Attachment No. 2; Lots A, B and C together provide a total of 1,422 parking spaces as of the Commencement Date

18.1 Maintenance Budget  A detailed programmatic budget describing the anticipated Ordinary Maintenance and Repairs for the Arena Facilities (including Arena FF&E) for that Term Year, including the anticipated costs thereof

13.2.1 Management Duties  All management services, labor and materials appropriate to carry out the duties described in Section 12.1.2

12.1.2 Manager  San Jose Arena Management, LLC, a Delaware limited liability company, the sole member of which is SSE as of the Execution Date; such term includes Manager’s predecessors and successors in interest Preamble

2.1.1(f)
Manager Indemnitees  Manager and its Affiliates (including SJS LLC), their successors and assigns, and all of their respective lenders, directors, officers, employees, members, managers, representatives and agents

27.1.2(i)

33.1.1(c)
Manager Invitees

Manager Indemnitees and all other persons who enter the Arena Facilities under Manager’s control or supervision or with Manager’s authority or permission (including licensees, concessionaires, customers and contractors), but excluding City Invitees; such term includes persons who enter the Arena Facilities in connection with a City Event or Community Event (for which the sponsor or organizer must execute a license agreement with Manager as described in Section 11.1.4)

27.1.2(j)

Manager Parcels  Parcels designated as APNs 259‐29‐026 through 259‐29‐029, which are a part of Lot E and are currently used for various Arena operations, including storage and staging

19.1.1(q)
Manager Sponsored
Activities
Any Special Events or other outdoor endeavors or special activities sponsored, promoted or pursued by Manager or any of Manager’s Affiliates

10.2.1(f)
Manager’s Capital Reserve
Payments
Manager’s payment of $32,420,000 to City, which City shall deposit into the Capital Reserve Fund to be used only for Capital Projects as described in Section 28, and which total amount shall be paid in installments that are due and payable on August 1, 2025, and on August 1 of each calendar

7.2.1 DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 20

SCHEDULE OF DEFINED TERMS

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Attachment No. 20
Schedule of Defined Terms

Defined Term  Definition  Section
year from 2033 through 2049, in the amounts set forth in the Schedule of Financial Terms
Manager’s Exclusive Use
Areas
The private executive office and conference areas occupied by Manager and Manager’s Affiliates, located within the Arena Building

28.1.1(r)
Manager’s Original
Improvements
The items of the Arena Facilities originally constructed by or on behalf of Manager as described in Section 28.4.1(a)

28.1.1(s)

28.4.1 Manager’s Personal
Property

Tangible personal property located within Manager’s Exclusive Use Areas and not needed for the operation of the Arena Facilities, however, office furniture is part of Arena FF&E and is not part of Manager’s Personal Property

28.1.1(t)
Mediation  Non‐binding mediation with a neutral third party  39.1 Mediation Period  The time period commencing with the delivery of a Demand for Mediation and ending 45 days thereafter

39.1.1(d)
Milligan  The parcels designated as APN 259‐29‐032, ‐033, ‐071, ‐072, and ‐102, and a portion of APN 259‐29‐101, located on the east side of N. Autumn Street north of Sharks Way, and also depicted on Attachment No. 11‐2

19.1.1(r)
Minimum Off‐Site Parking
Requirements
The provision of at least 3,175 Available Parking Spaces within the 1/3 Mile Radius Area, and 6,350 Available Parking Spaces within the 1/2 Mile Radius Area (inclusive of the Available Parking Spaces within the 1/3 Mile Radius Area),subject to adjustments or modifications as provided in Section 19 and 20

19.1.1(s)
Naming Rights  The right to determine the name of a structure, entrance, room, area or other amenity comprising a part of the Arena Facilities

15.3.1(b)
New Tax  Any Tax that is not imposed as of the Commencement Date of the 2018 AMA, or that portion of any existing Tax that is extended or increased following the Commencement Date of the 2018 AMA

10.2.1(i)
NHL  The National Hockey League or any successor thereto  2.1.1(g) NHL Rules  The constitution, bylaws, and all other rules, regulations, agreements, resolutions, policies, limitations and interpretations of the NHL, as determined by the NHL from time to time; any Collective Bargaining Agreement between the League and/or its members and other parties; each as in effect as of the Execution Date and/or hereafter enacted, made or enforced

3.1.1(c)
No Trespassing Law  Prohibition against trespassing on the Arena Land, including the On‐Site Parking Facilities, under Chapter 10.20 of the San José Municipal Code and other Applicable Laws

25.3.2(b)
North Entrance  The entrance to the Arena located on the north side of the Arena Building, closest to N. Montgomery Street

19.1.1(t)
Notice of Anticipated
Parking Deficiency
A written notice from Manager to City describing with particularity the nature and scope of the Anticipated Parking Deficiency

22.2.2 38.1.1(f)
Notice of Parking
Deficiency
A written notice from Manager to City describing with particularity the nature and scope of the Parking Deficiency

22.1.2 38.1.1(g)

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 20

SCHEDULE OF DEFINED TERMS

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Attachment No. 20
Schedule of Defined Terms

Defined Term  Definition  Section
Notice of Potential Event
of Default
A written notice from or on behalf of a Complaining Party to Defending Party given when either Manager or City believes that the other has committed a Potential Event of Default, which notice shall be in accordance with Section 38.1.3

38.1.1(h)

38.1.3 Notice of Self‐Help Work  A written notice from or on behalf of a Party to the other Party given when a Party elects to perform Self‐Help Work, which notice shall be in accordance with Section 38.3.4

38.1.1(i)

38.3.6(d)

OCA  City of San José Office of Economic Development and Cultural Affairs  25.1.1(a) Off‐Site Commercial
Speech
Commercial Speech that identifies or promotes any commercial activity, product, good or service that is conducted, manufactured or offered on a site that is not the site on which the Commercial Speech is displayed and that is not otherwise included in the definition of On‐site Commercial Speech

16.1.1 (b)
Off‐Site Parking Facilities  On‐street parking spaces and off‐street parking lots or garages owned by City or third parties within close proximity to the Arena and utilized by Arena customers or employees (excluding On‐Site Parking Facilities)

19.1.1(u)
Off‐Site Traffic Control
Services
Traffic control services as reasonably needed before and after Events to direct pedestrians and vehicles, manually operate street intersections, and perform related services

24.2 On‐Site Commercial
Speech
Commercial Speech to identify and promote (i) the presence of the commercial activities, products, goods or services conducted, manufactured or offered within or about the Arena Facilities, or (ii) the activities, products, goods, or services promoted by Sponsors within or about the Arena Facilities

16.1.1(c)
On‐Site Parking Facilities

The improved parking areas known as “Lots A, B and C” and located on the same parcel as the Arena Building; and the improved parking area known as “Lot D” and located across the street from the Arena Building, as shown on Attachment No. 2
Recital B(4)

18.1 19.1.1(v)

28.1.1(u)
On‐Site Security Services  Day to day and Event security services in and about the Arena Facilities  24.1 Operating Expenses  All costs and expenses reasonably necessary to perform Manager’s Management Duties and to pay for Ordinary Maintenance and Repairs

8.1 Operating Losses  Operating Expenses in excess of Operating Revenues  8.1.1 Operating Profits  Operating Revenues in excess of Operating Expenses  9.1.1 Operating Revenues  All income, receipts, fees and other revenues generated by the operation of the Arena Facilities

9.1 Operations Manual  A manual developed and regularly updated by the AEOC that reflects the traffic and parking management strategies described in the Arena TPMP

23.1.5(a)
Operations Plans  Those portions of the Operations Manual that contain specific details about the traffic and parking plans to be implemented for different Arena Event scenarios based on the estimated attendance day level, day and time of the Event, and other features

23.1.5(a)

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 20

SCHEDULE OF DEFINED TERMS

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Attachment No. 20
Schedule of Defined Terms

Defined Term  Definition  Section
Ordinary Maintenance and
Repairs
Work that is reasonably necessary to keep elements of the Arena Facilities in good working order (without materially improving or extending their useful life), consistent with the Parties’ historical practices

13.1.1(a)
Owner(s)  Individually and collectively, Plattner and the Plattner Affiliates, and successors and assigns of the persons, trusts and entities comprising Plattner as may be approved or authorized pursuant to Section 2.3

2.1.1(h)
Ownership Warranties  Representations and warranties made to City by Manager for itself, its Owners and Affiliates

36.1.2 Parcels 4 and 5  Parcel 259‐29‐004 and parcel 259‐29‐005 of Lot E  19.4.1 Parking Capital Repairs
and Replacements
Capital Repairs and Replacements made to the On‐Site Parking Facilities, excluding Extraordinary Repair Work

28.1.1(v)
Parking Design Criteria  A set of design criteria developed by Manager, and intended to maximize the operational functionality, safety and desirability of parking garages for Arena Events

21.2.5 Parking Deficiency  The situation that exists when the number of Available Parking Spaces in Off‐Site Parking Facilities is not sufficient to meet the Minimum Off‐Site Parking Requirements, taking into account any adjustments made pursuant to the express terms of this Agreement.

22.1.1 Parking Forecast Report  A written forecast report for the 1/3 Mile Ring (and the 1/2 Mile Ring, if requested), including a description of the changes in the number of Available Parking Spaces that are predicted to occur within the applicable area(s) during the ensuing five‐year period based on anticipated new developments, modifications to existing developments, the opening or closure of parking facilities, and other known or predicted conditions affecting parking demand and supply within the 1/3 Mile Ring (and the 1/2 Mile Ring, if applicable)

20.1.2 Parking Liquidated
Damages
A sum of money, but not a penalty, to be paid by the City to Manager if the number of Available Parking Spaces does not meet the Minimum Off‐ Site Parking Requirements, and there is a Parking Deficiency as defined in Section 22.1.1

38.3.4(a)
Parking Space Difference  The difference between the number of parking spaces that could have been constructed on all of the Lot E parcels and the number of parking spaces that can be constructed without the Excluded Manager’s Parcels

19.4.3(b)
Parking Supply Report  A written report of the number of Qualified Parking Spaces and Available Parking Spaces then located within the 1/3 Mile Ring and the 1/2 Mile Ring jointly prepared by City and Manager on or about the Effective Date

20.1.1 Parking Utilization Report  A written report to reflect the then‐current utilization, during San Jose Sharks hockey games, of Available Parking Spaces in each of the parking areas within the 1/3 Mile Ring (and the 1/2 Mile Ring, if requested)

20.2.1 Partial Taking  A Taking of the Arena Facilities that is not a Total Taking  34.1.1(d)

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 20

SCHEDULE OF DEFINED TERMS

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Attachment No. 20
Schedule of Defined Terms

Defined Term  Definition  Section
Party
‐or‐
Parties
City and Manager  Preamble

Peddler Permit
Enforcement Costs
Cost of special police services requested of on‐duty SJPD Officers by Manager, to address violations of the Peddler Permit Ordinance or the No Trespassing Law

25.3.2(c)
Peddler Permit Ordinance  San José Municipal Code Section 6.54 – Peddler Permit Ordinance  25.3.1 Per Space Amount  The amount of liquidated damages to be paid by City to Manager if the number of Available Parking Spaces required to meet the Minimum Off‐ Site Parking Requirements, so that there is a Parking Deficiency as defined in Section 22.1.1; this amount is $450.00 per space in Term Year 25/26 and increases annually on the first day of Term Year 26/27 and the first day of each Term Year thereafter, based on CPI

38.3.4(a)(i)
Permitted Transfer  Any transfer of the San Jose Sharks to a new owner approved by the NHL; and/or a transfer of the Controlling Interests in SSE, SJS LLC and/or SJAM to a new owner or owners approved by the NHL; and/or any transfer by an Owner or Owners, individually or in the aggregate, such that after the transfer the applicable Ownership Warranties stated in Section 36.1.2 continue to be accurate; and/or any transfer by an Owner or Owners, individually or in the aggregate, such that after the transfer Plattner owns, directly or indirectly, 50% or more of the Controlling Interests in SJAM and SJS LLC; and/or the assignment of this Agreement to any other entity in which Plattner owns, directly or indirectly, 50% or more of the Controlling Interests

2.3.4 Permitted Transferee  Any new owner, assignee or other transferee resulting from a Permitted Transfer

2.3.4 Plattner  Hasso Plattner and/or his spouse, siblings and such siblings’ spouses, lineal descendants of any of the foregoing, or trusts for the specific benefit of any of the foregoing, and their respective Affiliates,

2.1.1(j)
PIT Credit  A Fee Credit for City’s share of Possessory Interest Taxes as described in Section 10.3, which the Manager is entitled to.

6.2.1 Possession Date  August 20, 1993, the date upon which Manager (through its predecessors in interest) took possession of the Arena Facilities
Recital C

27.1.2(k)
Possessory Interest Rights  Manager’s rights to use, occupy, possess, control, brand, operate and generate revenue from the Arena Facilities (including the Arena FF&E) during the Term in accordance with this Agreement

6.1.5(a)
Possessory Interest Tax  A property tax assessed under California law based on Manager’s property rights under this Agreement and the resulting taxable interest held by Manager in the Arena Facilities

10.2.1(g)
Post Season  The time period during each Term Year following the conclusion of the Regular Season, during which NHL teams play the division semi‐finals,

3.1.1(d)

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 20

SCHEDULE OF DEFINED TERMS

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Attachment No. 20
Schedule of Defined Terms

Defined Term  Definition  Section
division finals, conference championship and Stanley Cup Championship games conducted by the NHL
Potential Event of Default  A failure by Manager or City to perform or observe any of the covenants, terms, and provisions contained in this Agreement on its part to be performed or observed (other than the matters constituting an Insolvency Default) and includes any of those events described in 38.1.1(j)

38.1.1(j)
Pre‐Existing Hazardous
Substances
Hazardous Substances known by City Authorities to have existed on the Arena Land prior to development of the Arena Facilities, including lead, polycyclic aromatic hydrocarbons (PAH’s) and various petroleum products

27.1.2(l)
Pre‐Season  The time period during each Term Year prior to the start of the Regular Season, during which NHL teams play pre‐season games, including exhibition games during training camp

3.1.1(e)
Premium Areas  Areas such as club, bunker and loge suites, penthouse lounge areas, theater boxes, and other specially‐priced seating and viewing areas

12.2.3(xvii)
Prior Agreements  Prior agreements, amendments, addenda and other instruments between the Parties that are  terminated by the Parties upon the execution and delivery of this Agreement, which are described on the Schedule of Prior Agreements (Attachment No. 4)

1.3 Prior Arena Agreement  The 1991 AMA, 2000 AMA and 2018 AMA, collectively  Recital C Programmable Electronic
Sign
A type of animated sign capable of displaying words, symbols, figures, or images that can be electronically or mechanically changed by remote or automatic means. The elements may be internally illuminated or may be illuminated by reflected light. The sign may be part of a permanent sign that is not a programmable electronic sign. “Programmable Electronic Sign” includes sign display screens commonly known as liquid crystal display (LCD), plasma and digital displays, and their functional equivalents, including digital displays using LED lighting. This definition applies whether the display is used to produce a series of still images, or images that appear to move on the display screen

16.1.1(e)
Project Costs  All costs paid or incurred by Manager for the acquisition and construction of the Renovation Improvements (which are public improvements benefitting the City), including design, engineering, permitting, construction/installation, testing and inspection the Renovation Improvements, as more fully described and defined in the Renovation Agreement (Attachment No. 21)

6.1.1 29.2.1
Attach No. 21
PTCOs  DOT Parking and Traffic Control Officers  24.2.1 Public Right of Way  All public streets, public sidewalks and related improvements located outside of the boundaries of the Arena Land, as shown on the SAP Center Boundary Exhibit (Attachment No. 3)
Recital B(3)
Qualified Parking Space  A parking space that meets all of the following requirements, unless the Parties mutually agree otherwise as part of a Temporary Parking Agreement:

