4501 E MAIN ST MESA ELECTIONS LEASE PE.PDF

Maricopa County — Formal (2024-02-28)

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LeaseNo.LͲ7518
CͲ
LEASEAGREEMENT
Between
MARICOPACOUNTY
And
JCLCOMMERCIAL,LLC
 
ThisLeaseAgreement,hereinafterreferredtoas“Agreement”,ismadeandenteredintobyand
between JCL Commercial, LLC, an Arizona limited liability company, hereinafter referred to as
"Lessor", and Maricopa County, a political subdivision of the State of Arizona, hereinafter
referredtoas"Lessee".LessorandLesseearecollectivelyreferredtohereinasthe“Parties”,or
individuallyasa“Party”.
Section1.PROPERTYANDPREMISES.
1.1 
LeasedPremises.Lessorownscertainrealpropertylocatedat4501E.MainStreet,Mesa,
Arizona 85205 APN 140Ͳ32Ͳ001U (“Property”)as depicted on Exhibit“A” attached hereto and
madeaparthereof.LessorherebyleasestoLesseeapproximately2,400rentablesquarefeet
(“RSF”)ofretailspacelocatedwithinthePropertyandidentifiedasSuite217(“Premises”)asalso
depictedonExhibit“A”.

1.2 
Use of Premises. Lessee shall have exclusive use of the Premises for the purpose of
providing a Maricopa County polling location for the upcoming 2024 Primary and General
elections and associated activitiesto supportthis use/service. Lessee shall have access to the
PremisestwentyͲfour(24)hoursperday,seven(7)daysperweek,includingrecognizedholidays.
Lessee is hereby granted a nonͲexclusive rightto use such parking areas, sidewalks, hallways,
restroomsandothercommonareasandfacilitiesasLessorshallfromtimetotimedesignatefor
commonuse(“CommonAreas”).

1.3 
ConditionofPremises.Lessor,atitssolecostandexpense,shallberesponsibletodeliver
the Premises to Lessee in an industryͲstandard, clean condition with all building systems
(includingHVAC,electrical,plumbingandothersimilarsystems),buildingstructureandutilities
fully operational (collectively, “TurnͲKey”) as of the Effective Date, defined below, of this
Agreement.Ifitisdetermined,atLessee’ssolediscretion,thatthePremisesisnotTurnͲKey,then
LesseemayimmediatelyterminatetheAgreementwithnoliabilitytoLessee.Lessorand/orany
ofitsemployees,agents,officers,directors,members,successorsorassignsherebywaivesany
and all rights to bring any claim against County or its employees, agents, officers, directors,
members, successors or assigns from or relating in any way to County’s termination of this
AgreementpursuanttothisSection1.3.

1.4
Parking.Lessee,itsemployees,agents,invitees,contractors,subcontractors,engineers,
consultants,suppliersandotherrepresentatives,andtheirrespectiveemployees,withoutcharge


	




	

LeaseNo.LͲ7518
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orfeetoLessee,shallhavetherighttouseanyoftheavailableparkingspaceslocatedatthe
Propertyonafirstcome,firstservebasis.
1.5
Personal Property.   Lessor and Lessee acknowledge that all Lessee furniture, trade
fixturesandequipmentbroughtontoorplacedonthePremisesarethepersonalpropertyof
Lessee(“LesseePersonalProperty”)andLesseeshallretaintitletosaidLesseePersonalProperty.
Section2.TERM.
2.1
EffectiveDate.TheEffectiveDateoftheAgreementshallbeMarch1,2024(“Effective
Date”).  As of the Effective Date, Lessee and its employees, agents, invitees, contractors,
subcontractors,engineers,consultants,suppliersandotherrepresentatives,andtheirrespective
employees,shallbepermittedtoenterandoccupythePremises.
2.2
Term.ThetermofthisAgreementshallcommenceontheEffectiveDateandshallbefor
aperiodofnine(9)monthsexpiringonNovember30,2024(“Term”),unlessterminatedearlieras
providedforherein.
2.3
OptionstoRenew.IntentionallyOmitted.
2.4
HoldOver.IntheeventofexpirationoftheAgreementwithoutrenewal,Lessorhereby
grantstoLesseetherightofcontinuedoccupancyofthePremisesas“holdovertenant”ona
“monthtomonth”basisforuptosix(6)monthsattheLeaserateineffectforthelastmonthof
thecurrenttermoftheLeasepursuanttotheterms,provisionsandconditionsofthisLease.

