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LEASE AND OPTION TO PUT�CHASE
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�., TOWN OF LEXIIVGTON
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TFTE WALDORF SCHOdL, INC. �'
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ITABLE OF CONTENTS
i ARTICLE I. PREMISES 1
• ARTICLE TT. TERM OF LEASE: EXTENSZON:
LANDLORD'S OPTTON TO PURCF3ASE 2
ARTICLE IT2. RENT 8
� ARTICLE IV. �+OSSESSION, USE, MAINTENANCE,
REPAIRS AND INIPROVEMENTS 7.2
, ARTICL�=V: ASSICNMENT AND S'U'BLETTINC 16
ARTTCLE';VI: LEASEHOT.L� MORTCACES 18
ARTTCLE�VSI: RICFIT OF FIRST REEVSAL 23
A1tTICLE VIZI: INDEMNSTX 24
, AR'�IC�E =IX: INSURANCE • 25
ARTICLE X: DAMAGE OR DESTRUCTTON 28
ARTICLE XI: EMINEN'.� DOMAII3 3b
ARTICLE XII: UTILITY EASEMENTS 33
ARTTCLE XIII: QUI£T ENJOYMEAIT 33
ARTICLE XIV: DEFAULT-� 33
' ARTICY.E XV: MSSCELLANEOUS PROVTSTONS 36
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BKI4945P.GFO.2I '
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LE'+SE AND OPT20N TO PUfiCHASE '
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Thia lndanturo oE Loa�n dated the ���day oE/Ylarv�il ,
1983, by and betwecn the TOWN OF LEXINGTON, Massachuaatts, a
Musenchuaetta municipm]. corparation with r� mailing addreaa �
c/o OfEice of the Town Manager, Lexiaq�on, M�s�achu�etta
02173, actin�i by and throuQh tha Board of Solactmon o� thc �i
Town by authoriCy oE the vote adopted by tho Inhabitrxnta o£
the Town of LexinqCon under Arti.cle SS o£ the 1982 Town
MeeC�z�q, a duly certified copy o£ wk��,ch ia attachod hereto I
ua Exhibit A (with �ta aueeeaaora aad aasiqns hereina£ter
raferred to �aa the "LAndlord°), and THE WALDOFF SCHOOL, �
INC. , a tha�ritmble corpoxation organized and exiatinq under +
Cha lawa of tha Commonwealth af Massachu�ott� hr+vinq a
mailinq addrea� at 739 Maaaacriusetts Avenue, Loxin�'tor�, I
MAanmchuaetta� 021?3 (with it� succeeaors and Asaa.gns herein- i
af�er reEerred to as the "Tonant"). ;
WTTNESS$TH: '
In considerAtion o£ �ho mutuml covenants contained
hmrein �nnd othor qood and valuablo conaideration, and
intondin�t to be lo�ally bound hereby, Landlord And Tenant
hereby aqree aa followa:
AF7'TCLE I. PRENfISES
1.1. Lm�sadlord hereby leasea and lots to Tenant, and '
TenAnt hereby �akes and leases £rom Landlord, upoa and
subjmct to tho termn, conditSor,s, COVOl'�A11t9 ax,d provisions
horcof, all of that certAin parcel of land located at 739
MaseAchuaetta Avenue, Lexinqtoza, Mi.ddlesox County, Common�-
wealt2s of Maaa�chusa�ts, moro pAxticularly deacribed in,
Exhibit B att�ached hereto. Said land (hexainsfter rtferred
to As the "Dem�aed Premiaea") i� ahown on a plaa eatitled
"P].an ot' Land in Lexington, Mae�. (Middleaex County) k'or:
Town o� LexinqC�on" dat�ed Ja�n. 15, 1981, prepared by Joseph w.
Mooxo Co. , to be recorded herewith ir, the Middlesex South
Roq�atry of Deeda, boin� tho whole o£ "Parcel 28" and thc
whole of "PArcel 3" aa shown on taid Plmn and coa'Caining
Copether approximately 76,674 nquaro £net. The Aemised
Promiaes a►re elao Approximntely ahown on the �ite plan
atta�ched hereto Aa Exhibit C and identified thoreon as Che ','
"Domiaad Premiaaa". The Demiaed Premises are leaaed hereby
toQaeh�r with �acceae to a►nd xighta to use tho pinyground and
aoccor field nbutt�ng the Demiaed Premises, beinq the area
iden�ified a�a "Playprour�d" an Exhibit C, £or the type o£
recra�tional purposca and during auch timas na �hose areas
hava cusromarily been uaed by tlne Ter,ar�t prlor to tha date
o: thia Leaao, eubjact to Al1 Town rules ar,d regulationa z�ow
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or horeafter in e££ect with reapect to auch use, and tha
, ri�ht to u$e all undorground and above-qround utility improvements,
including electricai, te�,ophona, water, qaa nnd sewer linez,
and fuel oil �tora.q�a tan.ka, now exiatinq on or under aaid
land, belonqinq to �.ha. Landlord nnd axcluaively aervinq the
buildinr� aituated on the Damiaed Premiaea, now or formerly
known as the "Adama School" and so idcntified oza Exhibit C
(hereina£ter, the "Building"; the Demised Premisea and the
' Su�,lding ar,d other improvementa thereon being toqether
hereis�aftez roferred tio aa tho "Proporty"). The Demised
Premiaas alza�.1, not i.nc�.ude the Buildinq nor aay appurtenance3,
equipment, porsor�A1 propoxty o7r any altezat�,oas or additions
thereto or replacemvnt� thezeo�, now or herea£ter existinq
� aad locatod or placed upor or under the Demiaed Premiaee,
oxcept aa provlded horein. Landlord h�reby reaervea nnd
, retains nt nll timea durinq the term of thia Leaae or nny
ex�er�aioz� or ren,ewa,7, thareo� a raght of unzeatricted acce�sa
i to nnd use a� all timea and for azay purpoae o£ the areas
' identiPied aa Playqround on Exh�,bit C, auch access to be by
j mean5 oE a riqht of wAy hexeby zeserved by Landlord nt all
; such timea ovor a portion oE the Demised Promia�s identi�i.ed
� as "Right of Way for Lnndlord" on Exhibit C, which zi.qht o�
� way shnll include a11 of Parcel 3 e,nd thoae nroas of �azcel
I 2B located southerly and westerJ.y of the "2 S�ory Brick
� Sui�.ding" all a� ahown on the plan hereinabovo I'Q�CX'L'Gd 'LO.
1.2. This Lease is being executed in co�juzzcti.on wi,th
the sa,1e and conveyance by the Landlord to tkze Tanant o£ th�
Buildiag. The Tenant hereby �cknowl,edqes and aqrees that it
has accepted canveynnce of the Buildinq "aa i�," :ree from
any implied or expres� repre�cz�tat�on3 or warranti�s o£ any
' nsture by Lmksdloz'd w�.th respect to the Sui2dina.
1,.3. At least twelve parking spacca shall bQ ava�labl,e
� Eor raaideats of the Town of Lexinqton in those areaa identi=ied
, on Exhibi,t C a+s "Pdzking Are�a £ox Landlord" ar all timea,
• and all o£ such'areas ahall be available £or pub�.�,c parklnq
during the timea that the Ter�ant's achoo7, ia not in aession.
AI:TICLE xI: TERM OF LEASE; EXTENSI�N; LANALORD'S OPTION
� TO PUFCHr�SE
2.1. The oriqinal term o£ thi.a Leaae ahaxl commence on
the date fizst above wz�tten, and shall end August 31, 2003, ►
unless earlier torminated as provided k�ezeia; provided that
tho �arm of thi.s Loase may be extendod as hereina£ter provided.
2.2. Tez�a.nt mny e�.�ct to axtend tho tez�m of thia Leaae
for up to three separate, succeaaive, opti.onal extenaion
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Cerma, oach for a period of twenty (20) years, to follow
conaecutivoly a�ter tk�m oriQinA1 tezm hcreof (each of auch
perioda i� hareina£t�er rc�'errad to as An "exten�ion �erm"),
upon tha condition tk,�t, on thc 1.sst date on which the
Tamm�t ia entitled to exerci�e e�ch such option and on the
laet day of Che thon-current term (oriqina7. or oxtensi�on, ne
the cane may bo), thia Leaso ia in full £orca and o£�act And
Che Ten+ant ia not in de�mult hareunder (unica� trio r,ppiicablc
peri�od for cure oE auch dcfault hA� not oxpired and such
defAult is duly cured withan such pera,od) and haa paid all
ront ar,d otkser amounts pAyablo by Tenar�t heraunder and hma
othorwiao aubotaz�tially complied with a11 of Ten�at's
obliQationm hor4under, and providod wi,th re�pect to anch
exteasion Cerm th�t Che �andlord ha� not exarciaed ita ri.ght ;
to re-purehaae tha� Buildir�q as hereinmfter provided. The
Tonant ahall exerci�o each 3uch option by qiviz�q writtcza
notice to Landlord of �annnt'a election to extend Che torm
o� thia Lea�ae, such notico to be q�,ven not 7.e�a than fouz
(4) yeara prior to the expiration o� the then-curront oriQi.nrxl
or exte^s=on term of rhis Le�se, aa the case may be. Tf �
Teasnt doen noc ao alect to extend thi� T,aa�e by written
notice ar, a�ormeaid ir� any instance, then Tenant sha11 so ;
notiFy Landlord £our (4) year3 pr�.or to tho tarminati.on o£ "
tha then-currenc ori,�inal or exten3lon �erm o£ the LQ980, as �
the eaee may be, and �hall ofEor to Landlord the right to �
purchaee tho Buildln� in mccoxdancc with the procedures for ,
noticc and dotorminAtion of �air MArket 'Value az�d the ataz�dard�
for coaveyance az�d oCher provisions aet £orCh izz SecCion '
2.3. Urslesa Landlord oLecte to purchaae the Suilding in any '�
inataaae, by noti�'yir,q TenAnt prior eo ninetY (90) dAya �
a£ter Che Fair Market Value of the Buildinq haa been determined
in accordance with SQction 2.3., Tonant shaJ.1 ha�ve the
riqht, in auch inatz►nco, to o£far the Buildi.nq £or sale �o a �
third party approved by Lsndlord as prov�ded in Article V
hereof, aubjmct to the Laadlord'a riqk�t oE Eirat refuaal
provi.ded iz� ArCiele VII heroof. La.ndlord agrees not unroasonably '
ta withhold auch �pproval, but tha partaes agxee that �a
actinq om m�y re�uoat far such approval Landlord may taka
into consideration the iatpgrity, repu��t�,on, experCise and
Einanciml atability o£ any propoaed tran�feree. LandJ.ord
aqroea to leaae the Demi�ed Premlttea to auch approved third
parr�y upon the same tarma and condi�iona a�t forth her0ln or
on much provan�ons and conditiona acceptable to Landlord and
said th�.rd party. I£, pr�.or to the oxpiration o£ tha original r.'
or any exterssion Cexm heraoE, as Che catse m&y be, Tenffint
doan not eo elect to extend this Leaae by written notice as
horeinmbove providod, or doea not o££er to Landlord the
riqhC to purcha�aa the Buildinq as hereinabove provided, or
dooa not eloCt to soll or has not �old Che Buildinq as
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prov3,dod heroinabove as o£ the date of oxp�rata.on of thr
. oriqinal. or nny ext�n3ion term hereo£, as the cdse may be,
then this Lease ahall terminate upon the axpiration of Che
oxi$inal ox auch extansion torrn, and a12 obliqations o£ thc
partie� horeunder 3ha11 ceaae except thoae provisiona o£
thie Leaae a�ppli�cable 'upcn. the expiration of tha torm hereoE
wh�ch :ehall than apply. 1Vo further extcnsi.ona aPC.er the
axpiration of the �Chird exten�ion term (reaultinq ira a
poCentie� maximum aq�reqate t�rm of eighty (80) yeara), are
granted hereby.
2.3. IE, prior to expS.zation of thc oriqina2 or any
axCenaion term hereoE, ns the caae may be, Tenant :sha,1J. 3a
olect to exCond thi� Loese by writtan notice aa provided in
Sectian 2,2, �andlozd ahail, novoxtheleas, havo an option to
purchaao tho Bui.J.dinQ upon tke expi.ratioa oE auch oriqi.nal
or exterssion term horaox, aa the ca3e may bo, or upor. the
expa,raCion o£ Any Eurthar extonsion nr' zenewal torm heroof
wh�.ch may bc aqreed tp by tha partie�, at a purchase prSco
equa7. to the Fair Markot Value (as horeina£ter defi.aed) of
I'; the Suil.ding, as herein��tor aet �orth. Tf Landlord is
i intore�ted in re-purchasinq the Buildinq, LAndlord aha11
first give notice ar� writi.rsq to the Tenant o: Land7�ord's
i dosire to eatAbli.sh the Fair Markat Value o£ the Bui.ldinp,
which n,otice shal.l be p'i.ven aot lesa tha�n threo (3) y�ara
prior to the expization of the then-turrent original or
axtension term of tYzi.a Lenae, as the ca�e may be. Followina
receipt by Tanasit of auch notico :rom Landlord thc partzes
' shall cause the Fair Market Value o£ the Buildinq ns of the
dace three (3) years prior to the expa,ration o£ the thcn-
current origina7. or extenzion term herao£ (the "3-Year Faiz
' Market 'Value") to be dctermined in Che mannen c�roina�ter
aet forth.
For th� purpo�e� h�reof, FAa,r Market Value meana the
fair markat value of the Bu�.lding alor�e, exclusive o. tha
value of the land upan w2xi.ch it is �i.tuatod, i,n vicw of the
historic usa of th� Buildizsg as an elementary achool, a11 as
determined by considering C2�e ca�h price £or delivcry of
title 'to the amme iz� an unencumbored „tate (i.e., aasu:ninQ
that the Building is aituated an the land aa o: ri�ht, but
axclu�i.ve of th� value o£ any ].ease or rights to extend e►ny
lonso or any other righta, encumbrance;, or appurtennnces),
thaC a knowJ.�dqeab7.e and in£ormed and willinq buyer o� tho n
same would gay to r,nd be accepted by an informed and w1l.linq
aollar. The procedur� for detormirsiag 'Che Fair Market Value
of the Build�ne ahaJ.l be aa followg: The Land7.ord and
xenant sha1J. each, within twenCy (20) days from the dnto o£
the notice givez� to Tenant of Landlord's desire to cstabliah
the Eair Market Valu� of the Buildinq, but not more than
Eiva (5) years prior to the expiration of thia Leasc, oaqeqe
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the sexvice$ o£ a duly qualiEied, disintere��rad real esfiate
appxr�isor or apprrziaal :irm of recoqnizad competcnce in the
Creater 8oaton Area, moetlnQ the qua11£ication� o£ MAI
(Mombmr, Apprai�al In:,ti'tute), or SFEA (Senior Foal Estate !
ApprAiaar, Socioty of Foa1 E�tate Appraiaor�}, ro-certified
�tAtua, tha rcapective £ees oE �uch appra�,sera to be paid by
oAch pmrCy aeparataly. If either party sha�1J. fail to on�aqe
�nn appraimer ae provided horoin, the r+ppraiser engaged by
the othor pa�rty shAl1 appoint a second �uch apprai,sez, whos�
fee �hall bo charqed to and paid by tho party so �aili.ng to
ongs�o an ApprAiscr. The two appraisprs �hmJ.l Appoi.nt a
third auch apprmiaer meetinQ tho quali£ications sat fosth
above, the feea of such third appraiser to be dividod equully
bmtwean the part�es. xhe three ttpprai�era so appointed
sha21 ms�ke euch market atudiQa as thpy deam nacessnry and
nqree upon a� fmir mark�t valuo £or the Building (as doseribed !
hnrminwbove) toa of the applitabla da�e, nnd ahall report to
Lmndlord and to Tonaht, in writinq, the reault� af such
markeC atudiee �nnd tho fair mmrket vAlue �o mrrivad at
within ninety (90) days of their er�qaqement, and, absent i
fraud or bad faith, such Eaix market va2ue �hall bn deemed �
aQreed upon and bindi,nq as the Fair Market Value of th�
Bui2dinq. If the three appraigars c�znnot aqree an a fair '
markot valun For tho Building, then the Fair Market Valuo o£ �
tho Buildinq ahall be dotormined by �rb�,tration by the , ,
American Arbitratioa Aasociation undex its ReaJ, Estata
Valuacian ArbitrAt�aa Fu7.es aa �.s e��ect at such time tha
coat ot which arbitzation sha11, be apportioned aquAlly
botweon the pr�rtiee. within 90 day� after the Fair Market :�
Valuo of Cho Buildinp ha� boen so determined �n any lnstaz�ce,
Lnndlord ehA21 qivo to Tanant writtan notite n£ i�s oloetion
whethor ar not ta oxerci�e ita option ca purchase tho Building. ;
If Laz�dlord ao elects to purcha$e the Building, such olec�ion
aha31 ba bindina and the pArtie� shmll do such �hin�r;� as
ahAl1 be noceeaary in order to enable the purchasa of tha
Suildinq to ba msdr by Landlord on the date speci£iod
theroPor by noti,co from Landlnrd to Tenant (tha "Clo93ng
Dste"), which dmte mhaLl bc, no later thnr, tcn (10) bu�ineaa °;
ctaym mfter the lAter to occur o£: (i) the expiratiori oE the ;
chen-currant ori�inal or extenslon term hereof, Aa t:�e cnee �
ma�y be, or (11) determina�Cion of the purchaee price as �
horainAfter provided. The purchaea price �hall ba detcrms,aed
by adjugtinQ the 3-Year Fair Mark�t Va�,ua to zo£lect changcs �
in tho Conaumer Price Index for Urban Waqe Earnerm and r `�
Clerical workerc, Ci�y of Boaton, as £ollows: The purchaso �
price aksall be equal r.4 tha 3-Xaar Fair Market Value muJ.ta.pl.i�d
b y a £r a c t�,o n, t h e n u m�r a t o r o£ w h i c h a h a l l e q u m.l t h e v a l u c =Y
of tho Conxumer Price zndex for Urban Waqa Earner� and �
Clerical workera, City of Bo�ton, All iteme, 1967 = 100, as ,
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8K14q�45PG02b
publish�d by thc BureAu of Labor Statii�t�c�, United Statos
' DapAztment o£ Labor (tho "C1'I) £or the laat full calendar
moz�th during the then-curront original or extension term of
� 'Chia Lease, a� the case mey be, in which it ia published
{adjusted on e consi.stont baa�s to re£loct ary chaz�gea made
by the Bureau o� Labor StAtl3t1GS in tho method of datermini.nQ
the CPI occurring pri.oz to auch time) and the denom�yator oE
which shall be thc CPI £or �Che £irst full calandar month
during which the CPI ia published followinq the giv�nq o:
notice Co Tenaat by Landlord of Landlord's election to
. exerciee ita option to purchase the Euilding. See Sectioa
3.2(d) .
