Access & Parking Agreement 02/18/15 ACCESS AND PARKING AGREEMENT
\41,tvo'c This Access and Parking Agreement (the "Agreement"), entered into this 12 day of
015, by and between Pedcor Office, LLC("Pedcor Office"), and The City of Carmel Redevelopment
Commission ("CRC"), Witnesses:
Recitals
WHEREAS, CCC and CRC have executed the Master Project Agreement;
WHEREAS, pursuant to the Master Project Agreement, CCC is obligated to provide parking
spaces on the Real Estate for use by the Permitted Users;
WHEREAS, Pedcor Office, an entity affiliated with CCC and the owner of the Real Estate,
agreed to grant to CRC certain rights over, across, and through the Real Estate in satisfaction of the
obligations of CCC under the Master Project Agreement;
WHEREAS, since the opening of the Palladium to the Public, Pedcor Office has been
permitting the Permitted Users to use and park in the Parking Facilities;
WHEREAS, the MPA Third Amendment reflects that an easement agreement had been
executed between the parties with respect to the use of the Parking Facilities in satisfaction of the obligations
set forth in Subsection 16(a) of the Original Agreement;
WHEREAS, in actuality, no easement agreement has been executed; and
WHEREAS, the parties wish to enter into this Agreement so that the obligations of CCC
pursuant to the Original Agreement actually are satisfied;
Agreement
NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of
which are acknowledged hereby, Pedcor Office and CRC agree as follows:
1. Definitions.
Access Ways shall mean the Vehicular Access Ways and/or the Pedestrian Access Ways, as applicable.
Adjacent Streets shall mean the public streets or other access ways adjacent to the Real Estate.
Building 1 shall mean the building located on the Real Estate that commonly is known as "Building 1", as
depicted on the Site Plan. Building 1 is a Building.
Building Security Plan shall mean the plan described in Subsection 3(b).
Buildings shall mean the buildings located on the Real Estate, which buildings: (a) commonly are known as
buildings 1-5 (and, accordingly, include Building 1); and (b) are depicted on the Site Plan.
Business Hours shall mean the hours of: (a) 7:00 a.m. to 6:00 p.m., Monday through Friday; and
(b) 7:00 a.m. to 2:00 p.m. on Saturday.
CCC shall mean Carmel City Center, LLC.
Event Use Hours shall mean,with respect to each Scheduled Event, the period: (a) beginning one hour prior
to such Scheduled Event; and (b) ending one hour after the conclusion of such Scheduled Event.
Garage Parking Spaces shall mean the parking spaces from time to time located in the Garages.
Garages shall mean the Single Level Garage and the Two Level Garage.
Master Project Agreement shall mean the Original Agreement, as amended by: (a) that certain First
Amendment to Master Project Agreement dated October 16, 2007; (b) that certain Second Amendment to
Master Project Agreement dated December 31, 2007; and (c) the MPA Third Amendment
Modification Notice shall mean a written notice from CRC to Pedcor Office pursuant to which CRC notifies
Pedcor Office of a modification to the Monthly Schedule in effect at the time.
Monthly Schedule shall mean a written schedule of all events occurring at the Palladium during a given
month.
MPA Third Amendment shall mean that certain Third Amendment to Master Project Agreement dated
December 11, 2011.
Original Agreement shall mean that certain Master Project Agreement dated August 31, 2006,
Palladium shall mean the world-class concert hall located on the real estate commonly known as"Parcel 7a",
as generally depicted on Exhibit B.
Parking Facilities shall mean the Access Ways, the Garages (including the Garage Parking Spaces), and
the Surface Parking Spaces.
Parking Spaces shall mean the Garage Parking Spaces and/or the Surface Parking Spaces, as applicable.
Pedestrian Access Ways shall mean the pedestrian access ways over, across, and through: (a) the
Garages; (b) the portions of the Building through which Pedcor Office provides access to and from the
Garages from and to the sidewalks and/or walkways from time to time located on the Real Estate; and (c)the
sidewalks and/or walkways from time to time located on the Real Estate.
Permitted Users shall mean members of the general public attending an event at the Palladium.
Real Estate shall mean that certain real estate owned by Pedcor Office and depicted and/or described on
Exhibit A, which real estate commonly is known as "Parcel 2(Office)".
Scheduled Events shall mean, with respect to a given month, the events set forth on the Monthly Schedule,
as a Monthly Schedule may be modified pursuant to Section 4.
Single Level Garage shall mean the underground parking garage located below Building 1 and the Building
commonly known as "Building 2".
Site Plan shall mean the site plan attached hereto as Exhibit C
Surface Parking Spaces shall mean the parking spaces from time to time located on the Real Estate,except
to the extent that such parking spaces are located in the Garages(and, as a result, constitute Garage Parking
Spaces). The current Surface Parking Spaces generally are depicted on the Site Plan.
