Monday, May 24, 2021

Draft ONLY -

 

Unsubordinated Ground LEASE AGREEMENT

THIS LEASE is made as of January 25, 2021, between GIL CARTER INITIATIVE INC  (“Landlord”), with an address of 2600 SE 23RD ST TOPEKA, KS 66605 and Agape Villages, Inc (“Tenant”), with an address of 3625 SW 29th Street, Topeka KS 66614 who hereby agree as follows:

1. PREMISES. Subject to the covenants and conditions of this Lease, Landlord leases to Tenant, and Tenant leases from Landlord, the premises (the “Premises”) commonly-known and numbered as 3251 SW Topeka Blvd in the City of Topeka, County of Shawnee, State of Kansas, and further described as the underlying land:

The west half of Parcel ID: 1320902006001010 – [see Exbibit A] together with the right of ingress and egress of said parcel.

The leasehold improvements are conveyed to the Tenant subject to the lease as collateral for future payments.

2. USE OF PREMISES. The premises will be used only for: executing the Mission of Agape Village, Inc. a mixed-use development including but not limited to; office, living quarters, food services, gardening, treatment center and education classrooms (collectively, the “Permitted Use”).

3. TERM. The term of this Lease (the “Term”) is for 33 (thirty-three) years, commencing upon a fully executed lease.

4. RENT PAYMENTS. As rent tenant will pay $24,337.02 annually in equal monthly instalments of $2,028.08 a month for the term of the lease and any option periods.

4.1 Construction Allowance. The tenant will pay for all the improvements through fundraising and like kind donations of time, talent, and treasure to complete the tenant finish. Tenant will receive a dollar for dollar rent abatement for all improvements to the leased premises, including but not limited to all contract labor, materials, furniture fixtures and equipment or like kind donations of the same. Tenant will submit all receipts to Landlord monthly.

4.1.1 Any gift of value or donations of time talent or treasure will also be credited dollar for dollar and credited to any future rent payments Agape Village Inc may do, but not obligated to do in the future during the lease term.

4.2 Rent abatement. Tenant will receive six months construction time after receiving a building permit, subject to #6 of this lease.

5. SECURITY DEPOSIT. NONE.

6. POSSESSION AT BEGINNING OF TERM. Upon a fully executed lease and Tenant showing proof of coverage for Landlord liability. Tenant will have 120 days from a fully executed lease gain all governmental approvals to proceed with the lease.

7. PROPERTY INSURANCE. Tenant shall self-insure and pay for all insurance policies covering the leased premises and the business.

8. INDEMNITY AND LIABILITY INSURANCE. Tenant shall at all times indemnify, defend and hold Landlord harmless from all loss, liability, costs, damages and expenses that may occur or be claimed with respect to any person or persons, or property on or about the Premises or to the Premises resulting from any act done or omission by or through Tenant, its agents, employees, invitees or any person on the Premises by reason of Tenant’s use or occupancy or resulting from Tenant’s non-use or possession of said property and any and all loss, cost, liability or expense resulting therefrom. Tenant shall maintain, always during the Term, comprehensive general liability insurance in a responsible insurance company, licensed to do business in the state in which the Premises are located and satisfactory to Landlord, properly protecting and indemnifying Landlord with single limit coverage of not less than $2,000,000 for injury to or death of persons and for property damage. During the Term, Tenant shall furnish Landlord with a certificate or certificates of insurance covering such insurance so maintained by Tenant and naming Landlord and Landlord’s mortgagees, if any, and LCG, LLC as additional insureds.

9. ASSIGNMENT AND SUBLETTING. Tenant shall have the right assign, transfer, or encumber this Lease with the prior written consent of Landlord, in each instance, which consent, or consents shall not be unreasonably withheld.

10. SIGNS AND ADVERTISEMENTS. All signage is subject to Landlord’s approver that will not be unreasonably withheld.

11. CONDITION OF PREMISES. Tenant accepts Premises in its “as is” condition.

12. MAINTENANCE AND REPAIR BY TENANT. During the Term and at Tenant’s sole cost and expense, Tenant will maintain and keep in good order the Premises. Tenant will police and keep the roof, structure, driveways, approaches, sidewalks, parking areas that are a part of the Premises clean, orderly, slightly, and unobstructed.