Section3.CONSIDERATION.
3.1
RentandCommonAreaMaintenance(CAM).InconsiderationfortheuseofLessor’s
property, Lessee agrees to pay as rent and CAM, in nine equal installments, with the first
installmentduebyMarch1,2024,andonthe1stofeachmonththereafterforeightmonths,the
sumsasfollows:
LeaseTerm

Rate 

Installments 

Months1Ͳ9 
$18.00/PSFRent
$3,600.00/monthplusrentaltax




$4.00/PSFCAMs
$800.00/month



Theaboverentincludesapplicablerealestatetaxes,insurances,andallotheroperatingexpenses
(exceptCAM,janitorialservices,anddata/telephone/securitysystems)(seealsoSections3.2,5.1
and5.2forfurtherinformationaboutoperatingexpenses).
3.2
OperatingExpensesLessorwillperformandbearallthecostsofallnecessarycapital
repairs and capital replacements including but not limited to: the Property, Premises, parking
areas, Common Areas and major building systems (including, without limitation, those costs
required for compliance with laws). All operating expenses including but not limited to:
electricity, gas, water, sewer service fees and trash removal, landscaping and other building


	




	

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maintenanceservices,arethefullresponsibilityofLessorandareincludedintherentsetforth
aboveexceptsuchutilities/servicesaslistedinSections3.1,5.1and5.2ofthisAgreement,which
willbepassedthroughtotheLesseeduringtheTerm.
3.3
SecurityDeposits.Nonerequired.
Section4.INSURANCE.LesseerepresentsandLessoracknowledgesthatLesseeisselfͲinsured.
LesseeshallprovideLessorwithaLetterofSelfͲInsuranceuponrequest.
Section5.MAINTENANCE/UTILITIES/MISCELLANEOUS.
5.1
UtilitiesandJanitorial.Asstatedherein,LessorshallberesponsiblefortheaccountsetͲ
up and payment of all utility services provided to the Premises, including but not limited to
electricity,gas,trash,water,andsewerservicesfees.LesseeshallthenreimburseLessor,within
thirty(30)daysofreceiptofaninvoice,forLessee’suseoftheutilitiesinthePremises.Lessee,at
its sole cost and expense, shall be responsible for the setͲup and payment of its use of the
followingservices:janitorial,data/phone/securitysystems.
5.2
Maintenance.    The Premises is currently in a state of good repair.  Lessor agrees to
provide all necessary maintenance services to the Property, Common Areas, and Premises
throughout the Term of this Agreement or any extensions thereof.  Lessor shall maintain the
structureofthePropertyandPremisesingoodrepairandshallcorrectanyhazardousconditions
existingastheresultofanystructuraldefectorunsoundnessandanyunsafecondition.The
term“structure”asusedherein,includeswalls,roofs,floors,foundations,stairways,andexterior
sidewalks.LessorshallalsokeepallutilitysystemsservingthePropertyandPremisesaswellas
keep all building mechanical, plumbing, electrical, HVAC (heating, ventilation, and airͲ
conditioning) systems operating and in a state of good repair. Lessor shall be responsible to
reimburse Lessee for any emergency repairs to the Premises necessary to keep the polling
locationoperationalduringtheTerm,withinthirty(30)daysofreceiptofaninvoicefromLessee.
LessorshallfurtherkeeptheexteriorgroundsofthePropertyandallCommonAreascleanand
freefromtrashandotherrubbish.
5.3
MiscellaneousServices.IntentionallyOmitted.
Section6.RETURNOFPREMISES.AttheexpirationorterminationoftheAgreement,Lesseewill
leavethePremisesinagoodandcleancondition,normalwearandtearexcepted.
Section7.ASSIGNMENT.LesseewillnotassignthisAgreementorsubletthePremiseswithout
the prior written consent of Lessor, which consent shall not unreasonably be withheld.  This
AgreementshallbebindinguponthePartiesheretoandtheirrespectiveheirs,successors,and
assigns.
Section8.ENTRY.Lessorshallhavetheright,butnottheobligation,toinspectthePremisesat
reasonable times after reasonable notice to Lessee. Lessor shall also have the right of entry
withoutnoticeintheeventofanemergencythatmay,intheLessor’ssolediscretion,endanger
thelifeorsafetyofthebuildingand/oritsoccupants.


