HomeMy WebLinkAbout04/15/2008, C4 - NEW AGREEMENT WITH SAN LUIS OBISPO LITTLE THEATRE FOR LEASE OF PROPERTY AT 888 MORRO STREET t f�
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CITY OF SAN LUIS OBISPO
FROM: Shelly Stanwyck, ACAO
Prepared By: Brigitte Elke, Principal Administrative Analyst
SUBJECT: NEW AGREEMENT WITH SAN LUIS OBISPO LITTLE THEATRE
FOR LEASE OF PROPERTY AT 888 MORRO STREET
CAO RECOMMENDATIONS
1. Rescind the current lease agreement with the San Luis Obispo Little Theater (SLOLT) for
888 Morro Street.
2. Approve a new 10-year lease agreement between the City of San Luis Obispo and the San
Luis Obispo Little Theatre (SLOLT) for lease of property at 888 Morro Street and
authorize the Mayor to execute the agreement.
DISCUSSION
Background
Since 1992, SLOLT has been renting a portion of the property at 888 Morro Street, commonly
referred to as the Old Library. For use as a temporary location for its theater; the City charges
SLOLT $1.00 per year. This site was intended to be an interim location until SLOLT could build
a new theater on another piece of City-owned property at 630 Monterey Street in San Luis
Obispo. SLOLT still has an option to do so through a Memorandum of Agreement entered into in
June 2000, but is not presently contemplating such a project. In 1998, the City entered into a
four-year agreement with SLOLT that allowed for a two-year extension of the lease upon mutual
consent of both parties. In 2002, the lease was extended the additional two years with minor
amendments, and expired in December of 2004. In 2005, a new lease was entered into for
another five-year period until December 31, 2010. Since 1992, SLOLT has put the space at 888
Morro Street to good use and created an integrated part of San Luis Obispo's cultural offering in
the Downtown core. With the hiring of a new Executive Director, renewed efforts to make the
current space more appropriate to its growing operations are underway, since the construction of
a new theater in the near future is not currently within SLOLT's means.
New Lease Agreement
Over the years, the SLOLT has requested the use of additional space in 888 Morro to expand its
operation. They are currently renovating the occupied space including the actual theater, but the
operation has grown beyond the space presently leased and is in desperate need of office, storage,
and rehearsal space. SLOLT is willing to invest in the building for renovation of the expanded
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CAR—New Lease Agreement with SLOLT Page 2
area, however, it seeks a certain assurance that the Old Library will be available for use on a
longer term basis as it continues to work toward renewed efforts to raise capital for a permanent
location downtown. With the City Hall remodel well underway, additional space, currently
occupied by various City departments for storage, will become available by May 2008 and a
gradual "hand over" to SLOLT of that space is planned. In order to provide a certain security for
the investment of renovating additional space, a new ten-year agreement is proposed.
The 2007-09 Financial Plan mentions the review of opportunities to expand community
partnerships as an important Council objective. As a longstanding cultural offering to residents
and visitors alike, SLOLT has become an integrated part, attracting visits to the downtown core
of the City.
Proposed New Lease with SLOLT
The new lease contains much of the same language included in the one it supersedes. It states that
the City agrees conceptually to changes proposed by SLOLT for renovation of the space leased,
but approval by the City's Building Department will have to be obtained according to City
policies and requirements. SLOLT also agrees to perform all "housekeeping and craft
maintenance tasks" and "landscape maintenance tasks" as established by the City's Building
Maintenance division for all operation and maintenance agreements and contracts and defined in
Exhibit C to the agreement. The term of the new lease is for 10 years (2018) and provides for
one, two-year option for extension.
CONCURRENCES
The SLOLT Board of Directors reviewed the new lease agreement language on Monday, March
24, 2008 and approved of its content. (Minutes from meeting not available)
FISCAL IMPACT
There is no change from the fiscal impact of the previous agreement. The City provides the
building to SLOLT for$1.00 per year.
As part of the consideration to extend the City's current lease of the Old Library building to
SLOLT, staff has estimated the fair market rent value in order to provide a comprehensive
picture of the value extended. In consultation with the City's Economic Development Manager
appropriate rent ranges,based on appraisals of comparable space, were determined as follow:
Old Library Low Ran-e for llig
h Range for
Footprint Downtown I)OW ntown
Location Location
11,300 square feet(entire $1.50 per sq.ft $2.30 per sq.ft
building)
Monthly Rent Value $16,950.00 $25,990.00
Yearly Rent Value $203,400.00 $311,880.00
10 ear Lease Term Value $2,030,400.00 $3,118,800.00
CAR—New Lease Agreement with SLOLT Page 3
ATTACHMENT
New Lease Agreement
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A1TACHMENY j
AGREEMENT BETWEEN THE CITY OF SAN LUIS OBISPO AND
THE SAN LUIS OBISPO LITTLE THEATRE FOR LEASE OF PROPERTY AT
888 MORRO STREET
This agreement entered into this day of 2008 is made
by and between the City of San Luis Obispo ("the City") and San Luis Obispo Little Theatre, a
non-profit California corporation, ("Little Theatre").