14. PARKING LOT MAINTENANCE. The Tenant shall be responsible for cleaning, maintaining, striping the parking lot on the premises. Tenant and Landlord shall be responsible for and resurfacing the parking lot of the entire parking lot. On exhibit A the purple shad area is designated to be shared with the Landlord.

15. MAINTENANCE AND REPAIR BY LANDLORD. None

16. DAMAGE BY CASUALTY. In case, during the Term or previous thereto, the Premises hereby let, or the building of which said Premises are a part, shall be destroyed or shall be so damaged by fire or other casualty as to become untenantable, then in such event, at the option of tenant, the tenant will have 30 days to give notice to Landlord of tenant’s intention to rebuild or terminate the lease. If Tenant elects to terminate the Term shall cease and this Lease shall become null and void from the date of such damage or destruction is removed for the premises leaving the parking lot and a clean pad site free and clear of all rubbish and Tenant shall immediately surrender said Premises and all interest therein to Landlord, and Tenant shall pay rent within said Term only to the time of such surrender.  

17. PERSONAL PROPERTY. Landlord shall remove all of its property prior the possession. Any FF&E left behind will become the property of the Tenant.

18. UTILITIES AND SERVICES. Tenant shall furnish and pay for all electricity, gas, water, fuel, trash removal and any services or utilities used in or assessed against the Premises, unless otherwise herein expressly provided.

19. LEGAL REQUIREMENTS. Tenant shall comply with all laws, orders, ordinances and other public requirements now or hereafter affecting the Premises or the use thereof, including without limitation ADA, OSHA and like requirements, and indemnify, defend and hold Landlord harmless from expense or damage resulting from failure to do so.

20. Real Estate Taxes. Tenant agrees real estate taxes upon fully executing the lease if any ever become due in the years succeeding 2022 directly to Shawnee County Kansas.

21. Option to renew. So long as Tenant is not in default of this lease and all Real Estate Taxes are current, tenant has the right to a lease renewal 2 (two) 33 (thirty-Three) year options under the same terms and conditions. If Tenant elects to exercise either of the two options, Landlord will receive notice note later than 360 days prior to lease termination. Tenant has the right at any time during the lease period to exercise the option to renew.

22. EMINENT DOMAIN. If the Premises or any substantial part thereof shall be taken under the power of eminent domain or be acquired for any public or quasi-public use or purpose, the Term shall cease and terminate upon the date when the possession of said Premises or the part thereof so taken shall be required for such use or purpose and without apportionment of the award, and Tenant shall have no claim against Landlord for the value of any unexpired Term. If any condemnation proceeding shall be instituted in which it is sought to take or damage any part of the Premises or the building of which the Premises are a part or the land under it, or if the grade of any street or alley adjacent to the Premises is changed by any legal authority and such change of grade makes it necessary or desirable to remodel the Premises to conform to the changed grade, Landlord shall have the right to cancel this Lease after having given written notice of cancellation to Tenant not less than ninety (90) days prior to the date of cancellation designated in the notice. In either of said events, rent at the then current rate shall be apportioned as of the date of the termination. No money or other consideration shall be payable by Landlord to Tenant for the right of cancellation and Tenant shall have no right to share in the condemnation award or in any judgment for damages caused by the taking or the change of grade. Nothing in this paragraph shall preclude an award being made to Tenant for loss of business or depreciation to and cost of removal of equipment or fixtures.

23. WAIVER OF SUBROGATION. As part of the consideration for this Lease, each of the parties hereby releases the other party hereto from all liability for damage due to any act or neglect of the other party (except as hereinafter provided) occasioned to property owned by said parties which is or might be incident to or the result of a fire or any other casualty against loss for which either of the parties is now carrying or hereafter may carry insurance; provided, however, that the releases herein contained shall not apply to any loss or damage occasioned by intentional acts of either of the parties hereto, and the parties hereto further covenant that any insurance they obtain on their respective properties shall contain an appropriate provision whereby the insurance company, or companies, consent to the mutual release of liability contained in this paragraph.