Landloxd shall be treated a� havinq per£ectcd ita
rights Co proceed with a c�oainq o£ ita repurcha�e of the
BuiJ.ding hereundex if n,otico o£ �ts electioa Co do an is
timely givon even i£, throuqh no mnterial default of Y.artdlord,
a closinq shAJ.l not be nble to occur withir, the period
provided abovo or on any eatabli�hed Cloain�r Date. Provid�d,
howevex, �hat if the cloainq doea not occur by reaaon of
Landlord'3 PAult within thirty (30) dnya of thr Closi.nq
Date, then, on and e�ftor such date thirty (30) dAya a:ter
the Cloaing Dnte, Tenant'a obligntion to ,pay renti, aasessmenta
and taxoe horeundar �hall cease and Tcnant ahall thoroa�toz
have no ob2.iqation to ma�,ntain tne Euilding or hoati tho
Building, ar,d Tanant shall not be liable to Landlord :ar any
damapea £rom such £nilurm to maintain and heat the Sulldiaq;
i and provided Purthar thAt, notwithstand�a4 nny other provisian
� in thi.a Loaae, Tonant's Eail.ure to maintAin Al1C� 1'SOAL the I3uildi.nq
in �ueh cireumstanee, e►nd any consequar�cea thereo£, shall not
� be grounda Eor Landlord to repudiate i.ts obl�.qation to
� rapurchaao the Suilding in xceordmne� with its oleetion
i under thia Leaae. The term of this LeAae aha7.1 termxnate on
� tha Cl.oa�nq Date, �,f it haa not expired prior thermto. On
tha CLoaing Date, TcnAnC sAell convey Citle to the Buildinq
in ACCOrdA2lCO ,W�tt1, and the Suildinp ahall otherwiae bc in
compli.ance with, the fol7.owinq Standarda:
{i) Ti.Cle Standard: On the C1oa1nQ Aate, Tonant
ahAl1 by quiteiaim doad eonvcy eo Lardlord qood and
cleaz racord and marketable title to the Sui7.d=nQ,
sub�ect ta and wa,th the bersefit of the £ollowing matter3
only:
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(a) Those matters of record subjnct to which
thc Buildizsg wAs conveyed by Land].ord tio Tonant.
� (b) Real estate taxoa not yet due and payAblc
and speCial assewsments whi�h are not yet due az�d
payable.
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(c) Such other mattora as Landlozd sha11
hAvo uqrood in wr�tin4 to accept.
(ii) CondiCion o£ Buildinq Standard: On the '�
Cloainq D�te, tho 8uildir�g shall bo in the aam� condition
in which it now i�, only reosonable wear and tenr and
3uch add3tiona, renovation� and improvements approved
by the Landlord iE so raguir�d by the terma o£ thi�
Loaao oxcopted, nnd in compliance with the applicsblc
proviaiona o£ this Loa�o,
(iii) Police Powor Compliance Standard: On the
Clo�inq Da,te, tho BuildinQ ahal,l continuo to comply As
of riqht with all Applicable pzoviaions of statutes,
laws, by-lawe, ordinAnce� or ardez� of Qovernmontal or
c�umai-qovernmontAl authority with xespect �o buildi,nq,
zoninp, zent control, fire rating roquiromcnt�, l,ealth,
licen�inq, sanitation, environmental protaction or
oChar mmttors wiCh which thc Huildin� is now in compliance.
�ho Tensnt �haJ.l be obliqated ta dellver the Bu�.ldine
in compliance with the provia�ona of such atatutes,
lawa, by-lAwa, ordinaneos or order� aa may be e,naeted
oz promulaated in the £uture only to the extent that
the eame mre applicablm to tha Bui:.dinST as ueed by the
xer�ant. Wi�h rewpect to Ma�es. Gen. Lsw� ch. 111, s.
190-199 wnd roqul�ationa isauod purauant thoreto aa in �
o££ocr +as of the data hereoE, the Landlord agroe� tha�t
the Tonsnt haa no rospon�ibility to Landlord under �his ,
Loase for removin� or coverinq laad in ppint, plAstor
or othor materialg on or iz� the Buildinq.
CloainQ ahall occur at auch timo on the Clo�i.nq Date and at
auch location aa Landlord Az�d Tonant shall raaaonably agree
upnn. At snd sa a condition to the closinQ the par�ien
nhsll: (1) exacuee and deliver all inatruments reasonably
naceaaary or appropriate to consummate the transaction, as
determined by Tomm�t's iand Landlord's counsal, includin�t a
eermiaation of r,his Leano, And (2) be in compliance with tho
ra�pectivo conditiona Eor the bono£it ot' tha other As hereina£ter
aot £orth. Withouz limitinq tha genoraliCy of the £oregoinq,
but aub�ect Co the provisions of th�.a Sec�ion 2.3. , Landlord
ahAll have no obliQation to prpceed to ac�uire the Buildinq,
notwithatsndin�{ its eloct�on to do eo, unle�a tho £ollowing A
conditxons proeedent hereundmr Whall be aAti�£ied on tho
Cloain� Date or waived by Landlord:
{i) Tenant 3hall thereto£ore rxnd then have paid
in fu11 nll rent aad other amounte duo mnd payable by
Tonant hezeuadcr, and otherwise substpntially par£ormad
!
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aJ.l, its obli.gations hezeunder and not bo in default
hereunder. Without lamitatlon, a11 warrant�ea and
� zepLeaantations of xenAnt shalJ. continue to be true,
complate and nccurate.
(11) The S.ui].ding in aJ.l re�pecta (inciudinq
cond�tion snd righta o£ posaosaioz�) ahall be in comgliance
wi.Ch tha Titilo SCandaxd, Condition of Buildinq Standard,
and Police Power Compla.ancr Stan,dard, as set £orth
hereinAbove,
If Lha Landlord dooa aot ex�rcise its option to purChnac the
Buildinp� at the expirata�on o£ �he oriqinal or any exteasi.on
term of this Lease, a� the camc may bo (oxccpt the third and
final esxten�ion Cerm permittcd hezeundor}, aad 1F Tenant has �
not sold i�a Building to a third party puzsaAnt to the torms
of the L�ase and i£ Tenant haa noti£�od Landlord o� ita
election to extend the term of tho Leaao and provlded that
the Tenant i� not ia dcfault hozeunder on the dato o£ oxpirntion
o£ sai.d ori.ginal or extenaion term as the case mey bo (unlase
tho applic�ble period foz cuze o£ such default haa not
� expired and such dofault i� duly cured within such period)
and i£ Tenant haa pnid all zvnt and other amount� payablo by
'Toz�ant hcreunder and hns ot�orwis� at all timee aubstantialJ.y
compliod with all of the Tenant's obla,pa�ions hereundor,
; thcn th� tezm o£ this Lease ahall automa�ically be extendod
� a� providad ln Section 2.2 fnz the twenCy (20) year perlod
; o£ tha next aucceedinq extez�sion term, without £urther
{ action by the parties hareto, upon the �ame terma, provisions
� and condltlon� set forth in thi� Lemae, I: I.andlord hma
! oxercised its opt�on to purchasc the Buildinq, but thc
.� purchase price has not baen doterminod and the purchaao
j cloaed ns oP thc axpir�tiori o£ the than-cuzrenz o=ipinal or
y extenaion term hezno�, tt� the caae may bc, thia Loaae 3�'1A�.�.
� automaCically be extendad uppn cha aame conditioas and
prov�.sioz�s hareof until the purehase price haa be�n so
; determincd and tho purcha�e closed, except ax prov�ded
y harei.nabove �in the evoat that the cloainq he,a aoti t�akmn
pince within thirty {30) daya :rom the Clos�nq Datc by
rea�on o� tha Landlozd'a £ault, and providad that Tenant ia
not in deEault hareundaz and shall continue to cemply wirh
all o£ the terma and conditions horeof, but, unlaaa otharwxae
agxeed, in no event �hnll such exteasion exceed nine months.
i
AR'SICLE III: RENT
3�1,. Commencirq on the date hereo£, Teaant covenants
and aQree� to pdy Landlord, without oEfaat or deduction, and
wi.thout pxevioua demand therafor, basic rant st tihe retes
set £orth ir� SeCtion 3,2 hervof durxn� the serm of thia
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BK ! 4945 PG02q
Lea�ae includin� tho extonsion torm herao£. Such basa,c rent
ahali bo pmyable by Tez�ant in advance a,n oqual monthly
instmllmcnta on the firat da�y of each and every calendaz
month durin�t th� orrglaal ar�d et�nh axtenaaon term of th�s
Lmaae, t+nd ahs1J, bo payab�e at the Landlord's mdilinq
mddre�s met forCh abovo or at auch other pJ.ace rxs may be
deaiqnated by tho Landlord by thir�Cy (30) drzys writton
notice.
3�2 (a) �'he ba�ic rent for the p�riod commoneinq on
the dato hereof and endinq Fobruary 1, 7.988 ahall bo }�aid aC
a rate oE Sc,vorz Thou�and Five Hundred Dollara (57,50Q.00)
por annum payt+blo in equa�, installments of Six Hundrod
Twanty Five Dollara (5625.00) por month. The bnaic rent
3ha11 be +adjuatod aa of Fobruary 1, 1988, and ahall bo
adjuetod s�rAin s3 p� the expiratian oE ench auecessive five- �
year period �herom�'ter durinq tho ariqinAl term of thia
Loase snd each ext�naion texm heroof, as £ollowg:
(b) Thn ba91c rent for �Che �ive-year period commentine
Febzuary 1, 1988 and andinq February 1, 1993 shall b� payable
in mqual monthly inatallmenta +aa provided herein At a�n
Annual rato egusl no the annual basie r�nt set Earth in
Subaection 3.2(a) mulriplSed by u Eraction, tho numerator o£
which ahAll be the Conaumer Price Index for UrbAn wage
Earner� az�d Clerieal Work�re, City o£ 8oaton, all itoms, '
196? = 1p0, as published by the Burenu o£ Labor StAt�,stics,
Unitod StAtoa Department oE Labor (thc "CPI") for the month
o£ FebruAry, 1988 (Adjuatad on m consaatent bA313 to re£lect
any chanqo� mado by tho BureAu of LAbor Stati�tics in the
method of doterminsnq the CPI occurring prior to �uch time)
snd the denomirsator af which sha1,1 be the CPI for the morith
o£ Fobrunry, 1983; provided, however, thaC Che basic rent
payAble uncler thia Subsectaon 3.2(b) sha11 raever be leag
thAn th� baasc rent set forth in Subsection 3,2(n) ,
(c) Tha baaic rent for the five-year period commencing
Fobruary 1, 1993, and for emch successive five-year pera,od
thereafrer durinq the ori4inal azad tnny ex'Cena�on term
hereof ahall be payAble in oqual mor�thly instsllmen�C� a� '
providad herein at am m�nual rnt� equ�l to tho annual bmWic �
#
rent for the precedi:�q Eive-year period mul�iplied by a :
Eraction, �Che numerator of which aha11� be the CPS Enr the
laat cmlendar month of �uth precedi�� five-year period A �'
(adjuatod ora a consiatent b�aia �o reflect Any changes m�de �
in the method of detarminin� the CPI occurxs,t�� prior to such :; .
timo) and tha donominator o: which ahall be the CPi �or the
£irat calendar month o£ such procodinq �ive-year p�riod;
providvd, howevor, that thc basic rant payable her�under for
r+ny auch period sha11 never bo loss than the basic rent set
forth in Sub�oetion 3.2(a).
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BKIu945PG030
(d) I£ the Dopartment of Labor should coean to publish
. the CPx in ita preaent £ozm and calculatcd on thc �resent
bAai�, a compArable Prica Sndex or an index reflecCinq
chan$os in pr�ced daterminod in a aimilar mAnnor �hall
seaaonabl.y be desiqnated by Landlord and roa�onubJ.y approved
by Tanant in substitution therafor for purpoaea o£ thia
Article III end Articlo II. The CPT �or any month relevnnt
to tho application of thi.o Art�cle IIT shall bc that publi�hed
Por auch month 1E computed foz such month, or othcrwise for
the moet recent month immediatcly prccedinq the moath as o:
' which the applicAtioz� is to be made. whenevor e CPI amouz�t
relevant to tho applicatior. of thia Azticlo XII ia not
availablo as of �h� date on whick� n determination is to bo
made, necessAry adjuatmenta betwoen Landlozd and Tonant
ahall bo mrxde retroact�vol.y, within a reasonable time a:Cor
rar�uired computAtiona c+xn rendily be complexod.
3„�3. (d) In nddition Lo the ba3ic rent provided heroin,
Tenant aqzea9 Co pay whon due at1 as�essment3, licenae and
permit Eees, water zates and chargea, a�wer rcnta nnd othex
qovernmantal charaes (othor than rea3, eatate texos), qcnczdl
! and specinl, ordinary and extraordinary, ua£orceeoh sa we11
as foreaeen, of any kind and.nature whataoovar, whether or
r�ot eurrer,tly in e£foet, including, but not limsted ro,
i aaaeasmento £or public improvaments or benefits, ar,d includSnq
i ar�y �ines, pendltiea nr �ntcxeas add�d thoreto for the non-
� payment thoroo�£, whieh ehall at any time durinq the oriqinal
� and sny �xterzsi.on term hereof bc laid, Aaaosaed, leviod,
� confirmod or impoaed upon or become due or payable or a lion
upon the interest o£ either Lrandlord oz Tenant in the Property
or any appurtenance� thoreto, the uae or occupation thereof,
� or upon the owner in respect thoreof under or by virtue of
� all current or �uture law�, ordinancea, requiromen�a,
orders, directives, rules ar rogulationa of the £ederal,
s�.ete, county, �.owz� A»d city governmencs nnd o£ all other
� governmental authori.ties whatsoever (all o£ the Eoroeoing
co].lectively ro£erzed to herein as the "Asaessmeats") .
� A�aeaamonCa payable ksozeunder relatin�t to ar►y period, n part
� of which i� not wi,thin the term o£ �.hla Leaae or any extenaion
or raaewe,l thoreo:, shall be pro-rnted bctweon xhe Lnn�lord
and the Tenant. T�nant shall havc tha right to contest in
� good Eaith the amount or validity o£ any Aaseaament� payable
by Tenant h�reunder by nppropriate J.�qal procoedinqa at
Tonant's expense, provided that Tenant shall fizst q�ve r
written noticc tp Landlord of it� intantion to do so, az�d,
at the option of �andlord, Tenant ahall dopoait funda aufficient
to securo payment o£ much contescod Aaaeaamez�ts toqether
with interest and penaltios thoreon in escrow with an oscrow
agont acceptable to Lan,dl�ord purauaz�t to the terms of which
e�crow such funds aha11 be usod ro pay and di�charge auch
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BK F 4945 PG031
conCoated Asaoaamanta as Aze £inally detorminod to be lawEully
duo and pAyablo by Authorities havinq juri�diction thereof.
(b) In addition, Te+nant whall pAy beforo the sAme
ahall bacomo dolinquon� all �uxeg (nthor �hnn real estate
te�xee) Aaeeeaed or impoeod upon or p�yablo wiCh respect to
tho Propexty to the extet�t that Tenant i3 not �xompt there-
from by virtuo of Tenant'a atatus a� a chnritable corporation.
Tannnt nhe►11 alse pny to Landlord, in AddiCinn to the b�naic
rent, Amaoo�monta and othar chArqe� pAyabla by Tenant hcz�eunder,
an a�nnuml payment in lieu oE real o�tata traxes in the mi.namum
bsae smouat o� S16,OOO.nO per ca�.endar yeax, payable on the
firat da►y of oAch month in equal monthJ.y installments (o�
51,333.33 durin�t the oriqina.l tcrm) and adju�ted from year
to ycar a�a harninAftor provided (al2 taxea of any kind or
nature from wh�,ch Tonant 13 not exempt and a11 paymante in
lieu of roal eatato taxoa are hereina£tor re£erred to as the
"Taxoa"). TAxes payable by Tenanr hareunder ahall b� pro-
rated with reapoct to any porCion af any year or mon�h �io'C
fullinq within tht oriqir�al. term of ths,s Lease or any extension
term hc�roof,
Tho annual in lieu of tax payment pAyr,ble by Tonant for !
each calmndar year durinq the originAl And any extenaion
tarm hereoE shall be e�ual Co Cho annual ln lieu oF �Cax �
payment payablm horeunder Eor th� provioue cr�lendar year '
multlplied by 1.025, and 'hall bc payablo in ogual monthly
inatallmenCa as providod Above commeracinq 4n JAnuary 1 of
eAch aalondAr yoAr.