19.1.1(w)

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 20

SCHEDULE OF DEFINED TERMS

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Attachment No. 20
Schedule of Defined Terms

Defined Term  Definition  Section
(i)  The space is a marked space intended for use by passenger vehicles; (ii)  The space is located in an Off‐Site Parking Facility in areas that are lawfully entitled to be used for public parking;
(iii)  The space is not chained off, blocked, reserved, or restricted; provided that (A) an Accessible Parking Space shall be a Qualified Parking Space unless it is otherwise reserved or restricted; and (B) a space that is normally reserved or restricted shall be a Qualified Parking Space if there is reasonably clear signage notifying customers that such space is available for public parking; (iv)  The space is not designated for parking by Arena Employees; provided that for the purpose of counting the number of Qualified Parking Spaces, the total number of Arena Employee Parking Spaces in all Off‐Site Parking Facilities shall not exceed 350 spaces for regular season hockey games and typical concerts or similar Events, or 400 spaces for playoff hockey games and other high attendance Events; and
(v)  The space complies with Applicable Construction Codes and the Applicable Parking Standard
Regular Season  The time period during each Term Year during which NHL teams play their regular schedule of games, as determined by the NHL

3.1.1(f)
Related Agreements  Related agreements, amendments, and other instruments which have been executed or will be executed by the Parties or their Affiliates consistent with the terms and intent of this Agreement as described on the Schedule of Related Agreements (Attachment No. 5)

1.4 Release  Any spilling, leaking, migration (including migration below the surface from other properties to the Arena Land or from the Arena Land to other properties), pumping, pouring, emitting, emptying, discharging, injecting, escaping (including into the air inside or outside of the Arena), leaching, dumping, or disposing into the environment (including the abandonment or discarding of barrels, containers, and other receptacles containing any Hazardous Substance)

27.1.2(m)
Remediate
‐or‐
Remediation
Any of those actions defined as removal and/or remedial actions under Section 101(23) and (24) of the Comprehensive Environmental Response, Compensation and Liability Act (42 U.S.C. Section 9601 et seq.) and similar actions as defined under comparable state and local laws, and/or cleanup, removal, containment, monitoring, treatment, storage, disposal, or other mitigation or remediation of Hazardous Substances undertaken on, in, under or about the Arena Facilities or Arena Land or adjacent or neighboring properties

27.1.2(n)
Renovation Agreement  Agreement for the Renovation of SAP Center at San Jose made effective as of July 1, 2025, attached as Attachment No. 21
Recital (I)

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 20

SCHEDULE OF DEFINED TERMS

{21893‐0114:00573491‐1}
Attachment No. 20
Schedule of Defined Terms

Defined Term  Definition  Section
Renovation Improvements  The improvements, fixtures or other property constructed, modified or installed by Manager pursuant to the Renovation Agreement

28.1.1(w)
Renovation Project  The major renovation of the Arena Facilities which City and Manager have agreed to undertake as more specifically described in the Renovation Agreement
Recital (I)
Renovation Liquidated
Damages
A sum of money, but not a penalty, to be paid by the City to Manager if City fails to pay, when due, any installment of its payments towards Renovation Costs, and such payment is not received within sixty (60) days after written notice from Manager as shown on the Schedule of Financial Terms attached as Attachment No. 6

38.3.3(a)
Attach No. 6
Renovation Project End
Date
The date of Final Completion of the Renovation Project’s final Phase, being the Phase after which the aggregate Project Costs for all Phases (with credit for the amount incurred by Manager prior to the Effective Date) shall have totaled at least $425,000,000, but not earlier than June 30, 2031, as more specifically defined in the Renovation Agreement

5.2.1 Attach No. 21
Replacement Parking  One or more lots approved by the Manager containing a minimum of 228 Available Parking Spaces to be delivered by Google to Manager prior to termination of the Lot D Lease

18.2.1(c)
Replacement Suite  A suite within any level of the Arena provided by Manager for City’s use if Manager exercises its Suite Relocation Option

11.5.3(a)
San Jose Barracuda  The professional hockey team operating pursuant to an AHL franchise, the owner of which is Sharks Minor Holdings, LLC (a subsidiary of SJS LLC) as of the Execution Date

2.1.1(k)
San Jose Sharks  The professional hockey team operating pursuant to an NHL franchise, the owner of which is SJS LLC as of the Execution Date

2.1.1(l)
SAP Global  SAP Global Marketing, Inc., a Delaware corporation  15.3.5 SAP Venue Naming Rights
Agreement
The Venue Naming Rights Agreement by and between SAP Global, Manager and City dated effective as of July 1, 2023

15.3.5 Schedule of Parking
Solutions
A schedule of several alternative solutions that City would be able to pursue (subject to appropriate action by the City Council) in order to ensure that City will continue to meet its parking obligations under this Agreement

20.1.2(d)
Scheduling Process
Memorandum
Written memorandum that defines a standard scheduling process as agreed to by the Parties and signed by Manager, the City’s Chief of Police and the City’s Director of Transportation, and as subject to modification from time to time as circumstances change

24.3.1 Secondary Employer  Any entity that retains off‐duty police officers to provide private security services (including traffic control) regardless of whether the relationship between such entity and the officers is that of employer/employee, customer/independent contractor, or other relationship.

24.4.1(a)

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 20

SCHEDULE OF DEFINED TERMS

{21893‐0114:00573491‐1}
Attachment No. 20
Schedule of Defined Terms

Defined Term  Definition  Section
Secondary Employment
Unit
A special unit of SJPD under whose administration and governance SJPD Officers may be engaged as independent contractors, as governed by the City’s secondary employment ordinance

24.3.2(a)(i)
Self‐Help Work  Whatever actions or whatever work a Party determines to be reasonably necessary to cure an alleged Potential Event of Default and/or mitigate such Party’s damages

38.3.7(a)
Sharks’ Exclusive Use
Areas
The private locker/training facility (including coaches offices, laundry room, equipment room, and storage areas) located on the lower level of the Arena Building, and the retail merchandise stores and concession areas located within the Arena Building

28.1.1(x)
Sharks Ice  Sharks Ice, LLC, a Delaware limited liability company, the sole member of which is SSE as of the Execution Date. The term “Sharks Ice” includes its predecessors and successors in interest.

2.1.1(m)
Sharks’ Personal Property

Tangible personal property located within Sharks’ Exclusive Use Areas and not needed for the operation of the Arena Facilities, including team uniforms, team training equipment, retail store merchandise and inventory, and other personal property used solely for the NHL hockey team operations

28.1.1(y)
Short Term Temporary
Conditions
Any conditions (or series of conditions) that result in a reduction in the number of Available Parking Spaces for a cumulative period of time of 90 days or less, excluding Intermittent Conditions

19.3.1(c)
Shortfall  The difference between the estimated cost incidental to, arising out of, or required to repair the damage to all or any portion of Arena Facilities including Arena FF&E, when such estimated cost exceeds the sum of the insurance proceeds payable to City for 100% replacement cost and related work; plus the amount of additional insurance proceeds that City would have received above the amount indicated in subsection 31.2.(c)(i) if City had purchased the property insurance required to be purchased by City under Section 30.1; plus the applicable deductible amount payable by City under City’s property insurance policy; plus any amount then held in the Capital Reserve Fund, to the extent that such amount previously had not been allocated for work already performed.

31.2(c)
Side Letter to 2018 AMA  The Side Letter Regarding Future Discussions dated August 15, 2018, and executed concurrently with the 2018 AMA

21.1.1(h)
Sign Code  Title 23 of the San José Municipal Code  16.1.1(g) Signage  Any and all structures, displays, devices, balloons or graphics on or attached to any land, building or structure, property or materials that are used to graphically display or present Arena Advertising on a fixed, temporary or rotating basis, including letters, numbers, words, illustrations, decorations, decals, emblems, trademarks, logos and lights.

16.1.1(f)
Signage Plans  Concept drawings depicting the exterior signs desired by the Manager, for permanent or semi permanent Signage on the exterior of the Arena

16.2.1(b)(i)

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 20

SCHEDULE OF DEFINED TERMS

{21893‐0114:00573491‐1}
Attachment No. 20
Schedule of Defined Terms

Defined Term  Definition  Section
(including on or about the On‐Site Parking Facilities and pedestrian walkways)
SJAM  San Jose Arena Management, LLC, a Delaware limited liability company, the sole member of which is SSE as of the Execution Date. The term “SJAM” includes its predecessors and successors in interest.

2.1.1(n)
SJPD  San José Police Department  24.1.1
SJPD Officers  Regular and reserve sworn police officers of San José Police Department  24.1.1 SJS Guaranty  The guaranty agreement to be executed by SJS LLC prior to or concurrently with the Agreement in the form of Attachment No. 7‐2

2.2 SJS LLC  San Jose Sharks, LLC, a Delaware limited liability company, the sole member of which is SSE as of the Execution Date; such term includes SJS LLC’s predecessors and successors in interest

2.1.1(o)
South Entrance  The main entrance to the Arena located on Santa Clara Street  19.1.1(x) Special Events  Street festivals, parades, and other similar events on public streets or in public parks outside of the Arena Facilities

25.1 Sponsor  A person, company, Governmental Authority, or other enterprise that has entered into an agreement with Manager or SJS LLC or one of their Affiliates pursuant to which such enterprise (i) leases, licenses or uses space, advertising assets or amenities within or about the Arena Facilities; (ii) conducts or participates in promotions, public relations, or marketing activities within or about the Arena Facilities, (iii) provides products, goods, entertainment or services within or about the Arena, or (iv) actively promotes, advertises, displays, or offers its products, goods, entertainment or services within or about the Arena Facilities

15.3.1(c)
SSE  Sharks Sports & Entertainment LLC, a Delaware limited liability company; such term includes SSE’s predecessors and successors in interest

2.1.1(p)
SSE Guaranty  The guaranty agreement to be executed by SSE prior to or concurrently with the Agreement in the form of Attachment No. 7‐1

2.2 Staffing Shortfall  Any Interior Security Positions for an Event that are not filled by SJPD Officers before the 26th of the month preceding the month in which the Event occurs or any Traffic Control Positions for an Event not filled by SJPD Officers, CSOs or PTCOs before the 26th of the month preceding the month in which the Event occurs

24.1.1(c)

24.2.1(c)
Staffing Shortfall Fee  A fee assessed by Manager for each unfilled position as reflected in the Staffing Shortfall Tracker

24.5.2(a)
Staffing Shortfall Tracker  A schedule showing, on a year‐to‐date basis, and as updated on a quarterly basis, the number of requested Interior Security Positions and Traffic Control Positions that have not been filled for each applicable Event

24.5.1(a)
Stipulated Judgment  Stipulation for Entry of Final Judgment and Injunction which orders that Manager (and its Affiliates) shall not (i) vacate the Arena, (ii) terminate this Agreement or Hockey Use Agreement, or (iii) relocate the San Jose

38.3.2 Attach No. 19

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 20

SCHEDULE OF DEFINED TERMS

{21893‐0114:00573491‐1}
Attachment No. 20
Schedule of Defined Terms

Defined Term  Definition  Section
Sharks to another city, unless and until the Early Termination Fee is paid to the City in the form of Attachment No. 19
Suite P41  Penthouse level luxury suite to which the City shall have the exclusive right of use for all Events at the Arena where the penthouse level is open and available for use by Arena customers

11.5.1 Suite Relocation Date  The date on which the suite relocation becomes effective, if Manager elects to exercise its right to exercise the Suite Relocation Option

11.5.3(b)
Suite Relocation Notice  Written notice issued by Manager to City not later than sixty (60) days before the date that Manager intends to exercise its right to exercise the Suite Relocation Option

11.5.3(b)
Suite Relocation Option  Manager’s option to substitute City’s rights to use of Suite P41 with the right to use a replacement suite within any level of the Arena, to facilitate Manager’s ability to implement penthouse level improvements

11.5.3(a)
Supergraphic Sign  A sign, other than a banner sign, which consists of flexible material attached flush to a building facade

16.1.1(h)
Taking  The exercise by any Governmental Authority (other than City) of the power of eminent domain or condemnation, and any purchase or other acquisition in lieu of condemnation, including a voluntary sale or conveyance in lieu of condemnation and acts constituting inverse condemnation, pursuant to which any interest in the Arena Facilities (including a fee, leasehold, or easement interest) is conveyed to the Governmental Authority

34.1.1(e)
Targeted City Ordinance  An ordinance or resolution adopted by the City Council or other City Authority that (i) is not general in application, but rather is principally directed at or solely applicable to the Arena; AND (ii) is more restrictive than the Applicable Community Standard

14.2.1(b)
Tax  (i)   Any “general tax” or “special tax” as defined by Section 1 of Article 13C of the California Constitution, which is imposed by any Governmental Authority, regardless of the manner of imposition or the beneficiary, for the purpose of raising funds for general or specific governmental purposes; and
(ii)   Any “assessment” as defined by Section 2 of Article 13D of the California Constitution, which is imposed upon real property by any Governmental Authority for a special benefit conferred upon the property; and
(iii)   A “fee” or “charge” as defined by Section 2 of Article 13D of the California Constitution, which is imposed upon a parcel or upon a person as an incident of property ownership, including a user fee or charge for a “property‐related service” as defined by Sections 2 and 6 of said Article 13D. Parking usage fees, charged by the City on any City‐owned and/or operated parking facility, shall be established at City’s sole discretion and such fees, as adjusted from time to time,

10.2.1(h)

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 20

SCHEDULE OF DEFINED TERMS

{21893‐0114:00573491‐1}
Attachment No. 20
Schedule of Defined Terms

Defined Term  Definition  Section
are excluded from the definition of “Tax” as contemplated in this Agreement.

Temporary Conditions  Any conditions (or series of conditions) that increase parking demand by non‐Arena users and/or cause a loss of Available Parking Spaces that Arena customers or Arena Employees otherwise could use; such term falls into one of the three categories: Intermittent Conditions, Long Term Temporary Conditions, or Short Term Temporary Conditions

19.3.1 Temporary Parking
Agreement
A separate written agreement mutually approved by the Parties entered into when, as a result of specific Temporary Conditions, City is unable to comply with either the Minimum Off‐Site Parking Requirements and/or the Minimum Employee Parking Requirements and City elects to employ temporary measures or utilize temporary parking facilities for the period of time reasonably necessary to address such Temporary Conditions

19.3.2 Temporary Taking  A Taking, on a temporary basis, for a period not exceeding one (1) year  34.1.1(f) Term  26 years from the Effective Date  5.1
Term Year  Also referred to as a Fiscal Year, shall consist of 12 consecutive calendar months during the Term, beginning on July 1st of a calendar year and ending on June 30th of the following calendar year.  Each Term Year is referred to based on the last two digits of its beginning and ending calendar years, such as “Term Year 26/27” or “FY27.”

5.1.2 Termination Date  June 30, 2051 (or earlier, in accordance with Section 5.2.1)  5.1.1 Total Taking  (i)   Any Taking of the entire fee interest in the Arena Facilities; (ii)   A Taking of such a substantial part of the Arena Facilities that the Arena Facilities remaining after such Taking (even if restoration were made) are rendered economically unusable as a public entertainment facility for hockey games and/or other forms of entertainment as contemplated by this Agreement, with full seating, vending, concessions, advertising and access to the Arena Building and On‐Site Parking Facilities; or
(iii)   Any Taking that prevents the playing of hockey consistent with the NHL requirements and schedule (allowing for mitigation by Manager and SJS LLC and repair or restoration by City)

34.1.1(g)
TPMP  [See Arena TPMP]
TPMP Costs  All costs reasonably necessary to implement the Arena TPMP pursuant to the Operations Plans contained in the Operations Manual(as modified from time to time in accordance with this Agreement), including  costs for Off‐Site Traffic Control Services and costs to implement (1) Signal Central staffing, (2) Parking and code enforcement staffing, (3) Neighborhood litter removal and clean up, (4) Signal timing plan development, (5) Traffic and parking studies, (6) Traffic signal system upgrades, (7) Traffic signage (static and portable), (8) Minor public capital improvements, (9) Residential permit parking program, (10) Public information material.