24. DEFAULT AND REMEDIES. In the event: (a) Tenant fails to comply with any term, provision, condition or covenant of this Lease; (b) Tenant deserts or vacates the Premises; (c) any petition is filed by or against Tenant under any section or chapter of the Federal Bankruptcy Act, as amended, or under any similar law or statute of the United States or any state thereof; (d) Tenant becomes insolvent or makes a transfer in fraud of creditors; (e) Tenant makes an assignment for benefit of creditors; or (f) a receiver is appointed for Tenant or any of the assets of Tenant, then in any of such events, Tenant shall be in default and Landlord shall have the option to do any one or more of the following: upon ten (10) days prior written notice, excepting the payment of rent or additional rent for which no demand or notice shall be necessary, in addition to and not in limitation of any other remedy permitted by law, to enter upon the Premises either with or without process of law, and to expel, remove and put out Tenant or any other persons who might be thereon, together with all personal property found therein; and, Landlord may terminate this Lease.

25. TOXIC OR HAZARDOUS MATERIALS. Tenant shall not store, use or dispose of any toxic or hazardous materials in, on or about the Premises without the prior written consent of Landlord. Tenant, at its sole cost, will comply with all laws relating to Tenant’s storage, use and disposal of hazardous or toxic materials. Tenant shall be solely responsible for and will defend, indemnify and hold Landlord, its agents and employees, harmless from and against all claims, costs and liabilities, including attorney’s fees and costs, arising out of or in connection with the removal, clean-up and restoration work and materials necessary to return the Premises, and any other property of whatever nature located on the Premises, to their condition existing prior to the appearance of toxic or hazardous materials on the Premises. Tenant’s obligations under this paragraph will survive the termination of this Lease.

26. NOTICES. Any notice hereunder shall be sufficient if sent by certified mail, Regular mail, email, overnight services addressed to Tenant at the address in the 1st paragraph of this lease, and to Landlord where rent is payable.

27. SUCCESSORS. The provisions, covenants and conditions of this Lease shall bind and inure to the benefit of the legal representatives, heirs, successors and assigns of each of the parties hereto, except that no assignment or subletting by Tenant without the written consent of Landlord shall vest any rights in the assignee or subtenant of Tenant.

28. QUIET POSSESSION. Landlord agrees, so long as Tenant fully complies with all of the terms, covenants and conditions herein contained on Tenant’s part to be kept and performed, Tenant shall and may peaceably and quietly have, hold and enjoy the Premises for the Term aforesaid, it being expressly understood and agreed that the aforesaid covenant of quiet enjoyment shall be binding upon Landlord, its heirs, successors or assigns, but only during such party’s ownership of the Premises. Landlord and Tenant further covenant and represent that each has full right, title, power and authority to make, execute and deliver this Lease.

29. BANKRUPTCY. Neither this Lease nor any interest therein nor any estate hereby created shall pass to any trustee or receiver in bankruptcy or to any other receiver or assignee for the benefit of creditors by operation of law or otherwise during the Term or any renewal thereof.

30. Additional provisions:

30.1 Landlord will deliver the property broom clean.

30.2 If Landlord elects to sell the property, they will give Tenant the first right to negotiate the purchase options.

30.3 Tenant will have first right of refusal to any purchase contract. Tenant will have 5 business day to except all the terms and conditions of any purchase contract.

31. ENTIRE AGREEMENT. This Lease contains the entire agreement between the parties, and no modification of this Lease shall be binding upon the parties unless evidenced by an agreement in writing signed by Landlord and Tenant after the date hereof. If there be more than one Tenant named herein, the provisions of this Lease shall be applicable to and binding upon such Tenants, jointly and severally.

IN WITNESS WHEREOF, this Lease has been executed as of the date first above written.

WITNESS:                                                                            LANDLORD: Gill Carter Initiative, Inc.                    

___________________________                             By: ____________________________________

Its: ____________________________________

                                                                                                TENANT: Agape Village, Inc.

WITNESS:

___________________________                             By:_______________________________________

 

Title:_____________________________________

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