Agreement for Reimbursement of Funds For Construction of Certain Tenant Improvements This reimbursement agreement (this Agreement ) dated as of September 19, 2011, (the Effective Date ) by and between the City of Pittsburg ( City ) and Blue Delta Inc., a California Corporation, doing business as Pink Ginger ( Blue Delta ). City and Blue Delta are collectively referred to in this Agreement as the Parties. RECITALS A. On October 19, 2009, City and the Redevelopment Agency of the City of Pittsburg ( Agency ) entered into that certain construction management agreement (the Construction Agreement ) whereby the Agency transferred monies to the City to manage and construct certain projects as identified in the Construction Agreement. B. City and Agency entered into that certain lease dated February 7, 2011 (the Master Lease ) pursuant to which the Agency conveyed to Pittsburg Arts and Community Foundation, Inc. a California 501(c)(3) non-profit corporation ( PACF ) a leasehold interest in the commercial space known as the Vidrio Building. C. Construction of improvements to the Vidrio Building are included in the Construction Agreement. D. The City acquired the Property from the Agency on March 4, 2011, and its successor in interest to the Agency under the Master Lease. E. Blue Delta entered into a lease agreement (the Sublease ) to sublease approximately Three Thousand Three Hundred Sixty (3,360) square feet of indoor space within the Vidrio Building known as 610 and 630 Railroad Avenue and 650 square feet of outdoor space (the indoor and outdoor space collectively referred to herein as the Premises ) with the Pittsburg Arts and Community Foundation ( PACF ). F. Blue Delta intends to use the Premises for use as a full service Asian Fusion restaurant/bar and for ancillary catering jobs (the Restaurant ). G. The City desires to enter into this Reimbursement Agreement to reimburse Blue Delta for certain tenant improvements to be constructed by Blue Delta on the Premises pursuant to the Construction Agreement by and between the Agency and the City. NOW THEREFORE, for good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the Parties agree as follows: September 19, 2011 Page 1
ARTICLE I TENANT IMPROVEMENTS 1.1 Construction of Tenant Improvements. Blue Delta shall construct all improvements, changes, utility installations and alterations necessary to convert Premises into a restaurant ready condition (the Tenant Improvements ). Blue Delta must comply with all of the following: (a) The Tenant Improvements may not materially impair the value or structural integrity of the Premises. (b) Restaurant. The Tenant Improvements must be necessary for the operation of the (c) No Tenant Improvements may be undertaken until Blue Delta has obtained all required permits and authorizations of any federal, state or local government or departments or subdivisions of any of them, having jurisdiction. (d) Blue Delta shall submit to the City Manager or his designee, on or no later than October 1, 2011, unless such date is extended in writing by the City Manager, a Financing Plan which sets forth the funding plan for the Tenant Improvements. The City Manager shall approve or disapprove the Financing Plan within ten (10) calendar days of submittal. If the City Manager does not approve the Financing Plan, Blue Delta may appeal such decision to the City Manager within ten (10) calendar days after notice of such decision. The Financing Plan shall include all information to show (1) all Of the funds that are irrevocably committed to fund the construction costs of the improvements necessary for the construction and operation of the Restaurant, including but not limited to the Tenant Improvements, (2) the improvements and equipment to be funded, and (3) provide to the City executed construction contracts with a general contractor for the construction of the Tenant Improvements which includes the ability to issue a notice to proceed to the general contractor within the schedule set forth in this Agreement. Blue Delta shall provide the City prior written notice of any material change, modification, revision or alteration to the approved Financing Plan and shall submit any such material change, modifications, revisions or alterations to the City for approval and the City will have ten (10) business days to approve. (e) The Tenant Improvements must be made in a good and workmanlike manner and in accordance with all applicable permits and all Applicable Laws. The Parties hereby agree that the quality of the design and construction of the Tenant Improvements will be of at minimum the quality of SaSa Restaurant, which is owned by Blue Delta and located in Walnut Creek, CA. (f) During the construction of any Tenant Improvements in, to or of, the Premises, or the permitted demolition or new construction or any restoration, Blue Delta September 19, 2011 Page 2