23.1.7(a)(ii)

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No.
20 SCH
EDULE OF DEFINED TERMS
{21893‐0114:00573491‐1}
Attachment No. 20
Schedule of Defined Terms

Defined Term  Definition  Section
Traffic Control Officers  SJPD
Officers, CSOs and PTCOs, collectively  24.3.1
Traffic Control Positions  The number of positions needed for Off‐Site Traffic Control Services for each Event

24.2.1(a)
Transit Project  The High Speed Rail project or station, or the BART project or station, or the Diridon Integrated Station project

23.2.1(a)
Transit TPMP  A transportation and parking management plan for a Transit Project  23.2.1(b) Transportation Objectives  A set of objectives developed by City, which City agrees it will utilize in evaluating
(i) any proposed construction management plans, traffic management plans, related encroachment permits or other similar approvals for any large development projects in the vicinity of the Arena, and (ii) any proposed City‐initiated modifications to the transportation ecosystem serving the Arena, including changes in road capacity for vehicles, ingress and egress to parking spaces, or wayfinding

21.3.6 Triggering Events  Defined events that will entitle City to instruct the Escrow Agent to transmit the Stipulated Judgment to the City Attorney, who in turn will be entitled to deliver it to the Santa Clara County Superior Court for entry of the Stipulated Judgement, per the terms of 38.3.2(a)

38.3.2(a)
Utilization Rate  The average percent of Available Parking Spaces occupied for each separate parking area within the 1/3 Mile Ring (and the 1/2 Mile Ring, if applicable) as well as for all parking areas within the 1/3 Mile Ring (and the 1/2 Mile Ring, if applicable)

20.2.1(c)
Venue Logo  A graphic design incorporating the Venue Name  15.3.1(d) Venue Marks  The Venue Name, Venue Logo, and/or any stylized form or combination thereof

15.3.1(e)
Venue Name  The official word, term or phrase by which the Arena is called  15.3.1(f) Venue Naming Rights  The right to determine the Venue Name and Venue Logos, and rights ancillary thereto

15.3.1(g)
Venue Naming Rights
Agreement
A written agreement between Manager and an Approved Venue Sponsor pursuant to which Manager grants exclusive Venue Naming Rights to the Approved Venue Sponsor for a specified term

15.3.1(h)
Video Surveillance
Equipment Costs
Expenditures by Manager for equipment or third‐party services in connection with Manager’s elective modification of its video camera system to allow direct access by SJPD

26.3 VTA  Santa Clara Valley Transportation Authority

21.1.1(i)
DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 21
SAP Arena Renovation Agreement

Attachment No. 21
AGREEMENT FOR THE RENOVATION OF SAP CENTER AT SAN JOSÉ
THIS AGREEMENT FOR THE RENOVATION OF SAP CENTER AT SAN JOSÉ (“Renovation Agreement”) is made effective as of July 1, 2025 (“Effective Date”) by and between the City of San José, a municipal corporation (“City”) and San Jose Arena Management, LLC , a Delaware limited liability company (“Manager”) (individually a “Party” and collectively “Parties”).

RECITALS:

A. City and Manager are parties to that certain Third Amended and Restated Arena Management Agreement dated concurrently herewith (the “2025 AMA”), regarding the lease, management and operation of a regional multi-purpose sports and entertainment venue and related facilities owned by City (collectively, “ Arena Facilities ”), including an arena containing approximately 18,000 spectator seats currently known as SAP Center at San José (the “ Arena”) and on -site parking lots (“ Lots ABC ”). This Renovation Agreement is attached to the 2025 AMA and is incorporated therein by reference.

B. The Arena Facilities are located at 525 W. Santa Clara Street in San José on land owned by City , currently identified as APNs 259-28-041, 259-28-043, 259-28-044 and 259-37-060 (“Arena Land”), as more particularly described in the 2025 AMA.

C. Manager operates the Arena as a major public assembly facility for sporting events, concerts, family- friendly shows, conferences, corporate events, community events, and similar activities. It is also the home game venue for the San Jose Sharks National Hockey League (NHL) team.

D. From the opening of the Arena in 1993, City and Manager have spent tens of millions of dollars maintaining and improving the Arena Facilities, including a series of mechanical/electrical/plumbing (MEP) and technology upgrades, refreshes to finishes, selective space remodels, and safety improvements. Since 2013 alone, City has contributed approximately $22 million and Manager has contributed over $100 million to such improvements. However, the Arena is now the last remaining NHL venue that has not undergone a major renovation, and is currently not consistent with a number of NHL standards and other industry norms.

E. In order to keep the Arena competitive with other sports and entertainment venues in Northern California, City and Manager have agreed to undertake a major renovation of the Arena Facilities (the “Renovation Project” or “ Project”). As provided in this Renovation Agreement, City will contribute $350 million and Manager will contribute a minimum of $100 million towards the Renovation Project.

F. The Renovation Project is expected to include the following elements and other elements to be more specifically described in the Renovation Plan described below:
1) Arena Deferred Maintenance: Improvements to selected building systems (including Mechanical, Plumbing, Electrical, and Technology), refresh the finishes, repair Lots ABC, and update other items that have outlived their intended lifespan. 2) NHL Requirements: Renovations and improvements required to comply with NHL facility standards and other industry norms.
3) Code Upgrades: Retrofits and other improvements to meet updated building and fire/life safety codes, fire insurance underwriting standards, and other applicable requirements.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 21
SAP Arena Renovation Agreement

4) Architectural Enhancements: Renovations to enhance the building to include layout reconfiguration, addition of new finished spaces, and large-scale changes to the building. 5) Enhanced/New Premium Products: New revenue-generating enhancements and addition of new premium seating and other premium products.
6) Food Service/Merchandise Revisions: Renovation of existing spaces and creation of new food service and merchandise spaces.
7) Entertainment Enhancements: Addition of program space and other features to attract top entertainment acts, including green rooms and other amenities expected by contemporary acts.
8) Other Improvements: Upgrades relating to environmental sustainability, technology, lighting, audio/video, sponsorship assets, activation, and so forth.

G. The Renovation Project will be completed in separate Phases (as defined below) over not more than 10 years, with most of the work expected to be completed by the end of Fiscal Year 32-33.

H. The Parties desire to enter into this Renovation Agreement in order to establish the terms and conditions for the permitting, funding and construction of the improvements contemplated by the Renovation Project in accordance with their mutual agreement.

NOW, THEREFORE, in consideration of the foregoing Recitals, and in further consideration of the terms, covenants and conditions contained herein, the Parties agree as follows:

ARTICLE I

PURPOSE AND DEFINITIONS
Section 1.01. Purpose and Term of this Renovation Agreement. (A) The above Recitals are hereby restated and incorporated herein by reference as if set forth in full in this Section 1.01.
(B) This Renovation Agreement is designed to achieve the construction of the Renovation Improvements to the Arena, as undertaken by Manager, and the funding of the Project Costs by City and Manager, as described below.
(C) The term of this Renovation Agreement shall commence on the Effective Date, and shall continue until the Renovation Project End Date has occurred and all obligations related thereto have been satisfied, including the issuance by City of a Notice of Completion and Acceptance of the final Phase of the Renovation Project, and final disbursement by Manager of the Project Fund s as described in Section 5.04. Notwithstanding the above, obligations set forth in Article VIII (regarding indemnification) shall survive the term of this Renovation Agreement. (D) As used in this Renovation Agreement and the 2025 AMA, the term “ Renovation Project End Date” means the Final Completion of the Renovation Project’s final Phase, being the Phase after which the aggregate Project Costs for all Phases (with credit for the amount described in Section

5.02(C) incurred by Manager prior to the Effective Date) shall have totaled at least Four Hundred Twenty Five Million Dollars ($425,000,000); provided, however, that the Renovation Project End Date shall not occur earlier than June 30, 2031.
(E) Following the Renovation Project End Date, all Capital Projects (as defined in Section 28.1.1 of the 2025 AMA) shall be permitted, funded and constructed in accordance with the provisions of Section 28 or the 2025 AMA rather than the provisions of this Renovation Agreement.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 21
SAP Arena Renovation Agreement

Section 1.02. Definitions. Capitalized t erms used in this Renovation Agreement shall have the meanings ascribed to them in the 2025 AMA, if they are not defined in this Renovation Agreement. In addition to terms defined elsewhere in this Renovation Agreement, the following terms shall have the meanings given below:
“2025 AMA” has the meaning given in Recital Paragraph A. “2022 Building Code ” means , consistent with Section 24.01.120 of the Municipal Code, the provisions of the 2022 edition of the California Building Code, the California Residential Code, the California Plumbing Code, the California Mechanical Code, the California Existing Building Code, the California Electrical Code, the California Historical Building Code, Building Energy Efficiency Standards, the California Green Building Standards Code, and the California Existing Building Code, as adopted and amended pursuant to Title 24 of the Municipal Code.
“2025 Building Code” means the provisions of the 2025 edition of the above-described California Codes, as adopted and amended pursuant to Title 24 of the Municipal Code. “Applicable Laws” means all federal, state and local statutes, ordinances, building codes, rules, regulations, conditions of approval and all legislative, administrative or judicial orders, decrees, requirements, rulings or judgments, which now or in the future may govern or affect the Arena or any actions under this Renovation Agreement.
“Business Days” means any days excluding Saturday, Sunday, any other days which are declared federal bank holidays in the State of California as well as holidays recognized by City. Any event specified to occur on a non -Business Day shall be extended automatically to t he end of the first Business Day thereafter. A reference to “days” alone means calendar days. “City Inspection Fees” means all fees, cost reimbursements or other charges payable to City for tasks performed by DPW, FIRE or other City departments in connection with the Renovation Project, including building permit applications, plan check and approval, permit issuance, inspections, oversight, attendance at meetings, and so forth.
“Construction Documents ” means the construction drawings, specifications and related documents setting forth the requirements for construction of the Renovation Improvements, as approved by DPW.
“Construction Manager” means Devcon Construction Incorporated. “Contract Documents” means (i) the Project Record Documents, (ii) the written contracts for labor, materials, equipment, or services for the Project, on terms consistent with the requirements of this Renovation Agreement, and (iii) the Construction Documents. “Cost Estimate” has the meaning give in Section 3.03.
“DPW” means the City of San Jos é Department of Public Works , acting through the Director of Public Works or the Director’s designee.
“Effective Date” means the date set forth in the preamble of this Renovation Agreement. “Final Completion” means satisfaction of the conditions precedent to the City’s issuance of a Notice of Completion and Acceptance, as specified in Section 4.02(A). “FIRE” means the Bureau of Fire Prevention of the City of San Jos é Fire Department, acting through the Fire Chief or the Fire Chief’s designee.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 21
SAP Arena Renovation Agreement

“Force Majeure Event” means any matter or condition beyond the reasonable control of a Party that prevents or delays a Party’s ability to perform this Agreement in accordance with provisions hereof, in whole or in part, including:
(i) War, civil disturbances or riots, acts of terrorism or threats of acts of terrorism, criminal activities, public emergency or calamity, epidemics, pandemics, quarantine restrictions, fire, earthquake, flood, and unusually severe and abnormal weather conditions that are not foreseeable.
(ii) Strikes, lockouts or related work stoppages, labor disturbances, actions directly or indirectly affecting work or disrupting timely delivery of materials or supplies, inability to obtain labor or materials or reasonable substitutes therefor, and the failure of necessary utilities serving the Arena Facilities.
(iii) Governmental action or restriction or enactment or enforcement of any Applicable Law, except that enactment or promulgation of an ordinance, resolution, policy or guideline by City, or a default by City in its obligations under this Agreement, shall not constitute a “Force Majeure Event” as applied to performance by City. “Manager’s Project Team” means Manager, the Project Architect, the Project Manager, and the Construction Manager.
“Municipal Code” means the Municipal Code of the City of San José. “OEA” means the City of San José Office of Equality Assurance, acting through the Director of the Office of Equality Assurance or the Director’s designee. The Director of OEA is also referred to as the “Compliance Officer.”
“Phase” means a discrete portion of the total work of the Renovation Work, generally scheduled to be completed during a hockey “off season” period, which typically runs from the end of April (or later if there are playoff games) to the end of September (or the end of October, if the NHL schedules the first several games as away games). For each Phase, Manager will obtain a separate building permit (and carry out construction activities related to such permit), and City will issue a separate Certificate of Substantial Completion and Notice of Completion and Acceptance.
“Project” or “Renovation Project” has the meaning given in Recital Paragraph E. “Project Account” has the meaning given in Section 5.03. “Project Architect” means Perkins & Will, Inc., which shall be the Architect of Record for the Renovation Project.
“Project Costs” means all costs paid or incurred by Manager for the acquisition and construction of the Renovation Improvements (which are public improvements benefitting the City), including design, engineering, permitting, construction/installation, testing and inspection the Renovation Improvements, including costs for the following items:
(i) Design, engineering, LEED consulting, and other consulting services; (ii) City Inspection Fees;
(iii) Hazardous materials testing and abatement;
(iv) Utility trenching, and utility extensions, upgrades or special facilities contracts; (v) Construction management and project management services; (vi) Premiums for insurance and bonds required by the Contract Documents; (vii) Premiums for Builder’s Risk insurance;
DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 21
SAP Arena Renovation Agreement

(viii) Demolition supplies, containment and protection; (ix) Labor, supervision, equipment, materials, supplies, hauling, and temporary facilities (including off-site parking for construction workers if needed); (x) Purchasing and installing furniture, fixtures, and equipment; (xi) Technology hardware and software licenses;
(xii) Commissioning;
(xiii) Signage and other graphics, including interior and exterior building signage and graphics, wayfinding signage, and code signage;
(xiv) Third party special testing and inspection services; (xv) Utility expenses attributable to the Project in excess of typical operating expenses (as evidenced by meter readings or similar data); and
(xvi) Legal fees for the preparation of procurement and contracting documents and related exhibits, including insurance and bonding requirements, labor registration requirements, and other documents required for implementation of the Renovation Project.
“Project Manager” means ICON Venue Group, LLC, dba CAA ICON. “Project Record Documents ” means the documents related to the Project, as described in Exhibit D, that must be created, managed, and retained by Manager and provided to City as a condition of obtaining the Notice of Completion and Acceptance.
“Renovation Improvements ” means the improvements, fixtures or other property to be constructed, modified or installed by Manager pursuant to this Renovation Agreement, as more particularly described in the Renovation Plan.
“Renovation Plan” has the meaning given in Section 2.01(A). “Renovation Project End Date” has the meaning given in Section 1.01. “Substantial Completion” means, consistent with Public Contract Code Section 7107, either of the following:
(i) The occupation, beneficial use, and enjoyment of the applicable Renovation Improvements by Manager (excluding any operation only for testing, startup, or commissioning), accompanied by cessation of labor on such Renovation Improvements or
(ii) The acceptance by the City of the applicable Renovation Improvements. “Work Schedule” means a schedule of work for each Phase of the Renovation Project, including the anticipated commencement date and completion dates.

ARTICLE II
RENOVATION PLAN; APPLICABLE BUILDING CODE
Section 2.01. Preparation and Approval of Renovation Plan. (A) As soon as practicable f ollowing the execution of this Renovation Agreement , but no later than December 15, 2025, Manager shall submit to DPW (and FIRE), through City’s on -line system, a programmatic scope and phasing document for the entire Renovation Project (the “ Renovation Plan”).

