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HomeMy WebLinkAbout2007-03-06; City Council; 18919; Agricultural Lease of City owned Property to RamosCITY OF CARLSBAD - AGENDA BILL 8 AB# MTG. DEPT. 18,919 03-06-07 ED AGRICULTURAL LEASE OF CITY OWNED PROPERTIES APN 156-164-20 AND 156-190-62 DEPT. HEAD CITY ATTY. CITY MGR. RECOMMENDED ACTION: Approve Resolution No. 2007-047 authorizing the City Manager to execute an Agricultural Lease Agreement with Leocadio Cruz Ramos for APN 156-164-20 and 156-190-62. ITEM EXPLANATION: In 1999, the City executed a five-year lease agreement with Adrian Chavez for a 1.8 acre vacant parcel, located immediately east of the Cole Library parking lot. The City had obtained the land for future civic uses, but had no specific plans or schedule for development at the time of the agreement. On January 19, 2001, the City purchased additional property located at 2923 Elmwood Street, again for future civic uses. The Elmwood Street property consists of an 11,300 square foot vacant parcel located immediately north of the Arts Office. The original lease agreement with Mr. Chavez was then amended to include the smaller parcel for expansion of his agricultural business. The combined properties total 2.05 acres. In 2005, Mr. Chavez entered into a new 3 year lease agreement for the properties, including two (2) one (1) year extensions. In late 2006, Mr. Chavez notified the City of his intentions to retire and sell his agricultural business to an experienced associate. Since Mr. Chavez had an additional year on his lease term, plus the two additional extensions, he asked to assign his interest in the property to his buyer, Mr. Leocadio Cruz Ramos. Mr. Ramos and Mr. Chavez met with City staff regarding the possible transfer of interest in the property and Mr. Ramos indicated his preference to enter into a four year lease term with the City, in lieu of the one additional year and two extensions left on Mr. Chavez's Lease. As stated previously, both properties were originally purchased by the City for future civic uses. However, there are still no immediate plans to develop either site in the next three to five years. City staff believes that continuing to have the properties used for agricultural purposes on an interim basis is advantageous to the City, since it keeps the area clear of debris and weeds. In lieu of an assignment, staff suggested that Mr. Chavez execute a Quit Claim Deed relinquishing his interest in the property back to the City, so that a new longer term lease agreement could be executed directly with Mr. Ramos. A Quit Claim Deed was executed by Mr. Chavez and a new Lease Agreement drawn up and executed by Mr. Ramos for a four year term. (Exhibit 2). FISCAL IMPACT: The lease rate for the property is consistent with what was previously assessed for 2007, which was based on a review of other public agricultural leases in the San Diego area. The term of the new lease will be four (4) years, beginning March 1, 2007 and ending February 28, 2011. The rent structure includes a four percent (4%) annual increase and is proposed is as follows: Year Annual Rent 1 $ 924.00 2 $ 961.00 3 $ 999.00 4 $1039.00 5 Total Revenue $3923.00 Annual rent revenue will be recorded in the General Fund. ENVIRONMENTAL IMPACT: The Planning Director has determined that the project is exempt from the California Environmental Quality Act, pursuant to Section 15301 of the CEQA Guidelines. Section 15301 exempts projects or activities that consist of leasing of existing public facilities involving no expansion of use. Short-term lease of vacant public property for agricultural purposes, with no other plan for development of that property, is such an activity. Should the City decide to pursue development of the site at a future date, additional environmental review will be conducted. EXHIBITS: 1. Resolution No. 2007-047 of the City of Carlsbad, California, authorizing the City Manager to execute the Lease Agreement between the City of Carlsbad and Leocadio Cruz Ramos. 2. Agricultural Lease Agreement between the City of Carlsbad and Leocadio Cruz Ramos. DEPARTMENT CONTACT: City Employee 760-602-2732 chaas(o)ci.carlsbad.ca.us FOR CITY CLERKS USE ONLY. COUNCIL ACTION: APPROVED DENIED CONTINUED WITHDRAWN AMENDED *D D D D CONTINUED TO DATE SPECIFIC CONTINUED TO DATE UNKNOWN RETURNED TO STAFF OTHER -SEE MINUTES n n nn Page 2 1 RESOLUTION NO. 2007-047 2 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, CALIFORNIA, AUTHORIZING THE CITY 3 MANAGER TO EXECUTE THE AGRICULTURAL LEASE AGREEMENT WITH LEOCADIO CRUZ RAMOS FOR APN 156-190-62 AND APN156-164-20 5 6 WHEREAS, The City Council of the City of Carlsbad has determined that it is in 7 the best interest of the City to enter into an Agricultural Lease Agreement with Leocadio 8 Cruz Ramos for APN 156-190-62 and APN156-164-20; and 9 WHEREAS, the City Council has further determined that it accepts the terms and 10 conditions of the Agricultural Lease with Leocadio Cruz Ramos attached as Exhibit 2. 11 NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of 12 Carlsbad, California, as follows:13 14 1. That the above recitations are true and correct. 15 2. That the City Manager is authorized to execute the Agricultural Lease 16 Agreement between the City of Carlsbad and Leocadio Cruz Ramos. 