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Gallagher Firm Name: Councr], Baradel, Kosmerl Nolan, PA Telephone No.: Six digit Uni?ed Bar No.: 410?268-6600 1007148 Relationship to Lawsuit Attorney for Plaintiff Se1f(Pro Se) El Other: TYPE OF CASE: ?31 Non-Jury 1:1 6 Person Jury Demand: 5,000,000.00 Other: I: 12 Person Jury PENDING RELATED TO THE ACTION BEING FILED Case No.: Judge: Calendar Case No.: Judge: Calendar#: NATURE OF SUIT: (Cheek One Box Only) A. CONTRACTS COLLECTION CASES 01 Breach of Contract 02 Breach of Warranty 06 Negotiable Instrument 07 Personal Property 13 Employment Discrimination 15 Special Education Fees 27 Insurance/Subrogation El 07 lnsurancefSubrogation 28 Motion to Con?rm Arbitration Award (Collection Cases Only) Over $25,000 Pltf. Grants Consent Under $25,000 Pltf?. Grants Consent Cl 14 Under $25,000 Pltf. Grants Consent El 16 Under $25,000 Consent Denied El 17 OVER $25,000 Pltf. Grants ConsentL?J 18 OVER $25,000 Consent Denied I: 26 lnsurancefSubrogation Over $25,000 Consent Denied El 34 InsurancelSubrogation Under $25,000 Consent Denied B. PROPERTY TORTS El 0] Automobile El 03 Destruction of Private Property El 02 Conversion [3 04 Property Damage 07 Shoplifting, DC. Code 27-102 I: 05 Trespass C. PERSONAL TORTS 01 Abuse of Process I: 02 Alienation of Affection 03 Assault and Battery El 04 Automobile- Personal Injury El 05 Deceit (Misrepresentation) 06 False Accusation El 07 False Arrest 10 Invasion of Privacy El 11 Libel and Slander El 12 Malicious Interference El 13 Malicious Prosecution El 14 Malpractice Legal D15 Malpractice Medical (Including Wrongful Death) El 16 Negligence- (Not Automobile, El 17 Personal Injury- (Not Automobile, Not Malpractice) El 18Wrongful Death (Not Malpractice) El 19 Wrongful Eviction El 20 Friendly Suit :1 21 Asbestos I: 22 Toxichass Torts 08 Fraud Not Malpractice) I: 23 Tobacco 24 Lead Paint SEE REVERSE SIDE AND CHECK HERE IF USED CV-4961?June 2015 IN THE SUPERIOR COURT FOR THE DISTRICT OF COLUMBIA GRAND LODGE OF THE INDEPENDENT ORDER OF ODD FELLOWS OF DC 419 7TH Street, NW #404 Washington, DC 20004 Plaintiff Case No. v. MISSION HUB, LLC 1885 Mission Street San Francisco, CA 94103 Serve on: Jan Baker 419 7?h Street, NW 5th Floor Washington, DC 20004 Defendant. a: a: a: COMPLAINT COMES NOW, Plaintiff, the Grand Lodge of the Independent Order of Odd Fellows of DC by and through counsel, Brian T. Gallagher and Michael N. Russo, Jr. and Council, Baradel, Kosmerl Nolan, PA, and brings the instant Complaint against Mission HUB, LLC aka Impact HUB and states as follows: Parties 1. Plaintiff is a private fraternal organization and the owner of a seven (7) story commercial building located at 419 Street, NW, Washington, DC 20004. 2. HUB is a limited liability company organized under the laws of the State of California. registration to transact business in the District of Columbia has been revoked at the time of ?ling the instant Complaint. Jurisdiction 3. This Court has subject matter jurisdiction over this action pursuant to DC. Code ?11-921 and personal jurisdiction in this action as the events giving rise to this litigation occurred in the District of Columbia. Relevant Facts 1. The events giving rise to the instant lawsuit concern lease of commercial property consisting of the 3rd ?oor and one-half of the 5?h ?oor of 419 7th Street, NW, Washington, DC 20004 (collectively, the ?Subject Property?). The total leased property includes approximately 12,551 square feet. 2. The relationship between the parties is de?ned by way of a lease, dated July 2, 2014 (?Lease?). 3. The Lease provided for a ten (10) year term, commencing on July 16, 2014, and continuing until the tenth anniversary thereof. 4. The Lease requires HUB to make the following payments: a. Base Rent: $49.00 per square foot, per year, payable in installments. b. Base Rent Escalation: 3.0% per year, beginning in the second year. 0. Additional Rent: HUB is responsible for real property taxes in proportion to their rentable space occupied. d. Utilities: HUB is responsible for reimbursing Landlord for utility service for the portion of the 5th floor occupied by HUB. e. Housekeeping Services: $1.00 per rentable square foot. f. Build-out Loan: As part of the Lease, Plaintiff offered to provide HUB with a build-out loan for any construction wanted by HUB over and above the build-out allowance of $753,060 provided as part of the Lease. 