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09/04/2007, C8 - RATIFY AN AGREEMENT FOR A PLANNED SEISMIC RETROFIT AT 1318 CHORRO
C =� Council mwi.&�ol l aGEnaa WPM CITY OF SAN LUIS O B I S P O FROM: Shelly Stanwyck, Assistant City Administrative Officer Prepared By: Claire Clark, Economic Development Manager SUBJECT: RATIFY AN AGREEMENT FOR A PLANNED SEISMIC RETROFIT AT 1318 CHORRO CAO RECOMMENDATION 1. Approve an Agreement between the City and Howard Carroll to allow the planned seismic retrofit of 1318 Chorro. 2. Authorize the Mayor to execute the Agreement. DISCUSSION Background At its meeting of April 3, 2007, the Council adopted Resolution No. 9890 (2007 Series) that established deadlines for each unreinforced masonry (URM) building not seismically strengthened to Level A by July 1, 2007. The Council also allocated URM buildings to three deadline groups, July 1, 2008, July 1, 2009 and July 1, 2010, based on overall hazard reduction and three "exceptions". All buildings were allocated to the nearer two deadlines excluding those that met the requirements of the three "exceptions". These exceptions are: a. Buildings owned by non profit(501(c)(3)) organizations; b. "Redevelopment Proposals" comprised of buildings that are part of proposals to replace an existing structure with a new structure and that met the "completeness" requirements; and, c. Buildings that were qualified by the City to meet the requirements of the "Planned Retrofit" exception. As a result of applying the hazard reduction and exception criteria, the July 1, 2010 deadline group is comprised of 19 buildings. They include: three buildings owned by non profit organizations, 15 buildings that qualified as "Redevelopment Proposals", and one "Planned Retrofit". To qualify for the "Planned Retrofit" exception the resolution requires that a written plan, including supporting documentation, be submitted to the Chief Building Official by May 1, 2007. Only one such application was made. Howard Carroll submitted a Planned Retrofit request for the URM located at 1318 Chorro. This plan was evaluated by the Assistant City Administrative Co Planned Retrofit of 1318 Chorro Page 2 Officer and the Chief Building Official and found to qualify for the exception due to the terms of the lease and the long-standing plans of the owner for the renovation. Proposed Planned Retrofit Agreement. The proposed Planned Retrofit Agreement (Attachment 1) has been executed by Mr. Carroll. By approving the Agreement the Council accepts the plan for the retrofit of 1318 Chorro as set forth in Mr. Carroll's letter dated April 24, 2007 (Attachment 2). Timing for the retrofit of 1318 Chorro is constrained by the Lease between Howard Carroll and Edward Jones and Company which expires on April 30, 2010. So long as it is used as a commercial building, the building is subject to the hazard mitigation rules. If the building is converted back to single family residence, the hazard mitigation rules would not apply. Howard Carroll has requested the "Planned Retrofit" exception in order to uphold his end of the lease agreement and to allow him to follow through on his intention to evaluate economic factors determinative of whether to retrofit for commercial usage or return the property to the former residential use as further illuminated in his letter. Via the Planned Retrofit Agreement, Mr. Carroll agrees to begin either the retrofit or conversion to a single family residence no later than May 1, 2010; to notify the City of his decision to convert or retrofit no later than April 30, 2010; and to immediately post a public notice on the premises in a conspicuous location that describes what to do in the event of an earthquake. In the past, Mr. Carroll has been responsive to each requirement of the URM Hazard Mitigation Program and holds a permit for the retrofit of 1318 Chorro. In addition, Mr. Carroll has the Community Development's Administrative approval for a small addition on the back of the building which is part of his retrofit permit. In all instances, Mr. Carroll has complied with the City mandated deadlines for Hazard Mitigation in a timely and considered manner and staff is supportive of his request. CONCURRENCES The Community Development Department, through the Chief Building Official, concurs with the recommended action. FISCAL IMPACT There is no fiscal impact to the City as a result of entering into this Agreement. ALTERNATIVES Council could not enter into the proposed Agreement but this alternative is not recommended as the request and Agreement are consistent with the exception of URM deadline application defined by Council in Resolution 9890 (2007 series). C Planned Retrofit of 1318 Chorro Page 3 ATTACHMENTS 1. Proposed Planned Retrofit Agreement 2. April 24, 2007 letter from Howard Carroll requesting Planned Retrofit exception G:\Staff\Clark\Seismic-Utilities\Counci17-1-2007 � g--3 ATTACHMENT I PLANNED RETROFIT AGREEMENT This agreement is by and between the CITY OF SAN LUIS OBISPO, California, hereinafter referred to as "CITY" and HOWARD CARROLL, hereinafter referred to as "CARROLL". RECITALS WHEREAS, in accordance with State law for Seismic Zone 4, the City Council of the City of San Luis Obispo adopted an Unreinforced Masonry Hazard Mitigation Program in 1997; and WHEREAS, following the San Simeon earthquake in which lives were lost in San Luis Obispo County, the City Council amended its Unreinforced Masonry Hazard Mitigation Program in 2004, and WHEREAS, through such amendments the City Council resolved to assign nearer deadlines for buildings not reinforced to Level A as of July 1, 2007 based on hazard rating and allowing for some exceptions, including the "Planned Retrofit" exception, and WHEREAS, CARROLL submitted the required written plan and supporting documentation within the prescribed timeframe for a planned retrofit of the Unreinforced masonry building located at 1318 Chorro Street, San Luis Obispo, CA, and WHEREAS, upon evaluation by the Chief Building Official and the Assistant City Administrative Officer, the planned retrofit proposal submitted by CARROLL was found to meet the requirements of the Planned Retrofit exception. NOW,THEREFORE, in consideration of the foregoing recitals and the covenants and agreements set forth herein, the parties agree as follows: 1. The CITY accepts CARROLL's plan for retrofit asset forth in CARROLL's letter dated April 24, 2007. 2. CARROLL agrees to begin the retrofit or, alternatively, the conversion to residence, of the structure located at 1318 Chorro, San Luis Obispo, CA no later than May 1, 2010. 3. CARROLL agrees to notify the CITY of his decision to convert or retrofit no later than April 30, 2010. 4. CARROLL shall post in a conspicuous location a public notice that describes what to do in the event of an earthquake. Notice to the tenant shall not be required because the lease terminates, without option to renew, on April 20, 2010. 