	




	

LeaseNo.LͲ7518
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Section9.NOTICE.
9.1
All notices herein required shall be in writing and sent via certified mail with returnͲ
receipt requested, overnight by a nationally recognized delivery service (e.g. Federal Express,
UPS)withconfirmationreceiptrequestedorhanddeliveredasfollows:
Lessor:

JCLCommercial,LLC 


Attn:ZongfuLi


2345E.ThomasRoad,Ste205
Phoenix,AZ85016

Withacopyto:
DiversifiedPartners,LLC



Attn:JackRodrigues



7339E.McDonaldDrive
Scottsdale,AZ85250



Lessee:

MaricopaCountyRealEstateDepartment



Attn:Director



2801W.DurangoStreet



Phoenix,AZ85009

Withcopyto:
MaricopaCountyElections



Attn:DeputyRecorderforOperations



111S.3rdAvenue,Suite102



Phoenix,AZ85003




9.2
InvoicestoLesseeshallbeinwritingandsentbyemailasfollows:
Lessee:

rgreene@risc.maricopa.gov


Section10.NOTICEOFSALE.IfthePropertyissoldduringtheTermoftheAgreement,Lessor
shall be required to notify Lessee in writing, via certified mail, within thirty (30) days of the
transferdate.
Section11.INDEMNIFICATION.EachParty(as“indemnitor”)agreestoindemnify,defendand
hold harmless the other Party (as “indemnitee”) from and against any and all claims, losses,
liability,costsorexpenses(includingreasonableattorneys’fees)(hereinaftercollectivelyreferred
toas“claims”)arisingoutofbodilyinjuryofanyperson(includingdeath)orpropertydamage,
onlytotheextentthatsuchclaimsarecausedbythewillfulmisconductorgrossnegligenceofthe
indemnitor,itsofficers,officials,agents,employees,orvolunteers.
Section12.TERMINATION;TERMINATIONFEE.
12.1 Conflicts.ThisAgreementissubjecttoA.R.S.§38Ͳ511andmaybecanceledbyLessee
pursuanttheretowithoutanypenaltyorliabilitytoLessee.


	




	

LeaseNo.LͲ7518
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12.2 NonͲAppropriationofFunds.ThisAgreementmaybeterminatedbyLesseeattheendof
any fiscal year due to nonͲappropriation of funds without any penalty or liability to Lessee.
County’sfiscalyearendsJune30th,FederalfiscalyearendsSeptember30.Lessorand/oranyof
itsemployees,agents,officers,directors,members,successorsorassignsherebywaivesanyand
allrightstobringanyclaimagainstCountyoritsemployees,agents,officers,directors,members,
successors or assigns from or relating in any way to County’s termination of this Agreement
pursuanttotheseSections12.1and12.2.
12.3 General Termination. The Parties may terminate this Agreement by mutual written
consent.IntheeventtheAgreementissoterminatedatanytimebeforetheendofamonth,
LessorshallrepaytoLesseetheprorataamountofrentandCAMpaidbyLesseefortheportion
ofthemonththatLesseewillnotoccupythePremises.
Section13.
DEFAULT;REMEDIES.
13.1 LesseeDefault.EachofthefollowingshallconstituteamaterialbreachofthisAgreement
andaneventofdefaultbyLessee(“CountyEventofDefault”)hereunder:
(a) 
Lessee’sfailuretopayanyconsiderationoranyotherdollaramountunderthis
Agreementwhendue,wheresuchfailureshallcontinueforaperiodoften(10)
businessdaysafterLesseereceiveswrittennoticethereoffromLessor.
(b) 
Lessee’sfailuretoobserveorperformanyofthematerialcovenants,conditionsor
provisionsofthisAgreementtobeobservedorperformedbyLessee,otherthanas
describedinSubsection13.1(a),wheresuchfailureshallcontinueforaperiodof
thirty(30)daysafterLesseereceiveswrittennoticethereoffromLessor,orsuch
additional period of time thereafter as may be reasonably necessary under the
circumstances to cure such default if Lessee commences to cure such default
withinsaidthirty(30)dayperiodandthereafterdiligentlyproceedstocuresuch
default.
13.2 LessorRemedies.UpontheoccurrenceofanyCountyEventofDefaultandatanytime
thereafter(beyondtheexpirationofallapplicablenoticeandcureperiods),Lessormayterminate
thisAgreement.Further,uponanyoccurrenceofanyCountyEventofDefaultandatanytime
thereafter, Lessor may, but shall not be required to, exercise any remedies now or hereafter
availabletoLessoratlaworinequity.
13.3 LessorDefault.EachofthefollowingshallconstituteamaterialbreachofthisAgreement
andaneventofdefaultbyLessor(“LessorEventofDefault”)hereunder:
(a)
ExceptasprovidedotherwiseinSection1.3,Lessor’sfailuretoobserveorperformanyof
thematerialcovenants,conditionsorprovisionsofthisAgreementtobeobservedorperformed
byLessorwheresuchfailureshallcontinueforaperiodoften(10)daysafterLessorreceives
writtennoticethereoffromLessee,orsuchadditionalperiodoftimethereafterasLessorand
Lesseemayagreeinwritingandmaybereasonablynecessaryunderthecircumstancestocure