(C) In t�ddition to n21 other amoun�� pAyrable by Tenant
21px1!tLiXSCIpx', Tonant ahall pay or cAuao to be paid, prior to
delin�uez�cy, all tharqea for wmr,or, �as, olectrici.ty, telephone
aervico or othor public or privn�e u�al�'tiew used upon or
£urniahed to the Demiaed Premaae� or the Building during the
Cprm hereof. It ia the intentaon o£ the parties thst tha '
rent horeundaz ahAl1 be net to Landlord, so that thia Lease
aha�l.l ylald to Lr,ndlbrd 'Cha nec annual basic xent and Tnxea
apecx£iod herain duriz�g the ori�inal and all e,xtonsion terma ?
of thia Leade, and that all coata, expensea and obl�gations h
of ovory kind and nmture whA�aoever relmeinq to the Demiaed �
Promiaoa ahall be paid by Tenant excapt aa othorwiso apccificALl.y :�
providad horein. Landlord shall hav� the aame riqhCs and C
ramediee :or the nonpAyment by the Tenant of the full nmount a "
of Tmxea due ta Landlord and Asseasments duo under this ��
Section 3.3 ss Lundlord has hereunder £or the nonpayment o£ �
baaic rent by TenAnt. `'
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8K1 4-94 � PG032
A�.xZCLE IV: POSSESSION, USF., MAXN�ENANCE, REHASILTTATION,
REPAIRS AND IMPROVEMENTS
4.1. Pnxaes9ion oE the nemiaed Premisos �hall ba
delivered to tha Tenant on the e£:ectivo date of thia Leaso
set �orth hcrcinabovc. Tenant'a aceeptante af posaesaion of
the Demi�nd Promiaes shall be deemed to be aceepCance of the
aame it1 their condition exintin� as of �uch dato, subjcct to
all present and £uCure applicablo buil.din4, zoning and all
other municipal, county, state and federal lawa, ordinancos,
requla�iona nnd the like govesning and ralating to tY:o
Demised Promiae� or Che uso or improvement tMezeo£ by "Lenant,
and any viol.ation o� tho same, and aubj�ct to aLL matter� o:
rocord. Tenant acknowledgaa thnt ne�thor Landlord nor
Landlord' s aqanta have made any reprcaen�ationa or warrn»tiea
wi'th roapvet to Cha Aemised Premisas or any ot• the impravements
thereon, athor than those contai�nod hezcin.
4.2. Tho Tenant shall uao the Property only For operation
o� a privata school, Crado3 N-9, with a maximum studonC
jpopul.ation o� two hundred sixty (260) �tudents, which number
may be iricxeaaod i.f such �ncreaae is approved an writinB by
� the Landlord. Any assig�ee or taker under an aa;i�zunent nr
trnn3£or o£ thia Leaso permitted undor Article V hezeo£ may
, uae the Prnperty for other lawful purpo3e� approvod by
LAndlord. The Tenant's school will bo in operation fzom
8:00 a.m. to 3:30 p.m. Monday throuqh Friday, and thc
Property wiLl occasionally be u�ed t�nd occupied by Tonant at
�� other time� and oz� othor days. Excops as othcrwisc providod
; in this Lease, no other use nor any unlawful uae or purpoae
� �ha11 be conduct�d ar -ufferad or p�rmittad by Tonan� on or
� in the Pra�erty. Tha Tenant aqre�a that the aud�.torium and
!. other mee�inq faciliti.e� in the Suilding (toqether with mll
� necoaaary right� o£ accea� thereto and rigAta to accensory
� and incidontal uses and Eac111ties) ahall ba avaiJ.ablo £or
jthe u3e o� tiho Landlord or pubJ.ie, eommun:ty or neiqh.bOrhood
i aroups duritiq auCh timea an th�ae £acilities ara not in use
! by tho Tenant, At a cost aqual, to th� rcasonable mnintena�ce
� expenses ir,curred by the Tenant in connection with auch uae,
1 ar,d aubject to such rea�onable procedurc� as 3ha1: be aqreod
1 upon by the parties.
� 4.3. Subjecti to the provi�ions o: 2.3.(iii), Tanant
i cover�anta, at Tenant'a expenae, promptly to comply with, and r
� to cau�o the Property and any work done by Tenant thereon ar
� azzy timo to be undartaken and Lo be mairatained 1n con:ormiCy
wi�h, and not in violation o:, all appl.�,cablh current aad
� £uture lawa, codea and ordinantes ar,d the ordors, zules, and
requlmtiona and requirements of federal, atate and zown
� governmant�, and appropriaCe departments, commiaaions,
�
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� 1 ���a P&433
bonrd�, bureau�, aqoncao�, Au�horities and ofEicag th�roaf,
i.ncludin4, without limitation, fire �afoty and environmentnl
roquiromenta, xoni,nq und other land uae law� or reQu2nCions,
and the ordera, rulea, roqulations And requiraments oE the
buildi.nq, wnter, sewor, e7.ectrical or other in�paction
dopartmontm or of£ices of the Town o£ Lexingtoz� and the
$oard of Firo Undorwritora (or aray othor body or bodiea now
or hfreaf�er conatituted exerciai.nq �a.mS,lar £uactiona) and
tho LmxinQton Hiatoric Distritti Commiasion. It i9 tihe
lntent o£ tho par'�io3 that this SecCion And Saction 2.3. (11�)
wi21 no� impoaa any obliqation� oz� Tcnnnt with reapcct to
euch lAwr, codoa, ordinanees, ordar�, rules, requlations and
reguirements beyoz�d thoaa imposed by 3uch 1mws, COCLCS,
ordinancea, ordora, rulaa, regulAtions and zeguirement�
applic�bla to tha Property as usod by the Tez�ant. if the
Tenant rocolvea noCico o£ any violation of :uch law, ordinancc,
order or re�iulation Applicablc to tho Property ar tha use
And mmanConance thereo£, Tanant ehall gi.ve prompt notica
Choroo£ to Landlord. Tanant will ob�arvo and comply wxth
�ho roguiroments of a11 policies of publi.c 1iAbility, £ire
and all other policiea o£ ansuranco carriad by TenAnt ��
xequirod horoundor with rv;,pect to the Property, j
Tenan� ahtnl.l not be in violataon of th� xoraqoinq
coversAnCa whon, in pood fAith, i.t conto9ta, by appropriAta •
lqqal procoedin�ta, the validity or appiieability o£ any law,
ordinanee, ordex, rule, requle�ti�4n or roquirement o£ any
qovornmenta►1 A�rency And, unles� cavil or crimi�nnl liabiliCy
apain�t Lnndlord may resuJ.x thar�from, T�nsnt may dclay �
compliance thorewiCh until the :inal determination oE such
proCood%n�t, providod, Sn tha ca�e of az�y contest nr,d deJ.ay
in compliante:
(�) TcnAnt ahall nota,�y L�ndlord immefliatoly upon
knowledqe by Tonant or notico o£ any claim o£
violmtion of Any auch law, ordi.narsce, order, ru7.e,
requlation or roquirement, and oE Tenrsnt's intenCion
to conte�t the same; nnd, thczaAfCer, Tenant i
ahmll, �rom timo to time, And on the requeat of ^
LandJ.ard, advise Lnndlord oE the atatua of any �
�uth praceedin�s;
(b} Toriant �hx�21 indemni£y, aavo hArmlea� and dafend
Landlord :rom any loas, cost, liability or expenae ?
which may be incurred by LAndlord by roasor� o�
a�uch npn-complinnca or delay; and �.
(c) Tenant ahall proaecute auch contost oE valldiCy or '
applicAbility to contluaioz� with a].1 due dilic�ence. �
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BKl 4q45 P5034 I
4.4. Tenant �ha17., at Tonant'� own coat and oxponac,
' keep and malntain tho Proporty and aJ.l appurtonancos thareto
in qood ordar, conditi.on and ropair, ordinary weaz and tear,
ond those abligations undertaken by LAndlord irs Soction 4.7
only excepted, aubjoct ro the provi.sions of Articla X herco�,
and Tenant ahr�J.i not a�,law any nuisancc publ�c or privata to
exiat oz be maintainod thereon nor uso or pormit any une to
be made of the Property wha,ch would ba improper, naisy,
o£fensive or cont7rary Co any law or municipal by-lnw a.n
force in the Tnwn o£� Lexington £rom time to tima, or w2sich
may zender void or voidabl� any policy o£ insuzaace thon in
eEEoct with raepoct theroto. Lnndlord, i.n connection with
uses o£ the ProperCy �ponaored or direcCed by Landlord,
shall not allow any nuisanca public or privatc to exiat or
be maintained theroon nor use or allow ehe Proporty to be
usod in a manner which i� improper, noisy, o�fensivtl or
contrary to any J.aw or municipt�l by-law in force in the �own
o£ Lexingtor, Erom time ta timo. Tenant shal.� not commit or
auE£ar wastc on oz i.n the Property noz 3ha11 TonAnt romove
iany earth, rock�, �rnvel, mi.r.orals, or the Like £rom the
Demi�ed Pramiaes withou� the written •approval c+£ tha Landlord.
� Tennnt covenants thnt its interast in all improvemantz on
� tho Demiaad Arami��a is �ubjecC to the torms And conditions
hereo£.
� 4�5. The xenant ahrxll hav� the rSqht to install,
maiatnin and raplace on Che Demised Pramzsa� or ar,y pazt
Chereof such signs a� may be permitted by and in complinnco
with a7.7. Applicablo requiremant� of qov�rnmental aucharitiea
having juriadiction thereover, including tihe Lexinqton
Histozie Diatriet Commieaion, provided thet Tenant obtaiaa
all necesaary permita in connoction therewith.
,
4.6. TeriAnt ahall npt alts: or improvo (o: porm�.t
alcorationa or impxovements to) th� Propesty, exccpt in
accprdance wi'C2t thia Laasa or prsor writton approvnl from
Landlord and except that no approval �hall be n�ceaasry in
thc cusc of �mpzovements coatin� less than 510,000.00,
whieh amount Lhtxll ba adjuatad with ro£erence to ehAnqes in
tha CPI in the manner provided in Section 2.3. Ar.y auch
alCerations or i.mprovementa approved by Larsdlord shall be
undertakcn at Tenant'� own expenae ar�d �hall at all C�mea
comply with tha provisiona of thi,s Artiiclo YV, and with
pinn� and �pecif�,cs�ions, if any, (which shall be prapared a
by and at the axpensa o: tho Tenant) thereto£ore submittod
to and approved in wri.t�ng by Che Landlord, and shall not
advar�4ly a££oct the value, character, extarnAl� appoarance
or structuro of tho Prpperty. Lnn,dlord may, without :imitinp
other remoda,e3 available to it, direct in wri�inq tha,t the
Tenant modify, roconwtruct or rcmova any work dono withouc
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_ 8� � 4��� A�6035
prior writ�on approvAl of the Landlord excopt in the cAga of
improvamont� for whi.ch no approval i� n�cos�ary under this
LOAae.
4.7. Thc Ter�snt aha12. procure nll necea3ary permits,
epaciAl pormita, licensea �,nd ApprovAla o£ any kind and
howovor donominaCod befora undortakin�r nny wark or tha
Property And ohAll cauae all such work to ba porEormed in A
�tood and workmenliko mAnner, employin� matoriala of aood
quality and aht►11 do£end, amve harmlo��, oxonarACe nnd
indemnify the L�ndlord from r,ll injury, loss or d+amaqe to
sny poraon or proporty whenavor arisin�r, occaaioned by �uch
wor}t.
Should any improvomcnt3, alteraCions or ropair� bo made
to the Arpporty or material be furni�hed or labor be performed
theroin or thereon by or on behAlf o£ Tez�ant, ma reguirod or
pormiCtod unttoz the torms of thir� LoAce, neitiher Gandlord
nor the Property �hall, undar any circummtanc�s, be liab7.e
for tho pAyment a£ any expense� incurrod or for tha vnlue o£
Any work donc or ma�er�,al Eurniahed to the Properey or any
pArt tksereof, but All �uch improvemente, a].terAtions and
repaira ahall be doae nnd matezials and labor £urni3had At
Tenant'� oxp�nee, ond Tenanc shall be golely and wkao],ly
reaponeible to contrr.ctors, labox'ers and mACerialmez� £urt�iahinq
labor and mmteriais ta tha Property or any parti thereo�.
Tona►nt AQreea promptly to diecharea (eithez by paymonc or by
filin�t of Che noae�sary bond or otri�rwise) any machanic'a,
mAtaraAlrnon' a or othar lien aqaiz�s� tha Froperty or Landlord's
�ntoreet tiheroin, which llena m�ny ari�a out o£ any payment
duo �or, or purportod to be dua for, any 1.abor, aervice�,
mAteriala, auppliae, or oquipment Alle�ted to hava been
furninhed to or Eor the Tenane ir�, upon or ahout the Proporty,
it b�in�t oxpro��ly naraod that LAndlord ahAJ.l hmve no 1lability
whaCaoever on account of any such liona.
4.8. wi,thout 11mi�ati.on, nothfnq here�,n contained
ahall be construed to rendor the Landlord or tha Town Manaper
roaponnible in any way Eor tha work por£ormed by Tez�ant on �
thm Buildin�t or itts quality, or to cr0ate any liabi,lity on
tho part of the LAndlord or aaitl Town Manaqar �o any third �
pArty wiCh raapoct to �uch work. TDnanC aqrae� that Tenant �
ahall not cauac nor auf£er zhe Buildinq or any othor improvamonta
on tho DQmised Prem�aes to be purpna�£ully damaqod or destroyed �
or to b� moved £rorn tho Dnmiaod Promi�es at any time, extept �
aa exprcasly permiteed hezein. Landlord a�treee to be responsible
for the followina: (i) ltnwn cuttinq Aa nece�sary from the
aprin�c tio the £a12 each ca2ondar year; (11) anow plOwing
drivewAya mnd pArking AreAa bu� not sidewalks or other
padeatrian way� an necoa�ary durinq the anow 9ea�on as
�
-15-
�..,r;'.�'�'�..'___. _
,�,:. .
a•
� � �� t,
' BK14q4S PG03b
promptly as Landl,ord'3 equipmont and poraonnel caa bo mado
Avai.�.able tonai.ateat with Landloxd'a munic�.pal obllgations,
on thoae nreaa oE the Demiaod Pzemiae� ak,own on the aito
plan attachad hezeto as Exhibit E and dcsigaated thereon as
"Domised Promisns Pldwed by Landlord," exccp�inq fzom rho
£ozeqo5.ng any condit�on cAused by any act or n�eloct of the
Tonant or any eontrnctor of the Tonant or any party £or
whose conduct the Tenant i,a responsxblo. Thn Tonant by thc
, axecuCion aE this Lease consents to the ontry upo� the
Acmised PramiBes by the Landlord tsnd it's emplayeea and
Ager,ts at ronaonable timoa £or Cho purpoao o£ per£orminq tho
Landlord'a mair+tionanee work roQuired hereunder. Exeept aa
herein exproasly pxovidod, and excapt as zaquired. by ita
municipal obligations, La�ndlord �hall not be roquized to
fuzn�,3h to Tenant any £acilitioa oz servicea of any kind
whatsoovar during tho tezm horeof or any extension term
hereoE, such aa, but not limitiad to, wator, steam, hoae,
gaa, hot watcr, electricity, liqht and power, claaninq,
protecCion, manngomeaC, maintenance and rubbish ramoval
services'. Landlord shell not be roqulred �o make any altorAtions,
rabuSldings, roplacements, chanqes, additiona, improvemonts
or repaars, incJ.udinq rapavin� o£ aay paved a�roas, durinq
� tha term of this Loase or any oxtension term heroo:, unlesa
otherwiae aqreed betwoen the pnrties. Tho Lnndl.ord ahall in
; no eve�t ba liablo for fAilure to per£orm iCs obliqaCions
under thia Leaae when proventod from doinq ao by ca�uaes
. bayond ita control, nor sk�all Lnndlord ever be liable :ar
any indiroet or conaequential desmagea.
� AhTICLE V: ASSXCNMENT AND SUBLETTINC
� 5.1, The Tend�t aeknowledges that th� quali:ications
; And identity aE Tdnant ara o£ pArticular concern to the
I Community and thc La�d�ord. Tenan� «urtho: recognizee that
J i'C 9,� becau�� oP such' qut+l:lficntioas and identiity that the
` Landlord i� entering into thiz Lease, and, in �o doinq, ia
further willing to ACC�"pt and reLy on Tenant :or the faithful
pexformanGe of all abli�ataona, undortakinqs and covcnanta
to b� perEormad by it hereunder. Tn view of tha foreqoir+q,
TenAnt aqrees that Tonant, includin� Tor�ant's .;ucccssora and
assiq'na, aha].l not asaiqn or otherwize tranafer, mortqaqe or
plodge this Leasa or any interest hermin, volun,tarily oz by
oparAt�,on of ].ew, or leese or sublot {wksi.ch tcrm 3hd17.
include, wathout lim�tation, the qrantinB of conccasiona, �
g licar+�e3 and the like) the whnla or any part of tho Proporty
j without Landlord's prior written dpproval. Lasadlord aQreoa
a not unxeaaonably to withhold 3uch approval, but the partioe
agree thnt in wcting on any requeat �or auch approval Land-
lord mdy take into con�id�ration the intcgrity, reputation,
expertise n»d financial 3tabiJ.ity oi any pzoposed trana£eree.
-1G-
�.
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BK i 4a4S PG031
T�nAnt �+h�ll aive writ'Cen notice to Lmndlord o£ thc name and
nddre�a of �ny proposc:d +aaaiqnoe or trans£�ree of Tenunt's �
interost herain or any p�rC thereof nnd any other in£armra�eion
reanonAbly YO�II@StCCI reaardinQ �uch propowed a�9iQnee or
trnn£or�a nnd nny doeumonta ox a��iqnment or tran�£or as
Lsndlord mAy ro�uir�. Lnndlord �hAll, within si:c months
£z•om the date of r�c�ipt £rom Tenant of 9uch noCice, qive
notice t� Tonant of Lnndlord'g �pprov�l oz da��approvnl oE
:xuch propo�ed n;saiqnmont or trnnsfor. wl�ere Lnndlord l�aa
tlivon :�uCh ApprOvA1 to Tenant to trAn�fer Tennnt'a intnrewt
it1 t2�r Lea�c, �ueh tran�£ar �hAll bc e£tactiv� only i£ the
fee Snt�re�t a.n tho Buildin�r i� Cran�ferrad concurr�ntly
thcrewith (aa h�rexnuEtor provided} and orily upon eompliAnc�
with the followinq condition3:
(n) At Cho Cima of �uch trnn�fer, �hero ahall not
oxiat hereund�r any defrault or any event whi:ch would becom�
n ctei�ult wxth itotice And the p�snactc oz time;
(b) Except aa atherwi3e �Kpreawly provid�d in Section
4,2 hereof, auch trmn�f�re� ahAl1 be aubjocC to nnd bound by
nll o£ the taim� And condition� hereox, and �hAll AQree, by
wratCen inotrumant reA�onabJ.y sA'�i�EActory to the Landlord,
dzroctly with th� Landlord, to Aa�ume And be bound by a7.J. o£
th� oblaaAtiona on the p�rt af Che� T�nant to be performed �
and nbaorved undaz thaa Lcn�c, it�cludinq, without lxmitation,
thr covenanta conta�ned in thi� Seetion 5.1 requiris�q �uch
.�pproval of mnd aqrc�mont ws,th LAndlord in the c��e o£
iurth�r n��iqnment or othcr tranazer os an intere�t in thia
Lcas+c.