1. The Renovation P lan will describe the scale, elements, performance specifications and spatial/aesthetic attributes of each major component of the Project.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 21
SAP Arena Renovation Agreement

2. The Renovation Plan will include a preliminary schedule of construction, in the form of a phasing plan intended to complete most of the construction work in separate Phases over a not more than 10 years, with most of the Project expected to be completed over 7 years (i.e., by the end of Fiscal Year 32-33).

3. The Renovation P lan will be accompanied by a set of conceptual drawings (“ Concept Design Package”) prepared by the Project Architect to illustrate the Renovation P lan, including (i) Arena layout by level and components, (ii) elevations, and (iii) renderings. (B) Within 20 Business Days (excluding the City furlough) after the receipt of the Renovation Plan and Concept Design Package, DPW and FIRE will review them and notify Manager’s Project Team in writing of any aspects of the Renovation P lan that are disapproved by DPW or FIRE, stating the reasons for the disapproval and the changes that DPW requests to be made.

1. DPW, FIRE and Manager’s Project Team will meet and confer with each other as expeditiously as practicable to resolve any differences of opinion regarding the Renovation Plan.

2. DPW shall not withhold approval of any of the major components of the Project presented in the Renovation Plan to the extent that such components are materially consistent with the Project components described in that certain presentation dated January 17, 2025, entitled “SAP Center Modernization Plans” prepared by the Project Architect and reviewed by DPW prior to the Effective Date.

3. Once the Renovation Plan has been agreed to by both Parties, they shall document their agreement by a written memorandum that identifies the approved final version of the Renovation Plan.

4. The Renovation Plan shall be subject to modification from time to time by Manager during the course of the Renovation Project. However, prior to commencing the design work for any Phase of the Renovation Project, Manager shall submit to DPW (and FIRE) all revisions to the Renovation Plan that affect such Phase, and shall obtain approval from DPW and FIRE of such revisions in accordance with the process described above. (C) Manager agrees that the Renovation Plan shall provide for the repair or replacement of building infrastructure components that are essential to maintaining the Arena in good working condition (such as mechanical, electrical, plumbing and life safety components ), to the extent that such components are determined to have outlived their useful life or are otherwise not functioning properly. Under the Renovation Plan, such essential building infrastructure components will be scheduled for construction in such Phases as shall ensure , to the extent practicable, that the Arena’s building systems will continuously be maintained in good working condition, except for any planned closures required during the course of construction.

Section 2.02. Preparation and Approval of Construction Documents for First Phase of Project. (A) As soon as practicable following the execution of this Renovation Agreement, Manager will cause the Project Architect to prepare and submit to DPW (and FIRE) an application for a building permit for the first Phase of the Project, which is expected to commence in April 2026, and be completed by September 2026.

1. Such application shall be accompanied by a 60% complete set of Construction Documents for the first Phase of the Project, including all drawings, specifications, and other information typically required by DPW (and FIRE) as a condition of accepting the building permit application.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 21
SAP Arena Renovation Agreement

2. It shall be the responsibility of Manager’s Project Team to verify the building permit application and submittal requirements, and to schedule a submittal appointment, prior to the submittal deadline.
(B) DPW and FIRE shall review and comment on the Construction Documents for the first Phase of the Project within the time frame and in the manner set forth in Section 3.0 8, which describes DPW’s approval procedures.

Section 2.03. Determination of Applicable Building Code for Renovation Project. (A) If the Renovation Plan/Concept Design Package and the building permit application with the 60% complete set of Phase I Construction Documents are submitted to DPW (and FIRE) by no later than December 15, 2025, then the 2022 Building Code shall be the operative Building Code for all Phases of the Renovation Project.
(B) If the required submittals are not received by DPW (and FIRE) by December 15, 2025, then the 2025 Building Code shall be the operative Building Code for all Phases of the Project. (C) Manager acknowledges that the City’s intake submittal folder must be created in advance of the December 15, 2025 deadline in order for Manager to be able to transmit submittals as required by DPW (and FIRE).

ARTICLE III

CONSTRUCTION OF THE RENOVATION IMPROVEMENTS
Section 3.01. Procurement and Contracting Procedures. In accordance with all other provisions of this Renovation Agreement, Manager, itself and by and through Manager’s Project Team , shall comply with the following general requirements in the course of causing the Renovation Improvements to be constructed:
(A) Manager shall adhere to the following general procurement procedures:

1. Utilize a construction manager/multiple prime construction process to deliver the Project, rather than a general contractor.
(a) Manager will enter into an agreement with the Construction Manager, who will act as Manager’s agent for the purpose of ensuring construction of the Renovation Improvements in accordance with this Renovation Agreement. (b) The Construction Manager will divide the construction work into portions of work (generally based on trade or specialty) and then, as Manager’s agent, will enter into separate contracts (i.e., multiple prime contracts) for each such portion of the construction work.
(c) Pursuant to Section 27.14.040 of the Municipal Code, the Construction Manager (as Manager’s agent) may utilize design -build prime contracts for selected components of the work, such as mechanical, electrical, plumbing and fire protection.

2. Cause the Construction Manager to procure each prime contractor construction contract that is under $ 730,000 consistent with the requirements in Section 27.06.050 of the Municipal Code, entitled “Request for Quotes.”

3. Cause the Construction Manager to procure all other prime contractor construction contracts in a manner that is consistent with the City’s public bidding requirements, DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 21
SAP Arena Renovation Agreement

including providing a public bid solicitation to prospective contractors, holding a public bid opening, and awarding the contract to the lowest responsive bidder that is responsible.

4. Manager may prequalify any prime or sub -contractor in accordance with Chapter 27.16 of the Municipal Code and California Public Contract Code Section 20101. Manager will submit any proposed prequalification questionnaires to DPW for approval.

5. Require all contractors (prime and sub) to comply with applicable prevailing wage and labor requirements as provided in Section 3.10(I).

6. Conduct outreach to small and local businesses , as defined in Title 4 of the Municipal Code, for all bid opportunities for the Project.

7. Include all applicable forms, disclosures, procedures and provisions required by the City’s Wage Theft Prevention Policy (Council Policy 0 -44 Effective July 1, 2023) in the prime contractor procurement documents.

8. I nclude a protest procedure in the prime contractor procurement documents that requires any protests be transmitted within five days of bid opening, limits the right to protest to bidders who submitted responsive, responsible bids, and establishes the protest procedure as the exclusive remedy for objections to the procurement process, all in accordance with the applicable provisions of Chapter 27.10 of the Municipal Code.

9. Include provisions in the prime contractor procurement documents that:
(a) Require prime contractors to sign and comply with the Citywide Project Labor Agreement as provided in Section 3.10(K).
(b) Require prime contractors to provide payment and performance bonds in accordance with Section 3.10(A)
(c) Require all contractors performing work on the Project to provide insurance as set forth in Section 3.10.(C).
(B) Manager shall also adhere to the following general contracting procedures:

1. Not allow any Phase of the construction work to start until DPW has reviewed and approved the Construction Documents applicable to that Phase of the construction.

2. Cause work to be undertaken and performed in accordance with the approved Construction Documents and permits, modified only as allowed in Section 3.09.

3. Cooperate with inspections of the work to be performed on a regular basis by DPW in its normal course of business and include a representative of DPW in weekly Project meetings (if desired by DPW).

4. At DPW’s direction, stop any portion of the work that DPW determines is not in compliance with the Construction Documents, and promptly correct the deficiency.

Section 3.02. Costs of Construction.
(A) Manager currently estimates that the Project Costs will total at least Four Hundred Twenty Five Million Dollars ($425,000 ,000), of which hard costs for the construction of the Renovation DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 21
SAP Arena Renovation Agreement

Improvements will total approximately Three Hundred Five Million Dollars ($305,000,000) and soft costs will total approximately One Hundred Twenty Million Dollars ($120,000,000). (B) The Parties will fund and manage the Project Costs in accordance with Article V below. As provided therein, City is obligated to fund Project Costs in an amount equal to Three Hundred Fifty Million Dollars ($350,000,000). Manager is obligated to fund Project Costs in an amount equal to at least Seventy Five Million Dollars ($75,000,000) , and to pay another Twenty Five Million Dollars ($25,000,000) towards City’s financing costs. (C) Manager shall be responsible for all Project Costs in excess of the amounts required to be funded by City (the “Excess Project Costs ”), including any and all cost overruns, and Manager hereby assumes the risk of any and all Excess Project Costs. Except as otherwise specifically provided in this Renovation Agreement, City shall have no obligation whatsoever, to either Manager or any third parties, for any Excess Project Costs.
(D) Except as otherwise expressly provided in this Renovation Agreement, nothing herein shall modify (i) City’s obligation under Section 28 of the 2025 AMA to pay for any Extraordinary Repair Work that is not related to the Renovation Project, or (ii) City’s obligation under Section 31 of the 2025 AMA to repair any damages caused by a Casualty, or (iii) any other allocation of the respective obligations of the Parties under the 2025 AMA.

Section 3.03. City Inspection Fees. The aggregate total City Inspection Fees that may be charged for all Phases of the Renovation Project shall not exceed one and three-tenths percent (1.30%) of the hard costs of the construction work, to be calculated and paid in installments for each Phase of the Renovation Project based on the hard construction costs of the Renovation Improvements in such Phase, subject to the following:
(A) As part of the application for a building permit for each Phase of work, Manager shall provide City with an estimate of the Project Costs for that Phase (the “ Cost Estimate ”). As a condition precedent to the City’s issuance of the building permit, Manager shall pay (from the Project Funds) the amount of City Inspection Fees reasonably estimated by DPW based on the Cost Estimate.

1. Manager shall notify DPW promptly of any changes in the Cost Estimate that may occur due to change orders or other factors, in which case DPW may adjust the applicable City Inspection Fees accordingly.

2. All amounts payable by Manager as City Inspection Fees shall be set forth in a written invoice delivered to Manager in accordance with City’s standard practices. (B) If the actual accrued time expended by City’s inspectors corresponds to a lower amount of Inspection Fees, the savings shall accrue to the benefit of Manager, in the form of a credit against City Inspection Fees for future Phases of the Project. On the other hand, if submittals are deemed incomplete, resulting in unforeseen work on behalf of Cit y, then Manager shall pay (from the Project Funds) the cost of any atypical or additional reviews as additional City Inspection Fees , which excess amount shall be payable over and above the 1.30% standard limit.

1. Within ten (10) Business Days after the receipt of any submittal, DPW shall advise Manager in writing of any aspects of such submittal that DPW deems to be incomplete , such that it will result in unforeseen work on behalf of City. If City does not provide notice of an incomplete submittal within the above time period, then such submittal shall be deemed to be complete for the purposes of calculating the amount of City Inspection Fees.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 21
SAP Arena Renovation Agreement

2. No later than the time City issues a Notice of Completion and Acceptance of a Phase of the Project, DPW shall provide Manager with a schedule detailing all time accrued and charged by DPW, FIRE or other City departments for City Inspection Fees, which schedule shall include a calculation of any savings that will be credited against future Phases and/or any excess City Inspection Fees payable as a result of incomplete submittals.

Section 3.04 Design Coordination and Integration:
(A) Manager will cause the Project Architect to ensure that the drawings and specifications for each prime contract and within each Phase are coordinated and integrated such that ( i) there are no material gaps or inconsistencies in the final C onstruction Documents, ( ii) when completed in accordance with the Construction Documents, each component of the Project will perform in accordance with prevailing industry standards, and ( iii) the Arena as a whole, when modified by each Phase of the Project, will operate cohesively and effectively for its intended purposes. (B) As is standard in the industry, Manager will include in its contracts for each prime contractor a requirement that the contractor notify Manager of any perceived gaps or inconsistencies in the Construction Documents so that Manager can address them via change order.

Section 3.05. Construction Schedule.
(A) Manager anticipates that the Project will be completed in Phases over approximately seven years (but not more than ten years), starting in April 2026. A description of the scope of work for each Phase will be set forth in the Renovation Plan. As the Renovation Project progress over time, the Renovation Plan (and scope of work for the remaining Phases) will be subject to modification from time to time as described in Section 2.01(B) above.
(B) Prior to commencing construction work on any Phase, Manager shall provide DPW with a Work Schedule for that Phase. Manager shall provide DPW with regular updates concerning any revisions to the Work Schedule.
(C) Manager shall use its best efforts to cause the Renovation Improvements to be completed in accordance with the Phases set forth in the approved Renovation Plan, and within the times specified in the Work Schedule for each Phase.
(D) City will perform its obligations, including City inspections of the construction work, promptly and in accordance with the Work Schedule. Manager will provide City with at least 48 hours advance notification for an inspection request, not counting weekends and City holidays. (E) Notwithstanding anything to the contrary in this Renovation Agreement, Manager cannot start construction for any Phase until it has secured all building permits that are required by the City or any other applicable governmental agency affected by such construction.

Section 3.06. Coordination/Meetings.
(A) City and Manager shall hold regular progress meetings to coordinate the preparation of, submission to and review of Construction Documents by the City. City and Manager will communicate and consult informally as frequently as is necessary to ensure that the formal submittal of any documents to the City can receive prompt and speedy consideration. (B) During construction of the Project, Manager’s Project Team will conduct the following meetings:

1. Manager will schedule weekly meetings with representatives from Manager’s Project Team and from DPW. Such meetings must detail the progress of construction, the status of all necessary governmental approvals required in connection with the construction DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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work, the status and degree of the completion of the work, and any anticipated delays foreseeable or known to Manager.

2. During the progress of the work on any Phase, additional meetings will be held at least once each month between Manager’s Project Team, DPW, OEA and any other relevant parties to review Project Fund Disbursement Notices as described in Section 5.04(A) and any related issues.

3. Manager shall also meet with City’s designated property insurance loss prevention consultant as may be reasonably requested by City’s Risk Manager, to review design and construction details (generally at the 30% completion stage). Manager agrees to meet and confer with DPW to discuss any recommendations made by such loss prevention consultant.

4. Manager will coordinate all other meetings with representatives of DPW and any other City representatives as is necessary to support the efficient delivery of the Project.

5. DPW will assign a representative to be City’s project manager for the Renovation Project, who will be expected to attend the foregoing meetings on a regular basis. (C) City shall cooperate with Manager in good faith to help ensure that the Renovation Project will proceed in a collaborative, timely and efficient manner. Without limiting the foregoing, DPW agrees to review and respond to submittals within the time periods set forth in this Renovation Agreement, to attend regular weekly meetings, and to do all other things reasonably within City’s control to ensure that the Renovation Project is not unnecessarily delayed or hindered in any way.

Section 3.07 Design Professionals. Attached as Exhibit A is a list of design professionals (including architects, engineers and other consultants) that Manager intends to use for the P roject, either as sub - consultants to the Project Architect or as direct consultants to Manager. Manager will notify City of any additions or other changes to the list of design professionals.

Section 3.08. City Approval of Construction Documents.
(A) Manager will not finalize any construction contract with a prime contractor for any Phase of work, or allow construction to begin on any Phase of work, unless DPW has approved the 100% Construction Documents for that Phase of work (subject to delegated design or deferred submittals as approved by DPW).

1. To help qualify for design immunity under Government Code Section 830.6, DPW shall ensure that the staff member s responsible for the review and approv al of the Construction Documents have been authorized by the City Council to grant discretionary design approval of construction and/or improvement projects. (B) Manager will submit each Construction Document submittal package to DPW for review and comment at the 30%, 60% and 90% completion levels. FIRE will review the 60% and 90% completion level package. Review of each submittal package is expected to be completed within a minimum of ten (10) business days. Manager will submit the 100% Construction Document submittal package to DPW for final approval. The 100% Construction Document submittal package must be stamped and signed by the design professional responsible and in charge and must include a Notice of Review and Approval by the County Health Department, FIRE, and any other government entity having code compliance jurisdiction over the construction of the Renovation Improvements. Except as otherwise provided, DPW must approve or disapprove the DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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100% Construction Document submittal package within 20 Business Day s of receiv ing it from Manager.
(C) If DPW disapproves the 100% Construction Document submittal package for any Phase, it must state in writing the reasons for the disapproval and the changes that DPW requests to be made.