4. Penalties. If work on the retrofit or residential conversion does not begin by May 1, 2010, the CITY shall result in an enforcement action being brought against CARROLL in ATTACHMENT 1 accordance with applicable provisions of the San Luis Obispo Municipal Code and or state law. Such enforcement action may include, but not be limited to, prosecution as'a misdemeanor, imposition of general penalties, imposition of an administrative fine, civil action to compel compliance, and/or orders for vacation of the building. 5. Communications. All notices hereunder and communications with respect to this Agreement shall be effective upon the mailing thereof by registered or certified mail, return receipt requested, and postage prepaid to the persons named below: If to CARROLL: Howard Carroll P.O. Box 1025 San Luis Obispo, CA 93406 If to CITY: Tim Girvin, Chief Building Official City of San Luis Obispo 919 Palm Street San Luis Obispo, CA 93401 6. Interpretation,Jurisdiction and Venue. The Agreement shall be construed and interpreted solely in accordance with the laws of the State of California; venue of any suit, right or cause of action arising under or in connection with the Agreement shall be exclusively in San Luis Obispo County, California. IN WITNESS WHEREOF, CITY and CARROLL have caused this agreement to be executed on this day of July, 2007. HOWARD OLL City of San Luis Obispo / By: Dated: 10-7 Dated: ATTEST: ATTEST: By: ,t By: o City Clerk APPROVED AS TO FORM: By: Cit Att ey ATTACHMENT 2 .HOWARD E. CARROLL Post Office Box 1025 Phone & Fax (805) 541-0178 San Luis Obispo, CA 93406 Email: hecarroll aQsbccilobal.net April 24, 2007 Tim Girvin, Chief Building Inspector R E C E I V E D City of San Luis Obispo 990 Palm Street ppR 2 2001 San Luis Obispo, CA 93401 CITY OF SAN LUIS OBISPO Re: Howard Carroll BUILDING DIVISION 1318 Chorro Street-San Luis Obispo APN: 03-528-03 Dear Mr. Girvin: I am in receipt of the April 19, 2007 letter regarding the acceleration of the URM retrofit deadlines. The above referenced property has been assigned a retrofit deadline of July 1, 2009. This letter is to formally request an exception for a compliance date one year to July 1, 2010 under condition #3- Planned Retrofit. Enclosed are the following: A. Copy of Lease Agreement and Addendum "A" dated April 1, 2001 B. Copy of Lease Amendment"1"dated October 11, 2005 The original Lease Agreement was drafted in light of the original retrofit ordinance and provided for a five-year term and five-year option to extend. This would have allowed the property to be vacant on May 19, 2011, well ahead of the original 2017 retrofit deadline. Alter the retrofit deadline was accelerated to July 1, 2010, 1 renegotiated the option period to expire April 30, 2010. Again, well within the retrofit deadline. Currently, the accelerated, accelerated deadline assigned to the subject property is July 1, 2009. The Lease Agreement, other than very general language in section 12, does not provide for the. Landlord to terminate the Lease Agreement due to accelerated retrofit guidelines. The balance of the documentation requirements requested for consideration of extension may be answered as follows: The subject property is a 1,100 square foot single-family residence that has been converted into a professional office. As a professional office, the property must meet the URM Hazard Mitigation Program, but if converted back to a single-family residence the property would be exempt from the retrofit requirement and fall off URM inventory. It has been my intent, since the start of the URM Program, to evaluate several economic factors as I got closer to the deadline before making a commitment to returning the subject property to a residence or implementing the full retrofit for commercial usage. I estimate the cost to convert back to a residence as not more than $10,000; as I only need to reinstall the kitchen. I estimate the cost of full retrofit for commercial usage to be in the area of$100,000. If requested, I will provide evidence of my financial ability to complete either alternative. An addition, the relative risk assigned to this property is the second lowest of all URM properties in San Luis Obispo. Other risk factors not included are: not in the Downtown Business ATTACHMENT 2 Improvement District, building is set back 20 feet from sidewalk limiting the risk to public and there are no building or public improvements on any side of the building. Consideration of these additional "negative" risk assessments provide additional justification for granting an extension. I do not believe granting a one year extension to July 1, 2010 on the subject property will have any effect on the overall success of the URM Hazard Mitigation Program and represents a very, very small risk to the community. If you have any questions, I would be happy to discuss at any time. Respe CT Ily submitted, R E C E I V E APR 2 4 7007 CITY OF SAN LUIS OBISPO HowCarroll ewLDINGOPOSION Cc: Claire Clark Economic Development Manager Encl. C �r Lease Amendment I ATTACHMENT 2 I-his Aureerne Ill. made on October 11. 2005 b.. and between I IOWA R D E CARRO L I. I I.Y TRUST . I,() BOX 1025. SAN LUIS OBISPO, CA 93406 (referred erred to herein as "Landlord"), and EDWARD 1)JONES & CU. D/B/A EDWARD JONES, 12-555 MANCHESTER RD, ST LOUIS, MO 63 131 (referred to herein as "Tenant"). NVITNESSET11 WHEREAS. Landlord and Tenant entered into that certain Lease Agreement dated April 26"' 1999 (collectively hereinafter relerred to as the "Lease"), for certain real properly containing approximately 1200 square feet located at 13 18 CHORRO STREET, SAN LUIS OBISPO. CA 93401 (hereinafter referred to as the "Premises"). W1 f I.:Rl:.,\S. I-andlord and `Tenant desire to amend the Lease: RECEIVED NOW. I I I I.RI-*l:()kE. I I IS I IFIREBY AGREED AS FOLLOWS: APR 24 2007 That the Lease is amended effective on date of'execution CITY OF SAN LUIS OBISPO BUILMNS OMMN I. Renewal Term The lerill ol'the [-ease shall be extended for all additional period of Four (4) year(s)coninicricilli-, on flay 1. -1006 and expiring on April 10. 2010. Upon execution o I'this Lease \11jendrilelit, the option to extend that t.\ grained in the original lease dated April 19, 2000_ shall be null and void and no further extension in Least: term shall be allowed after April 30, 2010. 2. Base Rent Nla\ 1. 2000 April '30. 2010 S2.228.77 per month* (Two Thousand Two Hundred Twenty Eight and 77/100 Dollars) *To be adjusted 1 iustcd 5, /200re 0 and thereafter annually by the changes in the Consumer Price Index as outlined ill icciion 3c o"Ilic ork-,inal lease. AI] oilier terms. covenants and conditions ol'thc Lease shall remain in full force and ci'lect. In the e\cIll o!* any conflicts between the terms and conditions of the Lease and the terms and conditions ot'Lhis Agreement, the Icrni. and conditions of this Agreement shall prevail. IN WITNI'SS \\"I-Il-R1--O[:, I.andlord and Tenant have CJLJ-sed this agreement it, be executed as of the LLn and Year first �krmcrl above. Landlord: Tenant: I 10 WA R D ST EDWARD D JONES & CO D/IVA EDWARD JONI-S Rv: By: Colliers %til-lill "FLIckei. Auvilt Printed Name: B -7 gVj lidold av ve title: Primed Name: Nathan Lo%an Dae: fitle: 'I ransaction Manager SSN or Fed 11) SS O 7 lb Ct, Dale November 1 1. 