No trnnsfor of the Tenant's intero�t undor thiw Laa�� �
c�h�ll be effet'tive unleaw nccompliwhad in guituble written
znatrument reeordod sn the o££zce in which, by 1aw, rceorda
rclAtinQ to real e3tat� in T,pxYnqton, Massachusetta, ar�
required to be filed to be effectiv� r,qa�n:,t boz�r� fxdd
purchz�aera for val,ua o£ such property, and a true and correct
copy thoreof, eerCificd �a such by thc trAnsferor und the i
tran�iox•ao, �hall havc bcen 8C21t to thm LAndlord in the �Ame
:pahxon in which noticra ttre reguired to be Qiven under t.ze `
;
trrma of thia Loage. In the event of a aAle, tran:,fQr, ;
conveynnae or othcr Cermination or a�niqament of Landlord's �
inter�rsC in the Demz��d Premi�ea, Landl.ord �ha11 bo nnd A �
horoby ia ontiroly freed and relieved af All liAbility o£
Landlord hercundcr, except with r��pect to action� o£ Landlord
prior to auch trAnazor, tcrminatian or aR�ic�nmmnt on which a
clt�im ia duly brouqht after �ueh trunsfer, Cermination or �,
n3aiqnment.
�
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c
�
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�
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�.
BK I 4945 PGd38 �
5.2. NotwiCh�tandinp any othez provi.sion of thi�
Leaae, no assiqament, loase or oCher trar�sfer a° thia L�a�e
shall be p�rmitted or e£fectivo unleas und uratil the as�ignec
or tran�£areo ulso hold3 title to the Building on the Demiaed
Promises, being the Adama School building to be conveyod by
Landlord tio Tenant. Thc partim� hereto a,ntond and aqze�
that �h0 BuildS.ng ia und shul7. ramain real properCy, non-
severabJ.e £rom the Dem�,�ed Premise� oxcopt as provided
herein, and Tenant AQk'003 that all o£ the Tenant's rights,
estate and intorast under thi3 Lacse and Tenant'� ownerahip
oF and intaresC in nnd tio the Euilding ahall be non-aeparmb:c,
+xnd that Any atrempt to trans£or (other than aublen�a of the
whole or a portion o� ehe Building in campliunee with thia
Artiee V) the Tennnt's ri0ht, CStle or intexe�t in the
Bu�ldir�g or any parC theroo£ shall be null and void antl a
brcach of thi� Laaso unlcs3 aCcompan�ed by a trana£cr and
asaignment of the Te�xar,t's ir,t�rest under this Lcase; provided,
howevcr, ChaC the Tennnt may subloaae'a11 or a portxon o:
tho Bua.J.dinq �ub�ect to the provisions p£ Sectzon 5.1,
� without trnr�a�errinq its i.nterest in tha,� Lease. The purCaes
i ackriow7.od�e that the Landlord has a ripht of Eirct resusal
Co purc2tase Che Suilding pursuant to Artxele VII herenf, And
j the Tanant hereby aqroas that i£ at any time the Tenant
desires ta aell tl�c Sullding and the Landlozd cxmxci3os said
ri,pht o� Ei.rst refusAl and purchasos the Sullding £rom che
�i xcnanC, Tenant shall, in connecti.on with such purchaoe �nd
; �Ale, agsipn to Lnndlord and to no other pazty a1J. o: Tennnt'a
iziqhCa under this Leaae.
� ARTICLE VI: LEASEHOLD MORTCAGES
�
6.1� xhe Tena�nC 3ha11 aL a13, timos and �rom tsme to
i time have the right to eacumbcr, pledqe, ar convey all, bu�
�; not loas thAn all, o£ iCw 1ea:schold estatc in thc Aemiaed
� Premises, and it3 titlo to and inter�at in the Suilding by
� way of a bona Eide Leagoho7.d Mort�tage (as hercinafC�r dof�nod)
� to secure thc'payment oE any loan or loana in tha d�Credatc
nmount of no� more than 5800,000.00, which amount 3ha11 be
�.djusted wa,th ra£erence to chanqes in the CPI in the manner
� providmd i.n Section 2.3, ob�ained by Tonant only £or con�truction
EinancinQ or pormanent �inancin� of the Euilding or any
i improvcmenta to pr rehabilieatzon o£ the Buflding permitted
hezaunder, or for refinancing (up to �uch amounti) of any
loan or laans obttti,ncd by TenAnt Cher�:or; provided how�ver, a
Chat any �uch moxtQaqo or p:cdqe �rial: be aubject rand aubordir,aca
to tho rights o£ Landlo:d he�:cunder, and that Tenant 3ha11
give prior writiten notico tio Landlord o: :ts int�nt to
exereiae such xights hereundcr, includiz�q �n such not:ce the
name(�} �nd addre�s(e9) o£ tJ�c holdcr{3) of �uch mortqagc or
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� � ' , � � • � , '
.._...._._.. 8�( I 4�W�4 5 R6�0 3 9
plcdqo ("Lc�:�chold MortQA4roo(s)") and any other inEormation
re�tnrdxnq Lrnsehol.d Moxtqaqee(r) And mortqm�c documents
whxch Landlard may ratt�xonnbly reguiro.
0.2,_ IE n Lan�oholcl Mortq�qe�, throuc�h the op�ra�ion
o£ it� �contr�tict to finnnce the Suildinqs, or by zorecla:sure,
acgutre�t Tet�r�nt'n ent�re intorest� in the Propc�x•ty 'Ck�on th�
Gc��aallold Mot�Cq�qee �ls�ll have t2�c Eollowinq op�zon�:
(i) with Chc prior wx�tten ApprovAl oE Lnndlord,
ne1l, A:��aqn or Cran�:.tier Tenant'g entare interests in
thc Froperty to Landlord or to ra purcha:�er, assiqnee or
tran�Eerce who uhAll expres�ly as�ume u11 oE the covennnta,
n�rc�emantr+ and obliqAtiona o£ thc xonant undor thia
C.enao wieh re�pect to the Property by writton in�erument
:�nti�f�nctory to t�he Lnndlord z�nd recoxdod forthwith in
t2�e Mxddla^.ex County Reni3try o£ Deed�, or
(i�) z•cCain TenAnt' � interest in the Prop�rty and
aublrnso the Propei•ty or nny porCion thcrcaf in Accordanc�
hcrewitt3.
To ob�tu�:3 'thc benex�t of oa�r of thc option. undex i
Section 6.2 the Lar��ehold Mortaaqoe m�a�t noCity LAndlord of
the pption it elects within ninoty (90}dAy� nftor it shAll ,
acquare C1tle to or po�:acaaion oz th� Property (whichevcr
yhnll firnt occur).
6,3� Sf n LcAaehold MortQaq�m ahall by writte�l notice �
t,o the �Landlord aiven wiChin thirty (30) day� of the execution, :
drliv�ry and recorditt�t oz n Leaeeltold MortQaqc, notify �
Lnndlord thcrao: and of the name nnd nddre�s o£ the Leasehold f
MortQAQoe ior notice purpo�r�, flnd o£ tho recording reierence
o: ita Laaachold Mort�rr��te, and with such notiice sha11 furi�ish ;
to tho LatzdloZ•d n truc copy of it� Leasohold MortqAqc, i
Lrndlerd a�rzea� thA't aa lonq As auch GoAsehold MortqAqe ?
ah�ll r�mnan unaAti�£zad o£ re�ord, or until written noti.ce �
o£ r�at,ta£nction thereof is �rivc:� by the La�sehold Mortgaecee �
te Gnndlord (whichever W21�11 zir:vt occur) th� following
�+rovi.ionr ;,k1�11 apply:
(�) Lnndlord ghall, promptly upon rec�ipt o£ A
communicRtion purpprtxnq 'Go conatituCe thc notice
p�ovided Eor �n th� io:enoinq provi3ion� oE thia Sec'Cion �
ti.3, ri.thei provide th� C,erzaehold Mortqa�Ce submi'ttinq '
guch communication with r� writt�n confirmation o£ the
rocelpt of �uch communic�tion And Chat the �t�me con- i
ctituto� the noticc provided Eoz in the fioreqoinc�
provxaaon� of Chia Settion 6.3, or not�fy thp T�nr�nt in
writ�n�r and �uch Leaaehold Mort�aqee o£ the rejecta,on
, �
'i
i
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..-..�...�...r...•.-.-.. ,..
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BK I �t945 PG040
oE auch communa,cation as not con£orminq with tihe foro-
qoinq provision� o£ this Secti.on 6.3, and spccifyinq
the ba3ia Por suCh rojoction.. E�ch Leasehold Mortga�ae
whiCh noti£�.es Landlord in conformity with Che :oregoing
provisianrs o£ thi� Section G.3 is reEerred to sn the
�'ollowina provi�Sona o£ this Section G.3 a:s a "Qua�lx-
fying Len3ehold Mortc�agee";
(b) In the evont o£ any a�siqnment of s Lraseliold
Mortg�qe or in the event o: a than�e o£ addreas for
notice purpoaes af a Qualifying Loaaehold Mortga�ce or
oE nn assi,qnee of any Quali£yirig Leaaehold Mortgagee,
notice a£ the new name and addre�s for not5,ca purposcs
ehall be provi,ded to Landlord ae r� condition Co the
continucd avnalabiliCy o£ the zaght� heraundor or a
Qunlz£yi.rsc� Leaaohold MortgAgcc;
(c} xhcr� shall be no canccllation, surrcr,dcr,
termination or modl,fi.cation of thi3 Lcesc by joxnt
action o£ LAndlord and Tenant, ar tcrminnCion of thia
Lea3e by unilt+teral action of Tenant uridrr the provi�ion�
o� thia Leaae permsttxnQ �uch termination by Tenant,
without in onch caae £irst 3ecurinq tha przoz written
� conaene oE eAch Qualifyinq Leasehold Mortqa�ee, and iF
i any QualiE'yln� Leaaohold MortQagee �1ta11 request reu�onabl�
amendment� to this Leaae as a condiCion to qz'ant o: a
� Taeasehold MorCqngo, the Landlord will nati unreaaonably
' withhold or dalay its consent thcreCo, provided thnt
� such amendments do not increase Cha obliqations a: the
Landlord hereunder or edveraely ef£ect the Landlord or
� the Lnitdlord'� intere�C hereunder;
i
(dj xhc Land7.ord ahall, upon qivinq to Tenant any
� noticc of default, 3imultancou�ly give a capy of �uch
noCico to eaeh Qualifying T.easehold Mortpaeoe, and ao
notic� oE daEau�.t �ivon to Tenant 3ha11 be ef£ective
; until a copy ChoreoE 1�as bcen qiven to each Qua7.iEying
� LeAsehold MortQa�re�. Whenever pur3uant eo thia Lceae
E notic� ia to be given to a Quali£yinQ Loaseho7.d Mortqagee,
2 u not�,ce addre�sed to :.uc" Quali:ysne Leasehold :�ortqa�ee
i at its addross speci:ied in nccordence with the fore-
� goinp proviaiona oF Ch�a SecL�on G.3 and otherwise
complyind with the terms o£ the notieo provialona of
this Gea�e ahall conclu3ively be troated pa havinq been ►
"qiven" within tl�e meaninq of Che respectiv� proviwlo�s
hcreof cnlling for notice to n Quali�ying L�nac2:old
Mort�Agee;
� •
�
� -20-
aK � ua4s pcoa i
(�) Ench Qtlzll.ifyinq Lera�ehold Mortqaqe� �hAll
hAve the aAmo period, A£ter auch noCice hA� becn qiven
to it, Eor remodyznq �ny dcEault ox causinq the �ame to
be ramedaed, rats i:+ q�,ven T�nant nitez the c�ivinp o£
�uch notice Co TonanC, plus an additionAl period oE
thirty (30) dnyz+, and it :ucli defAult c�nnot with due
dilic�enca be cured within Ruch ndditionnl thi,rty (30)
dny period, An z�dditioi�t�l tzme tkz�roart�z, provided
thAt such curc ia initiatod durinc� �uch additionra].
thirty (30) day perzod and theraaiter the eurinq o£ the
:�e�mo i�+ cont�nuoualy progecu�ed with diliaenee, and
Landlord shnll t1CCQpt auch perfnrm�anc�a by u Qunlifyinq
LeA�ahold MortQAqec �� iz pert;orm�d by Tenant; provided,
howover, that is1 ca9e of �ny de£Ault cnudzng or re�ulting
in lmmedinLc hr�rm or raak oz hurm to thc PrvpeL'Ly,
Lnndlard may take ACC1021°� t�ecos:�ary to protect the
FroperCy prior to c:�piraCinn oi such period�;
(E) Zn the cu9e of Any defAult by TenAnt which ig
not nuacept�.ble oE bein�t curod by any Quali£yin�7 T.erz��-
2�old Mortpnn�e, Landlord aqrers that it will �ake no
nction to ez£eet n C�rminAtion of this ueAqe by reu�on
of Such de£nult without Eir�t qsvinq to anch Qualifyinq
Lenaehold Mortqnqee u ren�onable p�riod oi tzme after
notzca undrr (d) above Co obta�in poa�es�ion o£ the
Domiwed Premige� and to cura such d�£Ault, �.n the ca8e �
o£ A dc£au�,t which cAn be cured upon the obtaininq o£
}aonnaaaYon, or to in:,tiCut� foreclo�ure proceedinq� and
to complete auch :oreclosurc or ochcrw�ae to aequirc
Lhs it�tore�t of Tenant undar thi� Lca3e with diliqcnec
�nd without d�l�ay, i:i the cA�e o� a dcfault wh�ch ;
cannot be cured by tsny Qu�lisyittq LeA9�hold Mortqraqee
W1t�10�1t firat abtaininq the iiztere:t of Tene�nt und�r
thsw Lcase; provided, l�owever, (i,) t21At 'Che p�riod for s
obtninin� posaesaion or A�quirinq thc intcr�ar, os �
xrnAnt by foraclo�ure or ozherwis�, A� the caae mAy bc, �
hhAll bc ex�ended for the period durin4 which such i
Mctian ia enjoined or atay�d, (ii) 'Chat such Qua7.i£yinq �
Lnariehold MortqaQee �ha11 pay or cAuse to be paid the �
ront And othcr monetary obliqatzon� of Tonat�t under �
Chan Leaaa nn the uam� become du�, and sh�J.1 continue �
qpod f�zth eE£orts to periorm all o£ T�nAnt'a other
obliQationn under thia Le�3e whxch aze su3ceptible of
b�in�r performed by auch Quralifyinq L�asohold Mortqt�qee, i
dt�r:nq tho pe:iod o;: such £orebearnnco, And (iai) that
nothinq herein �hAll require any Quallfyinq LeaSehold
Mortqaqe� to be�in or conCinue �uch pogsa�sion or
toroClosure proceodin�ta oz' preclude Landlard £rom
e:cercia�nq (aub�eet to Che pioviaions o£ thi� Ar�a.cle t
;
�1- i
�
B!( f 49G5 PG042
VI) any riqhts or remedios undcr thi� Lea�e with rcrspect
to nny other def�ult:. by Tenant during the perzod o£
such £orobearance;
(c�) In Che.evenC o£ a termination of th�.a Lense
for Any ren�on, othcr than by exp�ration o: thc tezm,
the Quali£yinQ Leasehold Mortqttgee aha,1�. have the
riqht, in addition to tl�e foreqoing ii�htw, to �loct te �
demAnd rz new lcase of Che D�miaed Prcmises, exCz'C1�ab1C
by notice in writina to Che GmndJ.ord within sixty {b0)
days Arter the qivinq o� notxce by Landlord to cach
Qualifyinq Leasehold Mortqagoo of 3uch terminatson, fOr
the balance oE Che term hereo£, oriqinal or exCension,
a3 the case may be, effective as o£ tho daco of such
terminction, pt the renti and additional rv�lt and upon
AJ.1 nf the other rerma, proviaiona, covcnants and
aqre�menta set forth in this �easse except that Landlord
shs11 not be required to warrant and detcnd the right
o� possession of the tonAnt uzador auch new leaaa aqainsC
tha xennnt herein or nnyona c7.aiming by, throuqh or
under the T�nrant; provided, that; on or bc£ore thc
dvlivery o£ such new lea�e thera shal.l have been per-
£ormed a11 obligaCioz�s o£ Ttnanti her�uridcr eapable oF
beinq perEormod by auch Qualifyinq LeAsehold Mortgaqee
which would havo nccrued hereunder 1�ad thia Lease
remt�.ined xn force until thc time o£ such de7,ivory.
Notwith�tnndinq the £oregoing, if n new lense sha�l be
demnnded aieraund�r but shall noC be enCered into within
thirty (30) dnya n:ter demnnd thcze£or through no £ault
of tihe Landlord, then Che QUalifyin�t Leasehold MartgAgee
makinq �uCh d�mand �hall not be cnti�led to a new leusc
unles� iC sha1�, before the end af :.uch thirty (30) day
period, per£orm (and continue to per.orm until the new
lease is entier�d into) all obliga�lons o� Tena�t hereunde:-
capAble o£ beinq performAd by such Qualifyinq L�asehold
MortgAqe+e whieh would have accrued l�ereunder had thi3
� Lease remt�xned in eEfect. Any such new leas� mey, aC
th� option o£ auch QualiEyinq Leaaehold MorCqaqoe, name
as tennnt u nomine� o: �uch Qual�:ying Lansehold �lortpaace.
