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Title: |
Lease Agreement |
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Entities: |
Albertson’s, Inc.; Corporate Property Associates 15 Inc; Deutsche Bank Trust Company Americas; Fleming Companies, Inc.; ONEOK, Inc.; W. P. Carey & Co. LLC; Reed Smith |
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Date: |
2002 |
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Size: |
Preview shows 10KB of 142KB total |
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Price: |
$65 |
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ID: |
#1548250 |
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LEASE AGREEMENT
by and between
GROCERY (OK) QRS 15-5, INC.,
a Delaware corporation
as LANDLORD
and
FLEMING COMPANIES, INC.,
an Oklahoma corporation,
as TENANT
<TABLE>
<S> <C>
Premises: Southwest Corner 145th & Admiral Place
Tulsa, Oklahoma
</TABLE>
Dated as of: June 28, 2002
<PAGE>
TABLE OF CONTENTS
<TABLE>
<CAPTION>
Page
----
<S> <C>
1. Demise of Premises.............................................................. 1
2. Certain Definitions............................................................. 1
3. Title and Condition............................................................. 7
4. Use of Leased Premises; Quiet Enjoyment......................................... 8
5. Term............................................................................ 8
6. Basic Rent...................................................................... 9
7. Additional Rent................................................................. 9
8. Net Lease; Non-Terminability.................................................... 10
9. Payment of Impositions.......................................................... 11
10. Compliance with Laws and Easement Agreements, Environmental Matters............. 12
11. Liens........................................................................... 13
12. Maintenance and Repair.......................................................... 13
13. Alterations and Improvements.................................................... 14
14. Permitted Contests.............................................................. 14
15. Indemnification................................................................. 15
16. Insurance....................................................................... 16
17. Casualty and Condemnation....................................................... 19
18. Restoration..................................................................... 21
19. INTENTIONALLY DELETED........................................................... 21
20. INTENTIONALLY DELETED........................................................... 21
21. Assignment and Subletting, Prohibition Against Leasehold Financing.............. 22
22. Events of Default............................................................... 23
23. Remedies and Damages upon Default............................................... 25
24. Notices......................................................................... 27
25. Estoppel Certificate............................................................ 28
26. Surrender....................................................................... 28
27. No Merger of Title.............................................................. 28
28. Books and Records............................................................... 28
29. INTENTIONALLY DELETED........................................................... 29
30. Non-Recourse as to Landlord..................................................... 29
31. Financing....................................................................... 29
32. Subordination, Non-Disturbance and Attornment................................... 30
</TABLE>
-i-
<PAGE>
<TABLE>
<S> <C>
33. Tax Treatment; Reporting........................................................ 30
34. Security Deposit................................................................ 30
35. Tenant's Financing.............................................................. 32
36. Expansion Rights................................................................ 32
37. Default by Landlord............................................................. 32
38. Miscellaneous................................................................... 32
</TABLE>
<TABLE>
<CAPTION>
EXHIBITS
--------
<S> <C>
Exhibit "A" - Premises
Exhibit "B" - Fixtures and Equipment
Exhibit "C" - Schedule of Permitted Encumbrances
Exhibit "D" - Rent Schedule
Exhibit "E" - Form of Landlord's Waiver
</TABLE>
-ii-
<PAGE>
LEASE AGREEMENT, made as of this 28th day of June, 2002, between GROCERY
(OK) QRS 15-5, INC., a Delaware corporation ("Landlord"), with an address c/o
W.P. Carey & Co. LLC, 50 Rockefeller Plaza, 2nd Floor, New York, New York 10020,
and FLEMING COMPANIES, INC., an Oklahoma corporation ("Tenant"), with an address
at 1945 Lakepointe Drive, Lewisville, Texas 75057-6424.
In consideration of the rents and provisions herein stipulated to be paid
and performed, Landlord and Tenant hereby covenant and agree as follows:
1. Demise of Premises. Landlord hereby demises and lets to Tenant, and
Tenant hereby takes and leases from Landlord, for the term and upon the
provisions hereinafter specified, the following described property
(collectively, the "Leased Premises"): (a) the land described in Exhibit "A"
hereto together with the Appurtenances(collectively, the "Land") ; (b) the
building containing approximately 757,784 square feet, structures and other
improvements now or hereafter constructed on the Land (collectively, the
"Improvements"); and (c) the fixtures, machinery, equipment and other property
described in Exhibit "B" hereto (collectively, the "Equipment").
2. Certain Definitions.
"Additional Rent" shall mean Additional Rent as defined in Paragraph
7.
"Adjoining Property" shall mean all sidewalks, driveways, curbs,
gores and vault spaces which adjoin any of the Leased Premises and for which
Landlord under any (a) contract that was binding on Tenant when it conveyed the
Land to Landlord or that was entered into by Landlord with the written consent
of Tenant, (b) Permitted Encumbrance or (c) Legal Requirement has any obligation
to maintain, repair, restore or insure.
"Alterations" shall mean all changes, additions, improvements or
repairs to, all alterations, reconstructions, renewals, replacements or removals
of and all substitutions or replacements for any of the Improvements or
Equipment, both interior and exterior, structural and non-structural, and
ordinary and extraordinary.
"Appurtenances" shall mean all tenements, hereditaments, easements,
rights-of-way, rights, privileges in and to the Land, including (a) easements
over other lands granted by any Easement Agreement and (b) any streets, ways,
alleys, vaults, gores or strips of land adjoining the Land.
"Basic Rent" shall mean Basic Rent as defined in Paragraph 6.
"Basic Rent Payment Dates" shall mean the Basic Rent Payment Dates
as defined in Paragraph 6.
"Casualty" shall mean any damage to or destruction of or which
affects the Leased Premises or Adjoining Property or which arises from the
Adjoining Property.
<PAGE>
"Commencement Date" shall mean Commencement Date as defined in
Paragraph 5.
"Condemnation" shall mean a Taking.
"Condemnation Notice" shall mean notice or knowledge of the
institution of or intention to institute any proceeding for Condemnation.
"Costs" of a Person or associated with a specified transaction shall
mean all reasonable costs and expenses incurred by such Person or associated
with such transaction, including without limitation, attorneys' fees and
expenses, court costs, brokerage fees, escrow fees, title insurance premiums and
recording fees, as the circumstances require.
"CPI" shall mean CPI as defined in Exhibit "D" hereto.
"Default Rate" shall mean the Default Rate as defined in Paragraph
7(a)(iii).
"Easement Agreement" shall mean any conditions, covenants,
restrictions, easements, declarations, licenses and other agreements listed as
Permitted Encumbrances or as may hereafter affect the Leased Premises.
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