Two Level Garage shall mean the underground parking garage located below the Buildings commonly known
as "Building 3", "Building 4", and "Building 5"
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VehicularAccess Ways shall mean the vehicular: (a)access ways over,across,and through the Real Estate
to and from the Parking Spaces from and to the streets or other access ways adjacent to the Real Estate;and
(b) entrances to and exits from the Garages (including, without limitation, any access ramps).
2. Rights. Subject to the terms and conditions of this Agreement, Pedcor Office hereby grants the
following rights to CRC:
(a) Vehicular Access. Rights, for the benefit of the Permitted Users, for vehicular
access, ingress, and egress on, over, across, and through:
(i) the Vehicular Access Ways and the Garages from and to the
Adjacent Streets to and from the Garage Parking Spaces; and
(ii) the Vehicular Access Ways from and to the Adjacent Streets to and
from the Surface Parking Spaces.
(b) Parking. Rights, for the benefit of the Permitted Users, for the purposes of parking
vehicles up to 300 of the Parking Spaces on a first-come, first-served basis.
(c) Pedestrian Access. Rights, for the benefit of the Permitted Users, for pedestrian
access, ingress, and egress on, over, across, and through the Pedestrian Access Ways to
and from the Parking Spaces from and to the sidewalks and/or access ways adjacent to the
Real Estate.
3. Building Security Plan.
(a) Exit Deficiencies. CRC acknowledges that: (i) with respect to the Single Level
Garage: (A)the stairs and elevators providing pedestrian access to and from the Single Level
Garage are located within the lobby area of Building 1; and (B) there currently is no
procedure in place to prevent the Permitted Users from traveling from such lobby area into
other areas of Building 1; and (ii) with respect to the Two Level Garage, an additional
pedestrian exit is needed.
(b) Building Security Plan. To address the deficiencies acknowledged by CRC in
Subsection 3(a), Pedcor Office and CRC, each acting reasonably and in good faith, jointly
shall finalize a plan addressing security for the Buildings pursuant to which:
(i) with respect to the Single Level Garage, either: (A) alterations are
made to the current pedestrian exit located in Building 1 that prevent
Permitted Users from accessing any portion of Building 1 other than the
portion of the lobby area necessary in connection with the use of such
pedestrian exit; or (B) a pedestrian exit is added, which exit: (1) leads
directly to the outside (as opposed to into a Building); or (B) leads into a
Building, but prevents Permitted Users from accessing any portion of such
Building other than the portion of the lobby area necessary in connection
with the use of such pedestrian exit; and
(ii) with respect to the second level of the Two Level Garage, a
pedestrian exit is added, which exit either: (A) leads directly to the outside
(as opposed to into a Building); or (B) leads into a Building, but prevents
Permitted Users from accessing any portion of such Building other than the
portion of the lobby area necessary in connection with the use of such
pedestrian exit.
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The Building Security Plan shall be subject to the reasonable approval of each of Pedcor
Office and CRC; provided that, if CRC agrees to a Building Security Plan that add pedestrian
exits that lead directly to the outside (as opposed to into a Building), then Pedcor shall
approve such Building Security Plan without requiring any additional material improvements.
(c) Implementation. At such time as Pedcor Office and CRC have agreed upon the
Building Security Plan, CRC and Pedcor Office shall take such actions as are necessary to
implement the Building Security Plan; provided that the costs to implement the agreed upon
Building Security Plan shall be borne by CRC (including, without limitation, the costs: (i) of
any physical modifications required to be made within the Buildings; and (ii) to acquire and
install any required equipment).
(d) Use Limitation. Notwithstanding anything to the contrary set forth herein, until such
time as:
(i) the Building Security Plan,as applicable to the Single Level Garage,
has been implemented, the Permitted Users shall not be entitled to park in
the Single Level Garage; and
(ii) the Building Security Plan, as applicable to the Two Level Garage,
has been implemented, the Permitted Users shall not be entitled to park on
the second level of the Two Level Garage.
(e) Event Security. During the Event Use Hours, CRC, at its cost and expense, shall
provide security personnel on the Real Estate that the parties jointly determine to be
adequate for safe use of the Access Ways, the Garages, and the Parking Spaces by the
Permitted Users.
4. Schedule and Use.
(a) Monthly Schedule. Commencing on September 1, 2014, and continuing on the first
day of each month thereafter, CRC shall deliver the Monthly Schedule for the upcoming
month to Pedcor Office. CRC may modify a Monthly Schedule by delivery of a Modification
Notice at least 48 hours in advance of the event to be added to, or deleted from, the Monthly
Schedule; provided that, to the extent that CRC does not have knowledge of the need for
such modification more than 48 hours in advance, CRC shall deliver the Modification Notice
as soon as is practicable after CRC becomes aware thereof. Upon delivery by CRC of a
Modification Notice, the Monthly Schedule shall be deemed to be modified as specified in the
Modification Notice.