2o05 hl'UnLh vuno,,2445 ATTACHMENT k- RECEIVED FUNDAMENTAL. LWE.PROVISIONS APR 2 4 2007 DATED 4/19/2001 �OF SM U4s WO The following Fundamental Lease Provisions are incorporated into the Lease attached hereto and said provisions shall have the following meaning throughout the Lease. (a) Landlord: The Howard E. Carroll Family Trust and the Anna R. Gallagher Trust (b) Tenant: Edward D. Jones & Company (c) Premise: 1318 Chorro Street San Luis Obispo, CA. (d) Rentable area of the Premises: Approximately 1,200 rentable square feet ("RSF"). (e) Term: Five years. (f) Commencement Date:May 20, 2001 (g) Expiration Date: May 19, 2006 (h) Option Period: Tenant shall have one (1) additional five (5) year option period on the same terms, covenants and conditions. (i) Rent Commencement Date: May 20, 2001 (j) Monthly Base Rent: $1.65 per RSF: $1,980.00 per month (k) Adjustment Dates for Base Rent: Annual Consumer Price Index for all Urban Consumers (base year 1982-84 = 100) for Los Angeles - Long Beach - Anaheim, California. 1 c �- 9 -- RECEIVED ATTACHMENT AFR 242007 CRY OF SAN LUIS OBISPO BUILDING OMWN (1) Tenant Operating Expenses: All utilities used on the premises, landscaping & yard maintenance and prorated share of overages in 2000-2001 Base Year Property Tax. (m) Tenant's Pro Rata Share: 100% (n) Landlord Operating Expenses: None (o) Security Deposit: $0.00 (p) Use: Professional office. City of San Luis Obispo zoning is "0" - "Office" (q) Tenant Improvements: Landlord shall at Landlord's expense complete the following tenant improvements prior to occupancy: 1. paint interior as needed with existing color; 2. shampoo carpets 3. seal & stripe parking lot (r) Tenant Application: Landlord wishes to review and approve the Personal and Credit Information and Financial Statement of Tenant. 2 ep-lo RECEIVED ATTACHMENT 2 AFR 2 4 2007 CITY OF gqN g rpo BUUNG p1y�ON LEASE AGREEMENT This Lease Agreement is made this 19th day of April 2001, by and between HOWARD E. CARROLL FAMILY TRUST & ANNA R. GALLAGHER TRUST, hereinafter called "Landlord" and EDWARD D. JONES & COMPANY, hereinafter called "Tenant". It is now agreed between the parties hereto as follows: 1. DESCRIPTION OF PREMISES - Landlord hereby leases to Tenant and Tenant hires from Landlord on the terms and conditions hereinafter set forth that certain premises with the appurtenances situated in San Luis Obispo, San Luis Obispo County, State of California, and commonly known as 1318 Chorro Street, which consists of approximately 1,200 square feet. 2. TERM. (a). The term of this Lease shall be for a period of five (5) years commencing on May 20, 2001 and terminating on May 19, 2006. b). Tenant is hereby granted and shall have, if not at the time in default under this Lease, an option to renew this Lease for one additional five (5) year term on the same terms, covenants and conditions herein contained including Consumers Price Index adjustment to rent. This option shall be exercisable by the giving of written notice by Tenant to the Landlord no later than three months prior to the expiration of Lease term or February 1.9, 2006. The option shall become void at the Landlord's discretion if written notice of intent is not received from the Tenant within the time stipulated. (c). It is understood and agreed that within the last 90 days of the Lease term, Landlord shall have the right to advertise and at reasonable times to show the premises for purpose of leasing said premises after the expiration of the Lease term herein. 3. RENTAL. (a). Tenant agrees to pay Landlord as base monthly rent for the premises without deduction, set off, prior notice or demand the sum of one thousand nine hundred eighty dollars ($1,980.00) per month, payable in advance, on the first day of each calendar month. The first 3 CS �'� ATTACH MEINTr2 RECEIVED APR 2 4 2007 CITY OF SM LUI OBI rental payment shall be due on May 20, 2001 and shall be prof ' the partial month of May 2001 ($65.10 x 12 days = $781.20) plus the rental payment for the month of June 2001 for the total of two thousand seven hundred sixty-one and 20/100 dollars ($1,980.00 + $781.20 = $2,761.20). (b). Landlord acknowledges receipt of security deposit from Tenant in the amount of $0.00. (c). The base monthly rent shall be adjusted as of the first day of the first full calendar month of the second Lease Year and as of the first day of the first full calendar month every year thereafter including lease extensions and options (the "Adjustment Date"), as follows: The base for computing the adjustment is the Consumer Price Index for all Urban Consumers for Los Angeles - Long Beach - Anaheim, California, published by the United States Department of labor, Bureau of Labor Statistics ("Index"), which is in effect on the commencement of the Term ("Beginning Index"). The Beginning Index for the purpose of this Lease shall be February 2001, Exhibit "A" attached. The Index published most immediately preceding the Adjustment Date ("Adjustment Index") is to be used in determining the amount of the adjustment. The index for the Adjustment Date shall be computed as a percentage of the Beginning Index. For example, assuming the Beginning Index is 110 and the Adjustment Index is 121, the percentage to be applied is 10% (121-110= 11 ; 11/110= 10%). That percentage shall be applied to the initial monthly rent for the period beginning on the Adjustment Date and continuing until the next Adjustment Date. .If the Index is changed so that the base year differs from that in effect when the Term commences, the Index shall be converted in accordance with conversion factor published by the United States Department of Labor, Bureau of Labor Statistics; if the Index is discontinued or revised during the Term, such other government index or computation with which it is replaced shall be used in order to obtain substantially the same result as would be obtained if the Index had not been discontinued or revised. (d). Tenant agrees to pay Landlord as additional rent, a sum equal to the real property taxes attributable to the leased property which Landlord is required to pay in any tax year during the term that exceeds the combined sum of the taxes levied for the 2000-2001 tax year, Exhibit B attached. Such payment shall be due upon the submission of written 4 C S- �a- RECEIVED ATTACHMENT 2 APR 242007 CITY OF SAN LUIS OBIM BUILMNG IMI&ON demand upon Tenant supported by a copy of Landlord's tax bill for the particular year involved. Demand shall be made each year directly following payment of the first semi-annual tax installment by Landlord. The San Luis Obispo County property taxes for the Tax year 2000-2001 are $397.32. This Lease represents 100% of the total premises. Refer to Exhibit "B" attached. (e). As additional rental, Landlord shall pay assessments assessed against said premises during the term of this Lease and extended term; provided, however, that Tenant shall pay to Landlord as additional rent for the use and occupancy of said premises, in addition to the rent specified in Paragraph 3(a) of this Lease, the pro-rata share (100%) of the amount