RECITALS
WHEREAS, the City owns the premises commonly described as the Old Library, located
at 888 Morro Street in the City of San Luis Obispo, California ("the Old Library"); and
WHEREAS, the City and Little Theater entered into an agreement "Agreement between
the City of San Luis Obispo and The San Luis Obispo Little Theater for Lease of Property at
888 Morro Street" dated October 4, 2005, and said agreement expires December 31, 2010; and
WHEREAS, the City wishes to extend Little Theatre's occupancy and use of the Old
Library while the Little Theatre accumulates the money needed to build a new community
theater in the downtown; and
WHEREAS, under the lease agreements entered into since 1993, Little Theatre
renovated part of the Old Library into theater space and put that space to productive use; and
WHEREAS, the City will allow for expansion and room improvements as proposed by the
Little Theater given that the City is first notified of the intended renovation plans and approval by
the City's Building Department has been obtained according to City regulations; and
WHEREAS, the parties intend for this agreement to supersede the agreement entered
into on October 4, 2005 expiring December 31, 2010;
Now, therefore, the parties agree as follows:
Section 1
The agreement "Agreement between the City of San Luis Obispo and the San Luis Obispo Little
Theater for Lease of Property at 888 Morro Street" entered into October 4, 2005 is hereby
superseded by the new agreement "Agreement between the City of San Luis Obispo and the
San Luis Obispo Little Theater for Lease of Property at 888 Morro Street" set forth herein.
Section 2
The parties agree to be bound by lease provisions set forth herein.
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Little Theatre New Lease Agreement ATTACHMENT 9Page 2
LEASE PROVISIONS
1. Term of Agreement. The term of this agreement shall start upon execution by both
parties and expire on December 31, 2018. By mutual written consent of both parties, the
term of this agreement may be extended for a period not to exceed two years.
2. Rent. For use of the portion of the Old Library shown in Exhibits A and B ("the Premis-
es"), Little Theatre shall pay the City a rent fixed at $1.00 per year for the lease term.
3. Extent and Condition of the Premises. Little Theatre shall accept the Premises "as is".
This agreement shall not obligate the City to guarantee the condition of the Premises, the
suitability of the Premises for Little Theatre's intended use, the duration that the
Premises may be safely occupied, or the availability of alternate facilities. Should any
occurrence (such as fire, earthquake, flood, or the need to repair, improve, or use the
Premises) necessitate closing the Premises or a portion of the Premises to the public,
Little Theatre shall have no recourse against the City for any loss incurred.
4. Cost of Operations. Little Theatre shall bear the entire cost of its operations on the
Premises, including:
A. paying a portion of water, electricity and natural gas bills prorated according to
square footage occupied;
B. paying the cost of any maintenance for which Little Theatre is responsible.;
C. paying any taxes and fees related to its occupancy of the Premises, including all
possessory interest taxes which may be imposed.
5. Maintenance of the Premises. Little Theatre agrees to perform all "housekeeping and
craft maintenance tasks", as defined in Exhibit C and attached herein, as well as any
routine repairs. Little Theatre also agrees to perform all "landscape maintenance tasks"
as defined in Exhibit D and attached herein for all newly landscaped property, including
the entire bank on the parking lot side of the building.
6. Alterations to Building. Little Theater wishes to expand its operation and improve the
current condition of the rooms currently occupied and proposed to be occupied in the
future as outlined in the submitted proposal. The City agrees in principal with the
changes and Little Theatre shall comply with all applicable procedures of the City's
Building Department and all applicable building codes in making any alterations to the
building's structural, electrical, plumbing, interior and/or exterior systems and furnishes.
7. Fire Inspection. A fire inspection will be completed by the City's Fire Department at
least annually, and more frequently if necessary. Little Theatre shall be responsible for
complying with any corrective notice resulting from such inspections, provided the work is
within the scope of that contemplated in section 5 (Maintenance) above.
8. Relationship of Parties. Under this agreement, the City shall be solely and exclusively
a lessor, and Little Theatre shall be solely and exclusively a lessee. Little Theatre shall
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Little Theatre New Lease Agreement Page 3
not be considered a partner, agent, officer or employee of the City. Little Theatre's
officers, members, affiliates, volunteers, employees and independent contractors shall
not be considered agents, officers or employees of the City.
9. Use of Facilities by Outside Parties. In recognition of the below market lease rate,
Little Theatre agrees:
A. To make the facilities available without fee to the City for official or City-sponsored
uses. In addition, the City shall have first right of use for uncommitted time
periods consistent with the requirements of Little Theatre's own use and other
provisions of this agreement.
