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WHEREAS, by Ground Lease Agreement dated as of October 14, 2016 (the "Ground
Lease"), Lessor did demise and let unto Lessee, and Lessee did hire and take from Lessor,
various contiguous parcels ofland recorded and identi:fied as Lots 195, 196 and 197, comprising
approximately 4.23 acres, equivalent to 17,101.9711 square meters of land, adjacent to the
Museo de Arte De Puerto Rico ("MAPR"), bordering De Diego Avenue and Antonsanti Street,
in Santurce, Puerto Rico, more particularly described in Exhibit "A" annexed and made a part of
the Ground Lease;
WHEREAS, Lessor has requested, and Lessee has agreed, to amend the Ground Lease
(i) in order to provide for the prepayment of the rent by the Lessee for the :first :fifteen (15) years
of the term of the Ground Lease, and after that date Lessee will commence to pay monthly base
· rentpursuant to the rent schedule that was established under the Ground Lease, but subject to the
right of Lessee to termínate the Ground Lease as provided under the Ground Lease; (ii) based on
the new base rent structure that has been negotiated by the parties, to delete the provisions of the
Ground Lease requiring a security deposit from Lessee as a condition to the effectiveness of the
Ground Lease; and (iii) to establish a revised due diligence period before Lessee has to proceed
with the development and construction of the Improvements on the Premises and has to
commence to pay rent;
WHEREAS, in order to increase the green recreational area within the Premises and
maximize the ecological footprint that the Santurce Park will provide to the Santurce community
and in consideration of the fact that an af:filiate of Lessee is building approximately 200 parking
spaces on a separate property known as Stop 22, adjacent to the Premises, that will be available
for use by the general public, the Ground Lease will be amended to delete the obligation of
Lessee under the Ground Lease to construct 200 parking spaces within the Premises in order to
increase the green recreational space within the Premises; and
WHEREAS, ata meeting ofthe Board ofDirectors of Lessor held on July 10, 2017, said
Board of Directors approved resolution number 2017-17 authorizing the execution by Lessor of
this Amendment, as evidenced by a Certificate of Corporate Resolution dated August 3, 2017
executed by Margarita Cintrón Solla, in her capacity as Secretary of the Board of Directors of
Lessor, a copy ofwhich is attached to this Amendment as Exhibit 2.
NOW, THEREFORE, for and in consideration of the mutual covenants herein
contained and other good and valuable consideration, the adequacy and receipt of which are
hereby acknowledged, Lessor and Lessee hereby agree as follows:
l. Defmitions. All capitalized terms used but not defined herein shall have the
meanings ascribed thereto in the Ground Lease.
2. Amendments to Lease.
a. The title of the Ground Lease is hereby amended as of the Effective Date
to read in its entirety as follows:
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(except for Base Rent, which shall be based on the schedule set forth
in Section 4. A. below), by notifying Lessor in writing at least ninety
(90) days prior to the expiration ofthe then current Term.
B. Evaluation Period.
(1) During the Evaluation Period, Lessee rnay enter upon the
Prernises and conduct tests, inspections, surveys and studies
(including, without lirnitation, soil, environrnental, physical,
rnechanical and structural) which Lessee rnay deern appropriate to
determine the suitability of the Prernises for Lessee's use; conduct a
title search and order a title cornrnitrnent with respect to the
. Prernises; and review applicable zoning and land use laws. Lessee
agrees to protect and hold Lessor harrnless frorn any liability or loss
incurred by Lessor as a result of Lessee's activities at the Prernises
during the Evaluation Period and to prornptly restore any darnage
· caused ·to ·the Prernises as a result of Lessee's activities, if Lessee
<loes not proceed with this Lease.
(2) Within sixty (60) days after receipt of notice frorn Lessee,
Lessor shall cure any encroachrnent, encurnbrance or other defect
disclosed by any survey or title information which shall not be
acceptable_to Lessee. Within sixty (60) days after receipt of an
Environrnental Site Assessrnent which reveals the presence of any
Hazardous Substances or underground storage tanks on the
Prernises, Lessor shall rernediate any Hazardous Substances to a
standard permítting the unrestricted future use of the Prernises and
rernove any underground storage tanks, and any associated
Hazardous Substances, provided that Lessor rnay notify Lessee, in
Lessor' s sol e discretion, of Lessor' s election to termínate this Lease
if the cost to cure any encroachrnent, encurnbrance or title defect, or
rernediation work associated to the presence of any Hazardous
Substance on the Prernises will exceed the sum of $ 100,000.