Such reasons and such changes must be reasonable , and must be consistent with the following:
(i) previous DPW review and comments made at the 30%, 60% and 90% completion levels, (ii) the approved Renovation Plan , and (iii) all previously approved Construction Documents . Upon receipt of a disapproval by DPW, Manager shall revise such items as required, and resubmit them to DPW as soon as possible after receipt of the notice of disapproval. Resubmittals shall be reviewed by the City in the same manner as the initial submittal, pursuant to Section 3.0 8(B) above.

Section 3.09. Changes to Approved Construction Documents. (A) After DPW’s approval of a 100% Construction Document submittal package , Manager and City shall have the right during the course of construction to make changes to the Construction Documents only as provided in this Section.
(B) City may request Manager to make changes to the Construction Documents during the course of construction of a Phase of work , but shall not require Manager to make any change if (i) such change would materially increase the costs to construct the Renovation Improvements in such Phase, (ii) such change would cause a material delay in completion of the Renovation Improvements in that Phase , or (iii) such change is materially inconsistent with the Renovation Plan. Nothing herein shall be construed to relieve Manager from its obligation to construct the Renovation Improvements in compliance with all Applicable Laws. (C) Manager may request changes to the Construction Documents during the course of construction of a Phase of work , but shall not request any change if (i) such change would cause a material delay in completion of the Renovation Improvements in that Phase , unless Manager demonstrates to City (and City agrees) that such delay will not impair Manager’s ability to perform its management obligations under the 2025 AMA; or (iii) such change is materially inconsistent with the approved Renovation Plan, unless Manager first obtains City’s approval of a modification to the approved Renovation Plan that would accommodate such change. Any changes requested by Manager shall be submitted to DPW, which shall have ten (10) Business Day s (with City furlough periods excluded from Business Days, in this instance) to approve the change or state in writing why the change is unacceptable. Such a request for change shall include, if applicable, a Notice of Review and Approval by FIRE, and any other government entity having jurisdiction over the construction of the Renovation Improvements, and must be stamped and signed by the design professional responsible and in charge.
(D)
Notwithstanding the foregoing, Manager may make minor field changes with the written approval of the City through DPW’s project manager or other representative as designated by DPW. Minor field changes are those minor changes from the approved Construction Documents that make no material change to, and have no adverse effect on the Renovation Improvements and are made in order to expedite the work of construction in response to field conditions. Changes in exterior design, treatment building materials or colors, or any changes affecting building structural, electrical, plumbing, mechanical code, exiting, fire and life safety shall under no circumstances be deemed minor field changes. City shall approve or disapprove minor field changes within two (2) Business Days (with City furlough periods excluded from Business Day s, in this instance) after receipt of Manager’s request for approval.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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Section 3.10. Contractor Requirements.
(A) Manager will require each prime contractor to provide payment and performance bonds for each Phase of work, utilizing the City’s dual obligee forms.

1. The bonds shall each be in a penal sum equal to not less than one hundred percent (100%) of the scheduled cost of construction in the contract and shall name the City as a co-obligee. Payment bonds must comply with State law requirements applicable to such bonds. Performance bonds must comply with all relevant payment bond requirements.

2. Manager will not allow any contractor to start construction until it has submitted copies of the contractor’s payment and performance bonds to DPW for review and approval.

3. Manager hereby certifies that all copies of payment and performance bonds submitted to DPW will be true and correct.
(B) Manager shall also require all prime contractors to keep the Renovation Project free of Mechanics Liens and Stop Notices and require that all prime contractors immediately resolve any such claims by either paying any disputed amounts or posting a Stop Noti ce Release Bond for the benefit of City and Manager.
(C) Unless Manager undertakes an Owner Controlled Insurance Program ( “OCIP”), Manager will require each prime contractor to provide insurance, with coverages and limits consistent with the industry standard for the scope of work the contractor is performing. The insurance must expressly name the City as an additional insured. Should Manager elect to undertake an OCIP, Manager will ensure that the OCIP program includes all required insurance coverages. (D) Manager shall include in each prime contract indemnity requirements consistent with the industry standard for such provisions given the scope of work the contractor will be performing.

The indemnity requirements will expressly name the City as an additional indemnitee. (E) Manager shall include in each prime contract, for the express benefit of City, a provision to the effect that the contractor shall warrant that (i) materials and equipment used by the c ontractor will be new and of good quality; (ii) the work will be free from defects other than those inherent in the work; and (iii) the work will conform to the requirements of the Contract Documents. (F) Manager shall include in each prime contract, for the express benefit of City, a provision to the effect that if the contractor is notified within one (1) year following the Final Completion of the work that there are observed defects in the contractor’s work, the contractor shall promptly make such corrections as may be necessary by reason of such defects, including the repairs of any damage to other parts of the system resulting from such defect. (G) Manager will require prime contractors to comply with the California Subletting and Subcontracting Fair Practices Act ( California Public Contract Code Sections 4100 - 4114) as implemented via Municipal Code Chapter 27.32.
(H) Manager will require that all prime contractors and subcontractors submitting bids and working on the Project hold the appropriate contractor’s license for the scope of work to be performed in accordance with Business & Professions Code Section 7057 and are registered with the Department of Industrial Relations (DIR) in accordance with California Labor Code Sections 1725.5 and 1771.1. Before allowing a contractor (prime or sub) to perform construction work, Manager shall provide City with their CSLB license number and DIR registration numbers.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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(I) Manager shall include in each prime contract appropriate provisions requiring that the prime contractor comply with prevailing wage and labor requirements in accordance with California Labor Code Sections 1770 , et seq. (as implemented by Chapter 14.09 of the Municipal Code ), including regulations regarding the payment of prevailing wages, apprenticeship requirements, and the maintenance and submittal of electronic certified payroll records.

1. Manager must include appropriate provisions in each prime contract requiring the prime contractor to include in all of its subcontracts appropriate requirements regarding compliance with the above-referenced prevailing wage and labor requirements.

2. Manager must include appropriate provisions in each prime contract requiring the prime contractor and its subcontractors to provide the City with certified payroll records in accordance with Section 5.04(B)(3).
(J) Manager shall include in each prime contract appropriate provisions requiring that the prime contractor at all times comply with all Applicable Laws. (K)
Manager agrees to cause its contractors to perform the construction work in accordance with the First Amended and Restated Citywide Project Labor Agreement between the City and the Santa Clara and San Benito Counties Building & Construction Trades Council, dated June 3, 2022 , as amended May 9, 2024 (the “PLA”) or any other amendment to the PLA approved by City Council for the duration of this Agreement.

1. Manager must require each contractor to whom it awards a contract (with the exception of any specialty trades that are exempted by mutual agreement of the Parties) to execute the “Agreement to be Bound” attached as Addendum A to the PLA. Third party inspectors will not be subject to the PLA.

2. At least twenty-one (21) days prior to the commencement of any Phase of work on the Renovation Project, representatives of Manager’s Project Team will participate in a pre - construction conference with the City, Building Trades Council and Union Representatives.
(L) Manager shall comply with the Antidiscrimination and Equal Employment Opportunity requirements in Section 3.11.

Section 3.11. Antidiscrimination and Equal Employment Opportunity. (A) Prohibition on Discrimination and Preferential Treatment . Manager’s contracts with each of its prime contractors shall require that they comply with the provisions of Chapter 4.08 of the Municipal Code, as may be amended from time to time, and any other Applicable Laws regarding anti-discrimination and/or preferential treatment of any person on the basis of race, sex, color, age, religion, sexual orientation, actual or perceived gender identity, disability, ethnicity or national origin.

1. This provision is applicable to recruiting, hiring, demotion, layoff, termination, compensation, fringe benefits, advancement, training, apprenticeship and other terms, conditions, or privileges of employment, subcontracting and purchasing.

2. Nothing herein shall be interpreted as precluding any reasonable accommodation provided to any person with a disability.
(B) Compliance Reports . If directed by the Compliance Officer of the City ( the Director of OEA ), Manager shall cause its contractors to file compliance reports with the Compliance Officer.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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Compliance reports shall be in the form and filed at such times as may be designated by the Compliance Officer. Compliance reports shall contain such information and be supported by such data or records as may be requested by the Compliance Officer to det ermine whether the contractors are complying with the nondiscrimination and nonpreference provisions of this Renovation Agreement and Chapter 4.08 of the Municipal Code. (C) Failure to Comply With Nondiscrimination Provisions. If the Compliance Officer determines that a contractor has not complied with the provisions of Section 3.1 1(A), the City after notice to Manager and the offending contractor giving the contractor a n opportunity to cure such noncompliance, may direct that payments to the offending contractor be suspended, in whole or in part, until such contractor provides adequate assurances to City that it will adopt and enforce an effective compliance program. Failure to comply with these provisions may also subject the offending contractor to debarment proceedings pursuant to provisions of the Municipal Code .

Failure to comply with these provisions is a violation of Chapter 4.08 of the Municipal Code and is a misdemeanor.

Section 3.12. Access During Construction.
(A) Representatives of City shall have reasonable right of access to the Renovation Improvements, or any part thereof, without charges or fees, during normal construction hours during the period of construction for purposes consistent with this Renovation Agreement, including inspection of the work being performed in constructing the Renovation Improvements , so long as City gives adequate notice to allow Manager to coordinate such access consistent with the Renovation Project safety and security procedures. The entry of such representatives of City onto the Arena shall be subject to, and consistent with, reasonable rules and regulations of Manager. (B) Manager shall cause the Construction Manager to maintain a binder at the work site containing copies of the Construction Manager’s daily reports, which should include the number of workers on site for each contractor (including subcontractors), assigned activities, progress on assigned activities, and completed activities. Representatives of City shall be entitled to review such binder upon request. Such reports shall be shared electronically with the City’s Representatives on a weekly basis.
(C) Manager shall cause Construction Manager to maintain a set of Project Record Documents at the work site as required by Exhibit D, and shall make such documents available to representatives of City upon request. Such documents shall be shared electronically with the City’s Representatives on a weekly basis.

Section 3.13. Site Logistics.
(A) For each Phase of the construction work, Manager shall cause the Construction Manager to prepare a logistics plan for all construction activities in and around the Arena Facilities (“Site Logistics Plan”), a copy of which will be provided to DPW. The Site Logistics Plan is intended to coordinate construction activities that may disrupt access to or use of the Arena F acilities, and includes the locations (on a Phase d basis) of temporary facilities such as construction worker parking areas, circulation, storage areas, and jobsite trailer. Manager will notify DPW of any material changes to the Site Logistics Plan.
(B) Manager shall endeavor to schedule each Phase of construction work to take place during hockey “off season” periods, when there are usually fewer Arena events that occur.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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1. The Parties acknowledge that during the course of the Renovation Project, the Arena will need to be closed to all E vents for intermittent periods of time to accommodate the construction schedule and scope of work.

2. In addition, the Arena Authority offices will need to be relocated to space outside of the Arena to accommodate the Renovation Project, as further discussed in Section 11.4 of the 2025 AMA.
(C) Manager will notify City and Arena Authority of any periods of time during which the Arena will need to be closed to all Events.

Section 3.14. Local, State and Federal Laws/Permits/Regulations. (A) Manager shall carry out the construction of the Renovation Improvements in conformity with all Applicable Laws.
(B) Without limiting the foregoing, Manager acknowledges that the Renovation Improvements are subject to the requirements of a deed restriction in place against the Arena Facilities, due to soil and groundwater contamination discovered during the original construction of the Arena. The soil contamination is encapsulated under paved por tions of the Arena Facilities . The deed restriction requires a Soil Management Plan (SMP) to be approved by the Department of Toxic Substances Control (DTSC) prior to any excavat ion, in order to ensure construction workers are not exposed to contaminated soil, ensure any disturbances of the capped are adequately repaired and to manage any contaminated soils brought to the surface for proper disposal. Manager will ensure that applicable prime contractors are advised of this condition and that any subsurface work or disturbances including, but not limited to, grading, excavation or trenching that occurs complies with applicable notice and approval by the DTSC, notification to the City, safety, and management requirements.

Section 3.15. Builder’s Risk Insurance. Manager shall purchase (or cause its contractors to purchase) builder’s risk or similar insurance protecting against damage or loss to the Renovation Improvements during the course of construction, on such terms and conditions as shall be reasonably approved by City’s Risk Manager.

ARTICLE IV

COMPLETION OF CONSTRUCTION
Section 4.01. Certificate of Substantial Completion.
(A) The City shall issue a certificate of occupancy, or the equivalent (“ Certificate of Substantial Completion”) for each Phase of the Project when it is sufficiently complete in accordance with the Contract Documents so that it can be occupied for the use for which it is intended; provided, however, that the City will not issue a Certificate of Substantial Completion until: (i) the Manager has obtained all permit sign-offs required for legal occupancy, (ii) the Manager’s Project Architect issues a c ertification stating that the applicable Renovation Improvements have been built in substantial accordance with the approved Construction Documents, and (iii) the City confirms that the construction work was performed in substantial accordance with the requirements set forth in this Renovation Agreement. Issuance of a temporary certificate of occupancy shall constitute a Certificate of Substantial Completion; provided, however, that City shall also issue a permanent certificate of occupancy once the conditions of the temporary certificate have been satisfied. (B) The existence of outstanding punch list items shall not preclude the issuance of the Certificate of Substantial Completion if the requirements of Subsection (A) above are complied with. However, DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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Manager shall cause the punch list items to be completed in a manner satisfactory to City as promptly as possible after issuance of such Certificate. (C) Notwithstanding the above, the City, in its sole discretion, may allow Manager to use a Renovation Improvement for its intended purpose before the balance of the Renovation Improvements for that Phase ha ve achieved Substantial Completion if the I mprovement meets the following requirements: (i) the Improvement is one that can be used separately and independently from the other parts of the Project, (ii) the Improvement is Substantially C ompleted and meets all requirements for it to be used safely and properly for its intended use, and (iii) the Manager complies with any reasonable conditions imposed by the City related to use of the Improvement.

Section 4.02. Notice of Completion and Acceptance.
(A) City shall issue a “Notice of Completion ” and a “Notice of Acceptance” (together, a “ Notice of Completion and Acceptance”) promptly after the Final Completion of each Phase of the Project.

In order to achieve Final Completion, and as a condition precedent to City’s issuance of the Notice of Completion and Acceptance, Manager must complete the following items, which Manager shall endeavor to complete within sixty ( 60) calendar days following Substantial Completion of such Phase:

1. Manager must cause its contractors to complete all closeout requirements specified in the Contract Documents;

2. Manager must cause its contractors to complete the procedures described in Exhibit C (“Closeout Procedures”);

3. Manager must cause its contractors to comply with the requirements described in Exhibit D, including providing DPW with the documents described therein (“Project Record Documents”); and

4. Manager must cause its contractors to complete ALL punch list items for that Phase of the Renovation Project.
(B) In accordance with Civil Code Section 9204, City shall record in the Official Records of Santa Clara County a Notice of Completion within fifteen (15) calendar days after the date of Final Completion of each Phase of the Renovation Project. The Notice of Completion shall be signed and verified by the City. The Parties acknowledge that timely recordation and service of the Notice of Completion for each Phase of the Renovation Project shortens the deadline for filing stop notice claims related to that Phase.

Section 4.03. Release of Retentions. In accordance with Section 7107 of the Public Contract Code and Section 27.26.060 of the Municipal Code , following Substantial Completion of each Phase of the Renovation Project, but not later than sixty ( 60) calendar days following Final Completion of that Phase, Manager shall release the five (5) percent retention withheld from each contractor performing work on that Phase of the Project, subject to Manager’s right in accordance with Section 27.26.060 of the Municipal Code to make withholdings of up to 150% of the estimated cost to complete unfinished or defective work.