B. To use due diligence in encouraging other performing groups and organizations to
utilize the facilities whenever not in use by Little Theatre. First consideration for
use by others will be given the City (see A above) and to local non-profit groups.
The City and other performing groups and organizations shall be assured use of
the facility at least six (6) weeks per calendar year. At least three (3) of these
weeks shall be in a continuous block. Use of the facility by other groups will be
coordinated with the Little Theatre performance and rehearsal schedule.
The City shall allow Little Theatre to assess use charges for the facility. In turn,
Little Theatre agrees to set the use charges ata rate which generally reflects the
costs which would be incurred by Little Theatre as a result of the outside use.
However, the City encourages Little Theatre to develop affordable use charges for
non-profit organizations- Arrangements for allowing other groups to use the
facility, and associated use charges, shall be subject to City approval. Such
approval shall not be unreasonably withheld if consistent with the purposes and
intent of this agreement.
C. To prepare an annual report for the City that summarizes the facility's use
statistics for the calendar year and provides an assessment of whether Little
Theatre is allowing public use of the facility consistent with the terms of this
agreement.
10. Operations Manager. Little Theatre will provide a full or part-time operations manager
who will be responsible for meeting the terms of this agreement and assuring the fullest
community use of the facility.
11. Assignment. Little Theatre shall not assign this agreement to another party without the
City's prior written consent.
12. Subrogation Waiver. The City and Little Theatre release and relieve each other and
waive their entire rights of recovery against each other for damage from perils covered
by their property insurance, whether due to the negligence of the. City, Little Theatre,
their agents, their officers, their employees, or their guests.
13. Hold Harmless and Indemnification. Little Theatre agrees to defend, indemnify, protect
and hold the City and its agents, officers and employees harmless from and against any
and all claims asserted or liability established for damages or injuries to any person or
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ATTACHMENT 1
Little Theatre New Lease Agreement Page 4
property, including injury to the Contractor's employees, agents or officers which arise from
or are connected with or are caused or claimed to be caused by the acts or omissions of
the Contractor, and its agents, officers or employees, in performing the work or services
herein, and all expenses of investigating and defending against same; provided, however,
that the Contractor's duty to indemnify and hold harmless shall not include any claims or
liability arising from the established sole negligence or willful misconduct of the City, its
agents, officers or employees.
14. Insurance. Little Theatre shall procure and maintain for the duration of the contract
insurance against claims for injuries to persons or damages to property that may arise
from or in connection with the performance of the work hereunder by Little Theatre, its
agents, representatives, employees or sub-contractors as defined in Exhibit D.
15. Termination. If the City determines that Little Theatre is not faithfully abiding by any
term or condition of this agreement, the City may send written notification giving Little
Theatre a 30-calendar day notice to cure the deficiency. If Little Theatre has not cured
the deficiency within the 30 days specified in the notice, that failure shall constitute a
breach of the agreement, and the City may give written notice to terminate the
agreement effective 120 calendar days from receipt of the notice.
If the City determines that it needs to use the property at 888 Morro Street for municipal
government purposes (such as civic center expansion), the City may give written notice
to Little Theatre to terminate the agreement effective 180 calendar days from receipt of
the notice.
16. Cooperation upon Termination or Expiration. In the event of termination or
expiration, Little Theatre shall fully cooperate by relocating its operations before the
termination or expiration date and by not seeking relocation assistance from the City. By
midnight on the termination or expiration date Little Theatre shall remove from the
Premises all property in its possession or custody and shall leave the Premises in a
condition as good as when received, excepting normal wear and tear. Any property
remaining on the Premises after the termination or expiration date shall be deemed
abandoned.
17. Notices. All official notices required under this agreement shall be given in writing and
submitted by certified mail, postage prepaid and addressed as follows:
To the City: City Administrator
City of.San Luis Obispo
990 Palm Street
San Luis Obispo, CA 93401
To Little Theatre: President
San Luis Obispo Little Theatre
P.O. Box 122
San Luis Obispo, CA 93406
18. Enforcement Costs and Attorney's Fees. The prevailing parry in any action between
the parties to this agreement brought to enforce the terms of this agreement may recover
ATTACHMENT i
Little Theatre New Lease Agreement Page 5
from the other party its reasonable costs and attorney's fees in connection with such an
action.
19. Entirety and Integrity of Agreement. This document represents the entire and
integrated agreement between the City and Little Theatre. This document supercedes
and negates all prior negotiations, representations, agreements and amendments, either
written or oral, regarding the Premises and the operation of a community performing arts
theater on the Premises. This document may be amended only by written instrument
executed by both the City and Little Theatre. All provisions of this agreement are
expressly made conditions. This agreement shall be governed by the laws of the State
of California.
