Attachment 14. Due Diligence Right of Entry RIGHT OF ENTRY. (Oakland Army Base City Property)

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1 Attachment 14 Due Diligence Right of Entry RIGHT OF ENTRY (Oakland Army Base City Property) The CITY OF OAKLAND, a municipal corporation (the City ) as owner of record of the real property commonly referred to as the Oakland Army Base, located in the City of Oakland, County of Alameda, State of California and as shown on Exhibit A (the City Property ), hereby grants to [Developer or Affiliate to be inserted] and its agents (collectively, the Grantee Parties ) the right to enter upon the City Property during the term of the Lease Disposition and Development Agreement by and between the City and Grantee, dated, 2014 (the LDDA ) (and prior to execution of the Ground Lease, as defined in the LDDA) for the sole purpose of performing environmental due diligence pursuant to the LDDA, including subsurface drilling and sampling pursuant to the work plan attached hereto as Exhibit B (referred to herein as Right of Entry or Agreement ). Furthermore, notwithstanding anything to the contrary in Exhibit B, this Right of Entry applies to the City Property only. Capitalized terms not otherwise defined herein shall have the same meaning as set forth in the LDDA. Insurance: The Grantee Parties shall, at no cost to the City, obtain and maintain and cause to be in effect at all times during the term of this Agreement, the types and amounts of insurance specified in Exhibit C attached hereto. Any attempt by one of the Grantee Parties to cancel or modify any insurance coverage required by Exhibit C, or any failure by one of the Grantee Parties to maintain such coverage, shall be a default under this Agreement and, upon such default, the City will have the right to terminate this Agreement and/or exercise any of its rights at law or at equity. Defense, Indemnity and Hold Harmless: a. Grantee shall defend, indemnify and hold the City, and the City's council members, directors, officers, agents, employees, and volunteers (collectively, the City Additional Insureds ) harmless against all liabilities, losses, claims, judgments, suits or demands for (1) injuries to or death of persons, (2) damages to personal or real property and (3) economic loss (collectively, Claims ) brought against or incurred by any of the City Additional Insureds arising out of, resulting from or relating to the Grantee Parties entry onto the City Property pursuant to this Right of Entry. The City Additional Insureds rights to indemnity from the Grantee are in addition to and cumulative to any benefits that they may have under any policy of insurance.

2 b. Notwithstanding the foregoing to the contrary, the foregoing defense, indemnity and hold harmless obligations of Grantee shall not apply to any Claims arising out of or related to (1) the sole negligence or willful misconduct of the City Additional Insureds or (2) the mere discovery of existing conditions at the City Property, including, but not limited to the presence of hazardous materials. c. Grantee's duty to defend the City Additional Insureds shall arise at the time notice of a Claim is first provided to Grantee by the City Additional Insureds, regardless of whether the claimant has filed suit on the Claim. Grantee's duty to defend the City Additional Insureds shall arise even if the City Additional Insureds, or any of them, are the only parties identified/sued by the claimant. After tender by the City or another City Additional Insured, Grantee will defend any and all Claims which may be brought or threatened against the City Additional Insureds and will pay on behalf of the City Additional Insureds any expenses incurred by reason of such Claims including, but not limited to, court costs and reasonable attorney fees incurred in defending or investigating such Claims. Such payments on behalf of the City Additional Insureds shall be in addition to any and all other legal remedies available to the City Additional Insureds and shall not be considered the City Additional Insureds exclusive remedy. Notwithstanding anything to the contrary, if a defense was provided by Grantee, upon final resolution of the Claim by judgment or award, the applicable City Additional Insured(s) will reimburse Grantee for such defense costs to the extent that: (1) the Claim arises out of, pertains to, or relates to the sole negligence or willful misconduct of the individual or entity being indemnified; or (2) the Claim does not arise out of, pertain to, or relate to the scope of the Grantee's entry upon or activities on the City Property pursuant to this Agreement. Notwithstanding anything to the contrary, if a defense was provided by Grantee, upon final resolution of the Claim by a settlement agreement, the applicable City Additional Insured shall reimburse Grantee for a percentage of defense costs actually incurred by Grantee, which percentage shall be calculated by dividing the amount that the City Additional Insureds agreed to pay pursuant to the settlement agreement by the total amount that both Grantee and the City Additional Insureds agreed to pay pursuant to the settlement agreement. Grantee shall not agree to enter into any settlement agreement that requires any City Additional Insureds to pay any amount without such City Additional Insured's express, prior consent. d. Nothing contained in this paragraph shall affect (1) the validity of any insurance contract, workers compensation or agreement issued by an admitted insurer as defined by the California Insurance Code or (2) obligations of an insurance carrier under the holding of Presley Homes, Inc. v. American States Insurance Company (2001) 90 Cal.App.4th 571. e. The obligations of Grantee under this paragraph arising by reason of any occurrence taking place during the term of this Right of Entry, shall survive any termination of this Right of Entry. Handling of Hazardous Materials:

3 All samples and by-products, including hazardous materials or hazardous substances, ("Investigation Derived Wastes") from sampling processes in connection with the Grantee Parties entry upon the City Property pursuant to this Agreement shall be disposed of by Grantee at Grantee s expense in accordance with applicable law; provided, however, (a) as between Grantee Parties and the City, the City shall be deemed to be the generator of any and all Investigation Derived Wastes that cannot be introduced back into the environment under existing law without additional treatment, and (b) the City, as generator, shall execute any necessary generator, transporter, or disposer manifests or other documents reasonably required in connection with the disposal of Investigation Derived Wastes. Miscellaneous: Grantee understands that this Right of Entry shall not in any way whatsoever grant or convey any permanent easement or other interest in the City Property to the Grantee Parties. Any entry onto the City Property by the Grantee Parties shall not interfere with the operation or use of the City Property by the City or City departments, its tenants, agents, or the parties described in Section 15.1(c) of the LDDA, as applicable, or cause any damages to any improvements on the City Property. Any entry shall be coordinated with the City, City departments using the City Property and the terms of any existing leases. All property disturbed by the Grantee Parties' entry upon the City Property will be restored by Grantee, to condition reasonably similar or better. Any entry upon the City Property pursuant to this Agreement by the Grantee Parties shall conform to the regulatory requirements for hazardous materials set forth in the terms of the LDDA. For the purposes of delivering notices pursuant to this Right of Entry, Grantee's notice address is as follows: OMSS, LLC 2240 Wake Avenue Oakland, CA Attn: Mr. William Aboudi bill@oaklandmss.com With copies to: Jai Jennifer 121 Embarcadero West Oakland, CA jai@greenstonedevllc Law Office Ronald Chauvel, Esq. Chauvel & Glatt, LLP 66 Bovet Road, Suite 280 San Mateo, CA 94402

4 If a party brings any action or legal proceeding against the other party with respect to this Right of Entry, the prevailing party shall be entitled to recover from the non-prevailing party reasonable attorney's fees, expert witness fees, court costs, and other related expenses incurred by the prevailing party. [Signatures on next page]

5 CITY CITY OF OAKLAND a municipal corporation By: City Administrator Approved as to Form By: GRANTEE OMSS, LLC, a California limited liability company By: Authorized Person By: Name: Title: By: Name: Title:

6 Exhibit A Legal Description of City Property [See attached]

7 EXHIBIT A LEGAL DESCRIPTION OF PREMISES That certain real property located in the City of Oakland, State of California, more particularly described in Exhibit A-1, attached hereto, excluding therefrom the real property commonly referred to as Billboard Site No. 3 and more particularly described in Exhibit A-2, attached hereto (the Billboard Site #3 ). The property described in Exhibit A-1, excluding Billboard Site # 3, is referred to herein as the Premises. Lessor hereby further reserves the following easements from the Premises (which easements shall be in addition to any other reservations provided for in this Lease): a. Access Easement: An easement for the benefit of Lessor, its lessees and sublessees and their respective employees, contractors, agents and invitees for ingress to and egress from Billboard Site #3 (the Access Easement ). Provided that there exist improved roads, drive aisles or lanes located on the Premises which provide access between the adjacent public right-of-way and Billboard Site #3, this Access Easement shall be exercised over such improvements. If improved roads, drive aisles or lanes providing such access do not exist on the Premises, the beneficiaries of this easements shall have a right to install, maintain, repair, remove, replace and access such surface improvements for ingress and egress over those portions of the Premises that provide reasonable access hereunder and impose the least burden on the Premises operations. b. Utility Easements: An easement over the portion of the Premises described in Exhibit A-3 for the benefit of Lessor, its lessees and sublessees and their respective employees, contractors, agents and invitees for the installation, maintenance, repair, removal and replacement of underground utility improvements servicing the improvements located on Billboard Site #3. 1

8 Exhibit A-1 Plat and Legal Description of Premises [See attached] 2

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14 Exhibit A-2 Plat and Legal Description of Billboard Site #3 [See attached] 3