by which the assessments assessed against said premises for each tax year during the term of this Lease exceed the amount of assessments assessed against said premises as of the beginning of term specified in Paragraph 2(a). Such additional rent shall be due and payable by Tenant to Landlord within fifteen (15) days after service on Tenant by Landlord of written notice of the amount due under this section as additional rent and the manner in which such amount was computed by Landlord. Should any special assessment be levied on said premises which, if not paid within specified time, shall be evidenced by bonds payable in annual installments, only the pro-rata share of the annual installment of principal and interest on the bond payable each year shall be considered in determining the additional rent due under this section. (f). All payments of funds under this general paragraph 3 RENTAL shall be due and payable timely without offset, according to the terms of each subparagraph thereof. Tenant acknowledges that late payment by Tenant to Landlord of rent will cause Landlord to incur costs not contemplated by this Lease, the exact amount of such costs being extremely difficult and impracticable to fix. Therefore, if any installment of rent due from Tenant is not received by Landlord within 10 days of due date. Tenant shall pay to Landlord an additional sum of 3.0% of the overdue rent as a late charge. The parties agree that this late charge represents a fair and reasonable estimate of the costs that Landlord will incur by reason of late payment by Tenant. Acceptance of any late charge shall not constitute a waiver of Tenant's default with respect to the overdue amount, or prevent Landlord from exercising any of the other rights and remedies available to Landlord. 4. USE - The premises are leased to the Tenant for the purpose of a professional office. Tenant shall not use or permit said premises or any part thereof to be used for any purpose other than the purpose stated 5 C 8--%3 RECEIVE ® ATTACHMENT'2 AFR 2 4 2007 CITY OF SAN LUIS OBISPO BUUMNG DIVISION herein or approved in writing by the Landlord. The premises is zoned "office" by the City of San Luis Obispo. A summary of provisions governing uses allowed in the office (0) zone is attached as Exhibit C. Consult the City of San Luis Obispo Zoning Regulations for additional information. 5. INSURANCE HAZARDS - No use shall be made or permitted to be made of the said premises nor acts done which will increase the existing rate of insurance upon the building in which said premises are located, or cause a cancellation of any insurance policy covering said building or any part thereof, nor shall Tenant sell or permit to be kept, used or sold in or about said premises any article which may be prohibited by the standard form of fire insurance policies. Tenant shall at its sole cost and expense, comply with all requirements pertaining to said premises of any insurance organization or company necessary for the maintenance of reasonable fire, public liability and flood insurance covering said building and appurtenances. 6. WASTE AND QUIET CONDUCT - Tenant shall not commit or suffer to be committed any waste upon, in and around the said premises and adjoining premises owned by Landlord, or any nuisance or other act or thing which may disturb the quiet enjoyment of any other tenant in the building in which the demised premises may be located. 7. UTILITIES - Tenant shall pay for all utilities including water, sewer, heat, air-conditioning, gas; light, power, trash disposal, telephone service and all other services supplied to and used on the premises by Tenant. 8. ALTERATIONS & MECHANICS LIENS - Tenant shall not make or suffer to be made any major alterations of the demised premises or any part thereof without the written consent of Landlord first had and obtained. All improvements, equipment and fixtures placed on the premises by Tenant shall remain the property of Tenant and Tenant shall have the right to remove them. Tenant shall keep the demised premises and the property in which the demised premises are situated free of any liens arising out of any work performed, material furnished or obligations incurred by Tenant. Tenant shall further agree to insure that all of the demised premises are released to Landlord at the termination of this Lease and/or extension hereof, in the condition in which they were received with fair wear and tear considered. Tenant agrees to replace in kind, any walls and /or partitions damaged or altered during tenancy, to the condition in which they were received unless otherwise directed by 6 RECEIVE ® �- ATACHFArk) 2 APR 2 41007 MY OF SM BUWNQ GNS10N suis oaisa�o the Landlord. The Landlord reserves the right to post on the premises a Notice of Non-Responsibility in the event of any work done on the demised premises for or on behalf of the Tenant. 9. LANDLORD'S REPAIRS - Landlord shall keep in good condition, order and repair: (1) structural parts; (2) down spouts, gutters; and the roof of the premises; (3) the exterior painting of the premises; (4) the underground plumbing and sewage system servicing the demised premises except stoppage caused by neglect of the Tenant by injection of materials in the system, and except (as to all items) reasonable use and wear, and any damage caused by any negligent act or omission of Tenant or its employees, agents, invitees, licensees or contractors. "Structural parts" as used in this paragraph shall mean the foundations, exterior and bearing walls, concrete slabs and the members supporting and bracing the roof. In addition, the following tenant improvements shall be completed prior to commencement date at expense of Landlord: (a). Repaint interior with existing color; (b). Shampoo interior carpets (c). Seal and stripe parking lot. 10. TENANT'S REPAIRS - Tenant shall keep and maintain in good order, condition and repair, except for reasonable use and wear: (1) the premises and every part of the premises; (2) all glass, windows, fixtures, interior walls, floors, (surfaces and coverings), ceilings, signs; (3) all interior building appliances, heating and similar equipment serving the demised premises. 11. ACCEPTANCE OF PREMISES - By entry hereunder, Tenant accepts the premises in an "as is" condition and also being in good sanitary order, condition and repair. 12. COMPLIANCE WITH LAW - Tenant shall at its sole cost and expense comply with all the requirements of all municipal, county, state and federal authorities now in force or which may hereafter be in force pertaining to the demised premises and shall faithfully observe in the use of the premises all municipal and county ordinances, state and federal statutes now in force, or which may hereafter be in force. 