This agreement is executed by the following authorized representatives:
ATTEST: CITY OF SAN LUIS OBISPO,
A Municipal Corporation
City Clerk Mayor
APPROVED AS TO FORM: LITTLE THEATRE OF SAN LUIS OBISPO
ity Att v ey
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ATTACHMENT 1
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Housekeeping Maintenance Task List Exhibit C
DAILY TASKS
Empty and Clean Wastebaskets and Trashcans (3.b)
Empty and Clean Ashtrays (3.c)
Clean and Disinfect Drinking Fountains (3.d)
Clean Lobby Counters (3.e)
Clean Window and Door Glass at Entrances (3.f)
Remove or report Graffiti (3.m)
Sweep Sidewalks, Patios, and Exterior Foyers (3.n)
Vacuum and Spot Clean Carpets (3.p)
Wet Mop Floors (3.u)
Disinfect Restroom Doors, Door Frames, Door Hardware, and Switchplates (4.a)
Refill Restroom Dispensers (4.b)
Disinfect Restroom Countertops (4.c)
Disinfect Restroom Sinks (4.d)
Clean Restroom Mirrors (4.e)
Disinfect Interior Restroom Walls, Partitions, and Floors (4.g)
Disinfect Toilets and Urinals (4.i)
Refill Breakroom Kitchen Dispensers (6.a)
Disinfect Breakroom Kitchen Countertops (6.b)
Disinfect Breakroom Kitchen Sinks (6.d)
Clean Microwave and Conventional Ovens (6.e)
Clean and Arrange Tables and Chairs (6.g)
WEEKLY TASKS:
Clean Doors, Door Frames, Door Hardware, and Switchplates (3.i)
Clean Window Blinds (3.j)
Clean Interior.Walls (3.1)
Polish Resilient Floors (3.v)
Dust Furniture (3.z)
Scrub Interior Restroom Walls, Partitions, and Floors (4.h)
Descale Toilets and Urinals (4.j)
Clean Breakroom Kitchen Cabinets (6.c)
Clean Refrigerators (6.1)
MONTHLY TASKS:
Dust Ceilings (3.y)
Polish Brightwork (4.o)
QUARTERLY TASKS:
Scrub and Recoat Resilient Floors (3.w)
Wash Window and Door Glass (3.g)
Bonnet-Clean Carpets (3.q)
ANNUAL TASKS:
Strip and Recoat Resilient Floors (3.x)
Dust Wall and Ceiling Fixtures (3.aa)
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ATTACHMENT 1
Craft Maintenance Task List Exhibit C
MONTHLY TASKS:
Fire and Alarm Monitoring Service
QUARTERLY TASKS:
HVAC Service
Pest Control Service
Lighting and Electrical Maintenance
ANNUAL TASKS:
Roof and Gutter Maintenance
Drain and Sump Maintenance
Fan and Motor Maintenance
Handrail Painting
Lock and Door Hardware Maintenance
Fire Maintenance
FIVE YEARS:
Re-lamping
Termite Inspection
Fire Sprinkler Certification
TEN YEARS:
Lighting Ballast Replacement
ATTACHMENT 1
DESCRIPTION OF WORK EXHIBIT C
1. Overall Description of Work. The Contractor shall provide all labor, equipment, and materials
required to perform high quality janitorial maintenance at the locations and frequencies listed in
Section B of this specification. The intent of this specification is to procure high quality
maintenance that will result in attractive building appearance at all times. The intent of this
section is to describe,but not limit, the janitorial tasks necessary for high quality maintenance.
The Contractor shall perform the tasks listed plus any additional tasks needed to achieve
attractive building appearance.
2. Description of Cleaning Compounds
a. Acid Foaming Cleaner(AFC)
1. purpose: removing hard water encrustation, soap scum, rust deposits, urinary
salts, lime soap, and oily residues
2. required properties: ease of use in foaming equipment, high foaming
characteristics, excellent clinging characteristics
3. required ingredients: corrosion inhibitors, synthetic detergent, phosphoric acid
4. prohibited ingredients: abrasive materials, hydrochloric acid
5. examples of acceptable products: Hilyard Shower Foam, Spartan Foamy Q &A
b. Quaternary Ammonium Germicidal Detergent(QAGD)
1. purpose: cleaning, disinfecting, and deodorizing all surfaces normally cleaned
with water
2. required properties: ease of use in foaming equipment, high foaming
characteristics, excellent clinging characteristics, good detergency in hard water,
registration as a germicide with the United States Environmental Protection
Agency
3. required ingredients: synthetic detergent, didecyl dimethyl ammonium chloride,
dimethyl benzyl ammoniuin chloride
4. prohibited ingredients: abrasives, solvents, soaps, phenols, peroxides, mercury,
iodine
5. examples of acceptable products: Knapp Deoquat, Spartan HDQ
C. General Cleaning Compound Restrictions
1. general purpose cleaners for carpets and vinyl-type floors must have a neutral pH
measure
2. prohibited ingredients and products: hydrochloric acid, powdered cleansers,
ammonia concentrates, bleach
3. Description of General Maintenance Tasks
b. Empty and Clean Wastebaskets and Trashcans
1. for all locations except those under"Office Maintenance" empty all
wastebaskets and trashcans and install clean liners of the correct size
2. for all locations under"Office Maintenance"empty central pickup trashcans and
install clean liners of the correct size
3. remove dirt and grime using a cloth dampened with an approved cleaning
solution
C. Empty and Clean Ashtrays
1. remove all smoking material and other debris from ashtrays