15 EXHIBIT - "A-2" "A" Easement 13 (Lot 5) Land Description of a parcel of land situate in the City of Oakland, County of Alameda, State of California, and being portion Lot 5 as shown upon Parcel Map filed on August 13, 2013, in Book 324 of Parcel Maps at Pages 6 thru 15 Official Records of said County, and being more particularly described as follows: Beginning at a corner on the north line of said Lot 5, same corner being at the northern terminus of the course labeled "North 54 38' 31" West feet"; thence along the said north line of Lot 5, South 54 38' 31" East feet; Thence crossing through said Lot 5 for the following three (3) courses: (1) South 30 33' 40" West feet, (2) North 59 26' 20" West feet, and (3) North 30 33' 40" East feet to a point on the north line of said Lot 5; Thence along said north line, South 59 26' 20" East feet to the POINT OF BEGINNING, containing 5,985 square feet (0.1 acres), more or less, measured in ground distances, as depicted on the Plat labeled (Exhibit "B" Easement 13), attached and hereby made part of the land description. Bearings and distances called for herein are based upon the California Coordinate System, Zone III, North American Datum of 1983 (1986 values) as shown upon that certain map entitled Record of Survey 990, filed in Book 18 of Record of Surveys, Pages 50-60, Official Records of the said County of Alameda. To obtain ground level distances, multiply distances called for herein by End of Description This description and its accompanying plat were prepared by me, or under my direction, in July Date Page I of I G:~ob2011\11I069\Survey\LAND DESCRIPTIONS\Easement I3.docx

16 LEGEND EASEMENT AREA P.D.B. POINT OF BEGINNING ~ a 100 ~ - N- ~ 200! ( IN FEET) 1 inch = 100 ft., " LOT 3 PARCEL MAP PM 6, "" " EASEMENT AREA 5,985:t SQ. FT. (D.l:t AC) (JlEASURED IN GROUND DISTANCES) LOT 5 PARCEL MAP PM 6 LOT 4 NOTE BEARINGS AND DISTANCES ARE RECORD OF SURVEY NO DISTANCES SHOWN OR DERIVED DRAWING ARE GRID. TO OBTAIN LEVEL DISTANCES MULTIPLY BY BASED ON ALL FROM THIS GROUND G'\Job2011 \111069\Mapplng \Pl a ts\easement 13.dwg EXHIBIT A-2 B 'Rf!r- BILLBOARD 3 RUGGERI-JENSEN-AZAR ENGINEERS. PLANNERS. SURVEYORS 4690 CHABOT ORIVE. SUI TE 200 PLEASAN TON. CA PHONE: (925) FAX: (925) EASEMENT 13 CITY OF OAKLAND. ALAMEDA COUNTY. CALIFORNIA SCALE: 1"=100' DATE: JOB NO.:

17 Exhibit A-3 Plat and legal Description of Utility Easement [See attached] 4

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20 Exhibit B Work Plan [See attached]

21 Exhibit C Required Insurance [See attached]

22 SCHEDULE OF INSURANCE REQUIREMENTS FOR RIGHT OF ENTRY a. Required Policies and Coverages Grantee shall procure and, as applicable, shall cause the other Grantee Parties to procure, prior to commencement date of the Right of Entry and, as applicable, prior to the effective date of any contract for services, at no cost or expense to the City, all policies of insurance set forth in this Schedule. This Schedule does not modify and is subject to all terms and conditions set forth elsewhere in the Right of Entry. The amounts and types of insurance set forth herein are in the minimums required by the City and shall not substitute for an independent determination by the Grantee Parties of the amount and types of the insurance which the Grantee Parties shall determine to be reasonably necessary to protect themselves, their work and their property. i. Commercial General Liability insurance shall cover Bodily Injury, Property Damage and Personal Injury for Premises Operations, Products and Completed Operations, Independent Contractors and Contractual Liability. Coverage shall be at least as broad as Insurance Services Office Commercial General Liability coverage (occurrence Form CG 00 01) Limits of liability: Grantee shall maintain commercial general liability (CGL) and, if necessary, commercial umbrella insurance with a limit of not less than $2,000,000 each occurrence. If such CGL insurance contains a general aggregate limit, either the general aggregate limit, it shall apply separately to this project/location or the general aggregate limit shall be twice the required occurrence limit. ii. iii. Automobile Liability Insurance. Lessee shall maintain automobile liability insurance for bodily injury and property damage liability with a limit of not less than $1,000,000 each accident. Such insurance shall cover liability arising out of any auto (including owned, hired, and non-owned autos). Coverage shall be at least as broad as Insurance Services Office Form Number CA Worker's Compensation insurance as required by the laws of the State of California with statutory limits, and coverage shall include Employers Liability coverage with limits not less than $1,000,000 each accident, $1,000,000 policy limit bodily injury by disease, and $1,000,000 each employee bodily injury by disease. The Grantee Parties certify that they are aware of the provisions of section 3700 of the California Labor Code, which requires every employer to provide Workers' Compensation coverage, or to undertake self-insurance in accordance with the provisions of that Code. The Grantee Parties shall comply with the provisions of section 3700 of the California Labor Code before commencement date of the Right of Entry, and continuing thereafter as required by that code. b. Terms, Conditions and Endorsements

