HomeMy WebLinkAboutFacade Enhancement Program - 73703 Highway 111 - Delrod LLC - Casuelas CafeCITY OF PALM DESERT
ECONOMIC DEVELOPMENT
STAFF REPORT
REQUEST: CONSIDERATION OF FAQADE ENHANCEMENT PROGRAM (FEP)
FUNDING FOR PROPERTY LOCATED AT 73-703 HIGHWAY 111
SUBMITTED BY: Martin Alvarez, Director of Economic Development
APPLICANT: DELROD LLC (Casuelas Cafe)
73-703 Highway 111
Palm Desert, CA 92260
DATE: August 27, 2015
CONTENTS: Aerial Location Map
Photos of Existing Building / Proposed Elevations
FEP Agreement
Recommendation
By Minute Motion:
1. Approve the Facade Enhancement Program Agreement in the amount not
to exceed $75,000 for property located at 73-703 Highway 111; and
2. Appropriate $75,000 from the Economic Development Fund 425 for the
subject Facade Enhancement Program project.
Executive Summar
Approval of the request will approve a FEP funding agreement in the amount of $75,000 for
building fagade improvements for property located at 73-703 Highway 111, within the
guidelines of the Facade Enhancement Program. Denial of the request will not approve the
FEP funding.
Background
In October of 2013, the City Council approved the revised Facade Enhancement Program
Guidelines and reinstated the program funding with approximately $800,000 secured from
the sale of two city properties. The guidelines set funding allocation of 80% to Highway 111
properties and 20% to El Paseo sites on a first come, first serve basis. For Fiscal Year
2015-16 the City Council has budgeted $250,000 for Facade Enhancement Projects.
Staff Report
FEP for 73-703 Highway 111
Page 2 of 3
August 27, 2015
Proposed FEP Project 73-703 Highway 111
The 39,204 square foot parcel is located along the south side of Highway 111, between
Larkspur Lane and San Luis Rey Avenue. The site consists of three (3) separate buildings,
with mid-century architecture, oriented in a "U-shape" enclosing a small parking lot along
Palm Desert Drive (see attached location map).
Casuelas Cafe has operated the center building since 1992. The restaurant occupies
approximately 4,000 square feet of the center building and has main entrances at
Presidents' Plaza and Palm Desert Drive (Highway 111). The restaurant currently includes
indoor dining, an outdoor dining patio, a bar, kitchen, restrooms, and office space. The
existing building is sixteen (16) feet in height.
The applicant recently received approval of a Conditional Use Permit from the Planning
Commission for a 700-square-foot building addition, expansion of the outdoor dining patio,
and creation of an outdoor pavilion for event space along the Highway 111 frontage.
Architectural Modifications:
As part of the recent project approval, the property owner is proposing significant
architectural modifications to the center building including improvements to the property's
exterior, interior, the landscaping and the parking lot. A new entry structure will be built at
the south entrance to the building. The structure will incorporate similar stone elements that
are prevalent on the existing building and will better identify the main entrance to the
restaurant.
Site improvements include new drought tolerant landscape and will provide shading for the
outdoor dining areas, and provide interest along the Highway 111 frontage. No turf areas
are proposed as part of the improvements. New outdoor seating for dining and outdoor
pavilion will be constructed in place of the existing front parking area. Attached please find
the plans that illustrate the extent of the exterior fagade changes.
FEP Eligibility:
The subject property has a 200 foot frontage, but only 125 feet of linear frontage will be
modified. The current FEP guidelines allow for standard sized lots (60-foot frontage, 12,000
square feet) to receive consideration for one-half the cost of the improvements to a
maximum of $40,000. Larger than standard -sized FEP projects are eligible for consideration
of additional funds based on $5,000 per each additional 10 feet of frontage above 60 feet.
In addition, the FEP Guidelines allow for an additional 50% funding for properties that have
duel frontages and back up to the President's Plaza parking lots, with the maximum funding
at $75,000, subject to City Council approval. The linear frontage of 125 and the dual
frontage make the property eligible for FEP consideration funds up to a maximum of
$75,000. The property owner is investing over $250,000.00 for the exterior improvements.