17 18 19 20 21 22 23 24 I' 25 // 26 // 27 // 28 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PASSED, APPROVED AND ADOPTED at a Regular Meeting of the City Council of the City of Carlsbad on the 6th day of March, 2007, by the following vote: AYES: Council Members Lewis, Kulchin, Hall, Packard NOES: None ABSENT: Council Member Sigafoose L5RRAIN (SEAL) CITY OF CARLSBAD AGRICULTURAL LEASE with Leocadio Cruz Ramos EXHIBIT 2 Lease Outline SECTION Section 1 1.01 1.02 1.03 1.04 1.05 1.06 Section 2 2.01 2.02 2.03 2.04 Section 3 3.01 3.02 3.03 Section 4 4.01 4.02 4.03 4.04 Section 5 5.01 Section 6 6.01 6.02 6.03 6.04 6.05 6.06 6.07 6.08 6.09 PARAGRAPH PAGE USES Premises 1 Uses 1 Deletion of Portion of Leased Premises 1 Related Council Action 1 Quiet Possession 1 Easements and Reservations 2 TERM Commencement 2 Holdover 2 Quitclaim and Surrender of LESSEE'S Interest 3 Termination of Lease 3 RENT Time and Place of Payment 3 Rent 4 Delinquent Rent 4 ASSIGNMENT Time is of the Essence; Provisions Binding on Successors 4 Assignment and Subletting 4 Defaults and Remedies 5 Eminent Domain 6 INSURANCE Insurance 7 IMPROVEMENTS/ALTERATIONS/REPAIRS Acceptance of Premises 9 Entry and Inspection and Channel Maintenance 9 Maintenance 10 Improvements/Alterations 10 Utilities 10 Liens 10 Taxes 11 Signs 11 Ownership of Improvements and Personal Property 11 SECTION PARAGRAPH PAGE Section 7 Warranty 7.01 Warranty 12 Section 8 Relocation Waiver 8.01 Waiver of Relocation Benefits 12 Section 9 GENERAL PROVISIONS 9.01 Notices 13 9.02 Compliance with Law 13 9.03 CITY Approval 13 9.04 Nondiscrimination 13 9.05 Partial Invalidity 14 9.06 Agricultural Provisions 14 9.07 Agricultural Operations 14 9.08 Noxious Weeds, Pests 14 9.09 Employee Housing Prohibited 15 9.10 Entire Understanding 15 Section 10 SIGNATURES 10.01 Signature Page 15 Section 11 EXHIBITS Exhibit A Legal Description CITY OF CARLSBAD AGRICULTURAL LEASE THIS LEASE AGREEMENT is executed between THE CITY OF CARLSBAD, a municipal corporation, hereinafter called "CITY", and Leocadio Cruz Ramos, hereinafter called "LESSEE". SECTION 1: USES 1.01 Premises. CITY hereby leases to LESSEE and LESSEE leases from CITY all of that certain real property situated in the City of Carlsbad, County of San Diego, State of California, consisting of APN 156-164-20 and APN 156-190-62 described in Exhibit "A" attached hereto and by this reference made part of this agreement. Said real property is hereinafter called the "premises" or "leased premises". 1.02 Uses. It is expressly agreed that the premises, consisting of approximately 2.05 Acres , is leased to LESSEE solely and exclusively for the purposes of growing crops and for such other related or incidental purposes as may be first approved in writing by the City Manager and for no other purpose whatsoever. LESSEE covenants and agrees to use the premises for the above specified purposes and to diligently pursue said purposes throughout the term hereof. Failure to continuously use the premises for said purposes, or the use thereof for purposes not expressly authorized herein, shall be grounds for termination of this lease by CITY. 1.03 Deletion of Portion of Leased Premises. In the event any portion of the leased premises is not used by LESSEE for agriculture use, then CITY may, at CITY'S option, delete that portion of the leased premises not used by LESSEE from Section 1.01, Premises, hereof. Provided, however, Section 3, RENT, hereof, shall be adjusted downward by the City Manager on an equitable basis. 1.04 Related Council Actions. By the granting of this lease, neither CITY nor the City Council is obligating itself to any other governmental agent, board, commission, or agency with regard to any other discretionary action relating to development or operation of the premises. Discretionary action includes, but is not limited to rezoning, variances, environmental clearances or any other governmental agency approvals, which may be required for the development and operation of the leased premises. Agricultural Lease Leocadio Cruz Ramos 1.05 Quiet Possession. LESSEE, paying the rent and performing the covenants and agreements herein, shall at all times during the term peaceably and quietly have, hold and enjoy the premises. If CITY for any reason cannot deliver possession of the premises to LESSEE at the commencement of the term, or if during the lease term LESSEE is temporarily dispossessed through action or claim of a title superior to CITY'S, then and in either of such events, this lease shall not be voidable nor shall CITY be liable to LESSEE for any loss or any proportionate reduction of the minimum or flat rate rent for the period or periods during which LESSEE is prevented from having the quiet possession of all or a portion of the premises. 1.06 Easements and Reservations. a. CITY hereby reserves all rights, title and interest in any and all subsurface natural gas, oil, minerals and water on or within the premises. b. CITY reserves the right to grant and use easements or to establish and use rights-of-way over, under, along and across the leased premises for utilities, thoroughfares, or access as it deems advisable for the public good. c. CITY has the right to enter the premises for the purpose of making repairs to or developing municipal resources and services. However, CITY shall not unreasonably or substantially interfere with LESSEE'S use of the premises and will reimburse LESSEE for damages, if any, to the permanent improvements, including crops, located on the leased premises resulting from CITY exercising the rights reserved in this section. Such reimbursement may include a reduction in the rent proportionate to the amount of damage as determined by CITY. CITY will pay the costs of maintenance and repair of all CITY installations made pursuant to these reserved rights. SECTION 2: TERM Four2.01 Commencement. The term of this agreement shall be _ (4) Years commencing on March 7. 