shall comply with the insurance requirements set forth in Section 2.2, which policy or policies by endorsement thereto, if not then covered, will also insure any change, alteration or addition or new construction, including all materials and equipment incorporated in, on or about the Premises. (g) Prior to commencement of any construction, change, alteration or repair, Blue Delta shall deliver to the City not later than ten (10) business days written notice of the proposed work, a general description of the proposed work and sufficient information to permit the City to post a notice of nonresponsibility on the Premises. All work must be approved in writing by the City prior to installation of any material change to the Premises. (h) In connection with construction of the Tenant Improvements, and before such construction commences, Blue Delta shall furnish the City with a performance bond in an amount not less than one hundred percent (100%) of the construction contract (or, in the event Blue Delta serves as its own general contractor, 100% of the anticipated construction costs of the Tenant Improvements), and a payment bond guaranteeing the completion of the Tenant Improvements free from liens of materialmen, contractors, subcontractors, mechanics, laborers, and other similar liens. The payment and performance bonds must be issued by a responsible surety company, licensed to do business in California and with a financial strength and credit rating acceptable to the City, and shall remain in effect until the entire construction costs for the Tenant Improvements have been paid in full. Any such bonds must be in a form satisfactory to the City in its reasonable discretion. (i) For the purposes of assuring compliance with this Agreement, representatives of the City have the reasonable right of access to the Premises at normal construction hours during the period of construction for the purposes of this Agreement, including, but not limited to, the inspection of the work being performed in constructing the Tenant Improvements and to ensure appropriate design and construction quality. Such representatives of the City shall be those who are so identified in writing by the City Manager. 1.2 No Right to Demolish. Notwithstanding any other provisions of this Article I, Blue Delta has no right to demolish the Tenant Improvements, once built, or to remove any improvements, equipment or items financed under this Agreement, unless Blue Delta has received the prior written approval of the City. 1.3 Compliance with Laws. Blue Delta shall carry out the construction of the Tenant Improvements in conformity with all applicable state and federal laws and regulations, including without limitation, all applicable state and federal labor laws and standards, and all applicable disabled and handicapped access requirements, including without limitation, the Americans with Disabilities Act, 42 U.S.C. Section 12101, et seq., California Government Code Section 4450, et seq., California Government Code Section 11135, et seq., and the Unruh Civil Rights Act, California Civil Code Section 51, et seq. Blue Delta shall comply with all City ordinances and regulations relating to the conduct of construction, including without limitation, all City ordinances and regulations September 19, 2011 Page 3
relating to noise, construction hours, and maintenance of the construction site. All of the foregoing state, federal and local laws, regulations and ordinances are hereafter referred to as the Applicable Laws. Blue Delta must receive written approval from the City prior to the construction of any Tenant Improvements that affect the Premises or the exterior of the building. Prior to expending any funds for the acquisition, installation and/or construction of any Tenant Improvements, Blue Delta hereby agrees to submit to City the plans, specifications, bid(s), and cost estimates for the undertaking of the Tenant Improvements. 1.4. Schedule of Performance. Blue Delta shall submit construction drawings to the Contra Costa County Environmental Health Division, City of Pittsburg Development Services Division, and Contra Costa County Fire Protection District no later than sixty (60) days after the Effective Date of this Agreement. Blue Delta shall submit construction drawings to the City Building Department within one week of receipt of approval by the Contra Costa County Environmental Health Division. Blue Delta shall commence construction of the Tenant Improvements no later than fourteen (14) days after the approval of all applicable building and design review permits and any other required state, county, or City approvals ( Permits ). Blue Delta shall complete all Tenant Improvements by the earlier of (i) no later than one hundred twenty (120) days after obtaining all Permits or (ii) no later than one hundred eighty (180) days after receipt of approval from the Contra Costa County Environmental Health Division. City may extend such deadlines at the City s sole discretion. 