23 The aforementioned insurance shall be endorsed and have all the following conditions: i. Insured Status (Additional Insured): The Grantee Parties shall provide insured status naming the City of Oakland, its Councilmembers, directors, officers, agents, employees and volunteers as insured s under the Commercial General Liability policy. General Liability coverage can be provided in the form of an endorsement to the Grantee s insurance (at least as broad as ISO Form CG (11/85) or both CG and CG forms, if later revisions used). If Grantee submits the ACORD Insurance Certificate, the insured status endorsement must be set forth on an ISO form CG (or equivalent). A STATEMENT OF ADDITIONAL INSURED STATUS ON THE ACORD INSURANCE CERTIFICATE FORM IS INSUFFICIENT AND WILL BE REJECTED AS PROOF OF MEETING THIS REQUIREMENT; and ii. iii. iv. Coverage afforded on behalf of the City, Councilmembers, directors, officers, agents, employees and volunteers shall be primary insurance. Any other insurance available to the City Councilmembers, directors, officers, agents, employees and volunteers under any other policies shall be excess insurance (over the insurance required by this Agreement). Cancellation Notice: Each insurance policy required by this clause shall provide that coverage shall not be canceled, except with notice to the Entity. The Workers Compensation policy shall be endorsed with a waiver of subrogation in favor of the City for all work performed by the contractor, its employees, agents and subcontractors. v. Certificate holder is to be the same person and address as indicated in the Notices section of this Agreement. vi. Insurer shall carry insurance from admitted companies with an A.M. Best Rating of A VII, or better. c. Replacement of Coverage In the case of the breach of any of the insurance provisions of this Schedule, and such failure is not cured within ten (10) days after receipt of the City s written notice to Grantee, the City may, at the City's option and without limiting any other remedies of the City under the Right of Entry, take out and maintain at the expense of Grantee, such insurance in the name of the Grantee Parties as is required pursuant to this Schedule. d. Insurance Interpretation

24 All endorsements, certificates, forms, coverage and limits of liability referred to herein shall have the meaning given such terms by the Insurance Services Office as of the date of this Right of Entry. e. Proof of Insurance The Grantee Parties will be required to provide proof of all insurance required for the work prior to entry upon the City Property pursuant to the Right of Entry or other applicable contract, including copies of insurance policies if and when requested by the City. f. Subcontractors The Grantee Parties shall include all subcontractors as insured s under their policies or shall maintain separate certificates and endorsements for each subcontractor. As an alternative, the Grantee Parties may require all subcontractors to provide at their own expense evidence of all the required coverages listed in this Schedule. If this option is exercised, both the City of Oakland and the Grantee Parties shall be named as additional insured under the subcontractor s General Liability policy. All coverages for subcontractors shall be subject to all the requirements stated herein. The City reserves the right to perform an insurance audit during the course of the project to verify compliance with requirements. g. Deductibles and Self-Insured Retentions Any deductible or self-insured retention must be declared to and approved by the City. At the option of the City, either: the insurer shall reduce or eliminate such deductible or selfinsured retentions as respects the City, its Councilmembers, directors, officers, agents, employees and volunteers; or the Contractor shall provide a financial guarantee satisfactory to the City guaranteeing payment of losses and related investigations, claim administration and defense expenses. h. Waiver of Subrogation The Grantee Parties waive all rights against the City of Oakland and its Councilmembers, officers, directors, employees and volunteers for recovery of damages to the extent these damages are covered by the forms of insurance coverage required above. i. Evaluation of Adequacy of Coverage The City of Oakland maintains the right to modify, delete, alter or change these requirements, with reasonable notice, upon not less than ninety (90) days prior written notice. j. Higher Limits of Insurance

25 If the Grantee Parties maintains higher limits than the minimums shown above, the City shall be entitled to coverage for the higher limits maintained by the Grantee Parties.