The FEP is intended to assist property owners improve their building facades, improve the
City's image and create a better business environment for visitors and residents. The
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Staff Report
FEP for 73-703 Highway 111
Page 3 of 3
August 27, 2015
changes to the site substantially improve the appearance, quality, visibility, and prominence
of the site. The improvements to the property will bring the existing building and restaurant
in line with surrounding properties and provide the same level of visibility as those
properties. The proposed use of materials and maintaining the existing mid-century
appearance of the site ensure that the property remains compatible with surrounding uses
and architectural styles prevalent in the City. The proposed improvements will modernize
the building with new architectural elements that improve the Highway 111 corridor.
Staff recommends approval of the FEP grant funding in the amount not to exceed $75,000,
consistent with the current FEP guidelines.
Committee Reviews:
On February 24, 2015, the Architectural Review Commission approved the design of the
fagade and site improvements. The motion carried on a 7-0-1, with Commissioner Vuksic
absent. On May 19, 2015, the Planning Commission granted approval of a Conditional Use
Permit. The motion carried unanimously.
Fiscal Analysis
In June 2013, the City Council established a new Economic Development Fund with
approximately $800,000 secured from the sale of two city properties. For Fiscal Year 2015-
16 the City Council approved a budget of $250,000 for Fagade Enhancement Projects.
Submitted By:
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Martin Alvarez
Director of Economic Development
Reviewed By:
\ aul S. Gibson, Director of Finance
Approval:
City Manager
Department Head:
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Rudy A,6osta
Assistant City Manager
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FACADE ENHANCEMENT AGREEMENT
THIS FACADE ENHANCEMENT AGREEMENT ("Agreement"), made this 27th day
of August , 2015 , between
DELROD LLC, a California Limited Liability Company
hereinafter called the "Owner" and the CITY OF PALM DESERT, a municipal corporation,
hereinafter called the "City".
NOW, THEREFORE, the parties agree as follows:
BASIC PROVISIONS
The Owner is the owner of the following certain real property hereinafter referred to as the
"Property" whose address is:
73-703 HIGHWAY 111, PALM DESERT, CALIFORNIA
The Property is more fully described as that certain real property situated in the City of
Palm Desert, County of Riverside, State of California, described as follows:
LOTS 4, 5, 6 AND 7 IN BLOCK "R" OF PALM DESERT, IN THE COUNTY OF RIVERSIDE,
STATE OF CALIFORNIA, AS SHOWN BY MAP ON FILE IN BOOK 21, PAGES 51 THROUGH 54
INCLUSIVE OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
Owner's address for Notices if different from Property Address:
DELROD LLC
c/o Casuelas Cafe
73-703 Highway 111
Palm Desert, California 92260
RECITALS
This Agreement is entered into with reference to the following facts:
A. The City desires that the Improvements be made to the Property and is
willing to assist the Owner therein, in accordance with this Agreement.
B. The Owner is willing to make the Improvements and to convey an easement
to the City, in accordance with that certain Facade Easement dated the same date and
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year as first above written. This Agreement, together with the Facade Easement, contains
the entire agreement of the Owner and the City relating to the rights herein granted.
C. Completion of the Improvements constituting the Project pursuant to this
Agreement is in the best interests of the Agency and the City, and the health, safety and
welfare of residents and taxpayers of the City, and is in accord with the public purposes
and provisions of applicable state and local laws.
NOW, THEREFORE, the parties hereto agree as follows:
ARTICLE 1. DEFINITION
Section 1.1. Definitions. The following terms, as used in this Agreement, shall have
the meanings given unless expressly provided to the contrary:
1.1.1. City Consideration means the funds to be delivered by the City to the Owner
upon the satisfactory completion of the Improvements.
1.1.2. Agreement means this Facade Enhancement Agreement.
1.1.3. City means the CITY OF PALM DESERT, a municipal corporation.
1.1.4. Improvements mean the permitted improvements allowable under the
provisions and guidelines of the City of Palm Desert Facade Enhancement Program.
1.1.5. Protect means the construction of the Improvements upon the Property.
1.1.6. Certification means the Certification of Completion (or Portion of Completion)
Facade Enhancement Improvement form.
ARTICLE 2. DEVELOPMENT OF THE PROPERTY.
Section 2.1. Title to the Property
The Owner represents and warrants that it possesses a fee simple interest in the
Property as of the date of the execution of this Agreement.