1.5 Allowance for Tenant Improvements; Reimbursement from City. City will reimburse Blue Delta for costs incurred by Blue Delta for certain Tenant Improvements described in Exhibit A ( Reimbursable Tenant Improvements ), attached to this Agreement and incorporated herein by this reference, in an amount not to exceed One Million Dollars ($1,000,000), which includes costs to be paid to the City in the amount of up to Ten Thousand Dollars ($10,000) for the management and oversight of this Agreement. This amount is not inclusive of City fees for inspections, plan checks, applications, or similar development costs. City will not reimburse Blue Delta for any removable fixtures or equipment under this allowance for Reimbursable Tenant Improvements. Reimbursement for Reimbursable Tenant Improvements will be made in accordance with Section 1.9 of this Agreement. 1.6 Blue Delta Responsible for Additional Tenant Improvement Costs. All costs incurred by Blue Delta in connection with the costs of Tenant Improvements, including the Reimbursable Tenant Improvements in excess of One Million Dollars ($1,000,000) are the sole responsibility of Blue Delta. All costs incurred by Blue Delta that are determined to be non-reimbursable under this Agreement are the sole responsibility of Blue Delta. 1.7 Allowance for Furniture, Fixtures, Equipment and Start-up Costs. City will reimburse Blue Delta for certain furniture, fixture, equipment and other start-up costs ( Reimbursable FFE Costs ), at City s sole discretion, in an amount not to exceed September 19, 2011 Page 4
Three Hundred Thousand Dollars ($300,000). Reimbursement for Reimbursable FFE Costs will be made in accordance with Section 1.9 of this Agreement. 1.8 Subordination of Contract. The reimbursement requirements under this Agreement are expressly subordinate to any payments required under California Health & Safety Code Sections 33690 and 33690.5 and the remittance payments set forth in Health & Safety Code Section 34194. The Parties hereby acknowledge that reimbursement amounts under this contract may be reduced due to this subordination. 1.9 Request for Reimbursement. Blue Delta shall submit separate written requests for each disbursement of Reimbursable Tenant Improvements, each in substantially the form attached hereto as Exhibit B (Form of Requisition), with supporting evidence for all amounts requested (each a Requisition ). Blue Delta shall submit each Requisition to the City stating the purpose and amount of the requested disbursement. Blue Delta shall attach copies of any documents supporting the Requisition, including invoices, bids, contracts, payment schedules, photographs, product specifications, and evidence of the payment of construction expenses (as applicable), by Blue Delta, required to have been paid by City under all prior Requisitions. The supporting documents shall state the time period in which work was performed, and the expenses to be funded with the Tenant Improvement allocation. Each Requisition must be numbered and specifically indicate the construction budget line items for which payment is requested, the percentage of the line item requested and the cumulative amount of the Tenant Improvement funds paid to date. City shall inspect each construction budget line item for which payment is requested and determine whether each budget line item is deemed complete and accepted by City. Reimbursement shall only be made for those items specifically requested in writing via the Requisition process set forth in this Agreement. 1.10. City Retention for Reimbursable Tenant Improvements. Notwithstanding any other provisions of this Agreement, the City will retain twenty percent (20%) of all monies available for Reimbursable Tenant Improvements until the (1) City has done a final inspection of the Premises and the Tenant Improvements for quality of design and construction (as permitted under Section 1.1(i)), and (2) Blue Delta has received a Certificate of Occupancy for the Premises. 1.11 Prevailing Wages. To the full extent required by all applicable state and federal laws, rules and regulations, if any, Blue Delta and its contractors and agents shall comply with California Labor Code Section 1720 et seq. and the regulations adopted pursuant thereto ( Prevailing Wage Laws ), and are responsible for carrying out the requirements of such provisions. If applicable, Blue Delta shall submit to City a plan for monitoring payment of prevailing wages and shall implement such plan at the sole expense of Blue Delta. September 19, 2011 Page 5
Blue Delta shall indemnify, defend (with counsel approved by City) and hold the Indemnitees harmless from and against all Claims which directly or indirectly, in whole or in part, are caused by, arise in connection with, result from, relate to, or are alleged to be caused by, arise in connection with, or relate to, the payment or requirement of payment of prevailing wages (including without limitation, all claims that may be made by contractors, subcontractors or other third party claimants pursuant to Labor Code Sections 1726 and 1781) or the requirement of competitive bidding in the construction of the Tenant Improvements, the failure to comply with any state or federal labor laws, regulations or standards in connection with this Agreement, including