	




	

LeaseNo.LͲ7518
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such default if Lessor commences to cure such default within said ten (10) day period and
thereafterdiligentlyproceedstocuresuchdefault.
13.4LesseeRemedies.IntheeventLessorfailstoperformanyofitsmaterialobligations
under this Agreement and is in default pursuant to Sections 1.3 and 13.3 of this Agreement
(beyondtheexpirationofallapplicablenoticeandcureperiods,ifany),Lesseemay,atitsoption,
terminatethisAgreementwithoutpenaltyanddemandandbeentitledtoreimbursementfrom
LessorofanypreͲpaidrentandintheeventtheAgreementissoterminatedatanytimebefore
theendofamonth,LessorshallrepaytoLesseetheprorataamountofrentandCAMpaidby
LesseefortheportionofthemonththatLesseewillnotoccupythePremises.Further,uponthe
occurrenceofanyLessorEventofDefaultandatanytimethereafter,Lesseemay,butshallnot
berequiredto,exerciseanyremediesnoworhereafteravailabletoLesseeatlaworinequity.
13.5 Attorneys’FeesandCosts.IntheeventLessororLesseeresorttolegalproceedingsto
enforceanyrightunderthisAgreementortoobtainreliefforanydefaultbytheotherParty,the
PartyprevailinginsuchproceedingsshallbeentitledtorecoverfromthedefaultingPartythe
coststhereof,includingreasonableattorneys’feesandcosts.
Section14.SUBORDINATIONANDATTORNMENT.WithinfortyͲfive(45)daysafterwritten
requestoftheLessor,Lesseewillsubordinateitsrights,inwritinginsubstantiallythesameform
asExhibit“C”attachedheretoandbythisreferencemadeaparthereof,hereundertothelienof
anymortgagenoworhereafterinforceagainstthepremisesoranyportionthereof,andtoall
advances made or hereafter to be made upon the security thereof, and to any ground or
underlying lease of the premises provided, however, that in such case the holder of such
mortgage or the lessor under such agreement shall agree that this Agreement shall not be
divestedorinanywayaffectedbyforeclosure,orotherdefaultproceedingsundersaidmortgage
orobligationsecuredthereby,orlease,solongastheLesseeshallnotbeindefaultunderthe
termsofthisAgreement.LessoragreesthatthisAgreementshallremaininfullforceandeffect
notwithstanding any such default proceedings under said mortgage or obligation secured
thereby.

Section 15.  ESTOPPEL CERTIFICATES.  Within fortyͲfive (45) days after written request from
Lessor,LesseeshallexecuteanddelivertoLessororLessor’sdesignee,awrittenstatementin
substantially the same form as Exhibit “D” which is attached hereto and made a part hereof
certifying:(a)thattheAgreementisunmodifiedandinfullforceandeffect,orisinfullforceand
effectasmodifiedandstatingthemodifications;(b)theamountofbaseconsiderationandthe
datetowhichthebaseconsiderationandadditionalconsiderationhavebeenpaidinadvance;(c)
theamountofanysecuritydepositedwithLessor;and(d)thatLessorisnotindefaulthereunder
orifLesseeisclaimingLessortobeindefault,statingthenatureofanyclaimofdefault.Anysuch
statementmayberelieduponbyapurchaser,assignee,orlender.

Section16.ALTERATIONS.ThroughouttheTerm,Lesseemayidentifyandrequestalterations,
improvements and/or modifications (“Alterations”) of the Premises.  Such alterations shall be
subjecttoapprovalinwritingbyLessor.Thepartiesshallworkingoodfaithtodeterminethe
costallocationoftheAlterations.


	




	