5. HUB took possession of the Subject Property in July of 2015. The initial term of the lease was therefore set to run through July of 2025. 6. Beginning in March of 2017, HUB defaulted under the terms of the Lease by failing to make the required payment. 7. On November 15, 2017, Plaintiff ?led a Veri?ed Complaint for Possession of Real Property in the Landlord and Tenant Branch of this Court in case number 2017 LTB 026932 (?Eviction Case?). The Eviction Case alleged that HUB was in default of the payment terms of the Lease as follows: a. Base Rent from March 2017 through November 2017: $405,064.20. Utility payments: $2,102.19. Late Fees: $9,750.67. Repairs and loan repayments: $14,006.87. Total due as of November 2017: $499 178.58. 8. The parties appeared for trial in the Eviction Case on December 13, 2017. The parties were able to work out a resolution in lieu of trial. The resolution was memorialized by way of a Praecipe and ?led with Court (the ?Eviction Settlement?). The Eviction Settlement held that HUB agreed to the entry of a judgment of possession in favor of Plaintiff, but that Plaintiff would withhold scheduling the physical eviction until February 1, 2018. The parties further agreed that HUB was allowed to cure the default up until February 1,2018. 9. HUB was unable to cure the default and thereafter vacated the Subject Property on or about February 1, 2018. 10. At the time that HUB vacated the Subject Property on February 1, 2018, there was an outstanding balance due and owing to Plaintiff in the amount of $773,184.52. The open balance consisted of Base Rent, Additional Rent, loan repayments, property repairs and maintenance, utilities, and late fees. 11. As previously stated, the Lease provided for an initial term of 10 years. Upon vacation of the Subject Properw on February 1, 2018, there still remained over seven (7) years on the Lease. 12. Plaintiff immediately engaged the services of a licensed commercial realtor in an effort to ?nd new tenants and mitigate its damages upon HUB vacating the Subject Property. Despite exhaustive efforts, Plaintiff has been unable to obtain replacement tenants. 13. As of the ?ling of this Complaint, there remains an open balance due and owing to Plaintiff in the amount of $4,051,714.22. The balance is comprised of Base Rent, Additional Rent, loan repayments, property repairs and maintenance, utilities, late fees and realtor commissions incurred in trying to obtain replacement tenants. 14. Plaintiff seeks a money judgment as a result of breach of the covenants contained in the Lease. Count I Breach of Lease 15. Plaintiff incorporates all other paragraphs as if set forth herein. 16. The Lease required HUB to make payments for Base Rent, Additional Rent, build-out loan payments, utilities, maintenance and late fees. The Lease also provides that upon the event of default, HUB would be responsible for attorney?s fees, as well as any and all costs incurred in re-letting the property, to include the costs incurred in placing the Subject Property in a rentable condition. 17. HUB breached the Lease by failing to make the payments due under the Lease beginning in March 2017. I8. breach of the Lease has been continuing in that they have failed to make any payments since that time. 19. Plaintiff has been damaged by default because there remains an amount due under the Lease of $4,051,714.22 as of the date of this ?ling. 20. Pursuant to Section 13.2 of the Lease, HUB remains liable to the Plaintiff for the base rent and additional rent which would have become due from the date of default through the end of the Lease Term, less the amount of rental income, if any, which Plaintiff receives during such period from re-letting the Subject Property. 21. Plaintiff made a good faith effort to mitigate its damages by engaging a licensed realtor and conducting an extensive search for new tenants. Plaintiff has been unable to obtain replacement tenants despite those good faith efforts. As a result, HUB continues to be responsible for the payments due under the Lease and will remain liable for said payments through July of 2025. 22. Plaintiff continues to incur additional costs and expenses as a result of default, which consist of lost Base Rent, Additional Rent, utility costs, realtor and attorney fees, and property maintenance costs. WHEREFORE, Plaintiff respectfully requests that this Court enter judgment in favor of Plaintiff and against HUB in an amount to be determined at trial, but which it to be: apprm?rmieiy piua 2111 230323 a11d?