13. NON-LIABILITY OF LANDLORD FOR DAMAGES - This Lease is made upon the express condition that Landlord shall be free from all 7 C'�-1S RECEIVE ® i ATTACHMENT 2 AFR 2 4 2007 liabilityand claim for damages b reason of an cm°F S""M °eisP° g y y injury to any j ry y person or persons, including Tenant, or property, of any kind whatsoever while in, upon, or in any way connected with the demised premises, or the building of which the demised premises forms a part or the real property on which said building is situated, during the term of this Lease or any extension thereof, or any occupancy hereunder, Tenant hereby covenanting and agreeing to indemnify and save harmless Landlord from all claims, liability, loss, cost and obligations on account of or arising out of any such injuries or losses, however occurring; provided, that this covenant shall not apply to injury to person or property resulting from an act of Landlord, his agents, or employees while in or on the leased premises. Tenant further agrees to take out and keep in force during the term of this Lease at Tenant's expense, public liability insurance with a reputable casualty insurance company or companies, to protect against any liability to the public incident to the use of or resulting from an accident occurring in or about said premises. The policy under such insurance policy shall have combined single limit for bodily injury and property damage in the amount of $1,000,000. Such policy or policies shall insure the contingent liability of Landlord, and Tenant shall provide Landlord with a certificate or certificates showing Landlord as an additional insured on such policy or policies together with carriers written assurance of notification of Landlord ten (10) day prior to cancellation of any policy or policies. 14. SIGNS - Tenant shall not place or permit to be placed in, on, or about the demised premises, or any part of the building of which the demised premises forms a part, or the real property on which the said building is situated, any sign, marquee, or awning, without both the written consent of the Landlord and approval of the City of San Luis Obispo. All signage on the premises shall be at the expense of Tenant and consistent with theme of building. 15. RIGHT OF ENTRY BY LANDLORD - Provided reasonable prior notice is given, except in emergencies, Landlord shall have the right to enter the premises at all reasonable hours and in emergencies at all times to inspect the premises, to make repairs, additions or alterations to the building of which the demised premises form a part, and for any lawful purposes. 16. INSOLVENCY OF TENANT - The insolvency of Tenant as evidenced by a receiver being appointed to take possession of all or substantially all of the property of Tenant, or the making of a general assignment for the benefit of creditors by Tenant, shall terminate this S C S--lea RECEIVE ® ATTACH?A.c T 2 AFR 2 41007 CITY of aw suaou��o�LUts OH�sPo Lease and entitle Landlord to reenter and regain possession of said premises. 17. FIRE OR OTHER CASUALTY - (a). In case the building of which the demised premises form a part shall be partially or totally destroyed by fire or other casualty insurable under full standard extended risk insurance the same shall be repaired or rebuilt with reasonable promptness at the expense of Landlord [ unless Landlord shall elect not to repair or rebuild as provided in Subparagraph (b) ] and, should there be a substantial interference with Tenant's business, a just and proportionate part of the fixed rent shall be abated until the premises are repaired or rebuilt. (b). If, (1) more than fifty (50%) percent of the building of which the demised premises form a part shall be destroyed or so damaged by fire or other casualty insurable under full standard extended risk. insurance, or (2) the building shall be partially or totally destroyed by a cause or casualty other than those covered by fire and extended coverage risk insurance, then, in either event, Landlord may elect [ subject to Tenant's election set forth in Subparagraph (c)], to rebuild or put said building in good condition and fit for occupancy within a reasonable time after such destruction or damage, or Landlord may elect to terminate this Lease by giving written notice to Tenant within thirty (30) days after the latest date on which said damage or destruction occurred, in which case the termination shall be effective upon receipt of the notice by Tenant, but Tenant shall not be obligated to pay any rental to Landlord for use and occupancy of the demised premises beyond the latest date on which the damage or destruction occurred. If Landlord elects to repair or rebuild the building, Landlord shall within thirty (30) days after the latest date on which such damage or destruction occurred, give Tenant written notice of its intention to repair or rebuild and then shall proceed with reasonable speed to make the repairs or to rebuild. Unless Landlord elects to terminate this Lease, this Lease shall remain in full force and effect and parties waive the provisions of any law to the contrary. (c). If more than fifty (50%) percent of the building of which the demised premises form a part shall be destroyed or so damaged by any cause whatsoever so as to render the demised premises wholly untenantable, then in that event, Tenant may elect to terminate this Lease retroactively as of the latest date on which such damage or destruction occurred, provided that Tenant shall exercise such election by giving written notice to Landlord with (10) days after the last date on which such damage or destruction occurred. 9 RECEIVED AT3ACHf�ENT 2 APR 2 4 2001 GrY OF a."lU7S OB D BWLDINO OIYtS1pN (d). If Landlord should elect, or be obligated to repair or rebuild because of any damage or destruction, Landlord's obligations shall be limited to the basic building and appurtenances, meaning that part of the improvements on the real property on which the demised premises are located which Landlord is ordinarily obligated to repair as set forth in Paragraph 9 herein. Tenant may fully repair or replace interior and all exterior signs, trade fixtures, equipment, display cases, and other installations originally installed by Tenant at its expense. . 18. ASSIGNMENT, ETC. - Tenant agrees not to mortgage, hypothecate, sell or assign this Lease or to sublet said premises or any portion thereof, without the written consent of Landlord first had and obtained, which consent shall not be unreasonably withheld; and neither this Lease nor any interest therein shall be assignable or transferable in any proceedings in bankruptcy or insolvency taken by or against said Tenant in any manner whatsoever by operation of law or otherwise. 19. LANDLORD'S ELECTION - If any rent shall be due and unpaid or if default shall be made in any of the covenants herein agreed to be kept by Tenant, the Landlord shall give Tenant a written 30 day notice of said default. If the default has not been cured within the 30 day period then it shall be lawful for Landlord, at Landlord's option, to terminate this Lease and to re-enter the premises and remove all persons and property there from; such property may be removed and stored in public warehouse, or elsewhere, at the cost of and for the account of Tenant. 