Section 2.2. Development of the Property
2.2.1. Taxes, Assessments, Encumbrances and Liens. The Owner shall pay when
due all real property taxes and assessments assessed or levied on the Property and any
improvements thereon. Nothing herein contained shall be deemed to prohibit the Owner
from contesting the validity or amounts of any tax assessment, encumbrance or lien, or to
limit the remedies available to the Owner in respect thereto.
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2.2.2 Local, State and Federal. The Owner shall carry out the construction of the
Improvements in conformity with all City permits and all applicable laws.
2.2.3 Nondiscrimination During Construction. The Owner shall not discriminate
against any employee or applicant for employment because of age, sex, marital status,
race, handicap, color, religion, creed, ancestry, or national origin in the construction of the
Improvements.
2.2.4. Cost of Construction. The cost of developing and constructing the
Improvements shall be borne solely by the Owner and shall not be an obligation of the City.
2.2.5. Scope of Development. The Owner hereby agrees to construct the
Improvements on the Property in accordance with and within the limitations established in
the City of Palm Desert's Facade Enhancement Program, it being agreed that construction
of the Improvements is of the essence of this Agreement in view of the need for the
Improvements within the City. In connection with such construction, the Owner shall
comply with the plans and presentations, as approved by the Architectural Review
Commission on February 24, 2015 and acceptable to the City of Palm Desert's Facade
Enhancement Program. The City's obligation to deliver to the Owner the City
Consideration is expressly contingent upon the satisfactory completion by the Owner of the
Improvements in accordance with the plans and specifications previously accepted by the
City.
2.2.6. Changes in Construction Drawings. If the Owner desires to make any
changes in the Final Construction Drawings and related documents after their approval by
the City, the Owner shall obtain all necessary City approvals and shall submit evidence of
the same to the City of Palm Desert's Facade Enhancement Program for acceptance.
2.2.7 City Siqn Rights. Throughout the course of construction of the Improvements,
the Owner shall place a temporary sign on the Property, in a form approved by the City,
indicating the City's participation in the rehabilitation of the Property.
2.2.8 City Publicity Rights. City may publicize the participation of the Owner and
Property in the Facade Enhancement Program.
ARTICLE 3. CONSIDERATION TO OWNER.
Section 3.1. City Consideration for the Owner's conveyance and delivery to the City
of the Facade Easement, upon the timely completion of the construction of the
Improvements in accordance with this Agreement, following inspection and approval by the
City and upon receipt by the City of proper invoices or other written evidence of payment by
the Owner that is acceptable to City, the City shall pay or deliver to the Owner or pay or
deliver on behalf of the Owner, one-half of the costs incurred by the Owner in connection
with the development and construction of the Improvements, including permit fees paid to
the City, services provided by the City's employees, independent contractors and agents,
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and professional and materials costs, but shall not exceed $75,000.00 in the aggregate.
City may deny payment if City staff determines that the costs are not reasonable or that
insufficient documentation exists as evidence of payment by the Owner for improvements
at the Property. Any amounts previously paid or delivered to or on behalf of the Owner by
the City for costs in connection with the development of the Improvements, such as
architect fees, shall be deducted from the foregoing described payment.
Section 3.2. City may terminate this Facade Enhancement Agreement and the
Facade Easement at City's sole discretion if substantial Improvements exceeding ten
percent (10%) of the overall proposed Improvements are not commenced within ninety (90)
days or if all Improvements are not completed within one hundred eighty (180) days.
ARTICLE 4. TRANSFERS AND SECURITY INTERESTS.
Section 4.1. Limitation As To Transfer of the Property and Assignment of
Agreement
4.1.1. If prior to the acceptance by City of the Improvements and Certification
thereof, the Owner desires to assign, transfer or encumber the Property or any of the
Owner's rights in this Agreement to or in favor of any person or entity, no such assignment
or transfer by the Owner shall be attempted without the prior written approval of the City.
The City agrees to consider transfers, assignments or encumbrances proposed by the
Owner to assist in the development of the Improvements in accordance with this
Agreement, provided that the Owner shall remain fully liable to the City as provided in this
Agreement until acceptance by City of the Improvements, and further provided, in the case
of a transfer of the Property, that such transferee, by instrument in writing satisfactory to
the City, and in a form recordable for itself and its successors and assigns and for the
benefit of the City, shall expressly assume all of the obligations of the Owner under the
Facade Easement and this Agreement, and shall agree to be subject to all the conditions
and restrictions to which the Owner is subject hereunder. Such assumption shall not
eliminate or reduce any of the obligations of the Owner under this Agreement.