TE aw a result o: Any wuch tcrmination the Laiidlord
�hall �ucceed to tihe irstcrest3 0: Tenant u� iendlord
ur►dcr ai�y 3Ub1CA8C o£ the Demiacd P:emiaes or a�y
portion th�reo£, Lnndlozd ahnll exccute And de7.a,var an
as�ignment oE all such interesCz to �he tenant under �
tho new l�ase simulruiteously with the dclivery o: suGh
nCw leAse;
(h) Any Qualifyinq Lea�ehold Mpxtqagee shnll be
qaven noCice oE Ai1y urbiCration or appraisal proceedir,q�
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BK I 4945 PGO'�t3
undar the prov�aion� o£ t2Zi� Lcasp, nnd uha11 have the
ra�tht to intervene therein and be mnde n prarty to �uch
pz•ocendanqs, and thc pnrties hexeto do hexeby consent
to �uch zntcrvention.
b.,h. The tcrm "Len�ehold Mortc�raqe", a� u::ed in Chi�
Article,� mc�nna one or mor� 1ea�ehold mort�nqes to any bank,
anourantc company� �RVSil4� nnd lonn as�ocaation ax tru�t
eompany or przve�te J.�tZdax• npproved by Giiildloa.�d in writinq
wh�ch cnt��sti'Cuto� A VAZ1Cl tir�C lien on Ten�nt': entire
xntcreot in the Property. Except a� �et £orth an this
LrnMr, Chr Cerms ot Any Lenseho7.d Mortpa(te may be z» th�
Tennnt may neqotiAte with any Lansettold Mortc�nqee. Except
nc+ othrrwaao easpree�ly provided hezcin, tho riqhts in this
Artic.Le VI pro�ided may be exezciaed anly by �uch i.na�itution
nx� za n laezlholdar in £ir�t po�ition which become� � Qual,i.£ya�nq
Lenachold MorCa��tea bt�d itoC by any other auboxdiilate Le��ehold
Mort�7nqaca. A dred of trunt or othcr form o£ �ecur�ty dced
uh�ll b� tireAt�d na the e�uiv:�lent of u moreqa�re, Exc�pt rz�
o:�prna:+ly provided hcroan, Tenant �hall have no riqhC to
encumb�r th� Property in Any w�y.
ARTICLE VS I: �`2CHT OF E'IF:ST FEFVSAL
T,1. Tf mt any time durin�r t21e oridinnl or any exten�ion
term oi' thi� L�aae Tenunt, includinq Any future owner of the
�uildin4� by virtue of £orec�o�ur� or otherwl�e, shnll rmceive
n bonn fide offer from rx third pArty Eor the purc2ln�e of the
Buildin�t and T'es�ant'a intcre�t iander ths.� Let��e, or rany reAl
pz,•operty of whac2s th� BLiildil��t und 3uch inCere�t ia a paxt,
whlch o£fet� th� T'enant d��irea to Accept, or i£ the Tenant
lntand� to canvey the BuildinQ and TcnAnC'3 interest under `
thia C,�e�:�c not purauant to auch an oEfcr, thc Tenunt shmll ;
promptly deliver to Che Landlord ut th� officc o� t2ze Town
MAnaQer o£ Lexinaton, n capy of �uch o£fer (includinq all i
pz•oposaad Cot1'CtpCte and collAt�ra1 a�reementa, i£ any, and
iz�clu�lnq terma a:nd condition,a, includinq t2ie purchr��e
praeo, of sueh oEfer applicnble to ehe Suildinq and Tenant's
it�tore�t undcr Chi� Gease nlone ii �uch o£fer include� xer�l
property other Cht�n th� Buildinq), or written noCic� o£ the
terma r�nd condieiona of �uch conveyAnce, As the ca�e mAy be,
and the Lns�dlord may, within 120 days there�£Cex, elect to
purchn�� the Premiso� on the same tcrms As C2�ose seti Eorth �
xn tho offer or auch notzce, by written notxce Chereof to
the T�n�nt, canveyAncc pursuant to such el,ection to tAk�
p1aCa w1G2��n 120 Caya axter euch noCZCe Co Tenant oE Lrandlord'a
election to o:cerciaa it� rsqht o£ L`ir�t rezu�al, ui�less A
�rraator time =or conveyance i� provided in such o££er. If
Landlord do�� not exercise itW ric�ht of £ir�C r�tu�al, then
Y
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BK I 4945 PG044
the Tensn� may, within 90 days £xom th� fir3t to occur of 1)
notice to the TenAnt of Landlord's election noC to excrcise
ita riTht oF firat ro£usal, or 2) expiration of 12C duya
Erom recaipt by Landl.ord o£ such offor or »otice, ACCCpC
such oEEar mnd convey the Buildin� (and the TenanL'a intorest
zn thia Leaee, as required by Sectxon S.2 hereoE) to auch
tha,rd party at a price i�oC lower nnd upon terms not morc
£avorabl.e thnn thoae apecified in auch o£fcr or notice. In
connaet�on with sueh conveyance, tihe Tennnt may make and
record in, thc publ.a,c Land retord� nn rrf£idAv�.t to Che �Sfcct
that (a} the convoyanco is made pur�uant to notice qiven to
the Landlord as requirad by the provisions of Chis Leu:se;
(b) the I.andlord has not gsven notice of it3 el�etion to
purcha$e zn accordAnco with this Leaeo; {c) the eonveyanco
i� made at a price not J.owor and upon tcrms not morc £avorable
thrsn thoae stAted i.n auch notSco to the Landlord. Such
Af£idnvit when recorded with copie� of all of£cr3 and noticea
required to qiv�n to tho Lnndlord end return receipt3 therefor
shAll be conclusive evidonCe of compl�ance with the Landlord'�
r�ght of £i.rst r�fusal with reapecC to such conveyance xrz
favor of the oPferor ar grantee named in wuch no�ice and all
; persona clraiminq throuqh him. If tihc Landlord �hall elect
i not to exexci$e itg riqht of :ir�t refusal an any ca�e, the
Lnndlord's righC of flr�t rcfuaal �hnll remein applicabla to
� aubsequent o£fera.
AFTTCLE VIIT: INDEMNITY
� $.J.. Tennnt 3hu11 assume and maintain contxol of the
� Property anc2udinq tihe Dem�sed Premssea and, Co the maximum
j exCc»t this a�reemonC may be made c£:ettive ttccording to
� lAw, Tonalzt aqrcoa to iz�d�mh�,£y and aavc harmleas Landlord
� from and Agaxnat all clAims, judBments, 11Abilitics, obligat2ons,
� damaqos, penalties, casta, charqo3 and cxpen�c�, includine
� rerasonable attorney'� Eees, oE whatever nature, arissng irom
any act, omi�saon or nogligonc� of Tonant, 'Te»ant'3 of�iccra,
A�ants, wexvants, employoes, contractors, licena�ea, 3tudents,
guoata, inviteea, customers or �ubloasea�, az anyonc c:aiming
by, thrauqh or under Tonant, or ar�sinq from any bodily
in�ury or d4ath, or any other ir.�ury or damaga whataoever
cAusad Co any poraon, or to the property o£ any pet-son,
occurring a£ter the date of this Lease and until the end of
the t�rm o£ thi� Lease or any extension term hereof (and
thcreaFter ao 1on$ es Tenant or any occupant clAzming under i
xenant i� in occupancy oE a».y pazt o£ the Property) in, on
or rabout the Property, incJ.ud�nq any such in}ury o�: damaqe
aauaed by ox arisinq out o� T�nant'� renovationa, �xcludinq
only thoae arisiz�q :rom injury or 1089 of property or peraonal
injury or deuth caused by the neQligent or wronq£ul acts or
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BK I 49R5 PG045
omiattiona oE n;�y employc� nf the Landlord while rzctinq
within the scapo of t�i.s efLice or employm�nt, �ubje�t �o tho
prov�aiona of ChapCcr 258 of the MAgBACMU"�CtC3 GcnerAl Lt�wg
or any auecFa�or �tatute, �nd AlI elaim� involva.nq ti�1.e to
or occupAncy of th� D�mised Premi.s��. Thi3 provi�ion may be
rQ-neqotintod betweon Landloxd and Tenttnt i£ r�t nny 'time the
LM»dlai•d'a intarest undoz th�a Lae��e 13 held by n pt�rty
o�her thnn Che Town oi Lexin�rton.
'�he fore�toinQ indamn�ty and ]tiolci hnrmle3a Aqreem�rat
c+hall incl��de indemniCy nqainat ull cogCs, CXpC219C�3 and
li�bzlit�es incurred in ar i,n conn�ction wiCh z�ny such cl.aim
nr proceedzn�t broupht theroon, �nd �hc def�n�e thoreoE wiCh
counao2 A�ccptnble to Lrzndlord pz coun�el s�lecCod by an
in�urn»cc compAny which haa accepted re�pon3ibility for
dofenAe of �uch claim or li�tbiJ.ity thcrcEoro.
8.2 To th� maxzmtiim extent thi� nqre�m�nt mAy be mnde
e�'factive accordXnq to 1nw, 1enAnC aqree� to u�� and occupy
Cho Proporty includinq the Demiaed Pr�mise� ut Ten�nt's own
z•iak, and Lattdlord ahall not b� respon3zble nr linble �or
�t�y d�m�qe or in)ury to any proporty, £ixtur��, bu7.ldinq� or
oCher impi•ovemez�Ca, or to �ny person or peraons, �'t nny timc
on tkac+ Demie��d Pr�miaea, includinq any dAmaqe or injury to
Tenni�t Or to Gny of T'�na1'�t's ot:'iccr�, aqcnto, �ervant3, ,
employooa, contracCor�, licenaoe9, a�udents, cusComero or
eubl�Ka�e�, excopC to the extent cMu�ed by the neqligent or
wronnzul act� or omi�aionn oE Any employco o£ th� LAndlotd
whi1� ncC�,t�q within the �copr o£ hi3 of:ice or employment,
nubjoct to tha provi�iona of Chupter 25$ of the M��sachusetts
Gonern2 Lnw�, oz any succe�sor ntntute. without limitt�tion,
2'ans,:�t aqr�rn tht�t Landlord �ha11 noC be rCsponsib].e or
11Ab1� to ��nant, or thoae claiminq by, throuqh or under
Tennnt, for any loe� or damn�c thAt mr�y be occawioned by or
for nny l�oaa or dAmaqe re�ultinq to TenAnt or Choae claiming
by, throuah or under TenAnt, or ita or �h�ir property, £rom
tl�e brF�kin�, buratinq, �toppina or loakina of electric
cablo� and wzre�, nnd water, qn,� or �teram pipe�.
ARTICLE IX: INSURANCE ;'�
�.1. TxnAnt �hnll 4bCnin nt it� �xpense, nnd maintAin
�n fu�ll toz•c� durinq the t�rm of this LoAae, includinq uny
oxtonz�ion or ronowAl Chareo£, and ther�n£ter so lonq As 1
T�nanC �a 1n occupancy af a.ny part of thc Property, A pollcy �
oE compr�hensive qoneraJ. J.�.ability and property damaqe
�,t�aurat�ee undor which Landlord e►nd Tenat�C are named as �
anaureda �na th�ir re�p�ctive interegta may Appear, nnd undcr g
which th� inaurer nqrae9 to indemnlsy t�nd hold Landlord �
h�rmlemm from ni�d aqAinat all co�t, expmn�e and/or liability �
�riainb oue of oa: b�s�d upon any And �11 claima, accidents, �
xnjuri�5 ns�d d�mac7e:� mentioned in SecCion 3,1 nbove, in thc�
i
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BK I 4945 PG04b
standard form oE such COVC^L'A�O £rom time to time availablc
in Massachuaetts. Each such po�.icy sha11 bo non-cancellablc
and z�on-amendablo with resp�ct to T,andlord and Landlord'�
doniqnees withouC Cwenty (20) days' prior notice to Landlord
and the Landlord'a do3lenees, and a duplicato oriqinal or.
cartificaCe thereof aha11 be dclivered to Landlord within
£ivo (5) day� from Che e££e�ctive dato hcreo£ and within £ivQ
(5) clays £rom the dete o£ aach renewal nr replacement o£ nny
such ��licy. The minimum limits of laability o£ auch in3urunce
�hall bo not lo�s thaz� One Mil.lior, Do11ar� (51,000,000.00)
� per nccurr�nce and xhreo Million Doilara (S3,o00,000.00) in
� the aparogate, persnnul znjury or death, and not le�a tY�an
Two Hundred FiFty Thou�and Dollar3 {5250,Op0.00) dmmaqe to
property. Landlord 3hA11 havo tho riqht to require Tcnant
to increaae such limiCs a.£, durinQ the term o£ thia Loaa�,
; minimum li.mit� oE liAbi.la.ty insuranco cu�tomarily tarrzed on
proportie� comparable to thm Property nnd sSmilarly used by
; zaaponsibLe own�zs or tenunta nre more or lea� qenerally
incroa�ed, iC bainq the intantion o£ Chia provision ta
' requiro Tenar,t alao Co tnke account o£ �n�lation in ascablimhinc�
minimum l,imits oE liabllity Snsuxance'maintaxne� from time
to timc on tha Property.
9.2. Tenant aClreca to obta�n at it3 expan�e and muin-
tain from tl�o commencCment o£ nnd throuqhout the term o£
thi3 Lea�e a pollCy Of property zn3urnnce upon the Bualdinq,
includi.nq a1,L £ixtures thoroin, under which Lnndlord nnd
Tonaz�t aro named aa insurods, as the_x i�tcreata may appcer,
insurinq Against lo�s Or damaqc by :�,re and other casualtic�
and with EuJ.l ext�nded coverage �n an amount at least adaquate
to prevent co-i.nsuranco. During Che eourac ot tonstructS.on
o£ any parmitt�d improvemenCs or alt�rationa on or to thc
Demised Pr�mi�es duzing the Corm hereo:, said propezty
insurnnce s2zaL1 be carried by the TenAn� in appropriate
builder' � riak form, or oquivAlcnt, and during all zenov+ation
work oz during •�uch per�od or pexxoda o£ construction Tenant
shall mlao carry or cauae to b� carricd workmer,'a Compen�ataon
Insurance ta tho extent required by law coverinq all per3on�
omp�oyed by Tcnant on or in connection wi.th such con�truc�io�,
In additiora, ��nant ahall maintain boile: and prc�:,urc
vosael insuranCe coverinq explewion o£ any atenm boilor, j
pre�sure veaael ar similar apparatu� in the Su�.ldinq, and
Any othor ineurance aqainat rxska which nti any time sha�.l be ,
commoz,ly insurod aqainst for premi3es aimS.larly 3itunCed nnd �
comparably a,mprovod and used, in rea�oaable amounta. A
coxtificate or binder of auc2z property ir�urance ah+sll be
deJ.ivored to Che S.and2ord within :ive (5) day� of the eE£ectivc
drate h�reof und of the dato of each rcnowal oz replaccmcnt
oE any �uch policy. Any insuranco policy requzred to be
mait�tained by Tennnt her�under may name ae an �.n�ured thc
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8K 9 4q4� PG041
halder of nny Len��hold Mortqaqo of the Property permitted
hereundor, A� its int�rast� muy Aj7pCAx A� morCqaqee, provid�d
thnt Any �uch holder or mnrtQaQea shull uc�ree ChAt the
proceod� of �ut2t innux•ance _.h�J.l ba held and applied in
nccordflnce with thiW Lcu�o.
9.,3. Any in�ut�nce required to be provided by Tenant
pur�uant to thi3 LeA�� mny bc provided by ox 'Chxouqh q
polzcy or polacic� coverin�r the Dami�ed Premi:�ea and other
propart,y ownod by Tennnt, ptovlded thnt yuch policy or
palicrc� camply with all applicab.le roguzrement� oE thi:�
AL'C1C1�.
9.4. Evory inaured loaa J�lA�l be Adju�G�d and s�ettled
pz'ompCJ�y by the Lnndlord And thc TennnC nnd thc Lensehnld
Mortdnqee, ai .iny, under any v�lid Lehsehold MosCqaqc o£ Che
Pz�opatcy, �� �uc21 mort�raqee i3 i�am�d aa an additionAl insured
ota ,�»y appl�c�ble pol�.cy, and the proceeds of �uch insuranee
with re��peet to nny aa�ualty 10��� �hnll be 1��J.d r�nd paid n�
�rc+vidod in ArCicle � hez.•cof.
�.5. All in�uranee required hereundcr ahAl1 be wrzt�en
witlZ �uch re�pon:ible Companie� gualificd to do bu�ine�� in
Mnaonchu_�tt� n�� Tenant whull �elect nnd LAndJ.ord sha11
r�pprove, nuch APj3L'OVAL not unx•c..�:,onably to be withheld.
Thxouqhout the trrm oi thaa L�a�e, Tenant :,hAll furni.sh to
G�nt�dlard upos� z•eauaat copie� o; r�11 polieie:, os in�urx�nce or
t•enewul p��litic� O1' CCx.X2XGtlC�9 or bindcr:� of such inaurunce,
nll na mt�y bc reatu red by any of Che £oteqoinq provi:.ions,
but iz1 any cvant not 1nCcr than twcnty (20) dnyg prior to
tho dnto whon oChcr xnaurancc covarnqe mtaintained in �zccordanc�
wzth Lhe term;� of thig Lea�e ia �cheduled to o.cpire. Without
lsmitin� Landloz•d'M ath�r raghta. under e�ny ot2yol provisions
o: thia Leasc, S£ Tonant �htil.a fnil Co obtAin and m.�intain
n11 auch policic� oz xnaurt�nc� A: r�guzred herein, And if
huc21 inilurc 871A11 contxnuc :or A pera.od o£ £ive {5) dAys
follow�nq wrs.tten notice by Landl.ord to Tenai�t thereof, then
Lz�ndlord, wiChout nny £urther noC�ce to T�nAnt, may obtiain
And pay for :�ucl� inaurance, And Che amount oE �uch puymenti
:+2�a11 bccome dur ai�d pr�yal�le to the L�ndlord nn addi.tioziml
rent en d�mn:td.