20. ATTORNEY'S FEES - If either Landlord or Tenant shall bring suit against the other for the enforcement of any provision in this Lease or for declaratory relief in connection with this Lease, the prevailing party in any such suit shall be awarded a reasonable attorney's fee which shall be taxed by the court as a part of the cost of such action. 21. NOTICES - All notices to be given by either party to the other shall be in writing. All notices may be delivered personally, or may be given by depositing the same into the United States Mail, postage prepaid and addressed to Tenant at: Edward Jones Attn.: Branch Facilities 12555 Manchester Road St, Louis, MO 63131 and addressed to Landlord at: Post Office Box 1025 San Luis Obispo, CA 93406, or at such other place as Landlord may from time to time designate in writing. 22. WAIVER OF BREACH - One or more waivers by Landlord of any covenant or condition shall not be construed as a waiver of a 10 RECEIVED ATTACH MEXT2 AFR 242007 CITY OF SAN t 1 O&8a0 MONO ghsipN subsequent breach of the same or any other covenant or condition. Landlord's consent to or approval of any act by Tenant requiring Landlord's consent or approval shall not be deemed to waive or render unnecessary Landlord's consent to or approval of any subsequent similar act by Tenant. 23. HOLDING OVER - Tenant shall surrender possession of the Premises immediately upon the expiration of the Term or upon termination of the Lease. If Tenant shall continue to occupy or possess the Premises after such expiration or termination without the consent of Landlord, then unless Landlord and Tenant have otherwise agreed in writing, Tenant shall be a tenant from month-to-month. All the terms, provisions and conditions of the Lease shall apply to this month-to-month tenancy except those term, provisions and conditions pertaining to the Term, and except that the Monthly Base Rent shall be immediately adjusted upward upon the expiration or termination of the Lease to equal the greater of (a) one hundred twenty-five percent (125%) of the then prevailing monthly rental rate for similar commercial space, as determined by Landlord, or (b) one hundred twenty-five percent (125%) of the Monthly Base Rent for the Premises in effect under this Lease during the month which includes the day immediately prior to the date of the expiration or termination of the Lease. 24. OBLIGATIONS OF TENANT ON SURRENDER - On the last day or sooner termination of the Lease term, Tenant shall quit and surrender the premises in good condition and repair (reasonable wear and tear and damage by Act of God or fire excepted). 25. PERSONAL PROPERTY INSURANCE - Tenant shall assume full responsibility for the protection and security of its fixtures, equipment and other personal property located in, on and about said premises, including obtaining adequate insurance to cover fire, flood, water damage and theft losses. The premises lies within the HUD designated 100 Year Flood Zone of the City of San Luis Obispo. 26. CONDEMNATION (a). If any part of the demised premises shall be taken or condemned for a public or quasi public use, and the remaining part thereof can reasonably be used by the Tenant hereunder, this Lease shall, as to the part so taken, terminate as of the date title shall vest in the condemner, and any rent payable hereunder shall be adjusted so that the Tenants shall be required to pay for the remainder of the term only such portion of such rent as the actual value of the part remaining after 11 e 00— RECEIVED ATTACHMENT 2 AFR 24 2001 CI7Y OF SAN LUIS O8mm BU UXW,Oi1VIS" condemnation bears to the value of the demised premises immediately prior to the date of condemnation; but in such event, Landlord shall have the option to terminate this Lease as of the date when title to the part so condemned vests in the condemner. If all of the demised premises or such part thereof be taken or condemned so that there does not remain a portion reasonably susceptible for Tenant's use and occupation hereunder, this Lease shall thereupon terminate. If a part of or all of the demised premises be taken or condemned, all compensation awarded upon such condemnation or taking shall go to the Landlord and the Tenant shall have no claim thereto, except as set forth in Subparagraph (b) directly below, and Tenant hereby irrevocably assigns and transfers to Landlord any right to compensation or damages to which the Tenant may become entitled during the term hereof by reason of the condemnation of all or a part of the demised premises. (b). Nothing herein contained shall be deemed or construed to prevent the Tenant from interposing and prosecuting in any condemnation proceedings a claim for the value of any fixtures or improvements installed in or made to the demised premises by the Tenant, and, in the case of a partial condemnation of the demised premises, the cost, loss, or damage sustained by Tenant as the result of any alterations, modifications, or repairs which may be reasonably required of Tenant in order to place the remaining portion of the demised premises not so condemned in a suitable condition for Tenant's further occupancy. 27. ARBITRATION - Any disagreement between the parties with respect to the interpretation or application of Paragraphs 9, 107 17 and 26 of this Lease or the obligations of the parties hereunder shall be determined by arbitration. Such arbitration shall be conducted, upon request of either Landlord or Tenant, before three arbitrators ( unless the Landlord and Tenant agree to one arbitrator ) designated by the American Arbitration Association and in accordance with the rules of such Association. The arbitrators designated and acting under this Lease shall make their award in strict conformity with such rules and shall have no power to depart from or change any of the provisions hereof. The expense of the arbitration proceedings conducted hereunder shall be borne equally by the parties. All arbitration proceedings hereunder shall be conducted in the City of San Luis Obispo, County of San Luis Obispo, State of California. 28. BINDING ON SUCCESSORS - The covenants and conditions contained herein shall, subject to the provisions as to assignment, apply 12 RECEIVE ® ATTACHMENT z AFR 241001 C11m a o m to and bind the heirs, legatees, successors, personal representatives and assigns of the parties hereto. 29. WAIVER OF SUBROGATION - Landlord and Tenant agree that in the event of loss due to any of the perils for which they have agreed herein to provide insurance, that each party shall look solely to its insurance company or companies for recovery. Landlord and Tenant hereby grant to each other, on behalf of any insurer providing insurance to either of them, with respect to the demised premises, a waiver of any right of subrogation which any such insurer of one party may acquire against the other by virtue of payment of any loss under such insurance. 