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any other condition relating to the Premises, including, without
limitation, title, zoning laws, land use laws, or status of permits or
approvals.
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law). It shall be Lessee's obligation to pay for all engineering and
survey consultants and reports required in order for Lessee to obtain
site plan approval and all other permits and approvals from all
govemmental authorities required for construction of the
Improvements on the Premises. Lessee's Permits shall also include,
without limitation, zoning approval, ante-proyecto approval, all
approvals for access to and from the Premises as per Lessee's
requirements, environmental approvals, water and sewer approvals
and electric, telephone and power approvals from the appropriate
govemmental authorities to enable the Premises to be developed for
Lessee's intended use as contemplated under this Lease. Lessor
hereby agrees to cooperate with Lessee in obtaining all the Permits
and hereby authorizes Lessee to file all applications for the Permits
in the name ofthe Lessor.
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expiration of all appeal periods with respect thereto, with no appeals
having been taken), Lessee may termínate this Lease upon thirty
(30) days' notice to Lessor, and this Lease will so termínate unless,
prior to the expiration of said thirty (30) days, Lessee shall have
obtained all of Lessee's Permits and such appeal periods shall have
expired with no appeals having been taken.
(8) Provided that this Lease has not been terminated by Lessee
on or prior to the expiration of the Evaluation Period as provided in
this Section 3. B., then if, on or before the expiration of the
Evaluation Period, possession of the Premises has not been
delivered to Lessee by Lessor, then at any time thereafter (until such
possession is so delivered), Lessee may, at Lessee's sole option,
termínate this Lease upon thirty (30) days' notice to Lessor, and this
Lease will so termínate unless, prior to the expiration of said thirty
(30) days, Lessor shall deliver possession of the Premises to Lessee
in accordance with the terms hereof.
- - --
-v --
-~J_ - (i) received a leasehold policy oftitle insurance to be paid by
Lessee with respect to the Premises, which policy shall be
satisfactory to Lessee;
(10) Lessor shall deliver to Lessee within ten (10) days after
receipt ofLessee's request therefor:
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other documents required to be executed by Lessor, including,
without limitation, certifications, votes and other documentation
relating to Lessor' s organizational structure; and
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legal title to the property of the Municipality of San Juan that is also
shown in ·Exhibit A-1. The property that is transferred by the
Municipality to Lessor as part of such exchange shall be grouped by
Lessor to the Premises and shall form part of the Premises that are
subject to this Lease. Lessor hereby authorizes Lessee to negotiate
such transaction with the Municipality of San Juan on behalf of
Lessor and to obtain all necessary segregation permits with respect
to the portion of the Premises to be segregated and the expansion of
the Antonsanti Street. No adjustment to the Base Rent shall result
from such transaction. lf the transactions with the Municipality of
San Juan that are described in this Paragraph 3 B. 12 are not
completed prior to the expiration of the Evaluation Period, Lessee
may, at Lessee's sole option, either (i) terminate this Lease upon
thirty (30) days' notice to Lessor, and this Lease will so terminate or
(ii) modify Exhibit A-1 hereto in order the develop the park and the
lmprovements within the portion of the Premises that is owned by
Lessor (excluding the parcel that is owned by the municipality of
San Juan). All reasonable costs and expenses related to the matters
set forth in this subparagraph 12 shall be paid by Lessee, except that
the transfer of the parcels to be exchanged between the Municipality
of San Juan and the Lessor shall be gratuitous."