2. remove dirt and grime using a cloth dampened with an approved cleaning
solution
1
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C: ATTACHMENT 1
3. sift excess ashes from sand or replace sand
d. Clean and Disinfect Drinking Fountains
1. wash all drinking fountain surfaces using clean toweling and an approved QAGD
solution
2. rinse washed surfaces with potable water
3. ensure that all surfaces are free of spots
e. Clean Lobby Counters
1. remove dirt, oil, and fingerprints from all lobby counter surfaces using a cloth
dampened with an approved cleaning solution
f. Clean Window and Door Glass at Entrances
1. remove streaks and spots from interior glass surfaces using a cloth and an
approved cleaning solution
g. Wash Window Glass
1. remove any window screens and spray with water to wash
2. wash interior and exterior glass surfaces using an approved cleaning solution
3. remove all wash water with a squeegee or cloth
4: ensure that all glass surfaces are free of streaks and spots
5. remove loose dirt and debris from window sills and other horizontal surfaces
using a vacuum cleaner
6. reinstall window screens
h. Wash Window Screens and Louvers
• spray window screens and louvers with water to wash off loose dirt and debris
i. Clean Doors, Door Frames, Door Hardware,and Switchplates
• remove dirt, oil, and fingerprints from doors,door frames, door hardware
(including kickplates), and Switchplates using a cloth dampened with an
approved cleaning solution
j. Clean Window Blinds
• remove dust and dirt from blinds using an approved method
k. Clean Window Drapes
• • remove dust and dirt from drapes using a vacuum cleaner
1. Clean Interior Walls
• gently remove dirt, oil, and fingerprints from interior wall surfaces using a cloth
dampened with an approved cleaning solution and following procedures
appropriate for the surface to be cleaned
M. Remove Graffiti
• wipe off graffiti using an approved cleaning solution
• if graffiti cannot be removed or if paint is worn where graffiti has been removed,
notify the City representative within 24 hours
2
ATTACHMENT 1
n. Clean Sidewalks,Patios, and Exterior Foyers
• remove loose dirt and debris from paved or tiled surfaces using a push broom
with stiff bristles
• remove debris from mats by shaking, sweeping, or washing
• remove dirt and debris from benches using a cloth dampened with an approved
cleaning solution
o. Wet Mop Sidewalks, Patios, and Exterior Foyers
• remove loose dirt and debris from paved or tiled surfaces using a push broom
with stiff bristles
• wash off dirt and grime from paved or tiled surfaces using a wet mop and bucket
with an approved cleaning solution
• remove stubborn dirt and grime spots from paved or tiled surfaces using a plastic
or nylon scrubbing pad(either hand-held or mounted on a low-speed buffing
machine) with an approved cleaning solution
• remove all excess cleaning solution with a wet mop or wet/dry vacuum cleaner
• remove dirt and debris from benches using a cloth dampened with an approved
cleaning solution
P. Vacuum and Spot Clean Carpets
• remove loose dirt and debris from carpets using a commercial vacuum cleaner
• remove spots and stains from carpets using an approved cleaning solution
q. Bonnet-Clean Carpets
• clean carpets using a low-speed buffing machine with a special bonnet-cleaning
pad and an approved cleaning solution
• perform carpet cleaning on Friday or Saturday to allow adequate drying time
• notify building occupants at least two days before carpet cleaning to allow
preparation for furniture moving
r. Sweep Wood Floors
• remove loose dirt and debris from wood floors using an untreated, oil-free dust
mop
S. Damp Mop Wood Floors
• remove loose dirt and debris from wood floors using an untreated, oil-free dust
mop
• remove dirt and grime using a damp mop without soaking the floor
t. Sweep Concrete, Ceramic Tile, and Resilient Floors
• remove loose dirt and debris from floors using a push broom, dust mop,or
commercial vacuum cleaner
U. Wet Mop Floors
• remove loose dirt and debris from floors using a push broom, dust mop, or
commercial vacuum cleaner
• wash off dirt and grime using a wet mop and bucket with an approved cleaning
solution
• remove stubborn dirt and grime spots using a plastic or nylon scrubbing pad
(either hand-held or mounted on a low-speed buffing machine) with an approved
cleaning solution
• remove all excess cleaning solution with a wet mop or wet/dry vacuum cleaner
V. Polish Resilient Floors
• remove loose dirt and debris from resilient floors using a push broom, dust mop,
commercial vacuum cleaner, or auto-scrubbing machine
• wash off dirt and grime using a wet mop and bucket with an approved cleaning
solution
ATTACHMENT I
• remove stubborn dirt and grime spots using a plastic or nylon scrubbing pad
(either hand-held or mounted on a low-speed buffing machine) with an approved
cleaning solution
• remove all excess cleaning solution with a wet mop or wet/dry vacuum cleaner
• polish floors using a high-speed buffing machine with a burnishing pad