LeaseNo.LͲ7518
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Section17.GENERAL.
17.1 Lessor.Theterm“Lessor”asusedhereinincludesthesingularaswellastheplural,the
masculineandfeminineaswellastheneuter.
17.2 TimeisoftheEssence.TimeisoftheessenceofthisAgreement.Theword(s)“day”or
“days”asutilizedinthisAgreementshallmeancalendardaysunlessexpresslystatedotherwise.
If the date for performance of any obligation hereunder or the last day of any time period
providedhereinshallfallonaSaturday,Sundayorlegalholiday,thensaiddateforperformance
ortimeperiodshallexpireonthefirstdaythereafterwhichisnotaSaturday,Sundayoralegal
holiday.
17.3 NoPartnershiporJointVenture.NothingcontainedinthisAgreementshallcreateany
partnership, joint venture or other arrangement between Lessor and Lessee.  Except and
expresslyprovidedherein,notermorprovisionofthisAgreementisintendedorshallbeforthe
benefitofanypersonorentitynotaPartyhereto,andnosuchotherpersonorentityshallhave
anyrightorcauseofactionhereunder.
17.4 Venue;GoverningLaw.Thepropervenueforanyproceedingatlaworinequityorunder
theprovisionsforarbitrationshallbeMaricopaCounty,ArizonaandtheLessorandLesseehereby
waiveanyrighttoobjecttovenue.ThisAgreementshallbeconstruedinaccordancewithandbe
governedbythelawsoftheStateofArizona.
17.5 EntireAgreement.ThisAgreement,togetherwithanysupplementalprovisionsattached
hereto,constitutestheentireagreementbetweenthePartiesandsetsforthallofthecovenants,
promises,agreements,conditionsandunderstandingsbetweenLessorandLessee,andthereare
no covenants promises, agreements, conditions or understandings, either oral or written,
between Lessor and Lessee other than as set forth herein, and those agreements that are
executedcontemporaneouslyherewith.ThisAgreementshallbeconstruedasawholeandin
accordancewithitsfairmeaningandwithoutregardtoanypresumptionorotherrulerequiring
constructionagainstthePartydraftingthisAgreement.ThisAgreementcannotbemodifiedor
changedexceptbyawritteninstrumentexecutedbyLessorandLessee.LessorandLesseehave
reviewedthisAgreementandhavehadtheopportunitytohaveitreviewedbylegalcounsel.
17.6 Waiver.Waiverofanybreachofanyterm,conditionsorcovenanthereincontainedshall
not be deemed to bea waiverof any subsequent breach of any term, covenant or condition
herein.
17.7 QuietEnjoyment.LessorcovenantsthatLessee,uponpayingallrentasprovidedherein
anduponcomplyingwithallofitsotherobligationshereunder,shalllawfullyandquietlyhold,
occupyandenjoythePremisesduringtheTermwithouthindranceormolestationbyLessororby
anyone lawfully claiming by, through or under Lessor, subject, however, to the terms and
conditionsofthisAgreement.
17.8 Authority to Execute. No later than the date of full execution of this Agreement, any
individualexecutingthisAgreementonbehalfofLessorshallprovidedocumentationthathe/she


	




	

LeaseNo.LͲ7518
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isdulyauthorizedtoexecuteanddeliverthisAgreementonbehalfofsaidcorporation,person,
firm,partnershiporotherentityandthatthisAgreementisbindingonsaidentityinaccordance
withitsterms.
17.9 PartialInvalidity.Ifanyterm,covenant,conditionorprovisionofthisAgreementisheld
byacourtofcompetentjurisdictiontobeinvalid,voidorunenforceable,theremainderofthe
provisionshereofshallremaininfullforceandeffectandshallinnowaybeaffected,impairedor
invalidated.
17.10 Headings.  Sections and other headings contained in this Agreementare for reference
purposesonlyandshallnotaffectinanywaythemeaningorinterpretationofthisAgreement.
17.11 Cooperation.LessorandLesseeagreetoexecuteand/ordelivertoeachothersuchother
instruments and documents as may be reasonably necessary to fulfill the covenants and
obligationstobeperformedbyLessorand/orLesseepursuanttothisAgreement.
17.12 Counterparts.ThisAgreementmaybeexecutedintwoormorecounterparts,eachof
whichshallbedeemedanoriginalbutallofwhichtogethershallconstituteoneandthesame
instrument.Electronicsignaturesshallhavethesameforceandeffectasoriginalsignatures.
17.13 NotBindingUntilSigned.Submissionofthisinstrumentforexaminationshallnotbind
LessororLesseeinanymanner,andnoleaseorobligationonLessororLesseeshallariseuntil
thisAgreementisexecutedanddeliveredbybothLessorandLessee.
17.14 Administration of Agreement.  The Assistant County Manager for Maricopa County
and/ortheRealEstateDirectorforMaricopaCountyshalladministerthisAgreement, including
executingdocumentsnecessarytoadministerthisAgreement.