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b. Section 4 A. of the Ground Lease is hereby amended as of the Effective
Date to read in its entirety as follows:
"[INTENTIONALLY DELETED]"
"C. Rent Commencement Date. Base Rent and ali other charges
due under this Lease shall accrue from the Commencement Date
and shall initially be due and payable by Lessee in one (1)
installment commencing on the twentieth (20th) <lay after the
Commencement Date with respect to the first fifteen (15) years of
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the Term of this Lease and thereafter, commencing on the first <lay
of the first extension option of the Term, shall be payable monthly in
advance in the amounts set forth in Section 4 A. above ("Date of
Periodic Rent Commencement"). Commencing on the Date of
Periodic Rent Commencement, Base Rent shall be paid in twelve
(12) equal monthly installments as provided in Paragraph 4. E.
below. Ifthe Date of Periodic Rent Commencement shall be on any
<lay other than the first <lay of a calendar month, then the Base Rent
and other charges for such month shall be pro-rated on a per diem
basis. The foregoing notwithstanding, Lessee's obligation to provide
insurance pursuant to Section 8 and to pay Additional Rent
hereunder shall begin on the Commencement Date ofthe Term."
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name ofthe park during the Tenn of the Lease in its sole discretion.
The right granted to the Lessee under this Section 5. A. includes the
right of the Lessee to use of the Premises for fairs, concerts and
other activities open to the public to be held within the Premises. As
part of these activities the Lessee shall have the right to sublease
space within the Premises to vendors and other merchants so that
they can sell their products and merchandize within the Premises,
including food trucks and other food and merchandise vendors."
[INTENTIONALLY DELETED]
i. Section 17. A~_ (1) of the Ground Lease is hereby amended by adding the
following language at the end ofthis Section.
"B. This Lease shall become effective only when the Lessee
has delivered to the Lessor the insurance policies required from the
Lessee under this Lease and Lessor is not obligated under this
Agreement until this Lease has been signed by the Executive
Director or any other authorized officer to whom such authority
was delegated by the Board of Directors of the Lessor and a copy
of this Lease and the Amendment thereof executed on August ,
2017 has been filed by the Lessor in the Puerto Rico Comptroller's
Office in compliance with the requirements of Law No. 18 of
197 5, as amended."
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k. Exhibit A-1 to the Ground Lease is hereby replaced in its entirety as of the
Effective Date with the new Exhibit A-1 that is attached to this Amendment.
2. Ratification. Except as expressly set forth in this Amendment, the terms and
conditions of the Ground Lease shall continue in full force and effect without any change or
modification, are hereby ratified and confirmed in all respects, and shall apply for the balance of
the Term. In the event of a conflict between the terms of the Ground Lease and the terms of this
Amendment, the terms of this Amendment shall govem. On and after the Effective Date, each
reference in the Ground Lease to "this Agreement," "hereunder," "hereof' or words of like
import referring to the Ground Lease shall mean and be a reference to the Ground Lease as
amended hereby.
4. Binding Effect. This Amendinent shall be binding upon and shall inure to the
benefit ofthe parties hereto and to their respective successors, and permitted assigns.
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law provisions.
7.
Governing Law. This Amendment shall be interpreted and enforced in
accordance with the laws of the Govemment of Puerto Rico, without reference to its conflicts of
8. Representations. Lessee and Lessor, and each of the persons executing this
Amendment on behalf of Lessee and Lessor, do hereby warrant that the party for which they are
executing this Amendment (i) is a duly authorized and existing entity, (ii) is qualified to do
business in the Commonwealth of Puerto Rico, and (iii) has full right and authority to enter into
this Amendment, and that any person signing on behalf of such party is duly authorized to do so.
Upon either party's request, the other party shall provide evidence reasonably satisfactory to the
requesting party confirming the foregoing warranties.
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9. Effectiveness. This Amendment shall not be binding upon either party unless and
until it is fully executed and delivered to both parties, whereupon it shall be effective as of the
Effective Date.
IN WITNESS WHEREOF, Lessor and Lessee have executed this Amendment as of the
Effective Date.
LESSOR:
By:~--+---+-~~~~~~~
Name: -;re (Le M v Gfl. r ~ r- 1"'T"\.\J
Title: C Fo
TAX I.D. NUMBER:
475274v56
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ANTONSANTI st., SANTURCE PROPOSED IMPROVEMENT ALTERNATIVE 2 GENERAL PLAN~'"~