but not limited to the Prevailing Wage Laws, or any act or omission of Blue Delta related to this Agreement with respect to the payment or requirement of payment of prevailing wages or the requirement of competitive bidding, whether or not any insurance policies shall have been determined to be applicable to any such Claims. It is further agreed that City does not and will not waive any rights against Blue Delta that they may have by reason of this indemnity and hold harmless agreement because of the acceptance by City, or deposit by Blue Delta to City of any of the insurance policies described in this Agreement. The provisions of this Section 1.11 survive the expiration or earlier termination of this Agreement. The indemnification obligations of Blue Delta as set forth in this Section shall not apply to Claims arising from the gross negligence or willful misconduct of the Indemnitees. 1.12 Ownership of Improvements. Blue Delta and its contractors and agents shall maintain records and receipts of all items purchased pursuant to this Agreement, and shall submit an inventory of all material items to the City within thirty (30) days of the issuance of a Certificate of Occupancy. All products, equipment, construction, services, and improvements resulting from the expenditure of these funds shall be the property of the City of Pittsburg and shall remain in the premises at all times. 1.13 As-Built Drawings. Blue Delta shall submit two sets of As-Built drawings to the City within thirty (30) days of the issuance of a Certificate of Occupancy. ARTICLE II INDEMNITY AND INSURANCE 2.1 Indemnity. To the fullest extent permitted by law, Blue Delta shall indemnify, defend (with counsel reasonably acceptable to the City) and hold the Indemnitees harmless from and against any and all Claims arising during the Term and arising from or in connection with any of the following: (i) the operation or management of the Premises, (ii) any work or thing done on or in the Premises, (iii) any condition of any alteration or addition constructed by Blue Delta on the Premises, (iv) any breach or default by Blue Delta in the performance of any covenant or agreement to be performed by Blue Delta pursuant to the terms of this Agreement, (v) any negligence of Blue Delta, or any of its agents, contractors, subcontractors, employees, or licensees, (vi) any accident, injury or damage caused to any person occurring during the Term in or on the Premises, and (vii) the furnishing of labor or materials by Blue Delta or its contractors, September 19, 2011 Page 6
subcontractors, employees, or agents. In the event any such action or proceeding is brought against the City by reason of any such Claim, Blue Delta, upon notice from the City, covenants to defend such action or proceeding by counsel reasonably satisfactory to the City. If an insurer under insurance required to be maintained by Blue Delta hereunder shall undertake to defend the City under a reservation of rights with respect to ultimate coverage and the City shall reasonably deem it necessary to retain independent counsel with respect to such matter, Blue Delta shall pay the reasonable fees of such counsel. The obligations of Blue Delta under this Article II do not apply to any Claim or other matter to the extent such arises as a result of the gross negligence or willful misconduct of the Indemnitees. This Section shall survive the expiration or earlier termination of this Agreement. 2.2 Insurance Requirements. Blue Delta shall procure, at its sole expense, and maintain in full force and effect during the Term, the following insurance naming the City as additional insured and/or loss payee: a. Comprehensive General Liability insurance against claims for bodily and personal injury, death and property damage caused by or occurring in conjunction with the operation of the Premises and the Restaurant with a policy limit of at least Two Million Dollars ($2,000,000) per occurrence. b. Blue Delta shall maintain property insurance covering all risks of loss including flood (if required) for 100% of the replacement value of the Premises, the fixtures and any Improvements, naming the City as loss payee as its interests may appear. c. Workers compensation insurance that complies with the statutory requirements of the State of California. d. Automobile liability insurance for owned, hired and non-owned vehicles, with a combined single limit of at least One Million Dollars ($1,000,000). If Blue Delta undertakes the construction of the Improvements pursuant to Article VII, Blue Delta shall ensure that its general contractor and all subcontractors carry liability, property damage, workers compensation, and builder s risk insurance throughout construction of the Improvements, naming the Indemnitees as additional insureds and otherwise in compliance with all requirements set forth in this Section 2.2. ARTICLE III MISCELLANEOUS 3.1 Severability. If any term or provision of this Agreement or the application thereof to any person or circumstance shall, to any extent, be held by a court of competent jurisdiction to be invalid or unenforceable, the remainder of this Agreement, or the application of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term September 19, 2011 Page 7