9.Ei. In�o£ar aa nnd tn th,e extenC C2zat the Eollowinq i
provaa�,on� may be eficctave without invr,lidatxnp or makin�
it imponnible to �tcure a�n�uranee coveraqe from responazbl�
1n�+ur�nnce compan�.ea do�n�t bu�in��� in Mrzssachuaett� (even
though extrA pxemium mr�y re�ul't tl��r�from): L�t�dl�ord and
Tenat�t mtiitunlly M�ree thnt, wit2i respect to ahy lo�� which
aa eevex�ed by iztaurancr Lhen bein�f car;ied by them, re�pec-
tively; the one caz•ryin� auch �n�ur7nce a»d 3ufEcring ;,aid
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BK i 49�45 PGQ48
loss relensos the oth�r of and £rom any and a11 tlaims w�.th
' raapoct to such 1oso; and thoy Purther mutually agree that
Cheir zeepective insurnnce compenies ahall have no right of
subro�ation aqainsC Cho othor on account thercof. In tAe
evont thAt axtra promium ia payabl� by either pnrty a� a
' reauJ.t of thia proviaion, the othar pazty shnll rcimbuzae
the party puyi.nq such pzomlum tAe amvunt of �uch extrn
pramium. IE, r,t the wrztton requcst of one parCy, thia
releaao uz�d non-aubroqatiotl provi�ion ia Wd1VCd, thcn Che
oblieation o£ re�.mbursement eshall ceaoo for such periud ot
� timo e�a such waiver �ha11 bo e££ective, but nothanq contiained
in Chia Section 9.6 �ha11 be doomed Co modiFy or otherwi3e
a£foct xolensos al�ewhc7Ce herain contalnnd of cithcr pnrty
� £or clttims.
AhTICLE X: AAMAGE OR DESTRUCTION
ld,_1 In th� cvent aP any damaqc to or dostructzon of
the Proparty ar any part thezeoE rcaultsnq £rom fir�, cn�ualty
or nny othcr cau�o, Ten�nt ake�ll pxomptly notify Ldl7dlord
thoroof, and Tanant shaJ.l promptly repair, reatore and
robuild the Building or othar improvement� on the Demised
Premiaea, or CAl1�C tho samo Co be ropaired, z�stored or
robuil�, at Tena,nt's expense, oo that, upon thc completion
thoroof, the Property shall have been rewCored eubat�nt�ully
to the condition oxiatinq imm�diately prior to auch damaae
or derrtrucCion; provided, that i£ the Buildinq zs destiroyod
or damaged to eu�h an extenC Lhat z.hc coat of repaxr or
reatoration thereo£ would exceed 550,OQ0.00, Tenunt mny, at
Tenant' � expen�e, completely remove any debris or oLhor ,
remnanta of the 8uildinGf £zom the nems.sed Premiac� and
raturz� the Dpmised Pr�miso� to a sAfe, clenn and neaC condition, �
rea�onably �atisfactory to thc LandJ.ord. If the Tanant has
elected ao to rcmove the Bu�ldine and reCur:� tha Dcmised
Promi3oes �o a sati�faetoXy conditidn in deeordaneo herewSth,
tho�,, upori ceztification :rom the Landlord that Che Demised
Prem�,sQa he►� b�en restored Co such a ca»dition roasonably
satisSacCnry to Che Landlord, thiac Lease shall Cezminate as
n£ the date of auch certi£aeate, xnd thereafter all obliaations
o£ the parties her.ouz�der �hs12 cea�ae. Tho provisions and
conditi.ons seC £orCh in Article IV hareo: applicAble to
repairrs arsd smprovement� shA11 be applicable to all work
k'equirCd undor this Article. S£ the proeeeda of inauranee
required under thi� L'v'A3C attributabl� to Any casualty shall i
bc loga than SS0,000.00, and if Tenant is noC in default
hereundcr After oxpi.ration o£ the applicable prriod for
cure, �uch procecd3 :.kiall bc pa�.d to Tenant, �ubjoc� to the
terma and raquiremcnts of any Laaechold Mortqaqc o£ thc
Property permi.tted heroutzdor, nnd Tenant agree� to uac the
aame to accomplish r�pAir, re3toration oz rebuildxnq o£ tha
Property a� required by th�� Lenae; provided, however, chat
..28_
aK i a � 45 PsO � q
iF t117.� Len�,� �hpuld tczminMte becau�E of TenAnt'� deErault
prior tn the time thAt Ten�nt hA;, cc+mplot�d �uch r�p�ir,
ra�torntlon or rebuildinq, such proc��ds ehnll Uc pr�id to
tho Lnndlord a� ita nole property, p.nd provided Chn't if
Lnndlord a2�r11 have exErci�ed ita Op'rSOIl Co puzCklaso Ch�
8ualdinn purc�unnC Co ArCicle TI herc�f prxor to Clze time 4f
auch CA:�IIA�.Cy loa�, thon Any auc2� pz'oce�cl� xcmuintnq' APtar
pr�ymr.z�t of nl�. coat� �nd oxpenaes o£ �uch rcpair, ra�tozAtxon
or rcbu.tldznq sshsll be p�id to Ten;int.
If �uth proeecd� 4hr�11 exceect SSO,OOO.OQ then �uch
protead^ ahAll be held by thc Len�ehol.d MorCq'aq�e under any
T,c*naehold MorCqe��e permxtted h�rruncler, or, if th�re be no
auch Ge�aehold Mortquqea, by n:� e�crow aqent reA:sonably
accepthble Cn Ton�nt and G�ndlord, izi a demancl, int�rest-
benrxn� accaut�t (i£ avAalAble) watlz a bank or tru�C compAny,
for thc purpo�a of accompliah�ng the r�pair, restoraCion or
robuild�n� of the Property by Che Tcnant or Che d�mol.ition
of tho L�uilcliti�t and cl�a:�-up of the Aamis�d Premise� by the
'Tennrt, as providtd horein, and, i£ Tenant i:, S�Ot in default
hexounder nrtor exparatxon of Ch� applxcable period £or
curc, �uch protead� wiCh intcre�t th�reon, if any, :�1za11 be
dz.tributFd to Tenant to covcr tl�e coat� oE auch repa9.r,
re�torntion ox• rebua.ldlnQ, or �uc�z demolitinn and cleran-up,
aw tha caao mny bc, upon reccipt o£ c^.videnco of �uch cowts
ii�curred or to be incura•ed by T�nnx�C �ati�£aetory Co �uch
Lenoehold Mortqt�(ree or �uch e�crow nqent, �ubjmcC to th� �
�.prma and re4uir�menC� 0£ Any Leu�ehoJ.d Mortqanc of thc �
Fz•operty permieted hezc+undcr xind Wubject to the Eol.lowinc7: F
The r�mount ot �uc2i proceeds rsece�9ary to cover Ch� co�t o£
Completcly z'amdvinq utty deb�•�� or other remnAnt� of thc
E�ui,ldann ixom the D�m�aed Prem��en and reCurninq the Demi�ed
Premiae� Co a sAfe, cl�t�n AI1C�, nent condiCion, ren:�onnbly �i
�+nCin£nctory to Lnndloz�d, such amount to be de�erm�,ned by '
thc icnaonablo opinion or estimntc of a con,tzt,cCol ot recoc7nized
ntandin�r in the qrenter Boaton t�refl desi.gnaCed by auch
Lenc�chold Mortqa4ce or such e�crow aqent, �1ta11 be rcGained
by Che eacrow m4ent (or such Leb�ehoJ.d Mortqaqee) And 9YiAl1 ;k
be paxd to the TenAnC ot�ly nEter Che Tenant has eithcr
aubatr�ntiAlly comgleted restoration or rebua,ldinq of thc ^
Eiuild�,nq oz h�� comploteJ.y removed Che remnnnta o£ the y
9uilditip, A. it mny hAve rlecCed here�indez, and 3o returned
thc Damased Premx�es tio a 3ati�factory condition. I� the
Tennnt hno not commencad and conCinued good Eaith cE:ort� to r
�d�uat thc loa� with it� in3urancc company and to repair,
re�+tor� or x�build the Su�ldin�t or ha� £rai],ed to �o remove
tha remnAnta o: Clze Buildinc�, �nd to �o return th� Demi�ed
Fremi:+c� to a �ati�£actory condition as provided hereinAbove ^
on or betore the dnto thrce monthr, from the dat� of such i
e:�nualty lo��, oz� such loi�g�r timo a: thc Landlord may in °
. ;
s
�
-.�.Q- i
�,.�... �_T....__._ _.
�
BK I 4G45 PG050 '
� I
� ,
� �ts discretion alJ.ow, or if Tonant does not therea:tcr
�� complete ouch ropAi.rs, r08COxdtlOri or rebuildinq or such
� demolition and cJ.aan up i� due cour�e, or if, prior to thc
I complotio� o£ any �uch repairs, rc�toration or r�buildinq by
tho Tei2ant, thi3 Leaso ahr.11 exp7.ra or be tcrminated for any
! reaaon, thon thc procecde so retained, and all insurance
proCooda thon he7.d by any Laasehold rtort�aQec or by aliGh
iescrow ag�nt, and any procead� hcld by the Tanant, which
shall be ropaid Co such eaczow agent upon demand, may bc
peid to and u�ed by the Ge►ndlord or such LeasehoLd Mortqaqee
to complete 9L1C11 reatorAtion, repaiz or rebuilding oz to
complete removal o£ the Suilding a»d to retiurn tho Aomised
; Premi�aa to n 3ati�Eactory condiCi.on, and noither Landlord
nox ouch Lansorold Mort�aq�e or �uch escrow agenC �hAll havc
any obligation ar liability to Tenant with xaspect to such
amouz�ta ao usdd. Upon completior, of all �uch ropaires,
reatioration or rebuildinq as rectuired htreunder, whether by
Tenant or by Lundlord and upon ia�uance by Landlord of
wri�ton, cartiE�,cation o£ such complotion, any bnl�nce o:
� auch proceeda rcmAininq ahnll bc paid to Tcnaat.
� AFTICLE XI: EMINENT DOMAIN; CONDEMNATION
I
J.J..1. Any party receivinq any noCa.ce of whe kinds
apocified below shall promptly qivc Che othcr party noCice
o£ tho recelpt, tontenCa, arid date of the notice received:
(a) Notico of intended taka,ng or damaqing, by emsncnt
domaa,n or by eondemnation or nny lxke proecedinq or foi any
� publ.ie or quasi^publle u�c undcr any �Catute, o: the Property
or any improvements thereon (n "takinq");
� (b) Servica o£ any legal prote.:� relatlnt7 to such a
tAkin4;
(c) Notice in connection with any prococdings or
neqot�,ations witYa re�pect to such a takinq; or
(d) Notice o£ intent or willinqne3a to make ox neqotieto
ra p�:ivate purcha�e, sale, oX trana£cr in laeu of �uch taking.
Lrxnd].ord and Tet�ant 3haJ.1 ench l�Ave the ri4ht to represeat
its or their rospective interc3t in each proceedinq or
neqotintion with reapect to a takrng or intcnd�d taking and �
� to maka £ull proo£ o£ iC.; or thexr claim�. No agr�emcr,t,
eottlomenC, sale, or Crana£cr to or with Che condemning or
� takinq authority shtal7. be made without Che conoc�t of Landlord
ar,d �enant. Lendlord n,nd Tena»t each aqree:. to executc and
doli.ver to the other any insCrum�nts that may be requirad to
o£k'eetuata or Eaeilit+�te t2ie provisions o£ this Lea3e relatan�t
to tnk4nq or condemnation.
-30-
y
8K f 4945 P605 I
ZE tl�e wholo of the Demi�ed Fremise� or the ProperCy
:�hnl], be taken or ;�o1d or trAn�£crred in lieu of sueh tAkinq
then thia Lenho �hall term�,nate rz� oE the c££ective dnte o£
auch t��k�n� and pArti�t� h�roto ahall �hare equitAbly in
rany p�ymnnt ot nwurd £or such takinc� a� hereinAEter provided,
�nd the ront �nd the Taxc3 And An;��qsm�nts �nd Any othes
chnr�re� pr�id or pmyable undor tkzis Lea�e �hull be upportioned
na of KUClt CiACe if neceN�ary. Further, i: ao mucl: of tho
Demi��d Premiae� or the Pz•operty �2�a11 be tnken �o as to
rondor the remnininq portion thereof prActicAlly unu�able
for thc pux•po�seg and uacro sot forth in thi� Len�e, evon i£
z�econ:+tructed ta the axtent pracCioable in the circum�t�nc��,
Chan eitller L�ndlord or TenanC shall. havc the riqht to
termxnato thi3 Lomso by pivinq notxc� to the other oE its
do�iro ao to do not lntor than ninety (90) cluy� �nfCer tho
ofEdctivc d.7Ce o� �uch takit�q nnd, upon thc q9,vin� of �uch
notico, tha:+ Lanme �hall termino.te, �nd the par�ie� hozeto
ahnl], ahnxe eqtiiitably in nny pflyment or award Ecr such
tt�kinq a� hcroznAftor provid�d, rznd the renC �nd th� TIIXL*9
And Aa�eaamec�ta �nd atly ather charqe� paid oz paynble under
thi� Lct�ue aha1L be npportioned �a o£ the d�te o£ sueh
term�nat�ott 7,£ necc��e►ry. Iz� r.o event ��,Aii Tenant h�ve
nny ebli�inciot� to move thc Busldinq,
If nll of Che Demi�ed Pr�mi�es �re so taken, or �o much
of th� D�maaed Premi�e� nre �o �Aken A� to make p1Ac�ment of
the Suildix��t on the remnindcr oz Che Demi�ed Premi��s not so
CA}fCI1 imprActicabl�, and TenanC haa elected to terminate
thia LeAae �� provided ���^re�,nabov�, but the 9uil,dlnq or A
port�ot� thei•eo� i� not �o taken, Tennnt ahAll havc the ric7ht
to rcmove thc Duildinq oa: cuch portion thereoE Erom CZ��
Demieed Px•omx�ea, at Tenant'� aole cost, provided that
Tei��nC ahn11 Qiv� notxee of itg exoiciae o£ �uch ric�ht
a�ithin twenty dlya aft�r re�eip� o� notice of the takinq,
nnd, 1f TonAnt doeo not ol.ect to ao remove thc Buildinq by
a+o notisying LMndlord and completinq removnl of Che Huildinq
wit2�an the time period made ncee�gary by �uch takina, Landlorfl
,ha�,1 havo thc ri$ht, but ahAll zaot have any obliqation, Co
rqmove the Buildinq os any pArt thereof, £rom the Damised
Fremiaoa at Lundlord'� e:cpen�e, and, in such caao, the
Buildinq �hr�ll b�como the aole propexty of LAi�dlord, nnd
�'Cttant �hn1� 2�avo no further riqht, t�.tle o� intere�t in oz
clnim to the Buildinq, without zurthcr Action by oither
paxty, j
1i.2-'- In Che event of � tAkinq r�aultinc7 in the 'Cermination
o£ Ch1��Lov�e pur�uant to the provisiona oE S�ction 11.1,
the pat•tie� hareto aqree to coopernt� in t,pplyinc� for and
proaocutinq any cla�m for nward or d�mAqes £or �uch takinc�
and t�t;thez• n�rrec thnt the aggreqaCc nec awnrd, if Any,
-31-
BK I 4945 PG052
after deductinq all expense9 and costa, includfnq dttorney�'
• Eoca, i.z�currod in connoetion therewith, payable to boCh
LAndlord and Tenant, 3TSAll I�C distributed aa foll.owa:
(a) So much of• such not award aa 13 ava11ab1e £oz
distribution aha],L be pdid to an eacrow aqtnt or depo3itozy
reasonab].y Agreed upon by Lundlord and Tenant, and such nct
award ghall b� distributod Eirst to a Qualiti�d Lcasehoid
Mort�Agee und�r az�y L�aschold Mortgaqc pormitted hcreundor
to the axtent of the then unpr,id principcl, balance of 3uch
Lcaaehold Mortgaqe i£ so requized by the terma of auch
L,casehold MortgA4c.
(b) Tha bnlance o£ the net award, if any, remaininq
a£ter such pnyment puz�uant Co Subsection (a) abova (th�
"Fund") �haJ.l bo divided between Landlard and Tenant a3
Eollows:
(!.) Lt►ndlord shall be paid an amount out o£ the
Eund oqual to �.and2ord'� Shdre (as hereina£ter defxned)
and Tenant shall be paid Tenant'� Share (as hcreinafCer
i de£inod) and any oxcess o£ the Fund over Che aum of
I LandJ.ord'� Sha�rc and Tenant'� Sharc ahall be dividod
j equitAbly beCwccn Ch� partiea according to thcar reapectzve
Iahara3. I£ the Eund ahAll be lesa than thc aum of
I Landlord's Share and Tenant's Share, ther, Landlord
shall be paid Chat £raction o£ tho amount of thc Fund
th� num�rator of whieh shall be Landlord's Sharn and
Itha donominator of which shall be tha sum o£ Landlord'3
Share and Tonant'� Share, and Tenant shaJ.l be paid tho
� balance of the Fund remaxning after such payment to
Lar,dlord.
� (ii) The term "Latld�ord's Sharc" aa used in thi�
Sectiion L1.2 �hall mean an Amount equal to Che Fair
Mt,rket Va,J.ue oE the ldnd Cnkcn, oxclusivc of t2�c Building
but includinq oth�r improvemonts Co tho land, a� of the
�££oc�ive daCe o£ the Lakinq, determ�.ned an accordance
with Che procedures set £orth in Article II hereoE.
The torm "Tenant'a Share" aa used in this Seetio� 11.2
�ha11 mean an amount equal to the Fair Market Value o:
the 8uildinq, includin$ improvement� th�reto, As o£ the
e£fcctive date o£ the taking, determinod iz� nccordance
with the provision� or Article II, lesa thc amount o£ r
the, net award pAid to the holder3 0£ nny Lea�chold
Mortqaga pursuant to Subsectzon (a) at thi3 Section
11.2 w�,th respect to auch tdking and with rd�pect to
az�y and all prior pnrtS,al tak�ng� received by xenanc.