W. Scrub and Recoat Resilient Floors
• remove loose dirt and debris from resilient floors using a push broom,dust mop,
or commercial vacuum cleaner
• wash off dirt and grime using a wet mop and bucket with an approved cleaning
solution
• remove stubborn dirt and grime spots using a plastic or nylon scrubbing pad
(either hand-held or mounted on a low-speed buffing machine) with an approved
cleaning solution
• remove all excess cleaning solution with a wet mop or wet/dry vacuum cleaner
• apply one coat of an approved polymer finish to the entire floor area
• polish floors using a high-speed buffing machine with a burnishing pad
X. Strip and Recoat Resilient Floors
• remove loose dirt and debris from resilient floors using a push broom, dust mop,
or commercial vacuum cleaner
• remove all dirt,grime, and stains and strip off all the existing finish using a low-
speed buffing machine with a nylon scrubbing pad and an approved stripping
solution
• remove all stripping solution with a wet mop or wet/dry vacuum cleaner
• apply one coat of an approved polymer base to the entire floor area
• apply two coats of an approved polymer finish to the entire floor area
• polish floors using a high-speed buffing machine with a burnishing pad
Y. Dust Ceilings
• remove dust and cobwebs from ceilings with a clean cloth, duster, or vacuum
cleaner
Z. Dust Furniture
• remove dirt and dust from desks, countertops,cabinets, shelf tops, and wall-hung
pictures using a clean dry cloth or a cloth dampened with an approved cleaning
solution
aa. Clean Wall and Ceiling Fixtures
• remove loose dust and dirt from heating and air conditioning vent diffusers using
a vacuum cleaner
• remove dirt and grime from all surfaces of overhead light fixtures and diffusers
using a cloth dampened with an approved cleaning solution .
• remove dirt and grime from all surfaces of wall-mounted light fixtures using a
cloth dampened with an approved cleaning solution
bb. Retire Flags
• just before dusk, lower flags and remove them from their halyards
• fold flags and place them in their designated storage location
4. Description of Specific Restroom Maintenance Tasks
a. Disinfect Restroom Doors, Door Frames, Door Hardware. and Switchplates
• wipe entire surface area and remove dirt, oil, and fingerprints from doors, door
frames, door hardware including kickplates), and Switchplates using a cloth
dampened with an approved QAGD solution
ATTACHMENT 9
b. Refill Restroom Dispensers
• check dispensers for soap, toilet paper, paper towels, and seat covers and refill if
necessary
• disinfect dispensers and surrounding surfaces with an approved QAGD solution
C. Disinfect Restroom Countertops
• wipe entire surface area and remove dirt, oil, and fingerprints from all countertop
surfaces using a cloth dampened with an approved QAGD solution
d. Disinfect Restroom Sinks
• scrub all sink surfaces using a nylon or plastic bristle brush with an approved
QAGD solution
•, wipe all plumbing fixtures with an approved QAGD solution
• dry all sink surfaces with clean, dry cloth
• dry bright plumbing fixtures to prevent water spots
e. Clean Restroom Mirrors
• remove streaks and spots from mirrors using a cloth and an approved cleaning
solution
f. Disinfect Interior Restroom Walls, Partitions;and Floors (Painted Vertical Surfaces or
No Floor Drain Available)
• wipe all wall and partition surfaces (including baseboards and cove moldings)
with an approved QAGD solution
• remove loose dirt and debris from the floor using a push broom, dust mop, or
commercial vacuum cleaner
• wash dirt and grime from the floor using a wet mop and bucket with an approved
QAGD solution
• remove stubborn dirt and grime spots from the floor using a plastic or nylon
scrubbing pad (either hand-held or mounted on a low-speed buffmg machine)
with an approved QAGD solution
• remove all excess cleaning solution with a wet mop or wet/dry vacuum cleaner
g. Disinfect Interior Restroom Walls, Partitions, and Floors (Tile, Stucco. Metal. Plastic, or
Concrete Vertical Surfaces with Floor Drain Available)
• remove loose dirt and debris from the floor using a push broom, dust mop, or
commercial vacuum cleaner
• spray all wall, partition, and floor surfaces (including baseboards and cove
moldings) with an approved QAGD solution
• rinse thoroughly with clear water
• dry adjacent fixtures to prevent water spots
h. Scrub Interior Restroom Walls,Partitions, and Floors (Tile, Stucco, Metal, or Concrete
Surface with Drain Available)
• remove loose dirt and debris from the floor using a push broom,dust mop, or
commercial vacuum cleaner
• spray all wall, partition, and floor surfaces (including baseboards and cove mold-
ings) with an approved acid foaming cleaner
• scrub all surfaces using a plastic or nylon scrubbing pad(either hand-held or
mounted on a low-speed buffing machine) or a power washer
• rinse thoroughly with clear water
• dry adjacent fixtures to prevent water spots
i. Disinfect Toilets and Urinals