and provision of this Agreement shall be valid and be enforced to the fullest extent permitted by law. 3.2 Notices. Except as otherwise specified herein, all notices to be sent pursuant to this Agreement shall be made in writing, and sent to the Parties at their respective addresses specified below or to such other address as a Party may designate by written notice delivered to the other parties in accordance with this Section. All such notices shall be sent by: (i) personal delivery, in which case notice is effective upon delivery; (ii) certified or registered mail, return receipt requested, in which case notice shall be deemed delivered on receipt if delivery is confirmed by a return receipt; (iii) nationally recognized overnight courier, with charges prepaid or charged to the sender s account, in which case notice is effective on delivery if delivery is confirmed by the delivery service; or (iv) facsimile transmission, in which case notice shall be deemed delivered upon transmittal, provided that (a) a duplicate copy of the notice is promptly delivered by firstclass or certified mail or by overnight delivery, or (b) a transmission report is generated reflecting the accurate transmission thereof. Any notice given by facsimile shall be considered to have been received on the next business day if it is received after 5:00 p.m. recipient s time or on a nonbusiness day. City: City of Pittsburg 65 Civic Avenue Pittsburg, CA 94565 Attention: City Manager Telephone: 925-252-4133 Blue Delta: Telephone: 3.3 Captions; Construction. The section headings and captions used herein are solely for convenience and shall not be used to interpret this Lease. The Parties acknowledge that this Agreement is the product of negotiation and compromise on the part of both Parties, and the Parties agree that since both Parties have participated in the negotiation and drafting of this Agreement with the advice of counsel, this Agreement shall not be construed as if prepared by one of the Parties, but rather according to its fair meaning as a whole, as if both Parties had prepared it. 3.4 Successors and Assigns. Subject to the restrictions on transfer set forth in Article XII, this Agreement shall be binding upon and shall inure to the benefit of the September 19, 2011 Page 8
Parties and their respective successors and assigns. Any reference in this Lease to a specifically named Party shall be deemed to apply to any permitted successor and assign of such Party who has acquired an interest in compliance with this Agreement as if in every case so expressed. 3.5 Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the State of California without regard to principles of conflicts of laws. Any action to enforce or interpret this Agreement shall be filed in the Superior Court of Contra Costa County, California or in the Federal District Court for the Northern District of California. 3.6 Attorney s Fees. If either Party commences an action against the other to enforce any obligation contained herein, or to interpret any provision hereof, the prevailing party shall be entitled to recover from the other Party reasonable counsel fees, costs and necessary disbursements, as determined by the court having jurisdiction over the action. 3.7 Indemnity Includes Defense Costs. In any case where either Party is obligated under an express provision of this Lease, to indemnify and to save the other Party harmless from any damage or liability, the same shall be deemed to include defense of the indemnitee by the indemnitor, such defense to be through legal counsel reasonably acceptable to the indemnitee. 3.8 No Third-Party Beneficiaries; Disclaimer of Partnership, Lender/Blue Delta Relationship. Nothing contained in this Agreement is intended to or shall be deemed to confer upon any person, other than the Parties any rights or remedies hereunder. It is expressly understood and agreed that the City does not as a result of this Agreement in any way nor for any purpose become a partner of Blue Delta or a joint venturer with Blue Delta in the conduct of business or otherwise by Blue Delta. This Agreement is not intended to, and shall not be construed to create the relationship of principal and agent, partnership, joint venture, or association as between the City and Blue Delta. It is further expressly understood and agreed that this Agreement is not intended to, and shall not be construed to create the relationship of lender and borrower, and the City does not, solely as a result of this Agreement, become a lender to Blue Delta. 3.9 Entire Agreement. This Agreement, together with Exhibits A and B which by this reference are hereby incorporated herein, contains the entire agreement between the Parties relative to the transactions covered hereby. All previous correspondence, communications, discussions, agreements, understandings or proposals and acceptances thereof between the Parties or their representatives, whether oral or written, are deemed to have been integrated into and superseded by this Agreement and are of no further force and effect except as expressly provided in this Agreement. 3.10 Waiver; Modification. No waiver of any breach of any covenant or provision of this Agreement shall be deemed a waiver of any subsequent breach of the same or any other covenant or provision hereof. No waiver shall be valid unless in writing and executed by the waiving party. An extension of time for performance of any obligation or September 19, 2011 Page 9