ARTICLE V

PAYMENT OF PROJECT COSTS
Section 5.01. City’s Funding Obligations.
(A) As stated in Section 3.02(A), City shall fund Project Costs in an amount equal to Three Hundred DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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Fifty Million Dollars ($350,000,000).

1. City will contribute its share of the Project Costs by making payments to Manager in five annual installments of Seventy Million Dollars ($70,000,000) each, due on March 1 of each year for five consecutive years starting March 1, 2027, with the last paymen t due on March 1, 3031.

2. All such payments shall be transferred directly to the Project Account described below, by wire transfer or other electronic payment as mutually agreed by the Parties. (B) It shall be City’s sole responsibility and within City’s sole discretion to determine what sources of financing or funding it will use to satisfy the foregoing payment obligations, and to take all actions and make all appropriations as may be necessary to obtain such financing or funding (including, if applicable, obtaining approval from the voters) and pay the debt service on any bonds or other loans obtained for such purpose, subject to the following:

1. City shall not attempt to raise funds for the Project Costs by any “New Taxes” that would result in any “Disallowed Tax Increases” (as defined in Section 10.2 of the 2025 AMA), such as ticket taxes or parking taxes that target or would disproportionately affect Arena or Sharks Ice patrons.

2. Manager shall pay a total of Twenty Five Million Dollars ($25,000,000) to City to apply towards City’s debt service on financing expected to be obtained by City to fund the Project Costs. Such amount shall be payable by Manager in two installments of $8,333,333 each, due on April 1 of 2028 and 2029, and a final installment of $8,333,334 due on April 1 of 2030. City shall apply such payments from Manager toward repayment of its debt obligations related to the Renovation Project. (C) The Parties acknowledge that approval by the City Council will be required prior to any appropriation for payments necessary to fulfill City’s obligations under the 2025 AMA. However, the City Council’s failure to approve expenditures or other actions to fulfill City’s obligations will constitute a Potential Event of Default ( defined in Section 38.1.1 of the 2025 AMA ), which if not cured within the Applicable Cure Period (defined in Section 38.2.1 of the 2025 AMA ) will entitle Manager to Liquidated Damages (defined in in Section 38.3 .3 of the 2025 AMA ) and related remedies.
(D) No unforeseen facts, events or circumstances shall relieve City of its payment obligations hereunder (including any Force Majeure Event or failure by the voters to approve of a tax or bond measure), except for a material breach of contract by Manager, destruction of the Arena, or other circumstances that would expressly waive City’s payment obligation pursuant to the terms of the 2025 AMA.

Section 5.02. Manager’s Funding Obligations.
(A) Manager shall contribute a minimum of Seventy Five Million Dollars ( $75,000,000) toward the Renovation Project within the first ten (10) Term Years following the Effective Date. All contributions by Manager shall be deposited into the Project Account prior to disbursement for payment of Project Costs, and shall be held, disbursed and accounted for in the same manner as for City’s contributions.
(B) The amount of Manager’s contributions from Phase to Phase shall be based on the total Project Costs for the then -current Phase of work, less the Project Funds then remaining in the Project Account from City’s contributions. If Project Costs exceed the balance of Project F unds then contributed by City to the Project Account , Manager shall be responsible for covering all such DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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additional Project Costs (subject to reimbursement from any f unds later contributed by City to the Project Account), with the understanding that Manager will be responsible for any aggregate Project Costs in excess of the aggregate amount City is required to contribute (Excess Project Costs).
(C) Amounts incurred by Manager for Project Costs prior to the Effective Date (including design costs, preconstruction activities, and construction of Renovation Improvements occurring during the summer of calendar year 2025) shall be credited towards Manager’s contribution obligation in an amount equal to Seven Million Dollars ($7,000,000) , provided that Manager shall provide City with a schedule documenting such Project Costs.

Section 5.03. Management of Project Account.
(A) Manager shall establish and maintain a se gregated account at Comerica Bank or other federally insured financial institution mutually acceptable to the Parties (the “Project Account”) exclusively for the Renovation Project. All funds contributed by City or Manager for the Renovation Project (“Project Funds”) shall be held, managed and disbursed as provided below. (B) The Project Account shall:

1. Be held in the name of Manager;

2. Accrue interest that will be added to the balance of the Project Funds;

3. Utilize an Insured Cash Sweep (ICS) program through the IntraFi Network or similar network, to distribute funds in excess of $250,000 among other FDIC-insured banks within the network; and

4. Require that checks or other forms of drafts against the account be signed or authorized by Manager’s President, a Senior Vice President , or Chief Financial Officer, or their designees.
(C) Within five (5) Business Days after receiving each monthly account statement for the Project Account, Manager shall provide the City with a PDF copy of such statement, together with a detailed schedule identifying the source of each deposit and a detailed schedule identifying the payee of each expenditure.

Section 5.04 Disbursement of Project Funds By Manager
(A) General Requirements Regarding Disbursements for Project Costs. Following the Effective Date, the Project Funds will be disbursed by Manager, subject to reasonable approval by City, in accordance with the terms and conditions of this Section 5.04.

1. Manager shall use the Project Funds to make payments to consultants, contractors, material suppliers, service providers, vendors and other payees (collectively, “ Project Payees”) solely for Project Costs.

2. All expenditures for Project Costs shall be described in a notice delivered to City (“Disbursement Notice”) in the form attached hereto as Exhibit B, and supported by proof of such Project Costs in a form acceptable to City as described below in this Section

5.04. For Project Costs incurred but not yet paid, Manager must submit to City proof of the validity of such costs and proof of completion of the work or services, both in a form acceptable to the City. The Disbursement Notice will be subject to review and approval by City as described below.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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3. City will not directly make payments to any Project Payees for Project Costs. If City makes payments directly to third parties for expenditures related to the Renovation Project, such expenditures shall be deemed for purposes other than payment of Project Costs.

4. Where Project Costs are incurred for work to construct or install the Renovation Improvements, the items described in Section 5.04(B)2 below must be submitted by Manager along with the Disbursement Notice.
(B) Ongoing Disbursements for Construction Work. The Project Funds shall be disbursed by Manager to the Project Payees, on a percentage of completion basis (or other basis approved by the City, in its sole discretion), with each disbursement being subject to inspections and certifications by the City. For any disbursement by the Manager for Project Costs, any discrepancies, if not resolved within the then current payment period, may be deducted from the disbursement on the subsequent payment period(s).

1. Construction Draw Meetings. Manager shall organize, as mutually agreed, an on -site construction draw meeting by the fifth (5th) day of each calendar month, to evaluate the progress and status of the Project under construction. At the construction draw meeting, representatives of Manager (including the Construction Manager and the Project Manager) and DPW will review the Disbursement Notice, and make such corrections and adjustments as may be required.

2. Disbursement Notice Procedure. At least five (5) Business Days prior to the on -site construction draw meeting, Manager shall provide DPW with a Disbursement Notice that meets the requirements of this provision. The Disbursement Notice must be signed by Manager and approved in writing by the Construction Manager and the Project Manager.

To be considered complete, each Disbursement Notice must include each of the following as attachments:
(a) The name, California contractor’s license number and Department of Industrial Relations (DIR) registration number of each contractor (including subcontractors) performing work on the Project during the period for which Manager will be making a disbursement, including a brief summary of work performed by each such contractor.
(b) An updated Work Schedule for the month for which Manager plans to make a disbursement, noting any revisions to the last revised Work Schedule submitted to the City.
(c) A detailed look ahead schedule for work to be done for the next month. (d) A completed payment application from the Construction Manager (“ Application for Payment”) consisting of (i) a Standard AIA form G702, entitled “Application and Certificate for Payment” or equivalent form, and (ii) a completed Standard AIA form G703, entitled “Continuation Sheet” (also known as a Schedule of Values), or equivalent form.
(e) The originals, if available, or copies of all payment applications or invoices from prime contractors, subcontractors or material suppliers to be paid from the amounts described in the Application for Payment.
(f) Conditional waivers from every contractor (including subcontractors) for the amount of the payment to such contractor included in the Disbursement Notice.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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i. Submission of waiver shall be in a form reasonably acceptable to City. (g) Unconditional waivers from each contractor (including subcontractors) for amounts paid to them in the previous month’s disbursement, after deduction for retentions.
i. Submission of final, unconditional waivers shall be required when the Disbursement Notice shows completion of a given item.
ii. Submission of final, complete waivers shall be required prior to or coincidental with the final Disbursement Notice for any and all work related to the Project for each and every entity lawfully entitled to submit a Stop Notice.
iii. Submission of waiver shall be in a form reasonably acceptable to City. (h) Any change order and change order requests finalized or pending during the period covered by the Disbursement Notice.
(i) An updated Cost Estimate for the current Phase of work, noting any changes to the prior estimate provided to DPW.

3. Certified Payroll Reports . In addition, for a Disbursement Notice to be considered complete, the City’s Office of Equality Assurance (“OEA”) must have received and approved certified payroll reports (or a statement of non-performance) for all contractors (including subcontractors) performing work during the period for which Manager seeks to make a disbursement.

4. Materials Stored Off-Site. Applications for Payment for materials stored off-site shall be subject to approval by City, which approval shall be based on satisfaction of the following conditions:
(a) The materials shall be fabricated or assembled in such a manner that they can be used only for this Project, and they shall be individually labeled with a suitable identifying mark.
(b) Manager shall provide City with an executed bill of sale or security agreement and UCC-1 financing statement, or comparable documents satisfactory to City, evidencing any ownership or security interest in such materials that City or Manager may have.
(c) Such materials shall be insured by a builder’s risk insurance policy carried by Manager or the applicable prime contractor.
(d) Materials stored off-site in a raw state that could be utilized on other projects shall not be included in any Application for Payment.
(C) Final Disbursement Notice for Construction Work. Manager will submit a final Disbursement Notice for each Phase of the work after the requirements described in Section 4.02 have been satisfied.

The final Disbursement Notice must meet the following requirements.

1. The final Disbursement Notice must meet all the requirements provided above in Section

5.04(B)2.

2. In addition, Manager will prepare and provide to City:

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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(a) A final statement accounting for final changes in Project Costs for such Phase; (b) Insurance certificates for products and completed operations, where required; (c) Manager’s certification that taxes, fees, and other similar obligations related to the Renovation Improvements were paid; and
(d) Evidence that any and all claims, if any exist, have been settled. (D) Other Requirements. Each Disbursement Notice shall also include the following items, to the extent not included above:

1. Use of Prior Funds. Certification by Manager that it has disbursed all amounts from the Project Funds in accordance with the prior Disbursement Notices.

2. Project Status. Certification by Manager that the Project has been and is being constructed in accordance with the Construction Documents and approved change orders.

3. Original Invoices. The originals, if available, or copies of all invoices from the Project Payees to be paid pursuant to the applicable Disbursement Notice, and a list of all Project Payees with the amount to be paid to each Project Payee from such disbursement. (E) Submittal and Approval of Disbursement Notices.

1. After the construction draw meeting, Manager shall complete and sign a final Disbursement Notice. The final Disbursement Notice will comply with the requirements of this Section

5.04 and will contain any changes resulting from the construction draw meeting. Manager will submit the final Disbursement Notice for approval and signature by DPW.

2. Once DPW signs the Disbursement Notice, Manager shall promptly pay (or cause the Construction Manager to pay) all contractors (including subcontractors), suppliers and other persons providing work, services or materials to the Project.

3. The Parties (City and Manager) shall cooperate with each other to diligently process Applications for Payment , Disbursement Notices and other invoices so as to ensure compliance with all Applicable Laws, including the requirements of California Public Contract Code section 20104.50 regarding the prompt payment of all sums owing to contractors.
(F) Retention. F or amounts disbursed by Manager for construction work, Manager is required to withhold five percent (5%) as retention. Manager cannot release the money withheld as retention until after the City has issued the Notice of Completion and Acceptance, unless the Manager and City agree in writing otherwise.
(G) Stop Notices. In the event any stop notices are served relating to the performance of any work on the Project, Manager shall withhold one hundred twenty-five percent (125%) of the noticed amount from the prime contractor pending resolution of said stop notice. In addition, Manager shall tender the Stop Notice to the prime contractor’s Payment Bond surety and demand that the prime contractor and surety immediately resolve any Stop Notice by either paying any disputed amounts or posting a Stop Notice Release Bond for the benefit of City and Manager. (H) Remaining Funds. In the event there are funds remaining in the Project Account following Manager’s disbursement of f inal payment following Final Completion of the fina l Phase of the Renovation Project, such funds shall be disbursed to the Capital Reserve Fund to offset the Manager’s Capital Reserve Payments as defined in Section 7.2.1 of the 2025 AMA.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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ARTICLE VI

DEFAULTS AND REMEDIES
Section 6.01. Defaults. Failure by a P arty (the Defending Party) to perform or observe any of the covenants, terms and provisions contained in this Renovation Agreement on its part to be performed or observed shall constitute a Potential Event of D efault as defined in Section 38.1 .1 of the 2025 AMA . In such case, the other Party (the Complaining Party) may deliver a Notice of Potential Event of Default to the Defending Party pursuant to Section 38.1.3 of the 2025 AMA.

Section 6.02. Remedies. If, after receiving a Notice of Potential Event of Default, the Defending Party fails to cure the Potential Event of Default within the Applicable Cure Period specified in Section 38.2 of the 2025 AMA, then the Complaining Party shall have the remedies described in Section 38.3 of the 2025 AMA.

Section 6.03. Guarantees of Manager’s Obligations. As noted in Recital Paragraph A, this Renovation Agreement is attached to and incorporated by reference into the 2025 AMA. Accordingly, the payment and performance obligations of Manager under this Renovation Agreement are guaranteed under the SSE Guaranty and the SJS Guaranty described in Section 2.2 of the 2025 AMA, to the same extent and on the same terms and conditions as all other obligations of Manager under the 2025 AMA are guaranteed.

Section 6.04. No Waiver. Except as otherwise expressly provided in this Renovation Agreement, any failure or delay by either Party in asserting any of its rights and remedies as to any Potential Event of Default shall not operate as a waiver of that Potential Event of Default or any other Potential Event of Default, or deprive either Party of its right to institute and maintain any actions or proceedings which it may deem necessary to protect, assert or enforce any such rights or remedies in accordance with the provisions of the 2025 AMA.

Section 6.05. No Termination. Nothing in this Article VI shall be deemed to allow termination of the 2025 AMA as a remedy for an Event of Default. Any such termination shall be permitted only under the circumstances, and subject to the terms and conditions, set forth in Section 38.3.5 of the 2025 AMA.

ARTICLE VII

ASSIGNMENT
Section 7.01. Assignment by Manager. Manager shall not have the right to directly or indirectly assign this Renovation Agreement or any rights, benefits, duties or obligations hereunder, except in connection with an assignment of the 2025 AMA by Manager that is approved by City or otherwise p ermitted pursuant to Section 2.3 of the 2025 AMA.

Section 7.02. Assignment by City. City shall have the right to assign this Renovation Agreement to any public financing authority, joint powers authority or similar entity in order to accommodate a debt financing.

ARTICLE VIII

INDEMNIFICATION
Section 8.01. Indemnification by Manager . Except as otherwise provided herein, and in addition to Manager’s indemnification obligations under Section 33.2 of the 2025 AMA, Manager shall indemnify and hold City and the other City Indemnitees harmless from and against any and all Claims (as defined in Section 31.1.1 of the 2025 AMA) brought against any of them arising from (a) Manager’s negligen ce in connection with the Renovation Project , or (b) any breach or failure on the part of Manager in the performance of any covenant or agreement on the part of Manager to be performed pursuant to the DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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terms of this Renovation Agreement; provided however the foregoing indemnification does not extend to the acts or omissions of City or the other City Indemnitees.