2007^ and terminating March 6. 2011 . 2.02 Holdover. Any holding over by LESSEE after expiration or termination shall not be considered as a renewal or extension of this lease. The occupancy of the premises after the expiration or Agricultural Lease Leocadio Cruz. Ramos termination of this agreement constitutes a month-to-month tenancy, and all other terms and conditions of this agreement shall continue in full force and effect; provided, however, that the rent shall increase to 150% of the rental rate at the time of lease expriation and CITY shall have the right to terminate the holdover tenancy upon thirty(SO) days notice. 2.03 Quitclaim and Surrender of LESSEE'S Interest. At termination of this lease for any reason, LESSEE shall execute, acknowledge and deliver to CITY, within five (5) days after written CITY demand, a valid and recordable quitclaim deed covering all of the premises. The premises shall be delivered free and clear of all liens and encumbrances, and in a decent, safe and sanitary condition. At the expiration or earlier termination of this lease, LESSEE shall surrender the premises to CITY free and clear of all liens and encumbrances, except those liens and encumbrances which existed on the date of execution hereof, and in a decent, safe and sanitary condition. If LESSEE fails or refuses to deliver the required deed, the CITY may prepare and record a notice reciting LESSEE'S failure to execute this lease provision and the notice will be conclusive evidence of the termination of this lease and all of LESSEE'S rights to the premises. 2.04 Termination of Lease. Either party may terminate this lease at any time upon 120 days notice to the other. If at expiration of 120 day notice period given by the CITY, LESSEE still has crops growing, LESSEE shall be permitted to continue raising and tending the crops and shall be permitted to harvest the crops. The right to harvest the crops shall not extend the term of the lease except that the provisions of this lease, other than the extension provision shall apply. The right to raise, tend and harvest shall apply only to crops planted before notice to terminate has been given. SECTIONS: RENT 3.01 Time and Place of Payment. Rent is due annually. Checks should be made payable to the City of Carlsbad and mailed or delivered to the Finance Department, 1635 Faraday Avenue, Carlsbad, California 92008. The place and time of payment may be changed at any time by CITY upon thirty (30) days written notice to LESSEE. Mailed rental payments shall be deemed paid upon the date such payment is Agricultural Lease Leocadio Cruz Ramos \f> postmarked by the postal authorities. If postmarks are illegible, the payment shall be deemed paid upon actual receipt by the Finance Department. LESSEE assumes all risk of loss and responsibility for late payment charges if payments are made by mail. 3.02 Rent. a. Rent Amount. The initial rent is $924.00 annually to be paid in two (2) equal installments of four hundred sixty two ($462.00), semi-annually. b. (1) Annual Adjustments. Commencing on the anniversary date of this lease agreement, in years 2 and 3 said annual rent shall increase at a rate of four percent (4%) per year as follows: Year 2 $961.00 dollars per year Year 3 $999.00 dollars per year Year 4 $1039.00 dollars per year c. Upon termination pursuant to Section 2.04 of this lease, the annual rent may be pro-rated as required. 3.03 Delinquent Rent. If LESSEE fails to pay the rent when due, LESSEE will pay in addition to the unpaid rents, five percent (5%) of the delinquent rent. If the rent is still unpaid at the end of fifteen (15) days, LESSEE shall pay'an additional five percent (5%) [being a total often percent (10%)]. Acceptance of late charges and any portion of the late payment by CITY shall in no event constitute a waiver of LESSEE default with respect to late payment, nor prevent CITY from exercising any of the other rights and remedies granted in this lease. SECTION 4: ASSIGNMENT 4.01 Time is of the Essence; Provisions Binding on Successors. Time is of the essence for all of the terms, covenants and conditions of this lease and, except as otherwise provided herein, all of the terms, covenants and conditions of this lease shall apply to, benefit and bind the successors and assigns of the respective parties, jointly and individually. 4.02 Assignment and Subletting. LESSEE shall not assign this lease, or any interest therein, and shall not sublet the premises or any part Agricultural Lease Leocadio Cruz Ramos l\ thereof, or any right or privilege appurtenant thereto, or suffer any other person, except employees, agents and guests of LESSEE, to use or occupy the premises or any part thereof, without the prior written consent by the City Manager in each instance. Such consent by the City Manager shall not be unreasonably withheld. A consent to assignment, subletting, occupation or use by any other person shall not be deemed to be"a consent to any subsequent assignment, subletting, occupation or use by another person. Any such assignment or subletting without such consent shall be void, and shall, at the option of CITY, terminate this lease. This lease shall not, nor shall any interest therein, be assignable, as to the interest of LESSEE, by operation of law, without the written consent of the City Manager. "Assignment", for the purposes of this clause shall include any transfer of any interest in this lease by LESSEE or by any partners, principals, or stockholders, as the case may be, from the original LESSEE, its general partners or principals. Approval of any assignment or sublease shall be conditioned upon the assignee or sublessee agreeing in writing that it will assume the rights and obligations thereby assigned or subleased and that it will keep and perform all covenants, conditions and provisions of this agreement which are applicable to the rights acquired. 