act shall not be deemed an extension of the time for performance of any other obligation or act, and no extension shall be valid unless in writing and executed by the waiving party. This Agreement may be amended or modified only by a written instrument executed by the Parties. 3.11 Time is of the Essence. Time is of the essence of this Agreement and of each provision hereof. 3.12 Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be an original and all of which together shall constitute one and the same instrument. 3.13 Action by the Parties. Except as may be otherwise specifically provided herein, whenever any approval, notice, direction, consent or request by the City in its capacity as landlord hereunder is required or permitted under this Agreement, such action shall be in writing, and such action may be given, made or taken by the City s City Manager or by any person who shall have been designated by the City Manager, without further approval by the City Council unless the City Manager determines in his or her discretion that such matter requires consideration by the City Council. 3.14 Non-Liability of Officials, Employees and Agents. No member, official, employee or agent of the City or the City shall be personally liable to Blue Delta or its successors in interest in the event of any default or breach by the City or for any amount which may become due to Blue Delta or the permitted successors in interest of Blue Delta pursuant to this Agreement. [Signatures on Following Page] September 19, 2011 Page 10
IN WITNESS WHEREOF, the Parties hereto have executed this Agreement by their duly authorized representatives, in the City of Pittsburg, State of California, as of the date first written above. CITY OF PITTSBURG a California municipal corporation By: City Manager ATTEST: REVIEWED AS TO FORM By: City Clerk City Attorney BLUE DELTA INC. By: Its: September 19, 2011 Page 11
EXHIBIT A REIMBURSABLE TENANT IMPROVEMENTS Maximum Expense Category of Costs without prior written approval from City Design / Professional Services (only applicable to RDA-Eligible Expenses) $170,000 Architectural & Interior Design (55,690+(45,000+5,000(est)+4,310(cont)) $110,000 Mechanical, Electrical, Plumbing (M&E incl. in Arch., Plumbing 4,000(est)) $4,000 Kitchen Consultant (not included in Arch. or Int. Des.) $6,000 Structural Engineer (incl. in Arch.) $0 City-Requested Design Changes $8,000 Construction Administration (10,060+4,000(est)+940(cont)) $15,000 Momo Design Management (assuming MOMO intent is hiring a CM) $19,000 Reimbursable Expenses (6,000+2,000(est)) $8,000 Construction (only applicable to RDA-Eligible Expenses) $785,000 Contractor & Construction $600,000 Contractor's Contingency $60,000 Permits & Fees (City/County/State, Other) $20,000 Construction Management $100,000 Reimbursable Expenses $5,000 Miscellaneous (only applicable to RDA-Eligible Expenses) $45,000 Salaries and Wages (City of Pittsburg Management of Agreement) $10,000 Other $35,000 TOTAL: $1,000,000 A-1
EXHIBIT B Form of Requisition for Reimbursable Tenant Improvements and Reimbursable FFE Costs Requisition No. Reference is made to that certain Reimbursement Agreement, dated as of, 2011 (the Agreement ), by and between the City of Pittsburg ( City ) and Blue Delta Inc., a California Corporation, doing business as Pink Ginger ( Blue Delta ). Capitalized terms used herein and not otherwise defined shall have the meanings set forth in this Agreement. Blue Delta requests a disbursement of funds in the amount of $ as reimbursement for the costs incurred by Blue Delta for the Improvements as set forth on Schedule I attached hereto. The disbursement of the amount specified above, when added to all previous disbursements of Tenant Improvement allocation, will result in not more than $ of such funds having been used to pay or reimburse Blue Delta for costs incurred in construction of the Tenant Improvements. The balance of Tenant Improvement allocation after disbursement of funds requested pursuant to this requisition is $. The disbursement of funds requested by this Requisition No. (and as itemized in Schedule I attached hereto) is in conformity with the requirements of the Agreement. Authorized Officer Approval: City of Pittsburg 1689690.3 B-1
Schedule 1 [To be submitted by Blue Delta to the City Manager for review and approval prior to submission of the related requisition] 1. Description and costs of work: Dates work performed: 1689690.4 1689690.3 B-2