• scrub all toilet and urinal surfaces using a nylon or plastic bristle brush with an
approved QAGD solution
• wipe all exposed plumbing fixtures with an approved QAGD solution
5
ATTACHMENT 1
• dry all surfaces with clean,dry cloth
• dry bright plumbing fixtures to prevent water spots
j. Descale Toilets and Urinals
• remove scale and water rings in toilets and urinals using an approved bowl
cleaner
k. Disinfect Showers and Adjacent Changing Areas
• spray shower walls, floors,and fixtures with an approved QAGD solution
• rinse thoroughly with clear water
•. dry fixtures to prevent water spots
I. Scrub Showers and Adjacent Changing Areas
• spray shower walls, floors, and fixtures with an approved acid foaming cleaner
• scrub walls, floors, and fixtures using a nylon or plastic bristle brush
• rinse thoroughly with clear water
• dry fixtures to prevent water spots
in. Clean Shower Drain Grates
• remove hair and other debris from shower drain grates
o. Polish Brightwork
• polish all chrome plated or stainless steel surfaces (except stanchions in shower
areas) with an approved polishing compound
• clean stainless steel stanchions in shower areas with an approved stainless steel
cleaner which will not create a slippery surface if it washes off onto the
surrounding floor
5. Description of Specific Public Restroom Maintenance Tasks
a. Steam Clean Restroom Interiors
1. remove all paper products from dispensers
2. remove all paper and debris from floors
3. spray doors, door frames, door hardware, switchplates, countertops, sinks, walls,
partitions, floors,toilets, and urinals with an approved QAGD solution
4. allow the QAGD solution to remain on sprayed surfaces for at least ten minutes
5. rinse all sprayed surfaces with a steam cleaning machine that sprays water at a
minimum pressure of 1,500 PSI and a minimum temperature of 99 degrees
Celsius (210 degrees Fahrenheit) and that operates from an independent source
of electrical power
6. replace paper products in dispensers and refill as necessary
b. Steam Clean Drinking Fountains
1. spray drinking fountains with an approved QAGD solution
2. allow the QAGD solution to remain on sprayed surfaces for at least ten minutes
3. rinse all sprayed surfaces with a steam cleaning machine that sprays water at a
minimum pressure of 1,500 PSI and a minimum temperature of 99 degrees
Celsius (210 degrees Fahrenheit) and that operates from an independent source
of electrical power
C. Steam Clean Restroom Exteriors
1. spray window screens and louvers with a steam cleaning machine that sprays
water at a minimum pressure of 1,500 PSI and a minimum temperature of 99
degrees Celsius (210 degrees Fahrenheit) and that operates from an independent
source of electrical power
2. spray all exterior wall surfaces and walkways with a steam cleaning machine that
sprays water at a minimum pressure of 1,500 PSI and a minimum temperature of
99 degrees Celsius (210 degrees Fahrenheit) and that operates from an
6
ATTACHMENT
independent source of electrical power
6. Description of Specific Breakroom/Kitchen/Meeting Room Maintenance Tasks
a. Refill Breakroom/Kitchen Dispensers
• check dispensers for soap and paper towels and refill if necessary
• disinfect dispensers and surrounding surfaces with an approved QAGD solution
b. Disinfect Breakroom/Kitchen Countertops
• remove dirt, oil, and fingerprints from all countertop surfaces using a cloth
dampened with an approved QAGD solution
C. Clean Breakroom/Kitchen Cabinet and Refrigerator Exteriors
• remove dirt,oil, and fingerprints from all cabinet and refrigerator exterior
surfaces using a cloth dampened with an approved cleaning solution
d. Disinfect Breakroom/Kitchen Sinks
• scrub all sink surfaces using a nylon or plastic bristle brush with an approved
QAGD solution
• wipe all plumbing fixtures with an approved QAGD solution
• dry all sink surfaces with clean, dry cloth
• dry bright plumbing fixtures to prevent water spots
e. Clean Microwave and Conventional Ovens
• remove dirt, grime, grease, and food particles from all interior and exterior
surfaces of microwave ovens using a cloth dampened with an approved cleaning
solution
f. Clean Refrigerators
• remove food from refrigerators
• remove dirt, grime, grease, and food particles from all interior and exterior
surfaces of refrigerators using a cloth dampened with an approved cleaning
solution
• return food to refrigerators
g. Clean and Arrange Tables and Chairs
• remove dirt, grime, grease, and food particles from tables and chairs using a
cloth dampened with an approved cleaning solution
• arrange tables and chairs in the configuration specified by the City representative
ATTACHMENT 1
Exhibit;➢ ,
INSURANCE REQUIREMENTS
Operation & Maintenance Contracts
The Contractor shall procure and maintain for the duration of the contract insurance against claims for
injuries to persons or damages to property that may arise from or in connection with the performance of
the work hereunder by the Contractor, its agents, representatives, employees or subcontractors.