4.03 Defaults and Remedies. a. Default. In the event that: (1) LESSEE shall default in the performance of any covenant or condition required by this lease to be performed by LESSEE and shall fail to cure said default within thirty (30) days following written notice thereof from CITY; or if any such default is not curable within thirty (30) days, shall fail to commence to cure the default(s) within said thirty-day period and diligently pursue such cure to completion; or (2) LESSEE shall voluntarily file or have involuntarily filed against it any petition under any bankruptcy or insolvency act or law; or (3) LESSEE shall be adjudicated a bankrupt; or (4) LESSEE shall make a general assignment for the benefit of creditors; Agricultural Lease Leocadio Cruz Ramos b. Abandonment by LESSEE. Even though LESSEE has breached the lease and abandoned the property, this lease shall continue in effect for so long as CITY does not terminate this lease, and CITY may enforce all its rights and remedies hereunder, including but not limited to the right to recover the rent as it becomes due, plus damages. c. Waiver. Any CITY waiver of a default is not a waiver of any other default. Any waiver of a default must be in writing and be executed by the City Manager in order to constitute a valid and binding waiver. CITY delay or failure to exercise a remedy or right is not a waiver of that or any other remedy or right under this lease. The use of one remedy or right for any default does not waive the use of another remedy or right for the same default or for another or later default. CITY'S acceptance of any rents is not a waiver of any default preceding the rent payment. CITY and LESSEE specifically agree that the property constituting the premises is CITY-owned and held in trust for the benefit of the citizens of the City of Carlsbad and that any failure by the City Manager or CITY staff to discover a default shall not result in an equitable estoppel, but CITY shall at all times, subject to the applicable statute of limitations, have the legal right to require the cure of any default when and as such defaults are discovered or when as the City Council directs the City Manager to take action or require the cure of any default after such default is brought to the attention of the City Council by the City Manager or by any concerned citizen. 4.04 Eminent Domain. If all or part of the premises is taken through condemnation proceedings or under threat of condemnation by any public authority with the power of eminent domain, the interests of CITY and LESSEE will be as follows: a. In the event the entire premises are taken, this lease shall terminate on the date of the transfer of title or possession to the condemning authority, whichever first occurs. b. In the event of a partial taking, if, in the opinion of LESSEE, the remaining part of the premises is unsuitable for the lease operation, this lease shall terminate on the date of the transfer of title or possession to the condemning authority, whichever first occurs. Agricultural Lease Leocadio Cruz Ramos c. In the event of a partial taking, if, in the opinion of LESSEE, the remainder of the premises is suitable for continued lease operation, this lease shall terminate in regard to the portion taken on the date of the transfer of title or possession to the condemning authority, whichever first occurs, but shall continue for the portion not taken. The minimum rent shall be equitably reduced to reflect the portion of the premises taken. d. Award. All monies awarded in any such taking shall belong to CITY, whether such taking results in diminution in value of the leasehold or the fee or both; provided, however, LESSEE shall be entitled to any award attributable to the taking of or damages to LESSEE'S then remaining leasehold interest in installations or improvements of LESSEE, including crops. CITY shall have no liability to LESSEE for any award not provided by the condemning authority. e. Transfer. CITY has the right to transfer CITY'S interests in the premises in lieu of condemnation to any authority entitled to exercise the power of eminent domain. If a transfer occurs, LESSEE shall retain whatever interest it may have in the fair market value of any improvements placed by it on the premises in accordance with this lease so long as such rights do not unreasonably or substantially interfere with LESSEE'S operations. f. No Inverse Condemnation. The exercise of any CITY right under this lease shall not be interpreted as an exercise of the power of eminent domain and shall not impose any liability upon CITY for inverse condemnation. SECTIONS: INSURANCE 5.01 Insurance. LESSEE shall obtain and maintain for the duration of this lease agreement and any and all amendments, insurance against claims for injuries to persons or damage to property which may arise out of or in connection with use of the subject building and provision of services by LESSEE. The insurance will be obtained from an insurance carrier admitted and authorized to do business in the State of California. The insurance carrier is required to have a current Best's Key Rating of not less than "A-VII". The policies for said insurance shall, as a minimum, provide the following