30. ESTOPPEL CERTIFICATE - Tenant shall at any time upon not less than ten (10) days' prior written notice from Landlord execute, acknowledge and deliver to Landlord a statement in writing (i) certifying that this Lease is unmodified and in full force and effect (or, if modified, stating the nature of such modification and certifying that this Lease, as so modified, is in full force and effect) and the date to which the rent and other late charges are paid in advance, if any, and (ii) acknowledging that there are not, to Tenant's knowledge, any uncured defaults on the part of Landlord, or specifying such defaults if any are claimed. Any such statement may be conclusively relied upon by any prospective purchaser or encumbrancer of the premises. Tenant's failure to deliver such statement within such time shall be conclusive upon Tenant (i) that this Lease is in full force and effect, without modification, except as may be represented by Landlord, (ii) that there are no uncured defaults in Landlord's performance, and (iii) that not more than one (1) month's rent has been paid in advance. 31. TENANT'S DEFAULT - The occurrence of any of the following shall constitute a default by Tenant: (a). Failure to pay rent when due, if the failure continues for five (5) days after notice has been given Tenant. (b). Failure to perform any other provision of this Lease if the failure to perform is not cured within thirty (30) days after notice has been given to Tenant. If the default cannot reasonably be cured within thirty (30) days, Tenant shall not be in default of this Lease if Tenant commences to cure the default within the thirty (30) day period and diligently and in good faith continues to cure the default. 13 ATTACWPA� T ' DECEIVED AFR 2 4 2007 cmOF�WS� Notices given under this paragraph shall specify the alleged det 'flR'f0°�fi�! the applicable Lease provisions, and shall dernand that Tenant perform the provisions of this Lease or pay the rent that is in arrears, as the case may be, within the applicable period of time, or quit the premises. 32. PARKING - Tenant shall be responsible for policing their reserved parking spaces at the rear of the premises. 33. LANDSCAPING - Tenant, at their sole expense, shall maintain the exterior landscaping in a professional manner. In the event Tenant does not maintain exterior landscaping, Landlord shall hire landscaping professional on a monthly basis and increase the base monthly rental in direct proportion. 34. UNREINFORCED MASONRY - The subject property has been identified as an unreinforced masonry building (URM) and in the event of an earthquake may be potentially hazardous. 35. TIME - Time is of the essence in this Lease. In witness whereof, the parties hereto have executed this Lease Agreement in duplicate on the day and year first above written. LAND TENA� i HOWARD E. CARROLL FAMILY TRUST EDWARD JONES & COMPANY HOWARD E. CARROLL— TRUSTEE d.b.a. EDWARD JONES SOCIAL SECURITY # 558-70-0891 BY: GREG SCHUSTER COLLIERS TURLEY MARTIN TUCKER, AGENT LEASING COORDINATOR ��.'A%A ANNA R. GALo- 'LAGI-IFR TRUST BY: HOWARD E. CARROLL & MICHAELfNE C. MAINO SUCCESSOR CO-TRUSTEE TAX 1D # 77-6042505 14 RECEIVED ATTACHMENT 2 AFR 242007 ADDENDUM A Cffl rm This Addendum A to the Lease is made this 9th day of April, 2001, by and between Howard E. Carroll Family Trust and die Anna Gallagher Trust as LANDLORD,and EDWARD D. JONES & CO..d/b/a EDWARD JONES, as TENANT. In (tic even) ofany conflict between the tens of the Lease and the terms of this Addendum, the terms of this .Addendum shall prevail. I. SATELLITE DISH TENANT shall have the privilege,at any time during the Lease Tenn or at am time before vacating the Premises• of installing to the Property on which the Building is located wherein TENANT is in possession, a 1.8 meter mounted satellite receiver and all accompanying equipment to make said receiver functional. TENANT shall have reasormble access to other areas as deemed necessary in order to maintain, install, repair, remove or modify the satellite receiver and all accompanying equipment at any time during the Lease Term or at any time before vacating the Premises. TENANT must remove the satellite receiver and repair the Building or Property within thirty (30)days of am, termination of this Lease due to the removal of the receiver. TENANT shall indemnify and hold LANDLORD harmless for all dantage or injury that results from the negligence of TENANT due to the installation and/or use of the satellite receiver. TENANT shall have the privilege at <tm time to remo\c the satellite receiver and shall repair any damage caused thereby. TENANT is responsible to obtain am legally required penins and zoning variances 2. EARLY TERMINATION Notwithstanding anything to the contrary contained elsewhere in this Lease it is expressly understood and agreed betycen the panics hereto that TENANT is granted an option to cancel this Lease upon 90 days written notice to LANDLORD at an time after the 24"'month of said Lease. then TENANT shall pay to LANDLORD as liquidated damages, a sunt equivalent to three(3) months rent. Upon payment of aforesaid sum. LANDLORD shall hold hrtrntless and relieve TENANT from an further liability or obligation under this Lease. 3. TENANT IMPROVEMENTS ori•.t, i � C LANDLORD herby approves of TENANT making the modifications and additions to the Premises as per the attached Exhibits A-awl,-9 LANDLORD will furnish TENANT with heating equipment which will create a comfortable working environment for TENANT and LANDLORD will paint the premises and shampoo the carpets in the premises. 4. RFPAIR AND 11AIINTE.N AN C E TENANT shall be responsible for repair and maintenance of heating,electrical and plumbing systeuts. however. the maximum TENANT shall pay for an}• repair or maintenance is $500 per event. Any additional expense above the maximum paid by TENANT shall be the responsibility of the LANDLORD. Additionalh, LANDLORD shall assign to TENANT or.allow and participate with regard to any warranty applicable to such items in the Building. LANDLORD %yarrants that all fixtures and equipment are in good xworking order at the commencement of this Lcasc and LANDLORD warrants drat all fixtures and equipment shall be under warmnty for ninety (90)days after commencement of this Lease. �. ABANDONMENT Notwithstanding anwthing to the contrary in the Lcasc, if during the icnu of this Lease and any extensions hereof. so long as TENANT shall continue to pay rent as outlined herein.TENANT shall not be considered in default of this Lease by reason of abandonment or non-use in the c\cut the TENANT'S cn)ploycc(s)vacates or fails to initially occupy the Premises. TENANT will use its best efforts to locate other employees to occupy the Premises. TENANT shall maintain the interior appearance of the Premises in a clean and orderly fashion at all times. c ��3 ATTACHE 177 2 RECEI ® This Addendum is not in effect until dul} signed by LANDLORD and TENANT, VE LANDLORD: TENANT: AFR 2 4 2007 cnv0F UN uns OaMo EDWARD D. JONES & CO., e d/b/a EDWARD JONES _ B.: , I By: v By: (Authorized Signaturc) / Its: f Its: LEASINdCOORDINATOR Printed Name: Ea-v �� cNw UwQ Date: -Al Lc: �Fn I Date: 'y ;;, j6 f Social Security #: M--70-ON I Federal lD O: r a ATTACHMENT 2 - s ti x z 0 m ., r RECEIVE ®_ = = It AFR 2 4 2007 m •. - 6 .- m y m m m m K G t0 0 0. m r p m m n [/] 's to -i �n F n r _. a _ o _ r B n m P .- ". LUfS I$1fHPD Z Y P K It a r• 0 b m n a r. P .+ P n � ^. 