Section 8.02. Indemnification by City. Except as otherwise provided herein, and in addition to City’s indemnification obligations under Section 33.3 of the 2025 AMA, City shall indemnify and hold Manager and the other Manager Indemnitees harmless from and against any and all Claims brought against any of them arising from any breach or failure on the part of City in the performance of any covenant or agreement on the part of City to be performed pursuant to the terms of this Renovation Agreement; provided however the foregoing indemnification does not extend to the acts or omissions of Manager or the other Manager Indemnitees.

ARTICLE IX

MISCELLANEOUS GENERAL PROVISIONS
Section 9.01. Notices. All notices and other communications required or permitted to be given under this Agreement shall be in writing and must be delivered to the P arties at the addresses set forth below, or to such other addresses as either Party may designate by providing notice to the other Party in accordance with this Section. A notice will be deemed to have been received on the date of delivery, if delivered by hand, or via nationally recognized overnight delivery service during regular business hours.

A notice delivered by email shall not be deemed to be delivered unless and until the recipient expressly acknowledges receipt of the email (it being understood that an automatic reply is not an express acknowledgement).

City: Office of Economic Development and Cultural Affairs Real Estate Services Division
200 E. Santa Clara St., 17
th Floor
San José, CA 95113
Attn: Director of Real Estate
Tel: (408) 535-8197
Email: [email protected]

With a copy to: Office of City Attorney
200 E. Santa Clara St., 16
th Floor
San José, CA 95113
Attn: Real Estate Attorney
Tel: (408) 535-1900
Email: [email protected]

Manager: San Jose Arena Management, LLC
525 West Santa Clara St.

San José, CA 95113
Attn: Jon Gustafson, Sr. Vice President
Tel: (408) 999-6751
Email: [email protected]

With a copy to: San Jose Arena Management, LLC
525 West Santa Clara St.

San José, CA 95113
Attn: General Counsel
Tel: (408) 287-7070
Email: [email protected]
DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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Section 9.02. Nonliability of City Officials and Employees. No member, official or employee of the City shall be personally liable to Manager, or any successor in interest, in the event of any default or breach by the City or for any amount which may become due to Manager or successor or on any obligations under the terms of this Renovation Agreement.

Section 9.03. Force Majeure Time Extension.
(A) In addition to specific provisions of this Renovation Agreement, any delay in performance of any covenant or obligation by either Party hereunder (other than payment obligations) shall not be deemed to be a breach of this Renovation Agreement where delays are due to Force Majeure Events (defined in Section 1.02).

1. An extension of time for a Force Majeure Event shall be for the period of the delay and shall commence to run from the time of the commencement of the cause if written notice by the Party claiming such extension is sent to the other P arty within thirty (30) days of the commencement of the cause; in all other events, such extension shall run from the date thirty (30) days from the date of receipt of written notice thereof by the other Party from the Party claiming such extension.

2. Notwithstanding the foregoing, the total time period excused under this subsection for any Force Majeure Event shall not exceed two (2) years.

3. Times of performance under this Renovation Agreement may also be extended in writing by the City and Manager.
(B) Nothing in this Section 9.03 shall be deemed to allow termination of the 2025 AMA as a remedy for a Potential Event of Default. Any such termination shall b e permitted only under the circumstances, and subject to the terms and conditions, set forth in Section 38.3.5 of the 2025 AMA.

Section 9.04. Inspection of Books and Records . In accordance with Sectio n 12.2.4 of the 2025 AMA, Manager shall maintain current, accurate and reasonably detailed records relating to the Renovation Project, in accordance with good accounting and management practices. Such records shall be maintained by Manager in either electronic or paper form, for at least four years following the Final Completion of the Phase of work to which such records apply. (A) Upon reasonable request by City, City shall have the right to inspect, at Manager’s offices, such documents, reports or other information as may be reasonably required for City to confirm, support, explain or describe the performance by Manager of its obligations under this Renovation Agreement, or for City to administer its specific rights of review, approval or enforcement of this Renovation Agreement.
(B)
If City does not inspect Manager’s records or give Manager written notice of any concerns or disagreements regarding such records within such four-year period, City shall be deemed to have been waived any right to thereafter inspect or object to such records. (C) Each Party shall pay the cost of its agents, employees and contractors needed to conduct or make data available for such inspection.

Section 9.05. Governing Law and Venue. This Renovation Agreement shall be construed and enforced in accordance with the laws of the State of California. In the event suit is brought by either Party to this Renovation Agreement, the Parties agree that venue shall be exclusively vested in the state courts of the DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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County of Santa Clara, or where otherwise appropriate, exclusively in the United States District Court, Northern District of California, San José, California.

Section 9.06 Mediation. Notwithstanding any provision of this Renovation Agreement to the contrary, either Party hereto (or both P arties jointly) may elect to submit any dispute, determination or disagreement to mediation in accordance with Section 39 of the 2025 AMA.

Section 9.07. Authorized Representative of City . All references herein to City shall mean the City Manager, the Director of Public Works, the Director of the Office of Equality Assurance, or their respective designees authorized to act in said position at the time. Where the City Manager, Director of Public Works or Director of the Office of Equality Assurance is specified in this Renovation Agreement, that specific position, or its respective designee, shall have the authority to perform the contemplated action.

Section 9.08. Joint Drafting . This Renovation Agreement is the result of the joint efforts and negotiations of the Parties, and shall be interpreted as if both Parties jointly drafted each provision with the assistance of their legal counsel.

Section 9.09 Meaning of Certain Words and Phrases . As used in this Renovation Agreement, the following words and phrases shall be interpreted as described below, unless the context clearly indicates that another meaning is intended:
(i) The word “including” (and derivations thereof) shall mean “including without limitation” (and derivations thereof).
(ii) The word “herein” shall mean “in this Renovation Agreement” and the word “hereunder” shall mean “under this Renovation Agreement.” (iii) Section references apply to the sections and subsections of this Renovation Agreement, unless otherwise specified.

Section 9.10 Invalidity of Particular Provisions. If any term or provision of this Renovation Agreement or the application thereof to any person or circumstance, to any extent, shall be invalid or unenforceable, the remainder of this Renovation Agreement, or the application of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term and provision of this Renovation Agreement shall be valid and be enforced to the fullest extent permitted by law.

Section 9.11 Approvals and Actions by City.
(A) Whenever Manager is required to obtain the consent or approval of the City, such consent or approval shall not be unreasonably withheld, delayed or conditioned, except when a different intent is expressly stated in this Renovation Agreement. If City fails to respond to a request by Manager for consent or approval of an action, document or other matter within ten (10) Business Days (or longer period of time if so required by the express provisions of this Renovation Agreement or Applicable Law), then such matter shall be deemed to be approved. (B) Whenever City is required to issue a certificate, make an inspection, approve a document, authorize a payment, or take any other action in connection with the Project, City shall act diligently and in good faith so as not to unreasonably delay the progress of the work or the disbursement of payments from the Project Account.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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Section 9.12 City’s Regulatory Powers. Nothing in this Renovation Agreement shall limit or abridge the City’s rights and obligations when acting in its regulatory or police power capacity (e.g., planning, zoning, code enforcement and inspection, and so forth).

Section 9.13 Counterparts. This Renovation Agreement may be executed in multiple counterparts, each of which shall be deemed an original but all of which, together, shall constitute one and the same document.

Section 9.14 Electronic Signatures. This Renovation Agreement and any amendments hereto may be executed and delivered by electronic means or in electronic formats, and such electronic signatures shall be deemed originals for all purposes under this Renovation Agreement.

Section 9.15 Exhibits. The following exhibits are attached to this Renovation Agreement, and incorporated herein by this reference:

Exhibit A Approved Design Professionals
Exhibit B Form of Disbursement Notice
Exhibit C Closeout Procedures
Exhibit D Project Record Documents

[Signatures appear on next page.]
DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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SIGNATURES TO

RENOVATION AGREEMENT

IN WITNESS WHEREOF, the Parties have executed this Agreement on the respective dates inserted below, but this Agreement shall be effective retroactively to the Effective Date shown on the first page of this Agreement.

APPROVED AS TO FORM:

________________________
Cameron Day
Sr. Deputy City Attorney

Date Signed: ______________

“City”

CITY OF SAN JOSÉ,
a California municipal corporation

By __________________________
Toni J. Taber, CMC
City Clerk

Date Signed: _________________

APPROVED AS TO FORM:

________________________
Lucy A. Lofrumento
Strategy Law, LLP
Attorneys for Manager

Date Signed: ______________

“Manager”

SAN JOSE ARENA MANAGEMENT, LLC
a Delaware limited liability company

By _____________________________
Jonathan D. Becher
President

Date Signed: _________________

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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EXHIBIT A TO

AGREEMENT FOR THE RENOVATION OF THE SAP CENTER AT SAN JOSE

APPROVED DESIGN PROFESSIONALS

1.01 S UMMARY
In accordance with Section 3.07 of the Agreement for the Renovation of the SAP Center at San Jose dated as of July 1, 2025, by and between the City of San Jose (“City”) and San Jose Arena Management, LLC (“Manager”), this Exhibit lists the design professionals (including architects, engineers and other consultants) that Manager intends to use for the Renovation Project, either as sub-consultants to the Project Architect or as direct consultants to Manager.

2.01 LIST OF APPROVED DESIGN PROFESSIONALS
A. Below is a list of the names and disciplines of the design professionals Manager intends to use for the Project:

Discipline Design Professional
Architect Perkins & Will
Structural Thornton Tomasetti
Mechanical, Electrical, Plumbing /
Technology/ BMS Control
ME Engineers
Fire Protection / Fire Alarm TBD (with ME Engineers
providing performance-based
specifications)
Signage / Branding TBD
Audio Visual Apeiro Design
Lighting Lumenworks
Civil / Site TBD
Food Service Duray JF Duncan Industries
Code Consulting FP&C Consulting
FF&E Perkins & Will
Americans with Disabilities Act / Energy /
Vertical Transportation / Specifications
TBD
Green Building TBD

B. Manager will notify City promptly of any additions or other changes to the above list of approved design professionals.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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EXHIBIT B TO

AGREEMENT FOR THE RENOVATION OF SAP CENTER AT SAN JOSE

FORM OF DISBURSEMENT NOTICE

DATE: __________________

TO: City of San Jose
200 E. Santa Clara Street
San Jose, CA 95113

ATTN: Director of Public Works

REFERENCE: Disbursement Notice No. ______
From Project Funds held by Manager (Renovation Project)

To Whom It May Concern:

In accordance with Section 5.0 4 of the Agreement for the Renovation of Agreement for the Renovation of the SAP Center at San Jose, by and between the City of San Jose (“ City”) and San Jose Arena Management, LLC (“ Manager”), dated as of July 1 , 20 25 (the “ Renovation Agreement”), Manager hereby notifies City that it intends to disburse $___________ ___ for Project Costs.

Manager hereby certifies that: (a) such amount has been incurred in connection with Project Costs for the Project Improvements, as such terms are defined in the Renovation Agreement, (b) such amount is a proper charge against the Project Funds as defined in the Renovation Agreement, and (c) promptly following DPW’s execution of this Disbursement Notice, Manager shall pay (or cause its Construction Manager to pay) all persons, corporations or other entities to whom payment is due and payable (“Payees”) under any applicable purchase order, contract or other authorization.

This certification is based on the following facts, which Manager believes to be true and correct:

(1) T here has been received no written notice of any lien, right to lien, or attachment upon or claim (except for any preliminary notice of lien as may be filed in accordance with law) affecting the right of Manager to make payment of the amount stated herein, which lien has not been released or will not be released simultaneously with the payment by Manager to the Payees entitled thereto in accordance with the Renovation Agreement;

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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(2) If this Disbursement Notice contains items representing payment on account of any percentage to be retained by Manager prior to payment to the Payees, then pursuant to Section 5.04(F) of the Renovation Agreement, such retention will not be released to the applicable Payees until the City has issued a Notice of Completion and Acceptance or has otherwise agreed to such release;

(3) No default or event which after notice or lapse of time or both would constitute default under the Renovation Agreement has occurred and not been waived or cured;

(4) The obligations in the stated amounts have been incurred by Manager and presently are due and payable under a purchase order, contract or other authorization; and:

(a) Such obligations have not been the basis for a prior Disbursement Notice that has been paid; and

(b) With respect to any Disbursement Notice for labor, services, or materials, such labor, services or materials were actually used in or about the construction of the Project Improvements or delivered at the Arena Facilities or at some other place for that purpose, or if not so used or delivered, that an obligation therefor has been incurred in connection with the Renovation Agreement and an advance payment therefor is required by the supplier thereof.

Evidence of the obligations referred to hereinabove is attached hereto, along with such other documentation required by the Renovation Agreement to accompany this Disbursement Notice, as described more specifically on the list attached hereto.

SAN JOSE ARENA MANAGEMENT, LLC,
a Delaware limited liability company

______________________________
Jon Gustafson
Senior Vice President

Approved by Construction Manager:

_________________________________ Date: ___________________ ____________, Project Manager
Devcon Construction Incorporated

Approved by Project Manager:

_________________________________ Date: ___________________ ____________, Principal
DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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ICON Venue Group, LLC, dba CAA ICON

Approved by Department of Public Works:

_________________________________ Date: ___________________ Director of Public Works or
Authorized Designee

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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List of Documentation Required by Renovation Agreement
To Accompany Each Disbursement Notice

(1) The name, California contractor’s license number and Department of Industrial Relations registration number of each contractor (including subcontractors) performing work on the Project during the period for which Manager will be making a disbursement, including a brief summary of work perf ormed by each such contractor.
(2) An updated Work Schedule for the month for which Manager is planning to make a disbursement, noting any revisions to the last revised Work Schedule submitted to the City.
(3) A detailed look ahead schedule for work to be done for the next month. (4) A completed payment application from the Construction Manager (“Application for Payment”) consisting of: (a) a Standard AIA form G702, entitled “Application and Certificate for Payment” or equivalent form, and (b) a completed Standard AIA form G703, entitled “Continuation Sheet” (also known as a Schedule of Values), or an equivalent form, together certifying the validity of Project costs incurred and providing proof of completion of the work or services for which payment is sought. (5) The originals, if available, or copies of all payment applications or invoices from Payees to be paid from the amounts described in the Application for Payment, together with a list of all Payees with the amount to be paid to each Project Payee from the Disbursement Notice.
(6) Certification by Manager that the Project has been and is being constructed in accordance with the Construction Documents and approved change orders. (7) Conditional Waivers, in a form reasonably acceptable to City, from every contractor (including subcontractors) for the amount of the payment to such contractor included in the Disbursement Notice.
(8) Unconditional Waivers, in a form reasonably acceptable to City, from each contractor (including subcontractors) for amounts paid to them in the previous month’s disbursement, after deduction for retentions.
(9) Submission of final, Unconditional Waivers for those items the Disbursement Notice reflects as complete.
(10) Any change order and change order requests finalized or pending during the period covered by the Disbursement Notice.
(11) An updated Cost Estimate for the current Phase of work, noting any changes to the prior Cost Estimate provided to DPW.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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(12) Certification by Manager that it has disbursed all amounts from the Project Funds in accordance with prior approved Disbursement Notices. (13) For payment sought for materials stored off site, Manager shall provide evidence of City approval of the payment for such materials based on satisfaction of the conditions set forth in Section 5.04(B)4 of the Renovation Agreement. (14) For the Final Disbursement Notice:
(a) Submission of final, complete waivers for any and all Project work from each and every entity lawfully entitled to submit a Stop Notice; (b) A final statement accounting for final changes in Project Costs for such Phase;
(c) Insurance certificates for products and completed operations, where required;
(d) Manager’s certification that taxes, fees, and other similar obligations related to the Project Improvements were paid; and
(e) Evidence that any and all claims, if any exist, have been settled.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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EXHIBIT C TO

AGREEMENT FOR THE RENOVATION OF THE SAP CENTER AT SAN JOSE

CLOSEOUT PROCEDURES

PART 1 GENERAL

1.01 S UMMARY
A. This Exhibit covers closeout activities required at the end of the Renovation Project (the “Project”).

B. For purposes of this Exhibit, references to the “Construction Manager” shall mean Devcon Construction Incorporated, which is the Project Construction Manager, acting as the authorized representative of San Jose Arena Management, LLC (“Manager”). All other capitalized terms shall have the meanings given in the Agreement for the Renovation of the SAP Center at San Jose (“Renovation Agreement”) unless otherwise defined in this Exhibit.