forms of coverage: Agricultural Lease 7 Leocadio Cruz Ramos IM a. Comprehensive General Liability - (covering premises and operations in the amount of not less than One Million Dollars ($1,000,000) combined single limit per occurrence for bodily injury, personal injury and property damage. If the submitted policies contain aggregate limits, general aggregate limits will apply separately under this lease or the general aggregate will be twice the required per occurrence limits. CITY shall be named as an additional insured entitled to primary coverage. b. Property Insurance - LESSEE shall obtain and maintain insurance coverage on all of LESSEE'S personal property, trade fixtures, alterations and utility installations. Such insurance shall be full replacement cost coverage with a deductible of not to exceed $5,000.00 per occurrence. The proceeds from any such insurance shall be used by LESSEE for the replacement of personal property and trade fixtures as well as alterations and utility installations. c. Business Interruption - LESSEE shall obtain and maintain loss of income and extra expense insurance in amounts as will reimburse LESSEE for direct or indirect loss of earnings attributable to all perils commonly insured against by prudent lessees in the business of LESSEE or attributable to prevention of access to the premises as a result of such perils. d. Evidence of Insurance - Certificates and endorsements in a form acceptable to CITY evidencing the existence of the necessary insurance policies shall be kept on file with CITY during the entire term of this lease. All insurance policies shall be primary coverage, and will name CITY as an additional insured, protect CITY against any legal costs in defending claims and will not terminate without thirty (30) days written notice to CITY. e. CITY shall retain the right at any time to review the coverage, form, and amount of the insurance required hereby. If, in the opinion of the CITY, the insurance provisions in this lease do not provide adequate protection for CITY and/or for members of the public using the leased premises, CITY may require LESSEE to obtain insurance sufficient in coverage, form and amount to provide adequate protection. CITY'S requirements shall be reasonable but shall be designed to assure protection from and against the kind and extent of risk, which exist at the time a change in insurance is required. Agricultural Lease 8 Leocadio Cruz Ramos f. CITY shall notify LESSEE in writing of changes in the insurance requirements and, if LESSEE does not deposit certificates/endorsements evidencing acceptable insurance policies with CITY incorporating such changes within thirty (30) days of receipt of such notice, this lease shall be in default without further notice to LESSEE, and CITY shall be entitled to all legal remedies. g. The procuring of such required policies of insurance shall not be construed to limit LESSEE'S liability hereunder, nor to fulfill the indemnification provisions and requirements of this lease. Notwithstanding said policies of insurance, LESSEE shall be obligated for the full and total amount of any damage, injury, or loss caused by negligence or neglect connected with this lease or with the use or occupancy of the leased premises. h. LESSEE agrees not to use the premises in any manner, even if use is for purposes stated herein, that will result in the cancellation of any insurance CITY may have on the premises, or on adjacent premises, or that will cause cancellation of any other insurance coverage for the premises, or adjoining premises. LESSEE further agrees not to keep on the premises or permit to be kept, used, or sold thereon, anything prohibited by any fire or other insurance policy covering the premises. LESSEE shall, at its sole cost and expense, comply with any and all requirements, in regard to premises, of any insurance' organization necessary for maintaining fire and other insurance coverage at reasonable cost. SECTION 6: IMPROVEMENTS/ALTERATIONS/REPAIRS 6.01 Acceptance of Premises. By signing this lease, LESSEE represents and warrants that it has independently inspected the premises and made all tests, investigations, and observations necessary to satisfy itself of the condition of the premises. LESSEE agrees it is relying solely on such independent inspection, tests, investigations, and observations in making this lease. LESSEE further acknowledges that the premises are in the condition called for by this lease, that CITY has performed all work with respect to the premises, and that LESSEE does not hold CITY responsible for any defects in the premises. 6.02 Entry and Inspection and Channel Maintenance. CITY reserves and shall always have the right to enter said premises for the purpose of viewing and ascertaining the condition of the same, or to protect its interests in the premises, or to inspect the operations conducted Agricultural Lease 9 Leocadio Cruz Ramos i / thereon. In the event that such entry or inspection by CITY discloses that said premises are not in a decent, safe, healthy, and sanitary condition, CITY shall have the right, after ten (10) days written notice to LESSEE, to have any necessary maintenance work done at the expense of LESSEE, and LESSEE hereby agrees to pay promptly any and all costs incurred by CITY in having such necessary maintenance work done, in order to keep said premises in a decent, safe, healthy, and sanitary condition. Further, if at any time CITY determines that said premises are not in a decent, safe, healthy, and sanitary condition, CITY may its sole option, without additional