(b) Use. Subject to: (i) the use limitation set forth in Subsection 3(d); (ii) closure as
reasonably necessary for repairs or maintenance; and (iii) force majeure; on the dates set
forth in the Monthly Schedule (as the same may be modified pursuant to Subsection 4(a)),
Pedcor Office shall cause the Parking Facilities to be open and available to Permitted Users
on a first-come, first-served basis during the Event Use Hours; provided that, in no event
shall Pedcor Office be obligated to cause the Parking Facilities to be open and available to
Permitted Users during Business Hours (even if all or a part of the Event Use Hours fall
within Business Hours).
(c) Signage. Pedcor Office shall have the right to post signs in the Garages and
adjacent to the Surface Parking Spaces prohibiting use of the Parking Spaces during
Business Hours by parties other than Pedcor Office and/or its employees, agents, licensees,
or invitees; provided that: (i) Pedcor Office shall take such actions as it reasonably deems
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to be necessary or appropriate to enforce the foregoing prohibition; and (ii) CRC shall have
no obligation to enforce such prohibition.
(d) Charges. Neither Pedcor Office nor CRC shall charge the Permitted Users any fee
for use of the Parking Facilities during the Event Use Hours; provided that,the foregoing shall
not be deemed to prohibit the use of the Parking Facilities for valet parking with respect to
which a charge is collected at the Palladium.
5. Maintenance. Pedcor Office, at its cost and expense, shall: (a) perform all routine maintenance of
the Access Ways, the Garages, and the Parking Spaces; and (b) take such other actions as are necessary
to maintain the Access Ways,the Garages, and the Parking Spaces: (i)in good, safe, and clean condition and
repair; and (ii) so that they remain suitable for the uses permitted by this Agreement; including, without
limitation, that Pedcor Office shall keep the Access Ways, the Garages, and the Parking Spaces lit during the
Event Use Hours. CRC: (a) at its expense, shall cause a cleaning service to clean up the Parking Facilities
following the use of the Parking Facilities in connection with a Scheduled Event; and (b) upon receipt of an
invoice from Pedcor, together with reasonable supporting information, and otherwise in the ordinary course
of CRC's business, reimburse Pedcor Office for a pro rata share of the cost to provide electricity to the
Parking Facilities,which share shall be determined, for any given period, based upon: (i)the number of Event
Use Hours in such period during which the Parking Facilities were open and available to Permitted Users; as
compared to: (ii) the total hours in such period.
6. Insurance.
(a) Pedcor Office. Pedcor Office shall maintain, at its cost and expense, a policy of
casualty insurance covering the Garages and the Buildings, which policy shall provide
coverage on a full replacement cost basis.
(b) CRC CRC shall maintain, at its cost and expense, a policy of liability insurance with
respect to the use by the Permitted Users of the Access Ways, the Garages, and the Parking
Spaces, which policy shall: (i) provide coverage consistent with (or in excess of) that shown
on Exhibit D; and (ii) name Pedcor Office as an additional insured.
(c) Subrogation Waiver. Each of Pedcor Office and CRC waives and releases any and
all rights of recovery that either may have against the other for any loss or damage, to the
extent that such loss or damage is or would be covered by any insurance required to be
maintained under this Agreement. Each policy of insurance required under this Section shall
contain an endorsement to such effect,waiving the insurer's right of subrogation against the
other party.
7. Reserved Rights. Pedcor Office reserves the right to use the Parking Facilities for any purpose that
does not interfere materially with the rights granted under this Agreement.
8. Miscellaneous. This Agreement shall be governed by, and construed in accordance with, the laws
of the State of Indiana. The invalidity or unenforceability of any term or condition of this Agreement shall not
affect the validity and enforceability of any other term or condition. Each of the undersigned certifies that:
(a) he or she is a duly authorized representative of Pedcor Office or CRC, as the case may be; (b) he or she
has been fully authorized and empowered to execute and deliver this Agreement; and (c) Pedcor Office or
CRC, as the case may be, has full capacity to assume and agree to perform all of the obligations to be
performed by the terms of this Agreement. This Agreement may be executed in separate counterparts, each
of which when so executed shall be an original, but all of which together shall constitute but one and the same
instrument. The exhibits referenced in this Agreement are attached hereto and incorporated herein by
reference.
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IN WITNESS WHEREOF, the parties have executed this Agreement as of the date set forth
above.
7LC
Printed: e Pi ,4 Car#6.9q /e
Title: PC(' drert o C4 7
THE CITY OF CARMEL
R E D E V E L O P E N T
COMMI IN
By:
William Hammer, Pr:silent
By: Di) C- c
Y toi0.1-A
Printed: DCVj C Bo►,- 'h
Title: Vice P re5i e/il'-
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INDEX TO EXHIBITS
Exhibit A Description/Depiction of Real Estate
Exhibit B Depiction of Palladium location
Exhibit C Site Plan showing general location of Buildings (label buildings as 1-5), Garages,
and Surface Parking Spaces
Exhibit D Required Liability Insurance Coverage (CRC)
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