17.15 Damage and Destruction.  If the Premises or Property is damaged by fire or other
casualty,LessormayterminatethisAgreement,andifsuchdamageisaLesseeDamageEvent,
LesseemayterminatethisAgreementineachcaseuponwrittennoticetotheotherPartysent
within thirty (30) days of the damage. As used herein, a “Lessee Damage Event” shall mean
damagebyfireorothercasualtytoallorasubstantialpartofthePremisesoranyCommonAreas
ofthePropertyprovidingaccessoressentialservicestothePremises.IntheeventtheAgreement
isterminatedpursuanttothisSection17.15atanytimebeforetheendofamonth,Lessorshall
repaytoLesseetheprorataamountofrentandCAMpaidbyLesseefortheportionofthemonth
thatLesseewillnotoccupythePremises.IfneitherPartyterminatesthisAgreement,thenLessor
shallrestorethePremisesandtheCommonAreasofthePropertyprovidingaccessoressential
servicestothePremises,andLesseeshallnotpayRentifLesseecannotusethePremisesduring
suchrestorationperiod.
17.16 Condemnation.IfthewholeoranymaterialpartofthePremisesorthePropertyshallbe
takenbypowerofeminentdomain,LessorshallhavetherighttoterminatethisAgreementasof
thedatepossessionisrequiredtobesurrenderedtotheapplicableauthoritybygivingLessee
writtennoticethereof.IfanypartofthePremisesorparkingareaistaken,Lesseeshallhavethe
righttoterminatethisAgreementupongivingLessorwrittennoticethereof.


	




	

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17.17Brokers.LessorandLesseeeachherebyrepresentandwarranttotheotherPartythatit
hasnotretainedordealtwithanybrokerwithrespecttothistransactionotherthanDiversified
Partners, LLC, on behalf of Lessor, and Jones Lang LaSalle, on behalf of Lessee (collectively,
“Brokers”), and that they know of no other real estate broker or agent who is entitled to a
commission in connection with this Agreement. Lessor and Lessee each agree to indemnify,
protect and hold the other harmless for, from and against any costs, losses, damages and
expenses,includingcostsandexpensesreasonablyincurredwithrespectthereto,incurredbythe
otherwhicharisedirectlyorindirectlyoutofthebreachofsuchrepresentationandwarrantby
the indemnifying party. The terms of this Section shall survive the expiration or earlier
terminationoftheAgreement.
17.18Disputes.IfadisputearisesbetweenthePartiesunderthisAgreement,thePartiesagree
tousetheirbesteffortstoresolvesuchdisputepriortopursuinglegalaction.
17.19Certification.PursuanttoA.R.S.§35Ͳ394.Lessorwarrantsandcertifiesthatitdoesnot
currently,andagreesforthedurationofAgreementthatitwillnot,use:
1.theforcedlaborofethnicUyghursinthePeople’sRepublicofChina.
2.anygoodsorservicesproducedbytheforcedlaborofethnicUyghursinthe
People’sRepublicofChina.
3.anycontractors,subcontractorsorsuppliersthatusetheforcedlabororany
goodsorservicesproducedbytheforcedlaborofethnicUyghursinthePeople’sRepublic
ofChina.
If Lessor becomes aware during the term of the Agreement that the Lessor is not in
compliancewiththisparagraph,theLessorshallnotifytheLesseewithinfive(5)business
daysafterbecomingawareofthenoncompliance.FailureofLessortoprovideawritten
certificationthattheLessorhasremediedthenoncompliancewithinonehundredeighty
(180) days after notifying Lessee of its noncompliance, this Agreement shall terminate
unlesstheTermofthisAgreementshallendpriortosaidonehundredeighty(180)day
period.

17.20Immigration.Lessor,foritselfandallsubcontractors,ifany,shallcomplyandwarrantsfull
compliancewithallfederalimmigrationlawsandregulationsthatrelatetotheiremployees,and
their compliance with A.R.S. §23Ͳ214 et seq.  A breach of this warranty shall be deemed a
materialbreachofthisAgreementthatissubjecttopenaltiesuptoandincludingterminationof
this Agreement.  Lessee retains the right to inspect the papers of Lessor or subͲcontractors’
employee(s)whoworkontheBuildingorPremisestoensurethattheLessororsubcontractoris
complyingwiththewarrantyprovidedabove.TheLessorshallmakeallpapersandemployment
recordsofthesaidemployee(s)availableduringnormalworkinghoursinordertofacilitatesuch
aninspection.NothinghereinshallmakeanyLessororsubcontractoranagentoremployeeof
theLessee.

17.21EͲVerify.TheLessorforitselfandallsubcontractors,ifany,warrantsthatitcomplieswith
verificationofemploymenteligibilityandEͲVerifyProgram.




	




	

LeaseNo.LͲ7518
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INWITNESSWHEREOF,thePartieshavefullyexecutedthisAgreementasofthelastdatewritten
below.


LESSOR:


JCLCommercial,LLC,
anArizonalimitedliabilitycompany

By:
LJMainstreetHoldings,LLC,
anArizonalimitedliabilitycompany

By:






JiangChen,Manager/Member 





Date:








LESSEE:


MaricopaCounty,
apoliticalsubdivisionofthestateofArizona





____________________________________
ChairmanoftheBoardofSupervisors




ATTEST:












_______________________________________
ClerkoftheBoard


Date


APPROVEDASTOFORM:


_______________________________________
DeputyCountyAttorney

Date







	




	



LeaseNo.LͲ7518
CͲ
Exhibit“A”
The Property (APN140Ͳ32Ͳ001U)located at 
 
4501 E. Main Street, Mesa, Arizona 85205 
and Premises (Suite 217) 

Premises marked in red 
 
 
 
 
 


	




	

LeaseNo.LͲ7518
CͲ
Exhibit“B”
Thispageintentionallyomitted.
 