notice, require LESSEE to file with CITY a faithful performance bond to assure prompt correction of any condition which is not decent, safe, healthy and sanitary. Said bond shall be in an amount adequate in the opinion of the CITY to correct the said unsatisfactory condition. The rights reserved in this section shall not create any obligations on CITY or increase obligations elsewhere in this lease imposed on CITY. 6.03 Maintenance. Except as hereinafter provided, LESSEE agrees to assume full responsibility and cost for the operation and maintenance of the premises throughout the term. LESSEE will perform all such repairs and replacements necessary to maintain and preserve the premises in a decent, safe, healthy and sanitary condition satisfactory to CITY and in compliance with all applicable laws. Appropriate codes and standards of CITY, state and federal agencies shall be observed in all maintenance, repairs and replacements on the premises. 6.04 Improvements/Alterations. No improvements, structures, or installations shall be constructed on the premises, and the premises may not be altered by LESSEE without prior written approval by the City Manager. This provision shall not relieve LESSEE of any obligation under this lease to maintain the premises in a decent, safe, healthy, and sanitary condition, including structural repair and restoration of damaged or worn improvements. CITY shall not be obligated by this lease to make or assume any expense for any improvements or alterations. 6.05 Utilities. LESSEE agrees to order, obtain and pay for all utilities and service and installation charges in connection with the development and operation of the leased premises. 6.06 Liens. LESSEE shall at all times save CITY free and harmless and indemnify CITY against all claims for labor and materials in connection with operations, improvements, alterations, or repairs on Agricultural Lease 10 Leocadio Cruz Ramos or to the premises and the costs of defending against such claims, including reasonable attorney's fees. If improvements, alterations, or repairs are made to the premises by LESSEE or by any party other than CITY, and a lien or notice of lien is filed, LESSEE shall within five (5) days of such filing either: a. take all actions necessary to record a valid release of lien, or b. file with CITY a bond, cash, or other security acceptable to CITY sufficient to pay in full all claims of all persons seeking relief under the lien. 6.07 Taxes. LESSEE agrees to pay, before delinquency, all taxes, assessments, and fees assessed or levied upon LESSEE or the premises, including the land, any buildings, structures, machines, equipment, appliances, or other improvements or property of any nature whatsoever erected, installed or maintained by LESSEE or levied by reason of the business or other LESSEE activities related to the leased premises, including any licenses or permits. LESSEE recognizes and agrees that this lease may create a possessory interest subject to property taxation, and that LESSEE may be subject to the payment of taxes levied on such interest, and that LESSEE shall pay all such possessory interest taxes. LESSEE further agrees that payment for such taxes, fees and assessments will not reduce any rent due CITY. 6.08 Signs. LESSEE agrees not to erect or display any banners, peanants, flags, posters, signs, decorations, marquees, awnings, or similar devices or advertising without the prior written consent of CITY. If any such unauthorized item is found on the premises, LESSEE agrees to remove the item at its expense within 24 hours notice thereof by CITY, or CITY may thereupon remove the item at LESSEE'S cost. 6.09 Ownership of Improvements and Personal Property. a. Any and all improvements, trade fixtures, structures and installations or additions to the premises now existing or constructed on the premises by LESSEE shall at lease expiration or termination be deemed to be part of the premises and shall become, at CITY'S option, CITY'S property, free of all liens and claims except as otherwise provided in this lease. b. If CITY elects not to assume ownership of all or any improvements, trade fixtures, structures and installations, CITY shall so notify LESSEE thirty (30) days prior to termination or Agricultural Lease 11 Leocadio Cruz Ramos one-hundred-eighty (180) days prior to expiration, and LESSEE shall remove all such improvements, structures and installations as directed by CITY at LESSEE'S sole cost on or before lease expiration or termination. If LESSEE fails to remove any improvements, structures, and installations as directed, LESSEE agrees to pay CITY the full cost of any removal. c. LESSEE-owned machines, appliances, equipment (other than trade fixtures), and other items of personal property shall be removed by LESSEE by the date of the expiration or termination of this lease. Any said items which LESSEE fails to remove will be considered abandoned and become CITY'S property free of all claims and liens, or CITY may, at its option, remove said items at LESSEE'S expense. d. If any removal of such personal property by LESSEE results in damage to the remaining improvements on the premises, LESSEE agrees to repair all such damage. e. Any necessary removal by either CITY or LESSEE which takes place beyond said expiration or termination thereof shall require LESSEE to pay rent to CITY at the holdover rate as set forth in section 2.02. f. Notwithstanding any of the foregoing, in the event LESSEE desires to dispose of any of its personal property used in the operation of said premises upon expiration or