C. The provisions of this Exhibit shall be subject to the provisions of the Third
Amended and Restated Arena Management Agreement (the “2025 AMA”) between the City of San Jose (“City”) and Manager, to which the Renovation Agreement is attached and incorporated by reference. If there is any inconsistency between this Exhibit and the 2025 AMA (including the Renovation Agreement), the latter shall control.

1.02 FINAL COMPLETION AND PAYMENT
A. Notice of Completion and Acceptance: For each Phase of the Renovation Project:

1. DPW will inspect the Project Improvements to determine if the work is complete, and issue a “Punch List” of items to be completed or corrected by the prime contractors under the direction of the Construction Manager.

2. The Construction Manager shall ensure that the prime contractors complete and/or correct all punch list items and shall notify DPW, in writing, that the Project Improvements are ready for final inspection.

3. DPW will make final inspection.
a. When the Project Improvements are found to be acceptable under the conditions of the Renovation Agreement, and all items DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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required are completed, DPW will recommend to City that the Project Improvements are acceptable.
b. If City agrees with the recommendation, and the other requirements of Section 4.02 of the Renovation Agreement have been satisfied, City will issue a Notice of Completion and Acceptance as described in the Renovation Agreement.

B. Final Disbursement Notice for Each Phase:

1. Following the issuance of the Notice of Completion and Acceptance, Manager shall submit a final Disbursement Notice to DPW for review and approval pursuant to the procedures and subject to the requirements contained in Section 5.04(C) of the Renovation Agreement. 2 Manager shall then make final payment in accordance with the Final Disbursement Notice pursuant to the procedures and subject to the requirements contained in Section 5.04 of the Renovation Agreement. 3 Any payment, final or otherwise, will not release prime contractors or their sureties from any obligations under the Renovation Agreement or the payment and performance bonds.

1.03 WARRANTIES AND INDEMNITIES FROM PRIME CONTRACTORS A. Pursuant to Section 3.10 of the Renovation Agreement, Manager is required to ensure that each prime construction contract (trade contract) shall include the following provisions for the express benefit of the City:

1. Payment and performance bonds (Section 3.10(A)).

2. Liability insurance coverage (Section 3.10(C))

3. Indemnification against claims (Section 3.10(D))

3. A warranty against defects in construction (Section 3.10(E)).

4. A one year correction period following final acceptance (Section 3.10(F)).

B. The Construction Manager shall maintain a record of all contract documents with prime contractors (including the items described above), and shall provide copies of such documents to City upon request.

C. If either Party is entitled to the benefit of any construction or manufacturing warranties, insurance policies or other third-party sources that may cover any necessary repair or replacement work, the Parties shall reasonably cooperate with each other to recover costs from such sources.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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1.04 INDEMNITY FROM MANAGER
A. Claims Against Manager:

1. Pursuant to Section 8.01 of the Renovation Agreement, Manager has agreed to indemnify City and related parties against claims related to any Claims brought against City indemnitees arising from (a) Manager’s negligence in connection with the Renovation Project, or (b) any breach or failure on the part of Manager in the performance of any covenant or agreement on the part of Manager to be performed pursuant to the terms of the Renovation Agreement. Such indemnification obligation shall be construed to include any Claims growing out of the lawful demands of any subcontractors(s), laborers, workers, and supplier(s) of machinery and parts thereof, equipment, tools, and all supplies, incurred in the furtherance of the performance of the Project Improvements.

2. Manager shall, at City’s request, furnish satisfactory evidence that all obligations of the nature designated above have been paid, discharged, or waived by providing the a statement to such effect with the final Disbursement Notice, as provided in Section 5.04(C) of the Renovation Agreement.

3. If any stop notices are filed with respect to work on the Project, Manager shall notify City and shall withhold 125% of the noticed amount from unpaid compensation to the affected prime contractor, pending resolution of the stop notice.

PART 2 PRODUCTS

2.01 PROJECT RECORD PRODUCT DATA
For any and all products installed pursuant to the Project Improvements, the Construction Manager shall provide to City all applicable records as described in Exhibit D to the Renovation Agreement.

PART 3 EXECUTION

3.01 FINAL CLEANING
A. Upon completion of each Phase of the Project Improvements, the Construction Manager shall, as soon as practicable, remove all waste materials, excess materials, DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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SAP Arena Renovation Agreement

tools, and equipment such as scaffolding, temporary structures, and facilities such as fencing and sanitary facilities.

B. Upon completion of Project Improvements on structures designed for human occupancy, Manager shall clean and replace broken or scratched windows, clean and repair all surfaces, and clean and adjust all units of equipment which are part of the various building systems.

C. The completed Project Improvements shall be ready for full use before being given a final inspection. Final disbursement will not be issued by Manager until all cleanup is performed to the satisfaction of City.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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SAP Arena Renovation Agreement

EXHIBIT D TO

AGREEMENT FOR THE RENOVATION OF THE SAP CENTER AT SAN JOSE

PROJECT RECORD DOCUMENTS
PART 1 - GENERAL

1.1 SUMMARY
A. This Exhibit Includes:

1. Administrative and procedural requirements for the following Project Record Documents:
a. Project record drawings, shop drawings
b. Project record specifications
c. Project record product data
d. Miscellaneous Project Record submittals
B. For purposes of this Exhibit, (i) references to “Construction Manager” shall mean Devcon Construction Incorporated, which is the Project Construction Manager, acting as the authorized representative of San Jose Arena Management, LLC (“Manager”), and (ii) references to “Project Architect” shall mean Perkins & Will, Inc., the architect of record for the Project. All other capitalized terms shall have the meanings given in the Agreement for the Renovation of the SAP Center at San Jose (“Renovation Agreement”) unless otherwise defined in this Exhibit.

C. The provisions of this Exhibit shall be subject to the provisions of the Third Amended and Restated Arena Management Agreement (“2025 AMA”) between the City and Manager, to which the Renovation Agreement is attached and incorporated by reference. If there is any inconsistency between this Exhibit and the 2025 AMA (including the Renovation Agreement), the latter shall control.

D. Specific Project Record Documents requirements that expand requirements of this Exhibit may be included in the Renovation Agreement.

1.2 SUBMITTAL
A. At completion of each Phase of the Renovation Project, Construction Manager shall deliver Project Record Documents to City in both PDF and AutoCAD formats. Project Record Documents required include:

1. Marked-up copies of drawings

2. Marked-up copies of shop drawings

3. Marked-up copies of specifications, addenda, change orders, and construction change directives (“CCDs”)

4. Marked-up product data submittals

5. Final set of Project record drawings, including electronic version in both PDF and AutoCAD formats.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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SAP Arena Renovation Agreement

6. Final set of Project record specifications, including electronic version in PDF format.

7. Final set of Project Record Product Data

8. Schedule of Record Samples

9. Field records for variable and concealed conditions

10. Record information on Work that is recorded only schematically B. Construction Manager shall accompany submittal with transmittal letter containing:

1. Date

2. Project title and City’s file number

3. Construction Manager’s name and address

4. Number and title of each Project Record Document

5. Certification that each document as submitted is complete and accurate, and signature of Construction Manager or Construction Manager’s authorized representative.

1.3 GENERAL
A. For each Phase of the Project, Project Architect will provide one full size set of drawings and one copy of the Project specifications for Construction Manager’s use for recording as-built conditions.

B. Construction Manager shall mark-up changes and Modifications to the contract documents as they occur. Do not wait until the end of the Project. City may periodically review Project Record Documents to assure compliance with this requirement.

C. Construction Manager shall refer instances of uncertainty to City for resolution.

D. Maintenance of Documents and Samples:

1. Construction Manager shall store Project Record Documents and Samples in the field office apart from contract documents used for construction.

2. Do not permit Project Record Documents to be used for construction purposes.

3. Construction Manager shall maintain Project Record Documents in good order and in a clean, dry, legible condition. An electronic copy shall be continuously maintained in a shared location and made accessible to the City at all times.

4. Construction Manager shall make Project Record Documents and samples available at all times for inspection by City.

1.4 PROJECT RECORD DRAWINGS, SHOP DRAWINGS, AND SAMPLES A. Quality Draftsmanship: All Work on Project Record drawings and Project Record shop drawings shall be performed by competent drafters and shall be clear and fully legible. City shall be the sole judge of the acceptability of the Project Record drawings and Project Record shop drawings.

B. Mark-up Procedure: During the construction period, Construction Manager shall maintain a set of drawings and shop drawings for Project Record Documents DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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SAP Arena Renovation Agreement

purposes (“Field Set”). Construction Manager shall stamp each document (on each sheet or page) “PROJECT RECORD” in 2-inch high letters. Construction Manager shall also maintain a set of Samples for Project Record Documents purposes. Construction Manager shall keep record documents current.

Note: A reference by number to a change order, CCD, RFI, RFQ, RFP, Field Order or other such document is not acceptable as sufficient record information on any record document. Do not permanently conceal any work until required information has been recorded.

1. Mark Drawings and Shop Drawings to indicate the actual installation where the installation varies appreciably from the installation shown originally. Give particular attention to information on concealed elements that would be difficult to identify or measure and record later. Items required to be marked include but are not limited to:
a. Dimensional changes to the drawings and shop drawings b. Revisions to details shown on the drawings and shop drawings c. Depths of various elements of foundation in relation to main floor level or survey datum
d. Horizontal and vertical location of underground utilities and appurtenances referenced to permanent surface improvements e. Location of internal utilities and appurtenances concealed in construction referenced to visible and accessible features of structure f. Locations of underground Work, points of connection with existing utilities, changes in direction, valves, manholes, catch basins, capped stub outs, invert elevations, and similar items
g. Actual numbering and set points of each electrical circuit h. Field changes of dimension and detail
i. Revisions to routing of piping and conduits
j. Revisions to electrical circuitry
k. Actual equipment locations
l. Duct, conduit, and cable size and routing
m. Changes made by change order or CCD
n. Details not on original drawings or shop drawings

2. Mark completely and accurately drawings or shop drawings, whichever is the most capable of showing actual physical conditions. Where shop drawings are marked, show cross-reference on Drawings location.

3. Mark important additional information that was either shown schematically or omitted from original Drawings

4. Note CCD numbers, alternate numbers, change order numbers, and similar identification

5. Mark contract drawings and shop drawings with red, erasable colored pencil.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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SAP Arena Renovation Agreement

6. Mark Samples to record changes made after review

7. Responsibility for Mark-up: Where feasible, the individual or entity who obtained Project Record drawing or shop drawing data, whether the individual or entity is the installer, Subcontractor, or similar entity, is required to prepare the mark-up on Project Record drawings or shop drawings
a. Accurately record information in an understandable and legible drawing technique.
b. Record data as soon as possible after it has been obtained. In the case of concealed installations, record and check the mark-up prior to concealment.

C. Preparation of Project record drawings and Project record shop drawings:

Immediately prior to inspection for Certification of Substantial Completion, review completed marked-up Project record drawings and Project record shop drawings with Project Architect to consolidate and ensure accuracy of information, and provide to City for review. When authorized, prepare final Project record drawings and Project record shop drawings.

1.5 PROJECT RECORD SPECIFICATIONS
A. During the construction period, Construction Manager shall maintain one copy of the specifications, including addenda and modifications issued, for Project Record Documents purposes.

B. Mark the Project Record specifications to indicate the actual installation where the installation varies substantially from that indicated in specifications and modifications issued. Note related Project Record drawing information, where applicable. Give particular attention to substitutions, selection of product options, change order and CCD Work, and information on concealed installation that would be difficult to identify or measure and record later. Include RFI responses if the scope has been revised.

1. In each Specification Section where products, materials or units of equipment are specified or scheduled, mark the copy with the proprietary name and model number of the product furnished.

2. Record the name of the manufacturer, catalog number, supplier and installer, and other information necessary to provide a record of selections made and to document coordination with Project Record Product data submittals and Installation, operation, and maintenance manuals.

3. Note related Project Record Product data, where applicable, for each principal product specified, indicate whether Project Record Product Data has been submitted in installation, operation, and maintenance manuals instead of submitted as Project Record Product data.

DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

Attachment No. 21
SAP Arena Renovation Agreement

C. Preparation of Project Record specifications: Immediately prior to inspection for Certification of Substantial Completion, review completed Field Set Project Record specifications with Project Architect to consolidate and ensure accuracy of information, and provide to City for review. When authorized, prepare final Project Record Specifications.

1. After Substantial Completion and before Final Completion, carefully transfer all data shown on the Field Set to a separate clean set of Specifications provided by City. Include the printed designation “PROJECT RECORD SPECIFICATION” in a prominent location on the Specifications.

1.6 PROJECT RECORD PRODUCT DATA
A. During the construction period, maintain one copy of each product data submittal for Project Record Document purposes.

1. Mark Project Record product data to indicate the actual product installation where the installation varies substantially from that indicated in Project Record product data submitted. Include significant changes in the product delivered to the site, and changes in manufacturer’s instructions and recommendations for installation.

2. Give particular attention to information on concealed products and installations that cannot be readily identified and recorded later.

3. Note related Change Orders and mark-up of Project Record Drawings, where applicable.

4. Upon completion of mark-up, submit a complete set of Project Record product data to City for City’s records.

5. Where Project Record product data is required as part of maintenance manuals, submit marked-up Project Record product data as an insert in the manual, instead of submittal as Project Record product data.

6. The Construction Manager is responsible for mark-up and submittal of Project Record product data for the work.

B. Material, Equipment, and Finish Data:

1. Provide data for primary materials, equipment, and finishes as required under each Specification Section

2. Submit two sets prior to final inspection, bound in 8-1/2 inches by 11 inches three-ring binders with durable plastic covers; provide typewritten table of contents for each volume

3. Arrange by specification section number and give names, addresses, and telephone numbers of subcontractors and suppliers including, as a list:
a. Trade names
b. Model or type numbers
c. Assembly diagrams
DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.

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SAP Arena Renovation Agreement

d. Operating instructions
e. Cleaning instructions
f. Maintenance instructions
g. Recommended spare parts
h. Product data

1.7 MISCELLANEOUS PROJECT RECORD SUBMITTALS
A. Refer to other specification sections for miscellaneous record keeping requirements and submittals in connection with various construction activities. Immediately prior to Substantial Completion, complete miscellaneous records and place in good order, properly identified and bound or filed, ready for use and reference. Submit to the City for City’s records. Categories of requirements resulting in miscellaneous records include, but are not limited to, the following:

1. Field records on excavations and foundations

2. Field records on underground construction and similar Work

3. Survey showing locations and elevations of underground lines

4. Invert elevations of drainage piping

5. Surveys establishing lines and levels

6. Authorized measurements utilizing unit prices or allowances

7. Ambient and substrate condition tests

8. Certifications received in lieu of labels on bulk products

9. Batch mixing and bulk delivery records

10. Testing and qualification of tradespersons

11. Documented qualification of installation firms

12. Load and performance testing

13. Inspections and certifications by governing authorities

14. Leakage and water-penetration tests

15. Final inspection and correction procedures
P
ART 2 – PRODUCTS

NOT USED
P
ART 3 – EXECUTION

NOT USED
DRAFT--Contact the Office of the City Clerk at (408) 535-1260 or [email protected] for final document.