4.1.2. The prohibitions of this Section 4.1 shall not apply to the Property subsequent
to acceptance by City of the Improvements and Certification thereof, nor to a sale of the
Property at foreclosure (or to a conveyance thereof in lieu of a foreclosure). The provisions
of this Section 4.1 shall not be deemed to prevent the granting of easements or permits to
facilitate the development and construction of the Improvements, nor to prohibit or restrict
the leasing of any part or parts thereof for terms commencing after acceptance by City of
the Improvements and Certification thereof.
ARTICLE 5. USE OF THE PROPERTY.
Section 5.1. Uses. The Owner covenants and agrees for itself, its successors and
assigns that during construction and thereafter the Owner, such successors and assignees
shall use the Property in accordance with all applicable laws. The Owner shall not use the
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Property for any uses prohibited by applicable City zoning ordinances or resolutions.
Section 5.2. Obligation to Refrain from Discrimination. There shall be no
discrimination against or segregation of any person, or group of persons, on account of
sex, marital status, age, handicap, race, color, religion, creed, national origin or ancestry in
the sale, lease, sublease, transfer, use, occupancy, tenure or enjoyment of the Property,
and the Owner (itself or any person claiming under or through the Owner) shall not
establish or permit any such practice or practices of discrimination or segregation with
reference to the selection, location, number, use, or occupancy of tenants, lessees,
subtenants, sublessees, or vendees thereof or any portion thereof.
Section 5.3. Form of Nondiscrimination and Non -segregation Clauses. The Owner
shall refrain from restricting the rental, sale or lease of the Property or any portion thereof,
on the basis of sex, age, handicap, marital status, race, color, religion, creed, ancestry or
national origin of any person. All such deeds, leases or contracts shall contain or be
subject to substantially the following nondiscrimination or non -segregation clauses:
1. In deeds: "The grantee herein covenants by and for himself, his heirs,
executors, administrators and assigns, and all persons claiming under or through them,
that there shall be no discrimination against or segregation of, any person or group of
persons on account of sex, marital status, race, age, handicap, color, religion, creed,
national origin or ancestry in the sale, lese, sublease, transfer, use, occupancy, tenure or
enjoyment of the land herein conveyed, nor shall the grantee himself or any person
claiming under or through him, establish or permit any such practice or practices of
discrimination or segregation with reference to the selection, location, number, use or
occupancy of tenants, lessees, subtenants, sublessees or vendees in the land herein
conveyed. The foregoing covenants shall run with the land."
2. In leases: "The lessee herein covenants by and for himself, his heirs,
executors, administrators and assigns, and all persons claiming under or through him, and
this lease is made and accepted upon and subject to the following conditions:
'That there shall be no discrimination against or segregation of any person or group
of persons on account of sex, marital status, race, age, handicap, color, religion, creed,
national origin or ancestry, in the leasing, subleasing, transferring, use, or enjoyment of the
land herein leased, nor shall the lessee himself, or any person claiming under or through
him, establish or permit any such practice or practices of discrimination or segregation with
reference to the selection, location, number, use, or occupancy, of tenants, lessees,
sublessees, subtenants or vendees in the land herein leased.'
3. In contracts relating to the sale or transfer of the Property or any interest
therein: "There shall be no discrimination against or segregation of any person or group of
persons on account of sex, marital status, race, age, handicap, color, religion, creed,
national origin or ancestry in the sale, lease, sublease, transfer, use, occupancy, tenure or
enjoyment of the land, nor shall the transferee himself or any person claiming under or
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through him, establish or permit any such practice or practices of discrimination or
segregation with reference to the selection, location, number, use or occupancy, of
tenants, lessees, subtenants, sublessees or vendees of the land."
Section 5.4. Effect and Duration of Covenants. After final inspection and approval,
all of the terms, covenants, agreements or conditions set forth in this Agreement pertaining
thereto shall cease and terminate co -terminus with the termination date of the Fagade
Easement (five years, commencing on the date of recordation of the Fagade Easement
and ending on the date that is five years thereafter.
ARTICLE 6. DEFAULTS, REMEDIES AND TERMINATION.