  
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 


	




	

LeaseNo.LͲ7518
CͲ
Exhibit“C” 
SUBORDINATION,NONͲDISTURBANCEANDATTORNMENTAGREEMENT
CERTIFICATE
for
LEASEAGREEMENTNO.LͲ

THIS AGREEMENT (“SNDA”) is executed by and between       (hereinafter referred to as
Lender)andMaricopaCounty,apoliticalsubdivisionofthestateofArizona(hereinafterreferred
toasLesseeorCounty),

WITNESSETH:


WHEREAS, Lessee has entered into a lease dated       (hereinafter referred to as
“Lease”)forcertainpremiseslocatedat     ,saidpremisesmoreparticularlydescribedinsaid
Lease,and


WHEREAS,LenderhasmadealoantoLessor,     ,inthesumof$     securedbya
     ,AssignmentofRentsandSecurityAgreementontheLessor’sinterestinthepremises(the
“SecurityAgreement”)ofwhichtheleasedpremisesareaportion,recordedintheofficialrecords
oftheMaricopaCountyRecorder’sOffice,and


WHEREAS,LesseehasagreedtothesubordinationoftheLeasetotheSecurityAgreement
ontheconditionthatitisassuredofcontinueduseandoccupancyofthepremisesunderthe
termsofsaidLeaseandthisSNDA,and


WHEREAS,LenderagreestosuchcontinueduseandoccupancybyLesseeprovidedthat
bythesepresentsLesseeagreestorecognizeandattorntoLenderorpurchaserintheeventof
foreclosureorotherwise.

NOW, THEREFORE, for good and valuable consideration, receipt of which is hereby
acknowledged,itisherebymutuallycovenantedandagreedasfollows:
1. IntheeventitshouldbecomenecessarytoforeclosetheSecurityAgreementorLender
shouldotherwisecomeintopossessionofthepremises,LenderwillnotjoinLesseeunder
said Lease in summary or foreclosure proceedings and will not disturb the use and
occupancyofLesseeundersaidLeasesolongasLesseeisnotindefaultunderanyofthe
terms, covenants, or conditions of said Lease; and has not prepaid the rent except
monthlyinadvanceasprovidedbythetermsofsaidLease.
2. Lesseeagreesthatintheeventanyproceedingsarebroughtfortheforeclosureofany
such Security Agreement it will attorn to the purchaser of such foreclosure sale and
recognizesuchpurchaserastheLessorundersaidLease.Saidpurchaser,byvirtueof


	




	

LeaseNo.LͲ7518
CͲ
suchforeclosuretobedeemedtohaveassumedandagreedtobebound,as“Substitute
Lessor”,bythetermsandconditionsofsaidLeaseuntiltheresaleorotherdispositionof
itsinterestbysuchpurchaser,exceptthatsuchassumptionshallnotbedeemedofitself
an acknowledgment of such purchaser of the validity of any then existing claims of
Lessee against the prior lessor.  All rights and obligations herein and hereunder to
continue as though such foreclosure proceedings had not been brought, except as
aforesaid.  Lessee agrees to execute and deliver to any such purchaser such further
assurance and other documents, confirming the foregoing as such purchaser may
reasonablyrequest.Lesseewaivestheprovisionsofanystatuteorruleoflawnowor
hereafterineffectwhichmaygiveorpurporttogiveitanyrightorelectiontoterminate,
except as expressly provided for in said Lease, or otherwise adversely affect the said
Lease and the obligations of Lessee thereunder by reason of any such foreclosure
proceeding.Accordingly,fromandaftersuchevent“SubstituteLessor”andLesseeshall
havethesameremediesagainsteachotherforthebreachofanagreementcontainedin
theLeaseasLesseeandLessorhadbefore“SubstituteLessor”succeededtotheinterest
oftheLessor;provided,however,that“SubstituteLessor”shallnotbe:
a. 
liableforanyactoromissionofanypriorlessor(includingLessor);or
b. 
subject to any offsets or defenses that Lessee might have against any prior
lessor(includingLessor);or
c. 
bound by any rent or additional rent that Lessee might have paid for more
thanonemonthinadvancetoanypriorlessor(includingLessor);or
d. 
liableforthereturnofanysecuritydeposit.
3. TheprovisionsofthisSNDAarebindinguponandshallinuretothebenefitoftheheirs,
successors,andassignsofthepartieshereto.
4. TheexecutionofthisdocumentisexpresslyauthorizedbyMaricopaCountyinSection(s)
XandXoftheLease.