termination of this lease, then CITY shall have the first right to acquire or purchase said personal property. SECTION 7: WARRANTY 7.01 Warranty. The CITY does not warrant that the premises are suitable for the agricultural purposes for which they are leased. SECTION 8: RELOCATION WAIVER 8.01 Waiver of Relocation Benefits. LESSEE understands this lease agreement is entered into for a specified period of time in order to provide interim use of the property. LESSEE therefore agrees to waive any and all relocation benefits defined in the California Relocation Assistance Law (Government Code, Section 7260, et, seq.) after having the opportunity to consult with legal counsel about potential entitlements. Agricultural Lease 12 Leocadio Cruz Ramos SECTION 9: GENERAL PROVISIONS 9.01 Notices. a. Any notice required or permitted to be given hereunder shall be in writing and may be served personally or by United States mail, postage prepaid, addressed to LESSEE at the leased premises or at such other address designated in writing by LESSEE; and to CITY as follows: City Manager 1200 Carlsbad Village Drive Carlsbad CA 92008 Copies to: Economic Development & Real Estate Manager 1635 Faraday Avenue Carlsbad CA 92008 b. Any party entitled or required to receive notice under this lease may by like notice designate a different address to which notices shall be sent. 9.02 Compliance with Law. LESSEE shall at all times in the construction, maintenance, occupancy and operation of the premises comply with all regulations of CITY, County, State and Federal Governments at LESSEE'S sole cost and expense. In addition, LESSEE shall comply with any and all notices issued by the City Manager or his authorized representative under the authority of any such law, statute, ordinance, or regulation. 9.03 CITY Approval. The approval or consent of CITY, wherever required in this lease, shall mean the written approval or consent of the City Manager unless otherwise specified, without need for further resolution by the City Council. 9.04 Nondiscrimination. LESSEE agrees not to discriminate in any manner against any person or persons on account of race, marital status, sex, religious creed, color, ancestry, national origin, age or physical handicap in LESSEE'S use of the premises, including, but not limited to the providing of goods, services,' facilities, privileges, advantages, and accommodations, and the obtaining and holding of employment. Agricultural Lease 13 Leocadio Cruz Ramos 9.05 Partial Invalidity. If any term, covenant, condition or provision of this lease is found invalid, void or unenforceable by a court of competent jurisdiction, the remaining provisions will remain in full force and effect. 9.06 Agricultural Provisions. LESSEE shall use standard agricultural practices in growing; tending and harvesting said crops and shall not use the property in such a manner as to constitute a nuisance to adjoining property owners or lessees. LESSEE shall comply with the following requirements: a. Only drip type irrigation shall be used. b. All plastic material and debris shall be completely removed from the property at the completion of the lease. c. No aerial application of pesticides or fertilizers shall be permitted. d. All pesticide applications shall be approved and supervised by the county agricultural office, with all necessary permits obtained from county in advance. A complete record of fertilization and pesticide application must be kept and made available upon request by CITY. e. Access roads shall be limited to those approved by the Parks and Recreation Director and shall not cause erosion problems. 9.07 Agricultural Operations. LESSEE agrees to abide by the conditions for agricultural operations set forth herein. Failure of LESSEE to cease or cure any unauthorized practice within thirty (30) days after written notice to do so shall constitute at the option of CITY, an immediate termination of the lease. 9.08 Noxious Weeds, Pests. LESSEE shall take proper corrective action, to the satisfaction of CITY, to prevent the infestation of noxious weeds and pests. 9.09 Employee Housing Prohibited. LESSEE shall not provide housing for employees or any other persons on the property. LESSEE shall not permit LESSEE'S employees or any other persons to reside upon the property in any way. 9.10 Entire Understanding. This lease contains the entire understanding of the parties. LESSEE, by signing this agreement, aggress that there is no Agricultural Lease 14 Leocadio Cruz Ramos other written or oral understanding between the parties with respect to the leased premises. Each party has relied on its own examination of the premises, advice from its own attorneys, and the warranties, representations, and covenants of the lease itself. Each of the parties in this lease agrees that no other party, agent, or attorney of any other party has made any promise, representation, or warranty whatsoever which is not contained in this lease. The failure or refusal of any party to read the lease or other documents, inspect the premises, and obtain legal or other advice relevant to this transaction constitutes a waiver of any objection, contention, or claim that might have been based on these actions. No modification, amendment, or alteration of this lease will be valid unless it is in writing and signed by all parties. SECTION 10: SIGNATURES 10.01 Signature Page IN WITNESS WHEREOF, this Lease Agreement is executed by CITY, acting by and through its City Manager or his designee, and by LESSEE, acting by and through its lawfully authorized officers. THE CITY OF