Minimum Scope of Insurance. Coverage shall be at'least as broad as:
1. Insurance Services Office Commercial General Liability coverage (occurrence form CG 0001).
2. Insurance Services Office form number CA 0001 (Ed. 1/87) covering Automobile Liability, code .
1 (any auto).
3. Workers' Compensation insurance as required by the State of California and Employer's Liability
Insurance.
Minimum Limits of Insurance. Contractor shall maintain limits no less than:
1. General Liability: $1,000,000 per occurrence for bodily injury, personal injury and property
damage. If Commercial General Liability or other form with a general aggregate limit is used,
either the general aggregate limit shall apply separately to this project/location or the general
aggregate limit shall be twice the required occurrence limit.
2. Automobile Liability: $1,000,000 per accident for bodily injury and property damage.
3. Employer's Liability: $1,000,000 per accident for bodily injury or disease.
Deductibles and Self-Insured Retentions. Any deductibles or self-insured retentions must be declared
to and approved by the City. At the option of the City, either: the insurer shall reduce or eliminate such
deductibles or self-insured retentions as respects the City, its officers, officials, employees and
volunteers; or the Contractor shall procure a bond guaranteeing payment of losses and related
investigations, claim administration and defense expenses.
Other Insurance Provisions. The general liability and automobile liability policies are to contain, or be
endorsed to contain, the following provisions:
1. The City, its officers, officials, employees, agents and volunteers are to be covered as insureds as
respects: liability arising out of activities performed by or on behalf of the Contractor; products
and completed operations of the Contractor; premises owned, occupied or used by the
Contractor; or automobiles owned leased, hired or borrowed by the Contractor. The coverage
shall contain no special limitations on the scope of protection afforded to the City, its officers,
official, employees, agents or volunteers.
2. For any claims related to this project, the Contractor's insurance coverage shall be primary
insurance as respects the City, its officers, officials, employees, agents and volunteers. Any
insurance or self-insurance maintained by the City, its officers, officials, employees, agents or
volunteers shall be excess of the Contractor's insurance and shall not contribute with it.
3. The Contractor's insurance shall apply separately to each insured against whom claim is made or
suit is brought, except with respect to the limits of the insurer's liability.
�y-zo
ATTACHMENT 1
4. Each insurance policy required by this clause shall be endorsed to state that coverage shall not be
suspended, voided, canceled by either party, reduced in coverage or in limits except after thirty
(30) days' prior written notice by certified mail, return receipt requested, has been given to the
City.
Acceptability of Insurers. Insurance is to be placed with insurers with a current A.M. Best's rating of
no less than A:Vl1.
Verification of Coverage. Contractor shall fumish the City with a certificate of insurance showing
required coverage. Original endorsements effecting general liability and automobile liability coverage
are also required by this clause. The endorsements are to be signed by a person authorized by that
insurer to bind coverage on its behalf. All endorsements are to be received and approved by the City
before work commences.
Subcontractors. Contractor shall include all subcontractors as insured under its policies or shall furnish
separate certificates and endorsements for each subcontractor. All coverages for subcontractors shall be
subject to all of the requirements stated herein.
IIIIII'IIII�J��I,��i;llllII�
Council Memorandum
,City of San Luis • . . . - . .
DATE: April 14, 2008 APR 14 2008
TO: City Council SLO CITY CLERK
VIA: Ken Hampian, City Administrative Officer
FROM: Shelly Stanwyck, Assistant City Administrative Officer
SUBJECT- Question Regarding April 15th Council Meeting Item C4 (Little Theatre Lease
Agreement for 888 Morro Street)
In reviewing the April 15`h Council Agenda Report for Item C4 (a proposed lease agreement with the
Little Theatre) Council Member Carter had the following question: How much money has been spent
on repair and maintenance of the old libraryfor the past 10 years (or about the time the Little Theatre
has been using it?)
In researching this question staff reviewed the past 10 years of building maintenance records for the
entire building(which includes areas used by both the City and the Little Theatre). During that time
the City expended approximately $43,305 in maintenance costs ranging from drains and gutters to
sinks and faucets and $38;314 in labor costs(we cost our maintenance workers' time). Put another
way, $81,619 divided evenly over 10 years is roughly $8,619 per year in maintenance and labor costs.
The City's Building Maintenance Supervisor, Andrew Collins characterizes this building is "one of our
good buildings,"which generally requires minimal time and materials to maintain.
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