0 0 co • y � a ;" •" 2 7 m �1 J y m m _ r O d A n I, - x rt y Q m O IT r �•� W S 0 to •� N .- .• N r N r � .- to r ,^ _ (D -• �% U O N J a O O N W J lD O T- _- -. N u VI r In u Z J W m U 3) P to N O C O O r 0. �• W r N O r A N :.II r O n QJ lfl J u N W J N U r r pt N ^ ^ C ? a N W .• tJ1 r Uf u H N r N 1••' lA h+ Ut t-• T U m r P 2 J m N •� �+ .p ml m J H J N N o• m y o a J J o m o Ln r ,D ,a m to P to o as C " y ^ 1 - T �_ 0 o N C] w a a w w o a O '� �. ,'17 ! Z• C C I= 6 a vt O w mIf" ono K �o s u m m a o to o d m d m m IM Looto Y m •p 70 a P O Itl W � .� .� to tr ; I. - U r i. •a p O m m r 2 n - i m J Q 3 Z E T 0 0. O c o 0 N +t 7 0 0 0 o O o o crotl 7 G] m .v7 .o N N O W d Q n W J P V p O m o S rt � O crLID m � rr S —_—_—____---_.-_-_—__ a P O ________ N a u a r 0• N �j O J T P P m P 'D P tJ +j N D r U N N U tr m 't 1 •t t •1 1 R M ^I n y rT j a P r C to .+ to n•. to R C C O QJ J J J .p O� N J N y y N J a W N _ U W m 00 y S + O O Z _ O O lD N O n C U a m Ln J a W Ot J H. [.y y C fd Ll T n F J lr la N ro O m J m) J .O P u J N ro 1• . O N J N m In y mJ N L 1 a N C Mm n m m a o n s K m J N J .� O Z 7 m Z N f: m d 9 - r, N m a P p ro Q ry W a a w W o ".-1 La - P S 5c - m N +1 G 0 C. S N 0 0 0 0 0 0 0 0 0 ;� t-• o � z ' N ro d o o m o n z m L 40 S - A 6 r O S I S a i ��aP--.,PO RECEIVE ® Exhibit BrATeACHFAttNT AFR 2 4 2001 _ FOR FISCAL YEAR DATE BILLED TAX-RATE AR OF A&MMEM NO - - - - .- • , - - 1 -- Intl Inn on ) A 7r, n'n ^ FOR FISCAL YEAR DATE BILLED TAX-RATE AREA ASSESSVEN7 NO SECURED TAX BILL 2000/01 10-31 -00 003-000 003,528.003 00580 CORTAC A BILL NUMBER - - .. .t� COU`.". SCnOOLS. OTHER TAXING AGENCIES 2000/01 003,528.003 42 I:- E�':_' __ .1 COVrdT� PROPERTY FRANK L. FREITAS DESCRIPTION CY SLO MISN VIN TR BL 101 LT 12 Co :,:p Ta. Collector 1318 CHORRO ST SLOC 2oo-, 203 Co my Government Center ASSESSED OWNER AS OF PROPERTY LIEN DATE San Luis Obispo, CA 93408-2060 01-01-2000 CARROLL HOWARD E TRE ETAL PROPERTY VALUE ALLOCATION ASSESSED VALUE TAXING AGENCY RATE /$100 j 4M0U,J' 21 , 304 MAXIMUM TAX RATE 1 . 00000 358 , 02 IMPROVEMENTS 14 , 498 STATE WATER PROJ . 00230 . 82 SL COASTAL OVERRIDE 10750 38 . 48 =ERSO .4'L PROPERTY AV TAX SUBTOTAL 1 . 1 0 9 8 0 397 . 32 i EQUIPMEINT ^2 :Oia' ':3iues Ils:ec a00ve less the ezem Dkor7s Isled C�{C:•, -c,.:ai . ,_ _l otooer',y value I, EXEMPTION AMOUNT I i I NET PROPERTY FIRST INSTALLMENT SECOND INSTALLMENT aS neconacle ns:;u lents only checks and 35,802 198.66 198.66 money orders drawn in U.S. 397.32 CGiia;c nn U.S bdnkS. DUE DATE- 1 1 - 0 1 - 0 0 DUE DATE' 0 2- 0 1 -0 1 VALUE DELINQUENT 12- 1 0 - 0 0 DELINQUENT. 0 4- ADDITIONAL PENALTIES ADDED AFTER JUNE 30' 'Exhibit " C" Gil vy of SAn luS OBiSpio _._:... --.._..=..- Community Development Department, 990 Palm Street, Sart Luis Obispo, CA 93401 R E C E I VI. OFFICE (0) ZONE , APR 242007 ATTACHMENT 2 This is a summary of provisions governing uses allowed in the office (0) zone. Consult the City of San Luis Obispo Zoning Regulations for additional information. Date Revised: October, 1994 1 . Allowed Uses: • Advertising and related services (graphic design, writing, mailing, addressing, etc.) • Banks and Savings & Loans • Broadcast studios • Caretakers quarters • Churches, synagogues, temples, etc. • Computer services • Construction activities • Credit reporting and collection • Credit unions and finance companies • Day care (See Section 17.08.100) -family day care homes day care centers • Detective and security services • Dwellings (Dwellings on a site occupied by residential uses only are allowed. Dwellings on a site with nonresidential uses require approval of an administrative use permit; maximum density is 12 two-bedroom dwellings per acre on level land.) • Employment agencies • Insurance services - local • Mobile homes as temporary residence at building site . • Offices (contractors) - any type of general and special building contractor's office • Offices (engineering) engineers, architects, and industrial design • Offices (professional) attorneys, counselors, medical services, accountants, investment brokers, realtors, appraisers • Organizations (professional, religious, political labor, fraternal, youth, etc.) offices and meeting rooms • Parks • Photocopy services; quick printers • Residential care facilities • Secretarial and related services (court reporting, stenography, typing, telephone answering, etc.) • Social service and charitable agencies • Ticket/travel agencies • Title companies • Utility companies -customer account services (bill paying and inquiries) -engineering and administration offices -payment drop points • Utility distribution facilities (See Section 17.08.080) • Veterinarians (animals at veterinarian's facilities must be kept within a building) Exhibit 1CII G-rfice (0) Zone - Page 2 ATTACHMENT 2 2. Uses Allowed with Director's or Chief Building Official's Approval by Letter R E C E 6 V E • Mobile home as temporary residence at building site AFR 2 4 2007 • Outdoor sales of Christmas trees and other seasonal agricultural products CM OFSANLnSMyppM 3. Uses Allowed by Director's Approval of an Administrative Use Permit: • Circus, carnivals, fairs, festivals, parades on private property • Delivery & private postal services • Mortuaries • Retail sales - neighborhood grocery (See Section 17.08.095) • Temporary uses - not otherwise listed 4. Uses Allowed by Planning Commission Approval of a Use Permit: • Ambulance services • Cemeteries, mausoleums, columbariums • Convalescent hospitals • Government agency offices and meeting rooms • Homeless shelters • Hospitals • Laboratories (medical, analytical) • Mineral extraction • Parking (as a principal use - deviations to existing setbacks and building heights are permitted upon approval of a use permit as required by Section 17.22.010 • Schools - business, trade, recreational, or other specialized schools 5. Any other uses are not allowed. C -Ole 01`19 01 1.1: 17 FAX 505 51.1_017.8 H Csrroll lqj Ul ir! 09:02 TURLE" rPRTIN 31a 515 3518 r.03 RECEIVE c; J oJILUPR. EXHIBIT D AFR 24•.2007 1 1 0 a CITY OF SAN LUIS 081SPt1 awal0 nfYISION ' � r ALT. TV LOCAT1 OPEN OPEN V Door shall remain in present location. 1 o i 770a Plan has incorrect door location. TOILET 105 IR OFFICE I RECEPTION BOA > T06 101 EDJ EQUIPMENTF�GEND (NICI: (1 [� TERMINAL rw I CCa LASER PRINTER MBOC-(Branch Office Controller) © -DIGITAL INDOOR UNIT -INT REC DECODER 1 1 -PHONE SYSTEM L_J NOTE: EXISTING CARPET TO REMAIN B Tv/vCR IN SPACE. LLD WILL PAINT SPACE FURNITURE. IR—OFS(LH) TO MATCH EXISTING ADJOINING BOA-O,S(RH) TrN_NT'S SPACE- UPHiO_STERY: BURGANDY-6 GUST CHAIR, BOA o GREEN— IR N FURNITURE EIDJ EQUIP. PLAN I EDWARD JONES FLOORING SUPPLIER: I FLOOR SCOUTS Nj.C. = NOT IN CONTRACT FOR FINISHES (800) 262-4957 —OR— ! h'/4 = FINISH NOT APPUCABLE TO THIS ROOM (3?4) 997-3436 �IINISH SCHEDULE Edward ones RV.',:0. ', PANT CARPETI BASE I VCT NO ES 106 j N.I.r_. N.I,C. N.I.C. 1.C. J 106 I N.I.C. I IN.1.C. N.I.C. N.I.C. BRANCH FACILITIES 105 1 N.1.C. 1 N.'.C. N•I.C, W.C. I BRANCH OFFICE 02445 104 j N.I.C. j N.I.C. N.I.C. N I.C. 13115 rhnrr0 St '(DE C. I N.LC. N.I.C. c . . .. nom'. _ - A . n7 