Section 6.1. Defaults -General.
6.1.1. Subject to the extensions of time set forth in Section 7.7, failure or delay by
either party to perform any term or provision of this Agreement constitutes a default under
this Agreement. The party who so fails or delays must immediately commence to cure,
correct, or remedy such failure or delay, and shall complete such cure, correction, or
remedy with reasonable diligence and during any period of curing shall not be in default.
6.1.2. The non -defaulting party shall give written notice of default to the party in
default, specifying the default complained of by the injured party. Failure or delay in giving
such notice shall not constitute a waiver of any default, nor shall it change the time of
default.
6.1.3. Except as otherwise expressly provided in this Agreement, any failure or
delay by either party in asserting any of its rights or remedies as to any default shall not
operate as a waiver of any default or of any such rights or remedies or deprive either such
party of its right to institute and maintain any actions or proceedings which it may deem
necessary to protect, assert or enforce any such rights or remedies.
Section 6.2. Legal Actions.
6.2.1. Institution of Legal Actions. In addition to any other rights or remedies
provided in Section 6.5, either party may institute legal action to cure, correct or remedy
any default, to recover damages for any default, or to obtain any other remedy consistent
with the purpose of this Agreement. Such legal actions must be instituted in either the
Superior Court of the County of Riverside, State of California, or in an appropriate
municipal court in that County.
6.2.2. Applicable Law.
The laws of the State of California shall govern the interpretation and enforcement
of this Agreement.
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6.2.3. Acceptance of Service of Process.
If any legal action is commenced by the Owner against the City, service of process
on the City shall be made by personal service upon the Executive Director or Secretary, or
in such other manner as may be provided by law. If any legal action is commenced by the
City against the Owner, service of process on the Owner shall be made by personal service
upon either party identified as the Owner, or in such other manner as may be provided by
law, whether made within or without the State of California.
Section 6.3. Rights and Remedies are Cumulative. Except as otherwise expressly
stated in this Agreement, the rights and remedies of the parties are cumulative, and the
exercise by either party of one or more of such rights or remedies shall not preclude the
exercise by it, at the same time or different times, of any other rights or remedies for the
same default or any other default by the other party.
Section 6.4. Inaction Not a Waiver of Default. Except as expressly provided in this
Agreement to the contrary, any failures or delays by either party in asserting any of its
rights and remedies as to any default shall not operate as a waiver of any default or of any
such rights or remedies, or deprive either such party of its rights to institute and maintain
any actions or proceedings which it may deem necessary to protect, assert or enforce any
such rights or remedies.
Section 6.5. Remedies.
6.5.1. If either party defaults with regard to any of the provisions of this Agreement,
the non -defaulting party shall serve written notice of such default upon the defaulting party.
If the default is not commenced to be cured within ten (10) days after service of the notice
of default and is not cured promptly in a continuous and diligent manner within a
reasonable period of time after commencement thereof, then the defaulting party shall be
liable to the non -defaulting party for any damages caused by such default, and (i) the non -
defaulting party may thereafter commence an action for damages against the defaulting
party with respect to such default, and/or (ii) the non -defaulting party, at its option, may
thereafter commence an action for specific performance of the terms of this Agreement
pertaining to such default.
6.5.2. If the Owner shall assign or attempt to assign this Agreement, or shall sell,
transfer, convey, assign, or lease the Property, in violation of this Agreement, then the City,
at its option and upon 30 days written notice to the Owner, may terminate this Agreement.
ARTICLE 7. GENERAL PROVISIONS.
Section 7.1. Insurance.
7.1.1. Owner agrees to procure and maintain liability and property damage
insurance throughout the term of the Agreement and any extension thereof in the following
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minimum limits:
Bodily Injury $ 500,000 each person
$1,000,000 each occurrence
$1,000,000 aggregate products &
complete operations
Property Damage $ 200,000 each occurrence
$ 500,000 aggregate
A combined single limit policy with aggregate limits in the amount of $1,000,000 will be
considered equivalent to the required minimum limits.
7.1.2. The Owner shall procure and maintain, at his sole expense, Worker's
Compensation Insurance in such amounts as will fully comply with the laws of the State of
California or obtain Certificates of Insurance evidencing the above insurance coverage
from all contractors. The Certificate of Insurance shall provide that said insurance may not
be amended or canceled by the carrier, for nonpayment of premiums or otherwise, without
ten (10) days prior written notice of amendment or cancellation to Owner.