CAQSBADAJQSBA nager (or designee/title) Date Agricultural Lease 15 Leocadio Cruz Ramos LESSEE: Leocadio , Cruz Ramos Printed Name LESSEE MAILING ADDRESS: 2435 Pruett Dr. Vista, CA 92084 Date APPROVED as to form this /> T^T day of /Y/JL^f? S^/-^ ^0 71 By Agricultural Lease 16 Leocadio . Cruz rtamos RECORDING REQUESTED BY AND WHEN RECORDED RETURN TO: Carlsbad City Clerks Office 1200 Carlsbad Village Drive Carlsbad. CA 92008 ABSTRACT OF LEASE This Abstract of Lease, hereinafter "Abstract," dated March 7, 2007 between CITY OF CARLSBAD, Lessor, and Leocadio Cruz Ramos, Lessee, concerning the Leased Premises depicted in Exhibit "A" attached hereto and by this reference made a part hereof. For good and adequate consideration, Lessor leases the Leased Premises to Lessee, and Lessee hires them from Lessor, for the term and on the provisions contained in the Lease dated March 7, 2007, including without limitation provisions prohibiting assignment, subleasing, and encumbering said leasehold without the express written consent of Lessor in each instance, all as more specifically set forth in said Lease, which said Lease is incorporated in this Abstract by this reference. The term of the Lease is four (4) years, beginning March 7, 2007, and ending March 6, 2011, with no (0) year options to extend. This Memorandum is not a complete summary of the Lease. Provisions in this Memorandum shall not be used in interpreting the Lease provisions. In the event of conflict between this Memorandum and other parts of the Lease, the other parts shall control. Dated: O'f^-6 ' ,2007 Cir/Attorney v / ~ OF CARLSBAD, CALIFORNIA By Title' U Title Agricultural Lease 17 Leocadio Cruz Ramos STATE OF CALIFORNIA) COUNTY OF SAN DIEGO) On )ro# - before me, u personally personally known appeared to me (or proved to me on the basis of satisfactory evidence) to be the person(e) whose name(s) is/ar-e- subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/ber/their authorized capacity(ws), and that by his/her/theJr signature(s) on the instrument the person(&), or the entity upon behalf of which the person(&)-acted, executed the instrument. WITNESS my hand and official seal. Signature ^/^LL^f^JA J 0 BARBARA J.NEOftOS Commteiton* 1528315 Notaty PubNc - CqWomio Son Diego County Agricultural Lease Leocadio ... Cruz Ramos February 2007 18 CALIFORNIA ALL-PURPOSE ACKNOWLEDGMENT >§<X3<>x^^c6<^<S<Se^ee<5<^<?<e<^<^ State of California County of ~3o~n /WqO G On o /J?'^~7 , before me, cf^ Date __^ personally appeared -KouAmfcnc) •J 1 ,408Efek 9HEKA AENAE CC4MN 1 §•§•1 Noftiy toMc - CcMotnta I W^Kf son Dj»B<> County _^| Place Notary Seal Above rtm }ss. l^o 1 P fa L ' K/i £>/l'n£)lC( K£y)Qj) (tf&itW) fwioSu fuh/i ^ , Name and Title of Officer (e g , "Jarle Doe, Notarx__P/blic") ^T^fVohHrr— Name(s) of Signer(s) ^personally known to me D proved to me on the basis of satisfactory evidence to be the person^)' whose nameOs^ <3^afe subscribed to the within instrument and acknowledged to me that |^&h«/ll ley executed the same in (fjl^ber/their authorized capacity(i&9)r and that by ([hT^her/thcir signature(s) on the instrument the person(s); or the entity upon behalf of which the person^) acted, executed the instrument. WITNESS my hand and official seal. ^ Signature of Notary Public rif\ & i A i Though the information below is not required by law, it may prove valuable to persons relying on the document and could prevent fraudulent removal and reattachment of this form to another document. Description of Attached Document Title or Type of Document: Document Date: Siqner(s) Other Than Named Above: Capacity(ies) Claimed by Signer ,—,...., . D Corporate Officer — Title(s): D Partner — D Limited D General D Attorney in Fact D Trustee D Guardian or Conservator D Other: Signer Is Representing: Number of Pages: ^^••"KftcuTaT^HI Top of thumb here <JC*jG<je<J<^<JG<JG*fC<JG*JG*jG*JG<JG<3G<^^ © 1997 National Notary Association • 9350 De Soto Ave , PO Box 2402 • Chatsworth, CA 91313-2402 Prod No 5907 Reorder Call Toll-Free 1-800-876-6827 Exhibit A Legal Descriptions APN 156-190-62 Parcel 1 of Parcel Map No. 15282 in the City of Carlsbad, County of San Diego, State of California, filed in the office of the County Recorder of San Diego County, June 30, 1988 as File/Page No. 88-317307 of Official Records APN 156-164-20 The Southerly 100 feet of the Northerly 200 feet of that portion of the Northwest Quarter of Section 6, Township 12 South, Range 4 West, San Bernardino Meridian, in the City of Carlsbad, County of San Diego, State of California, according to United States Survey approved, October 25, 1875 and more particularly described as follows: Beginning at a concrete monument at the Northeast corner of Tract 117 of Carlsbad Lands, according to Map No. 1661 on file in the Office of the County Recorder of San Diego County; thence along the Northerly line of said Tract 117, North 89°57' West 147.01 feet to an intersection with Southerly prolongation of the Easterly line of the land described in the deed from the South Coast Land Company, to Louis P. Hoffman and Annie Hoffman, dated April 16, 1930, and recorded April 28, 1930 in Book 1763 Page 358 of Deeds; thence North 0°55' West along said prolongation and Easterly line of the land so sdecribed in deed to Hoffman, 342.53 feet to the Northeasterly comer thereof; thence North 89°52'38" East 147.01 feet to the Westerly boundary line of Tract 119 of Carlsbad Lands according to said Map No. 1661; thence along the Westerly line of said Tract 119, South 0°55' East 342.97 feet to the Point of the beginning. E(D(U ch 0) !§!!__j j El=5 u u'l_ CJ< CM s