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10. ASSIGNMENT AND SUBLETTING. Upon written notice to Landlord, but <br />without Landlord's consent, Tenant may assign or sublease this Lease to any party which has <br />succeeded to the rights and obligations of the Council under the Platform Agreement provided <br />(i) Tenant is not then in default under this Lease, (ii) the proposed assignee or sublessee agrees in <br />writing to assume and be bound by all of the terms, covenants and conditions of this Lease, <br />(iii) an executed original of the assignment or sublease agreement is delivered to Landlord, and <br />(iv) the Property shall continue to be used solely for commuter parking for the Anoka station of <br />the Northstar commuter rail line or as otherwise provided under the terms of this lease. <br />11. DEFAULT AND REMEDIES. <br />11.1 Tenant's Default. Any one or more of the following events shall constitute an <br />"Event of Default" and entitle Landlord to exercise its rights and remedies: <br />(a) Tenant shall fail to keep, perform or observe any covenant, agreement or <br />condition hereunder and shall fail to remedy such failure within sixty (60) days after written <br />notice thereof has been mailed by Landlord (or in the event the default cannot be cured within <br />such sixty (60) days, if such failure is not remedied within such longer period as necessary to <br />cure up to sixty (60) days, provided the remedy is commenced within said sixty (60)-day period <br />and continuously and diligently pursued to completion). <br />(b) The Property is abandoned or vacated by Tenant or the Property shall cease to be <br />used for commuter parking for the Anoka station of the Northstar commuter rail line for reasons <br />other than for repair, maintenance or otherwise for a period in excess of twelve (12) months <br />(unless, in the latter case, Tenant gives written assurances satisfactory to Landlord that its non- <br />use of the Property for commuter parking is not intended to be permanent and will be resumed as <br />soon as possible). Temporary relocation or non -use of all or part of the Improvements due to <br />redevelopment by Landlord pursuant to Section 7 shall not be deemed an abandonment, vacation <br />or cessation of use by Tenant under this subsection. <br />(c) With respect to any assignee of Tenant which is a private entity (referred to in this <br />subparagraph as "Tenant "), the admission in writing by Tenant of its inability to pay its debts <br />when due; or the appointment of a receiver or trustee for the business or property of Tenant, <br />unless such appointment shall be vacated within thirty (30) calendar days of its entry; or the <br />making by Tenant of an assignment for the benefit of its creditors, or if in any other manner <br />Tenant's interest in this Lease shall pass by operation of law; or the commencement of a case <br />under any chapter of the federal Bankruptcy Code by or against Tenant, or the filing of a <br />voluntary or involuntary petition proposing the adjudication of Tenant, as bankrupt or insolvent; <br />or the reorganization of Tenant, unless a petition is filed or case commenced by a party other <br />than Tenant and is withdrawn or dismissed within thirty (30) days after the date of its filing. <br />(d) With respect to any assignee of Tenant which is a private entity (referred to in this <br />subparagraph as "Tenant "), Tenant shall dissolve or, after failing to maintain its legal existence, <br />fails to bring itself into good standing in the state in which it is organized within thirty (30) days. <br />7 <br />