7.1.3. The Owner shall indemnify, hold harmless and defend the City and its officers
and employees, from and against all claims, damages, losses, and expenses, including but
not limited to attorneys fees, arising out of or resulting from construction of the
Improvements, regardless of whether or not such claim, damage, loss or expense is cause
in part by the City. In claims against the City by any employee or subcontractor of the
Owner, the indemnification obligation under this Section 7 shall not be limited by a
limitation upon amount or type of damages, compensation or benefits payable by orforthe
Owner under worker's compensation, disability, or other benefits laws.
Section 7.2. Notices, Demands and Communications Between the Parties.
Notices, demands and communications between the City and the Owner shall be deemed
sufficiently given if dispatched by registered or certified mail, postage prepaid, return
receipt requested, to the principal offices of the City and the Owner. Such written notices,
demands and communications may be sent in the same manner to such other addresses
as either party may from time to time designate by mail as provided in this Section.
Section 7.3. Conflicts of Interest. No member, official or employee of the City or
the Agency shall have any direct or indirect interest in this Agreement, nor participate in
any decision relating to the Agreement that is prohibited by law.
Section 7.4. Warranty Against Payment of Consideration for Agreement. The
Owner warrants that it has not paid or given, and will not pay or give, to any third person,
any money or other consideration for obtaining this Agreement, other than normal costs of
conducting business and costs of professional services such as architects, engineers and
attorneys.
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Section 7.5. Warranty Against Collusion with Paid Parties. The Owner warrants
that it has not, nor will not in connection with this Project, enter into any agreement
whereby a paid party that Owner requests Consideration from City returns to Owner some
portion of said payment in any manner whatsoever.
Section 7.6. Nonliability of Agency and City Officials. No member, official or
employee of the Agency or the City shall personally be liable to the Owner, or any
successor in interest of the Owner, in the event of any default or breach by the City or for
any amount which may become due to the Owner or successor or on any obligation under
the terms of this Agreement.
Section 7.7. Enforced Delay: Extension of Times of Performance. In addition to
specific provisions of this Agreement, delay in performance by either party hereunder shall
not be a default where delays or defaults are due to war; insurrection; strikes; lock -outs;
riots; floods; earthquakes; fires; casualties; acts of God; acts of the public enemy;
epidemics; quarantine restrictions; freight embargoes; lack of transportation; unusually
severe weather; or any other causes beyond the control or without the fault of the party
claiming an extension of time to perform. An extension of time for any such cause shall
only be for the period of the enforced delay, which period shall commence to run from the
time of the commencement of the cause. If, however, notice by the party claiming such
extension is sent to the other party more than thirty (30) days after the commencement of
the cause, the period shall commence to run only thirty (30) days prior to the giving of such
notice.
Section 7.8. Approvals by City and Owner. Wherever this Agreement requires the
City and the Owner to approve any contract, document, plan, proposal, specification,
drawing or other matter, such approval shall not unreasonably be withheld.
Section 7.9. Plans and Data. Where the Owner does not proceed with the
construction of the Improvements, and when this Agreement is terminated with respect
thereto for any reason, the City shall be entitled to retain any and all plans and data
pertaining thereto which are in the possession of the City to the extent such plans and data
are not confidential or contain proprietary information.
Section 7.10. Entire Agreement, Waivers and Amendments. The Agreement is
executed in duplicate originals, each of which is deemed to be an original. This
Agreement, together with all attachments and exhibits hereto, constitutes the entire
understanding and agreement of the parties. This Agreement integrates all of the terms
and conditions mentioned herein or incidental hereto, and supersedes all negotiations or
previous agreements between the parties with respect to all or any part of the subject
matter hereof. Any waiver or modification of any provision of this Agreement must be in
writing and signed by the party to be charged.
Acceptance by the City of this Agreement is evidenced by the signature of its City
Manager.
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IN WITNESS WHEREOF, the Owner has entered into this Agreement as of the day
and year first above written and has hereunto duly executed this document the
day of , 20
OWNER:
DELROD LLC
The City accepts this Agreement as of the day of , 20
CITY OF PALM DESERT,
A Municipal Corporation
By:
John M. Wohlmuth, City Manager
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