Appendix B-3: Tennessee Valley Draft Lease UNITED STATES DEPARTMENT OF THE INTERIOR NATIONAL PARK SERVICE GOLDEN GATE NATIONAL RECREATION AREA TENNESSEE VALLEY STABLES EQUESTRIAN STABLES OPERATION Lease No. L-GOGA013-14 _ [SELECTED OPERATOR NAME] COVERING THE PERIOD OF [LEASE EFFECTIVE DATE] TO [LEASE EFFECTIVE DATE + 10 YEARS] L-GOGA013-14 Tennessee Valley Stables Lease Page 2 of 30 Index Section 1. DEFINITIONS ............................................................................................................................................. 5 Section 2. LEASE OF PREMISES .................................................................................................................................. 9 2.1. Lease of Premises; Reservation of Rights .................................................................................................. 9 2.2. Waiver ..................................................................................................................................................... 10 2.3. Easements ............................................................................................................................................... 10 2.4. Ownership of the Premises ..................................................................................................................... 10 2.5. Historic Property ...................................................................................................................................... 10 Section 3. ACCEPTANCE OF THE PREMISES ............................................................................................................. 11 3.1. As Is Condition of the Premises ............................................................................................................... 11 3.2. Lessee’s Due Diligence ............................................................................................................................. 11 3.3. Inventory and Condition Report .............................................................................................................. 11 Section 4. LEASE TERM AND ABANDONMENT ........................................................................................................ 11 4.1. Lease Term............................................................................................................................................... 11 4.2. Abandonment .......................................................................................................................................... 11 Section 5. RENT ........................................................................................................................................................ 11 5.1. Net Lease and Rent Payments ................................................................................................................. 11 5.2. Annual Rent ............................................................................................................................................. 12 5.3. CPI Adjustment ........................................................................................................................................ 12 5.4. Maintenance and Repair Reserve ........................................................................................................... 13 Section 6. USES OF PREMISES .................................................................................................................................. 13 6.1. Authorized Uses ....................................................................................................................................... 13 6.2. Changes to Authorized Uses .................................................................................................................... 14 6.3. Applicable Laws ....................................................................................................................................... 14 6.4. Forbidden Uses ........................................................................................................................................ 14 6.5. Site Disturbance ....................................................................................................................................... 15 6.6. Protection of Cultural and Archeological Resources ............................................................................... 15 6.7. Signs ......................................................................................................................................................... 15 6.8. Night Lighting ........................................................................................................................................... 15 6.9. Permits and Approvals............................................................................................................................. 15 6.10. Alterations ............................................................................................................................................... 15 Section 7. CO‐BRANDING ........................................................................................................................................ 15 Section 8. RECORDS AND AUDITS ............................................................................................................................ 15 L-GOGA013-14 Tennessee Valley Stables Lease Page 3 of 30 8.1. Lessor Access to Records ......................................................................................................................... 16 8.2. Reporting Requirements ......................................................................................................................... 16 Section 9. ENVIRONMENTAL MANAGEMENT and STABLES BEST MANAGEMENT PRACTICES ............................... 16 9.1. Best Management Practices Objectives .................................................................................................. 16 9.2. Best Management Practices Operations ................................................................................................. 16 9.3. Sustainability Improvements ................................................................................................................... 17 Section 10. IMPROVEMENTS BY LESSEE .................................................................................................................. 17 10.1. Initial Improvements: .............................................................................................................................. 17 10.2. Additional Improvements: ....................................................................................................................... 18 10.3. Improvements Required for Occupancy of historic Lopes House (TV‐101) ............................................ 18 Section 11. CONSTRUCTION APPROVAL .................................................................................................................. 19 11.1. In General ................................................................................................................................................ 19 11.2. Enforced Delays ....................................................................................................................................... 19 11.3. Utilities During Construction ................................................................................................................... 19 11.4. Site Inspection ......................................................................................................................................... 19 11.5. Approval of Construction ........................................................................................................................ 20 11.6. Construction Documents ......................................................................................................................... 20 11.7. Professional Services ............................................................................................................................... 20 11.8. Administrative Costs ................................................................................................................................ 20 11.9. General Scope of Lessor’s Review ........................................................................................................... 20 11.10. Changes to Approved Construction Documents ..................................................................................... 20 11.11. Special Considerations for Historic Property ........................................................................................... 21 11.12. Evidence of Adequate Funds ................................................................................................................... 21 11.13. Notice to Proceed .................................................................................................................................... 21 11.14. Construction Completion Procedure ....................................................................................................... 21 11.15. Lessor’s Right to Utilize Construction Documents .................................................................................. 21 Section 12. MAINTENANCE AND REPAIR ................................................................................................................. 22 12.1. Lessee’s Responsibilities .........................................................................................................................