INWITNESSWHEREOFthisSNDAiseffectivethedayandyearlastwrittenbelow.

LESSEE:MaricopaCounty,apoliticalsubdivisionofthestateofArizona


______________________________________________
By:[Name] 



Date
Director,MaricopaCountyRealEstateDepartment




	




	

LeaseNo.LͲ7518
CͲ
APPROVEDastoFORM:


_______________________________________________
DeputyCountyAttorney


Date

ThetermsoftheaboveSNDAareherebyconsentedandagreedtobyOwner/Lessor:
LESSOR:[Name]


_______________________________________________
[Name],[Title]



Date

LENDER:[Name]


______________________________________________
[Name],[Title]



Date






	




	

LeaseNo.LͲ7518
CͲ
Exhibit“D”
TENANTESTOPPELCERTIFICATE
for
LEASEAGREEMENTNO.LͲ

THEPURPOSEofthiscertificateistoconfirmthecurrentstatusofmattersrelatingtotheLease
described below.  This Estoppel Certificate is for the benefit of the Lessor and      , its
successorsand/orassigns(hereinafter“Lender”)andfornootherpersonorentity.

1. MaricopaCounty,apoliticalsubdivisionofthestateofArizona,istheLesseeorTenant
underaleaseagreement(hereinafterthe“Lease”)with,     asLessordated     ,
20      covering the premises (hereinafter the “Premises”) described as: a lease
locatedat     .ThePremisesaremorefullydescribedintheattachedfullyexecuted
copy of the Lease (and all amendments or modification thereto, if any) and Exhibit
“     ”ofsaidLease.Otherthanassetforthabove,therearenoothermodifications
oramendmentstotheLease.

2. ThePremiseshavebeenacceptedbytheTenant;theTenantnowoccupiesthePremises
pursuanttotheLeaseterms.ThecommencementdateforthetermoftheLeaseis
     ,20     .

3. TheLeasewillexpire     unlessterminatedearlierasprovidedforintheLeaseandis
subjecttoanoptiontorenewandtherighttoholdover.

4. Lessorhascompletedalltenantimprovementwork,ifany,asrequiredundertheterms
oftheLease.

5. TenantclaimsthattheLessorhasnotperformedthefollowingLessor’sobligationsas
directedbytheLease:     .

6. ThecurrentfixedconsiderationforthePremisesis$     permonthplusrentaltax.
Tenanthaspaidthecurrentmonth’sconsiderationinfull.Therearenootherrentsor
otherchargesundertheLeasewhicharedueandunpaidatthistime.Considerations
arefullypaid(ifrequiredbytheLease)throughthelastdayofthemonthinwhichthis
EstoppelCertificatehasbeenexecuted.

7. TheTenanthasmadenosecuritydeposit.

8. Exceptforrents(ifany)whichmaybedueundertheLeaseforthecurrentmonth,there
are no rents, offsets or credits against future accruing rents, or other charges which
havebeenprepaidtotheLessorundertheLease.



	




	

LeaseNo.LͲ7518
CͲ

9. Tenanthasnorightoroptiontopurchaseanyportionoftherealpropertyuponwhich
thePremisesaresituated.

10. Tenanthasreceivednonoticeofapriorsale,transfer,assignment,hypothecation,or
pledgeofsaidLeaseoroftherentssecuredtherein,excepttoLender.

11. TenantacknowledgesthatthisEstoppelCertificateandthestatementshereinmaybe
conclusivelyrelieduponbytheLessorandotherperson(s)orentity(ies)namedabovein
thefirstparagraph.

12. ThisagreementshallbebindinguponandinuretothebenefitoftheLessor,andany
otherperson(s)orentity(ies)namedaboveinthefirstparagraph.

13. TheexecutionofthisdocumentisexpresslyauthorizedbyMaricopaCountyinSection(s)
XandXoftheLease.

14. The Tenant understands and acknowledges that Lender will rely on this Estoppel
CertificateinacquiringormakingamortgageloantoLessorandthatinconnectionwith
saidloan,Lessor’sinterestintheLeaseisbeingassignedtoLenderasadditionalsecurity
fortheloan.


Executedthis______dayof_____________________,20____.
LESSEE:MaricopaCounty

___________________________________________________
By:[Name] 




Director,MaricopaCountyRealEstateDepartment

APPROVEDastoFORM:


_______________________________________________
DeputyCountyAttorney


Date