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SK14945PGQ53
11,3. If thi� LoAso is not �o terminatod nfter �ny
nuah Cnlcina, or if A portion o£ the Demised Premisea ox the
Proparty or tompornz•y u�e of the wholc or Any part of th�
Prop�rty aha11 bo to,ken �o �a not to rander Che ;.rzmc pructically
unuaablc £or Cho purpoge� and ugo� aet forth in thiW Leas�,
then the renC nnd pAymonts in licu af real e�tate tnxe�
pnyablc� by TenAnt horeund�r ahA11 be eguitably ,�bat�d, and
thp tarm and othcr prnvi�ion5 of this LCA3C� 3hall not be
reducod or �Efectod in any w�y, rand the nct proceeds of any
paymont or �wnrd on Account of �uch tr�kinq WhAl1 be divided
r�uitnbly betwaon the partioa aeeordinq to thexr respectxve
intoro�ts, +and tho Tonant ghall to th� ext�nt nec��aury and
ronmonAbiy prAetieAble ra�toro thAt part of the Property not
no tAken to a u�dble building or buildinqs, renaonab7,y
acceptnble ta Landlord.
A�TTCLE :{TZ: UTILITX EASEMENTS
i%2� Tenant aha11 ht�ve the riqht to �nter into r�aaon-
able �aqreomenta with utility companiu� crctatin�t �uch easement�
in fuvor o£ �uch tompAniea u� ar� reguired in order to
:�orvxce only tihe Propezty, and Landlord aqrce� ta cons�nt
thor�to a:�d to execuCe any and All documonCa, aqr�oment�,
and in�trument�, und to take oCher action�, rea�onAbly
n�cea�ary i�n order to ef£ecCuaCe the �ttme, ull nt TenAnt's .
coet and oxpenge.
AFTICLE �III: QVIET EN,70YMCNT
13. 1, TenAnC, upnn pAyment o£ the ba�ic rent, Taxe;s,
Ae+��aamoriCa and all pthez• �um4 and ehar�roa to be paid by it
na hmrean provided and ob�ervinq, k�epinQ mnd porsorminq rxll
cov�nants, w�x�rdnt�es, r�qrcement�, and cor,ditiona of thi�
Le�oe on St� part to be obwe�.rved, kept, ar performed shall
1Aw£ully, peaceably And c�uaetly hAve �nd enjoy the Domiaed
Prcmiaoa durinQ the eerm of thi� Lee��e, without h.indraz�ce or
molesCat�.on by Landlard ox any person clQiminq by, throuqh
or under tk�o Landl.ord, aubject, however, to all of th� terms
and conditi.ona of this Len�e.
�
r1FTICLE' \TV� DEEAULT '
�
13,1, It irs covanur�ted And �qroed thnt i£ xenAnt,
intluclxnq xen,ant'e �ucc��sor�, a�si�tns And Any othor pAr�y �'
Cnksn� from 'Tencsnt, voluntarily, by £oreclo3ure or in any
other m�nner, ahall neqlect or f317. to p�rfnrm nr ob�erve
any o£ the covenanC�, zcrm3, p:ovrazona or condition� con-
taanod in thia Loaae on Tenant'a part to be per£ormed or
obaoxv�d w�thln thirty (30) days uftcr notic� oE dc£ault in
wrztanq apecifyan�t wherci:z Ten,�nG ha3 :'Ailed �o to perEorm
-33-
�
i
i .�....._......,.A....__......
BK 1 4q45 PG454
oz observe its obl.iqations hezeundor, pzovxd�d that such
period �hall be extended if the matters complsinod o£ in
such notic� may b� correctod, but cannot bo corrected within
30 daya and Tent�nt commences promptly Co corract auch mAtters
within auch 30 daye arid theron£tez diliqently end continuoaaly
proa�cuto5 auch corr�ction to complction (except thnt i.n no
evont shall auch period be extendod loneer than six months
uzxless approved in writing by LAndlord), except in the case
oF failure to maintain �.naurance rcquired undor thia Leaae,
or any other de£ault cnuainq immediate harm or riak of harm
to tho Property, in which ca3e auch poriod o£ notice aha11
be £i.ve (5) days, or if Tcnant �hAll hcvo abandoned the
Property, or if TenanY. sha�l be in deEault (beyond any
applicable �race poriod) under Any Leaeehold Mortqaae coverinq
the Demiged P.remi�ea, or iE the e3tate hereby creAted ahall
be taken on executian or by o�her procoss o£ law -- then,
and in any o£ such Cases (notw�thstandinq any llcenae of any
£ormer br�ach of covenant or waiver o£ tho bena£�,t hereo£ or
conaenC in a £ormer instance), at Landlord's election, pnd
in additioz� to ail o£ Landlord's oCher ri.qhts and remed�e�
provided by 1aw or in this Lec,se, to which the Landlord may
re�ort cumulntively or altcrnr.tively, Landlord law£ully may,
immediatel�y or at any time theroafter whfle such de�a,u�t
exist�, termir,ate this Lease by �iving 'Senant written notica
o£ such tinrmination e£�ective aa o£ a date spoci£i�d in wuch
notico, which dnte �hall be not lesa than ninety (90) days
after �he date of receipt of �uch notic�. On thes date
sppcitied in auch notSce, all of Tenant'3 righta xn and to
the Demi.s�d Premzses hereunder shall terminaCe. Prompt].y !
a£�er notice of torminatlon, and prior tio Che efPectxve date
spet�.£ied �herein, Tenant shall surrend�x and vacaCo the
Demised Prem�,soe, cl.oan nnd zn qood conditSon and zepair,
and on ar�d a£ter such daCe Landlord may re-enCar into and
upon the Property, or any part thereo� in thc namc of thc
wholo, az�d repossas� the aam� aa of its £ormer astat�, and
e�ect Terant, and �haso claiminq throuah or under Tenant,
and remove hia or their oPfects, wiChout beinq decmed quilty
oF nny manner oE Crospasa, nnd wiChout pr�judice to any
' ramedies which miqht othezwise be used for arrears of rcnt
i or proceding bre�ch oE covenant. This Loaae may also be
termina�Cad by a judgmoz�C oE a court o£ compatent juriadiction
spcci£ical].y providing £or termination. The T�nant covonanta
n1�d agrees, notwiCh3Landing such tezmination o£ thi3 Laase,
to pay a�nd be liabJ.e £or, on tho days origina,J.ly :ixed i
horein �ox tho paymont theraoE, amouats equal to rha severdl
inatallments of zent, Taxes azsd As3caamer�ta and other charqe�
resezvad as thoy would, under the terms of thia LeAse,
become dua if Chi� Leaae had noC boen torminated. Landlord
i agz�os to �xarciae reason�ble c£:orts to re-l.et the Domiaed
Premi��� �nd/or the Suildin�. Tn the event thc Aemiacd
-34-
8K t � 945 PSD55
Premioo:+ or Any parC thereof �hAll bc rolot by the Landlord,
tho Tonant �ha1J. be enC�tlod to A eredit in Che net amounti
or ront rocoived by thm Landlord in relettznq, After d�duction
of r,l.l oxpongea incurred by Lr�ndlord iz� exerc�.�ing �.t�
riahtn horounder dr�d in zeletting the Demi�nd Premises
(incl,uclin�t, wiChout limiCnCion, rcusonAble+ rcmodclinq
eo:�ta, brokarAqo nnd r�ttort�eys £�ee�) and in coJ.l�ct�ng the
rer.t xn connection thes;ewith, in the £nllowxnq m�nnor:
AmounC� rcceXvad by tk�a Landlosd ntt�r rel�tCinq and
£or Cha r�mA�ndar of what would hnve be�n the Lea�� term kaad
the Tcnant fully compla.cd with the term� of thiw Lea�c (and
no othcr npccznl event allowinq CermlriAtxon had oceurred),
�hAll fir�t bo Applied nqair�ct the Lrandlord' s C�XPOt]809,
unt11 the anme, nre recoverod, e►nd until. such recovery, the i
�onnnC n2ya11 pny, ae+ oi oAch day whon a pAyment would £a17.
due und�r thx;� Leu��, Che AmounC whi�h the Tenant i� obliqated
Co pa� under the Cerms o£ thia Leaso; wh�n and i£ 3uch
oxpen:�c�+ hAvc boen completely recovcred, the Amount3 recc�ved
from z'eleCtinp by the Landlord x�g have ao'C previou�].y becn
r�pplied �h�ll bo crad�,ted aquinac the Tenant'; obli.gations
e�a of nfleh dAy whon � pAyment would fu11 due undor thi3
Loat+o, And only the net nmount Ctlereof �2�a11 be payable by
thn Tot�ant.
NoChinQ harein eontnined shall be eon�trued e�3 limitinq �
or precludinq the recovery by tha Landlord ac�Ainst Che j
xei�anC oi any auma or dAmaqes to Whlch, ln LtddltiOn to th@
damAdea p�rticulnrly provided above, th� LAndlord mAy l,awzull,y
be ontitled by rea�on of nny d�fAult hereunder on thc part ,s
of thc� Tc;ztant.
�:
14.2�_ I£, (a) Che Ten�nt, incJ.udinq T�nant'� -ucce�:.or�, �
aa��,Rna, And any othci pa:ty tukinq .rom Ten�t�t �ha11 be �a
adjudicaCed n bankrupc or ndjudqed to be in�olvent; (b) A °
reCoiver or Cruatee or almilar officer sh,all be Appointed to �
t�ko chr,rqe of All or part of tho Tenar,t' s propmrty and ;�
Affaira; (c) the Tenant ;hall make Any Asg1qnment oE the
proporty of thc Tonnnt for the banefit of ereditors or 3haJ.1 �
£S,lc n potition in bankruptcy, in�olvcncy or rcorqAniwaClon �
undex• the BAnkrupCcy Act or othor lAw now or hereafter �
enatted and pxovid�nQ � pluz� £or � debtor to settle, 9AClu£y
or cxtpnd the eime Por payment of debt�, oz ahall make
k
application for the appoXntmci�t of A recczv�r; or (d) �ny i
executl4n or uttachment �hall be i,a�ued Aqain�t TenAnt or
nny o:' tho Ten�nt'� prop�rty, and such Adjuds.caCion, �ppoint-
mont, a3o�qnmant, p�tition, execution, os atto.chment whAl1
i�ot b� aet aalde, v�cz�tod, dischArqed or bonded within �ixty
(60) daya after the xnitit�tion or issuance of Che sAme, th�n
A defnulC herounder �h.�ll Y.�� d�omed to have occurred And
�
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BK I � q4S P6056
Landlord shu11 httve a1.1 th� rights and remedzQs provided in
� Section i4.1 h�reo�. In th� caa� of a default under this
Section 14.2, so lonQ a� Ch� rent and othar ampunCs due and
� payable hereunder• shall continue Co be timely paa,d, and nll
of the other covenant«, conditiona at�d agreements tontai�ed
in �his L�ase on TonanC's part to bc kept nnd per:ormed
shall continue to b� kept and per£ozmed, no event oE defeult
' shall hav� been deemed tp have occu;red under this Settson
� 14.2,
14.3, Landlord whall in no everlC be in default in the
perEormance of any of Landlord's ob1,�.qations heraunder
ur�les� nnd until Landlord ghall havc fni2ed co perFoxm aueh
obligations wzthin Chirty (30) dAya, or such addxCiona2 time
Aa is roAaonably required to eorreet any such default, a:ter
naCice by TonanC to LAndloxd pzoper7.y �p�cifyinq whercxn
Landlord has failed to perform Any �uch obligutaon.
14.4, Tho obli4+�tion;, o: the Landlord hereundex ar�
� and shall be duri.ng the term hereo£ sub�ett to thc fu7.±illment
and Cont2nued �'ul£illment oE a7.1 condxtions neccssary to
authorize and nermit the LandJ.ord to catex into and maintiAin
i thls Loase iri fuJ.l compJ.iance with applicabJ.c law, inc2,udin4,
w�.thout 1a.mitation, all permit3, approva2s or licenaea,
' however denominAted, nnd a21 mgraement3, nece3aaxy in connection
� herawixh by Che Landlprd, nnd failurc oE such condZtion� at
4 any tima and from time to time whall not be a default hcreunder.
� FurCher, Tenant agree� to look solely to the La�dlord'� �hen
� eguity intare�t in thc D�m��ed Premi3e� for recovery of a�y
j judqmont Prom the Landlord £or violation o: the terms of
} this Leas�, xt bein� speci�i,cAlly aBreed that ne,ithcr the
; Landloxd nor any o££icex, represpntatiivc, o:�ieinl or aqent
; of th� Land,lord 3ha1], ever be persanally liabl� :or any such
� judgmen'C, or £or the pnyment oE any mon�tnry ob],igatlon .o
Che TezlAnt. . The proviwiona nf thzs Sectzon apply solely to
thoge cir�umstances in whach the Landlord is the Tow� of
L�xington.
ARTZCLE XV: MISCELLANEOUS PFOVTSIONS
1g,1, waiver. Failu�e on the part o£ �ither party to
complain o£ any action or non-nction on the part o� the
other, no maCter how 7.oz�g the same may continue, shall nover
be d�emed to bc a waivcr by such party of any o: Sts Ylghts )
hereundcr. Further, iti is covenanted and agrced that no
waivor at any time of any of the provisior►� hereof by aither
par'Cy �hall be eonsCrued as u waiver of any o� the other
provisions hereof, and that a waiver at aay tame o£ any of
the provisions hereoE �htsl2 not be conatruod as a waiver at
any ;,ubsequent t�,me of the sam� provixions. Tha con�cnt ar
-36-
, y
BK I 4945 PGO51
appravul to or o: any netion by either pA1ty re�uirin� �uch
conscnt or appraval aha12 not be deemcd to wa,iv� or render
unnece��rary auch con�ent or approval to or o£ any gubsequent
Action by such party.
15�2� Tnvnliditiy of PArticular Prnvi_Rions. If �ny
torm, convannnt, conditian or provi�ion p�' th19 Lease, or
the Appllca�Cion thereof to z�ny per�on or circumatance,
�hnll, at any timo or to nny extent, be invalid or unen-
forcoable, the romainder of thi� LeAse, or tkte app7.�cution
of auch earm oz proviaion Co p�r�ons ox circumstancos oth�r
than thoae A� to which it is hold znvalid or unenforceable,
ahall. not bo a£fect�d Cheroby, And each term and provi�ion
of th:lo LoA�e �hAll be vAlid and be enforc�d to the £ulles't
axtont permitt�d by luw,
15.3� Proviaiona Bindlnc7. Except a� heroin oth�rwise
mxprea3ly providod, thc term� her�o£ �hAll be bindinp upon
And �he►11 inuro to the benafit o£ t2ie heirg, 1eQA1 roprewen-
tativoa, aucceasora and aa�iqn�, respoeCivel.y, of Landlord
mnd Tcnant, cnd may be cancolled, modz£ied or ramended only
by a wr�tten in�trument executed by boC2� partie�,
15.4. CoverninJc Law. Thia Leaac and thc perfa�mttnCe
theroof �hAll be qovarned and 3nt�xpreted ex�luwively by the
law ot' Ma��achuaett�, A� the �flme mAy irom time to t�,me '
oxiat.
15�5. Fecordinc�. The parties her�to agree that a
fully executed oriq�nal o£ thz� Leas� ;,kiull be recorded with
the M�ddl�etox Soutlt Reqia�ry of Deed�, In �he �vent of
tormination o£ thin Ler,se pursunnt to the terroa hexeof the
Tomm�t aqrooe to exocute A recordable i.natrum�nt aettinq
forth auch sact And hereby irrevacably dewietne�tes snd Appointu
Che Landlord r,s its or their attorney-in-f�ct to ex�eute in
tha namo of tha xennnt and rmcord such insCrument.
15,n. I3otice3. Whez��ver not�,cea, d�mAnds, re�uests,
npprovatl� or orhor eommuniention$ �hrx1J. or may b� q7.V�z�
under Chia Laaae oithex to La.�dloxd o� to Tenant, the �ame
�hall bo in writinq and ahnll be deemed ttdequaCely 4iven a,£
ha�nd dalivnr�d oz acnt by ro�ri�ter�d oz• certified mail,
poatsqo prepaid: Tf antended for Landlord, r�ddressed to it
at the mailznSf Addr��a act .orth o:� the Eir�t paq� o£ Chis a
Lemao, with copie� to: Norman P, Cohen, Esquirc, Pulmer &
Dodqo, One Boacon Street, 8o�ton, Massachusetts 02103, and, ;;
ii lntend�d tor Tonant, addreaaed to T�nant ut the Property,
with copies to: Judith Johnwon, E�quire, Ropes & GrAy, 225
Franklin Street, Bo�tnn, Massachusett� 02iJ.0; or to such
othor nddresg or addressea as muy from time to time hereaftcr
-37-
�.
k
'
BK I !� 945 PG058
b� deaignaCed by eiCher party to the other by ii.ke notice;
and such notices shall be t£�ective only whez� rncaived or
tend�red for receipt at 3uch addre3ses.
Each o£ the Landlord and th� Tenant agrces to givc
prompt written notice to the other party of all notites
recei.ved by it £rom th�,rd pArtihs relAt�ng to thc Pr.operty
or thc occupancy thereo£.
' 15.7. Disclosurc o£ Bene£iciul Intcrests. Puzauant
to S�ction 40J of Chapter 7 of the Massachusatts General
Lawa, the 7.essee o£ real prop�rty Pram a municipality mu�t
siQn a statement, under the penalties of perjury, �3inclosin�t
the true names and addr�sses o« all who have ox will have a
direCt Oz' indirect bene�icial i.nterest a,n the leaae. Such
disclosure statemenC mu�t b� filed with tho Maasachusctts
Deputy Commiss�.oncr or Capltal P7.anninq and Operation. In
the ovent oF any chanqe in such bene£�c�al intezeats during
the Cerm oF thc Loaae, a new �tatoment di�clo;,znq such
, change mu�t bc siqnod and �iled wa,thin Cha,rty days o£ such
chango. To comply with the Eorepoinq diacloaure requircmonts,
the Tennnt shal.l, simultaneou3ly wiC21 the dcl�very of thig
Lease, deli.ver to the Landlord three aigned copics o° the
cli�closuro 3tutement nttaehed hereto aa Exhibit F. Tena2lt
fL1rC�Ox aqrees t0 deJ.iver new diaclo3urc �tutemenCa 1: At
i any time durinp the term of thi� Lease there arc any chunqaa
; in such beneficial i,nt�restw.
I
� 15.8. End of Term. The Tenant shall pcaccably give up
� And �urrender posaession o£ the Dnmised Premiaes to the
; Landlord at the expiration ox aooner t�rmiant�on for any
� ree�on of th� C�rm o£ this Loase. Any holding ovcr by
q Tenant aftcr expiratioi� shall not conatitute A renewal oz
� exten�iOn hcreo£. Except as othcrwise speCl��ed Sh this
y Leasc or expressly Aqreed in writinSd between the part�os,
Landlord ehnll hrzva no obliqntion to pay or rea.mburae Te»ant
� £or any improvements made to or locatcd on �he Demised
Premi.sas, including, without limitction, the Buildinq, title
to all oE wh�.ch improvemeats �hall v�sti in Landlo�G ab3olutCly
upora such expiratiion or tcrmination without :u:thor actio»
by the parties. Tenant shnll remove any liena or ez�cumbrances
to Landlord's title for wh�ch Tenant i� reaponsiblo. Tn the
� �vent Tonant fAils to remove any of Tenan�'s parsonel pzoperty
� Erom the Demised Pze.misex, such property shal� bo deem�d �
abandoned, and Landlord 5,s hereby authorized, without liability
to Tenant for loss or damaga ther�to, and at tho sol.e riak
of Te»ant, to remove and sLore any of �uch propa�ty at
xennnt's expenae, or to retain the aama under Land2ord'a
control, or to 3e11 at public or privAte aalc, without
notice, any or a17. of the property not so removed and to
-38-
BK 1 ���4� PGOSQ
r�pply tho net proceod:. o£ aay �ueh sAle towArd the paymen�
of Any aum hmrour�doz owinq by Tenant to Landlord, nr to
doatroy eueh proparty. Taxe3 and A�aqs�ment�, insurAnce
premiumg Aztd any other chargea paid oz pAyablm under Lhi�
Loaao �ha11 be pro-ruCed and apportionod between the prxr�iea
na of the dnto o£ Cermination, Tho provisiona of this Sectinn
15.8 �ha11 suivive the e:spiration or other termination of
this Le+M�e.
15,9, Lundlord's Acc�sw. In addition to All other
zl,pht��ot ACCC�3:, providod herain, Che Landlord �hAl1 hnve
tho riRht to ont�r the Demiaad Premxae� at all ze�sanable
hour� for tho purpoge oE inupectinq or mAintAzz�inq th�
Domiedd Premiae�. If th,e Tenant has not �xexcised Tenant'�
option Co a:ttend Che t�zm of this LcAac As provid�d herci.n,
Chon �vr u peraod commoncinq twelvc (�.2) montkaw prior to the
oxpir�tion o£ the Ccrm o£ the Lca9e, the Landlord may hpve
rom�onable aecass to the D�mioed Premi,�a� at all reA�on�ble
houra foi the purpo�n o.A. exhibitinc� the same to prospective
tenant�.
15�10. Int�rpretACxon, wherever kaerei,n tho ainqul.ar
11 uaod, tiha samc s1iAl1 includc the plural, t�nd thc m�FCtil�7.ne
and nout�r Qondara �hall includc Che feminine, And vice
voraa, a� tho context may require. The article �nd soction ,
l�eadin4� u�od throuqhout thiw instrument are fox convenience
And ret'arCnco only� AI�C� th� word3 contoined ther�in 3YlAl� i.n
no way bo hold to oxplain, modi£y, ampli£y or aid 1n the
�,nterpretnCion, con�trucCion, or meanin�r oE th� provisiona
of thia Loase. Feforencos h�z•ein to succesgors and A�si,qn�
o£ Che TenAnc arc riot intendod to constitute A cons�nt to
Aaaxqnmont by the Tendnt, but re£er only to tho�� in�tances
in wk�ich the Gandlord mAy qive con�ent to a parCicular
aaaiqnment t�m raquired by Ar;.xc�c v her�oE. �
�
15.1�. Covonants nnd CondiCiona. Each term rarid provision �
ef Chx�LoAae poriormablc by Tenant ahall be conetrued to be �
boCh a covanant and a condition, conEerrinq upon Landlord,
in tho evont of bz'each of Any suCh Lerm or condicion, thc
ri4ht C�o tarminAtd thia LeA�e in accordance with and oubjec�
to Cho p;ovi9ions Of AYCIC�C XIV Aer.eoE except A� othorwi�e
apec�iicnlly providcd in Chza Leas�.
15�12. Cood �'aith. Each party h�roto nqrees to act �
reagonAbly e►nd in qood £AiCh with respeet to tho per£ormance
and £ulfillmont of the term3 0£ eac�� and every covenant and
co3id:tion in thi5 LCA90.
15.13, No Fartner�hsp. It ie ac7reed thaC nothinq '
contnined in thx� Lor,�� �hal:. be deemcd or eoriatru�d aa
_3c,_ ,
_.,.,..,,.,..,._.............. _ _.. _._ .
eK14445PGOb0
creating a partncrship, joint venturm, or any a3aociatioa
� betweon Landlozd and T�nant, or cause LundlOrd to be respon�i-
ble in any way £or the debta or obliQatxons of Ter,ant, and
neithor th� pravisions containcd in thia Leasa nor any Acta
of the partiea hereto. :,hall bc dcemed to crenCa any relation-
�hip beCween Landlord And Tenant other than the zelaCionsh�p
o£ Landlord aad tenar,t.
15.14. Na Srokcr, Landloxd and Tenant warrant cach to
thC other that th�y have not dealt with any broker or �ale�-
person employed in connection with Chis Lease.
15.15. Self-Help. The Landlord, after thirty daya
notice to Tenant, except in the csme o£ emergencies ih which
case aCtaon muy be tukon immediatcly without notice and
wri�C.en notice shnll be giver� as soon as possiblo, +,hall
have the right, bu�. 3hn11 not bo requized, to pay �uC:�
reasonablo suma or do any act which requires the expendituxe
of moneye which may bo neceasary by roason o£ the failure or
negJ.ect o£ th� TenanC to per£orm any af tho provzsion� o£
this Laa�e, including, without limitation, expenditures Eor
mair�tanancc and repalr of Cho Property, and in the event of
the excrciae of :.uch Liaht by th� �,andlord, Che Tcnant
agrees to pay to Cha,Landlozd :orthwith upon demand all auch
� sums so expencied togother with a.nterest thereon at the rate
�� af ten
percent (10%) per annum until paid, and the amount of
j such suma ehAll, so J.ona aa the �ame b� unpaid, constitute a
� 1i.er. on the+ Suildint3 in fpvor o£ Lnndlord to the maximum
� extent p�rmitted by law, and, in addition, i£ tha Tenar,t
sha1J. de£dult in paymont o£ such aums �hc Landlord �.hall
+ have all r�.ghC� and remed�.es provided herein or by law £or
; Tenant' s de£ault hereunder.
� 15. 16. Cez't�:icate, Eithex party �hAl�, at the
expersao of the reguesting party, aC any t�mc nnd £rom time
f to time hnren£ter, wi.thin tien (10) dAya aftor written requcat
; o£ th� other, 'cerCify by written instrumcnt du�.y executod
� nnd acknow�,edged, to any Qus1i_ied Loaaehold Mortgaqee or
� approved purchasez or a�s�gnee o£ the 1'roperty, or propoaod
morCqaqee oz propoacd purcha�er, or any oCher pet�sosi, :irm,
n or carporation �peci£ied in auch requeat, ns to: (n) wheCher
a thia Lanse ha� be�n 3uppJ.cmanted or amended; (b) Co the beat
� knowledge of such psrty: (i) tho exi�tenca o� a»y default
hereun3er or (11) thc axistence of any offseta, couz��er- r
claima or de£ensee thereto on the part o£ auch other perty;
� nnd (c) tlzo commencement and expi,ratiozs datea af thm term o£
g thi� Lease. Any such ccrti£icate may be rcl�ed upon by the
pazty 7Ccque�tin� it and atiy other parson, �irm, or corporatian
� Co whom the same may b� exhibited oz dclivered, and the
3 contents of guch certi£icate sha,ll be bindinq on the parCy
� executinq same.
�
t
,,
� . -40-
�
�
BK I � 445 PGOb I
1_5._17_. ApQroval_of I�andlord. I� undex� the term� hereo£
Cho Approval oF tha Landlord as called ror in any in�tance,
auch approvol, if qiven, gha1,1 be given by the Town MnnAqer
of the Town of Loxinqton utile�� otherwise provided herein
or by applicable lAw.
i
I
�
i
1�oA
8K l 4q45 PGObZ
EXECUTED UNDGP. SEAL, in any mimber of couhte.part
oiic7lnals, a� of the day and ycar firwt abovc wi•iCt�_i�.
LANDLOFD:
TOWN OF LE\:NCT0�1, A:i,SSr+CIiUSE:.0
Acting by a �n�jori�y ef :.:, �aard
o£ Selec�:non
BY _ _�,?�'J.�.�14
� Z'<'�_
..�� .�c�.�,e(..
; .- -�ti�---,-�� , �_�� .
� �.. _._ .�. - . - -
� ,
;
____�_
TENAN'�:
TI�iG WALllO:F SCii00L, i:4C.
L'y .�
stcvcn Levy, Prc:si nt
Hcr�unto duly flllt�l rizcd
-•�1-
.•
,. _ _. _ .._.._. .__ ____ .._. .,._ . - �
BK I 4q�4S PGOb �
Commonwefllth o£ Mac"achuaettW
_Mlctdla�ex`. , ng. M:trch�21�, 1983
Then pox:;on�11y .�opc�red t?tie �L�ova iznm��d ,_r_`.__.
_._J.utuaat_.k..._Gx;�:Ln.._S�ephcn...`1....�oL'tCi._i`�ab+:rt_1�.�..��cco..�..Lohn��McL�ug,la3,J.v
atid ncknowledc�ed tli��` £ore�7oi:i�,r in �,i•u;iieiic to �;.lic irec �c ay`
:iizd lfdd of tlSe Bor�ra of Select;ncii ot �lt�� Tow;l ot''t.oy�2��on, r
brfora mo �,,.•*�, ''�►
� V'��` � y 7
�:�.��`�r � � " `
�Iot�iry 1'ti� ic ��,'�., ,• _�
My cr.mmia�ion e+;oi.�e.. �t�'��o 7�`.�
, °lJ 0�
Conunonwealtl� o.0 Ma,�,.,ac:zti::ett�
.!�'VZ4'����, ;,n. L��R4�.n_�.)_ 1�8 3
TZ10I1 poi•�OI1:1�I.x n�pn�L•od t}:� al�ovc namtd St�.v�n Levy,
Prc�id4t�t, aiid aal:nowledy�cd Clz� zo.enoi::q in;_,tzumeti'� to,,b�
tltc f1•c�c nnt ni�d elcccl of Tltic Waldors: seltool, Iiie. , b�+�q�,c��re�ew
, `Q��.,��'�*`� :;�'
i ._�,--�- -r- —�_._.,.... ^ - ---p�'— �
�,Ot��LIJ11C a � � .
My conmiW�ion expiLF.�:�' � � ' �
„ x
Dnvto r,oeGCRs, �o:nM1 PuCllw',�`:> o. .
My Comml.alon Gxplrao More'.�11.'1� ''..., ��.��
r'' �:( �`
f
�
q�4��.
'P
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,6
:
`s
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'BK I 4 9 4 5 PG 0 b 4 _. ___._.
i�
�rowN or r,cxiNcroN r�►ssACHvs�rrs
� �
AFTICI.E a5 AS ADOi"f1;D TT TI{E 71D.70URNED SE�SIOt: OF' TfiE
1�)$2 .1NNU7�L, 'Iq4TN :1F,ETZNC Ii�.'LD M111' .'.6. 1�H2 �
i
� 11Yt,1c:�� ��;. 11W1�';C �ph"VL�YA?7C:t:
�:.ON� '11�aC the Sclectmen be +�na �hry hrrcby nr� rad�ar�zod
� (n} to ^_nt�r i.nto an aqrecm�nt with :°tic we�dorf Sttiool, '.nc. :oz
r'�u 5a1«� nf the buxidinq kn�wn no t�z�� Jk:amr Srhooi �.ocar.cc! ai 739
ta,�,sachu•{ctts nvcr.uc to b� u:scd na �+ private ad:ool, in consi�c�r.n-
t�ar, uL' S7.GO,OU0.00, .i:�cludinq roenrvecion by chu Town o: n r!qh�.
�f .'izr.t r�afusal and n riryl�c to r.cpurrhanc tl�o r,chaal huild:nn
alt�r twi�nCy yenr9, +rnd upon euCh o"3�ar Cerme �nd con�Cxona nn
the S��cctmen uhnll dek�xminC� (h) to qnter inCo a CwonCy ���+ns
LPiJ�Q� ul�on auch L•crma and cc+nditions so tha 5clact�^�:n ehall
a�tarminc, of a nnrcol o! lond at 7"sN Msn�wachunctca l+v�nue on
wliich Lh.+ lor.oq0lnq bui7.dinq ia locaCcd contnin�ng �t>proxim��+.rly
� nne nnd one-1151f aCsr�. '
I. Zn ir►wr: 13� O�poucd; 27
� ndontcd: 10:A0 P.M.
..rxxnqr.�n, �:a:,a., Muz.:h 2.1, 1�•;3
;�, Mar/ 1:. McDw�ough, Tpwn Cle::k of the Tawn o! T.axingten.
Na<<Y;�cl}ns�r,C�, do harrby eeztity the above r,o ba a tru�� bnd er.oct eopy o�
�rticic :�S ,�:� :�clal.t�d nr, the AdjourneJ �c:aion of c1�� 1�A� Annual 7bwn t".�ot:nq
he1cS ,tny 24, 19t;: :,»A aa usme apponre on rNcard.
'� /� '� fj
� � �"�;..:��:x��--
___ -,���-�n . ,,
� H�ry k. N,cUor+ouryh, �1'own C1.orY.
� I.�xinqtor, ttnnxnchus�utt:�
BK I 4445 PGOb5
s�sxax� a
PFOP�RTY DESCRIPTION �
i
�ro cartain p�rcols of 1Rnd sitiva�ed on Massachuset�s �
Avonue in T.oxington, Msssgchusetts, beinq the two adjoining i
loCs ahown and design��ed as Pazcel 28 r�nd Parcel 3 respec- �
tively, on a plan ontitled "Plan of Land in L�xington, Mz�ss. �
(Middlasox Caunty}° pxep:�rcd by Joseph W. Moorc Co. and
dated �anuAry 15, 1,98�.
Tho F�rst p�zcol, bcing shown as ParceJ. 28 on said
pJ.an, i� bounded and described nccording to said plan as
follows:
Saginninc� at � point in the easterly sidel,inc of
M�wssachusetts ��venuo at �he southwesterly corner o�'
Farc�l 2B �s ahown on sai.d pJ.an And the northwester],y
cozner of thQ pazcoJ. skown �nd design�tcd as N/r Town
of Lexington (Cary Branch Libxary) on said plan, by
tha followinq courses and distances:
On a cuzve to thc north aiong said castcr7.y sa.de-
lino of Massachusetts Avenuc with a radius of 1,432.69
fec:t, �n azc distanee o£ 25.07 feet to a point,
Thence N 82° 55' S3" E a di,st�nce of 181.37 :eet to •
a poa.nt,
Thence N 6° 42' 7" W � dis�ance oP '79.88 feet to a
point ox poznts mdzked k'ND. I.P. and shown
in dotail on said plan,
Thence N 84° 43' 7" E � dis�ance of 20G.50 feet to
s point marked FND. D.H. ,
Thence on the sAme course A distiancc o£ 18.00 £e�t
to a point,
Thenc� S 13° 56' 31" E a distanre of 168.86 feet to �
i
a point, ;;
Thence S 74° SO' 45" w a distancc of 36.07 feet to �
a point,
Thence S 15° 9' l5" E a distance of 40.93 feet to �
a point, "
ThcnCc S 83° 59' 27" w a dist�nGe of 220.77 Eect to
.� point,
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Thence S SG° 50' 2S" w s di�tance of 15.33 £eet to
a poa.nt,
Thcnce N �° A1' S3" w a distance of 1Q5.00 feet to
; a point,
Thenc� S 89° 53' 7" w tt distance of 160.02 �ecC to
the point of beginning.
Contair,ing �ppraximately 56,797. square fcet according to
said p�.an.
The �econd paxcel, being shown as Parc�l 3 on sai.d p].aa,
is bound�d and descr�,bed according to snid plan as Eollows:
' Heqznning a� a point in the easterly sid�line of
j Massachuset�s Avenue nt �he southwesterly corner of t'arcel
3 as shown on said plan, which point is narked GRAN.
POST FND. CTIi. NOT ON CORN�R, by the gollowi�g courscs
�
and digtanoes:
' On a curve to the north along the casterly si8eline
aP Massachusetts 11v�nue .with t► radius of 890.15 Eeet, an
I arc distancc of 9Z.23 feet to a point,
� Thence N 82° 51' 7" E a distancc of 7.4�.A7 feet to
a point,
Thence N 86° 50' 25" E a distance of 15.33 feee to
a paint,
� Thence N 83° 59' 27" E a distance of 220.77 fcet to
� a point,
� Thence S 66° 48' 45" w A da,staac� oE 237.73 reet to
a ppint marked GRAN. FOST FND. D.H. S�T,
Th�nce S 74° 53' 27" w a dis�anee of 136.62 feet to
the point oE beginning.
Contsining appzoximately 19,888 squarc Eect according to
� sai,d p1an.
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