>?pm33?3 M11122. li'iigatim, 22nd Such {112222232 relief 2231.11273 {23221211 determines to Elm-22152222121 proper. BARNDEL FLO-S-NilifiiRii. NOLAN, PA. I?Ejy': 2?23!" "13222221? T. 2 Brian {3211122221122- #1007122; 21> Michael N, RUB-30. #424212 1.25 Waist Sh?Eet. 21?? E0212 222121222222Eis. 21 401 4.2289 2.3.235 .mm 410?.263?60f} .422?2221223-22f6?? Piairm?iff Filed Superior Court of the District of Columbia . 0. Superior Court CIVIL DIVISION 01/14/2020 Civil Actions Branch Clerk of the Court 500 Indiana Avenue, N.W., Suite 5000 Washington, D.C. 2000] Telephone: (202) 879-1133 Website: Grand Lodge of the Independent Order of Odd Fellow LLC Plaintiff? VS. Mission HUB, LLC 2019 CA 008405 Case Number Defendant SUMMONS To the above named Defendant: You are hereby summoned and required to serve an Answer to the attached Complaint, either personally or through an attorney, within twenty one (21) days after service of this summons upon you, exclusive of the day of service. If you are being sued as an of?cer or agency of the United States Government or the District of Columbia Government, you have sixty (60) days after service of this summons to serve your Answer. A copy of the Answer must be mailed to the attorney for the plaintiff who is suing you. The attorney?s name and address appear below. If plaintiff has no attorney, a copy of the Answer must be mailed to the plaintiff at the address stated on this Summons. You are also required to ?le the original Answer with the Court in Suite 5000 at 500 Indiana Avenue, N.W., between 8:30 am. and 5:00 Mondays through Fridays or between 9:00 am. and 12:00 noon on Saturdays. You may ?le the original Answer with the Court either before you serve a copy of the Answer on the plaintiff or within seven (7) days after you have served the plaintiff. If you fail to ?le an Answer, judgment by default may be entered against you for the relief demanded in the complaint. Brian T. Gallagher #100714 8 Clerk ofme Com Name of Plaintiff?s Attorney 125 West Street, 4th F1 3, Address Deputy Clerk Annapolis, MD 21401 410?268-6600 Date Telephone (202) 879-4828 Veuillez appeler an (202) 879-4823 pour une [reduction at co bai dich, hay goi (202) 879-4828 Meier Mm (involve (202) 379-4828 cam-a- IMPORTANT: IF YOU FAIL TO FILE AN ANSWER WITHIN THE TIME STATED ABOVE, OR IF, AFTER YOU ANSWER, YOU FAIL TO APPEAR AT ANY TIME THE COURT NOTIFIES YOU TO DO SO, A JUDGMENT BY DEFAULT MAY BE ENTERED AGAINST YOU FOR THE MONEY DAMAGES OR OTHER RELIEF DEMANDED IN THE COMPLAINT. IF THIS OCCURS, YOUR WAGES MAY BE ATTACHED OR WITHHELD OR PERSONAL PROPERTY OR REAL ESTATE YOU OWN MAY BE TAKEN AND SOLD TO PAY THE JUDGMENT. IF YOU INTEND TO OPPOSE THIS ACTION, DO NOT FAIL TQ ANS WER WITHIN THE REQUIRED TIME. If you wish to talk to a lawyer and feel that you cannot afford to pay a fee to a lawyer, contact one of the of?ces of the Legal Aid Society (202-628-l161) or the Neighborhood Legal Services (202-279-5100) for help or come to Suite 5000 at 500 Indiana Avenue, N.W., for more information concerning places where you may ask for such help. See reverse side for Spanish translation Yea a] dorso Ia traduccion al espa?ol CV-3 10 [Rev. June 2017] Super. Ct. Civ. R. 4 TRIBUNAL SUPERIOR DEL DISTRITO DE COLUMBIA DIVISION CIVIL Seccion de Aeciones Civiles 500 Indiana Avenue, N.W., Suite 5000, Washington, D.C. 20001 Tel?fono: (202) 879-1133 Sitio web: Demandante contra N?mero de Caso: Demandado CITATORIO A1 susodicho Demandado: Por la presente se le cite a comparecer se le require entregar una Contestaei?n a la Demanda adjunta, sea en persona por medio de un abogado, en el plazo de veintit?m (21) dias contados despu?s que usted haya recibido este citatorio, excluyendo el dia mismo de la entrega del citatorio. Si usted esta siendo demandado en calidad de o?cial agente del Gobiemo de los Estados Unidos de Norteam?rica 0 del Gobiemo del Distrito (13 Columbia, tiene usted sesenta (60) dias, contados despu?s que usted haya recibido este citatorio, para entregar su Contestacion. Tiene que enviarle por correo una copia de su Contestacion al abogado de la parte demandante. E1 nombre direccion del abogado aparecen a] ?nal de este documento. Si e1 demandado no tiene abogado, tiene que enviarle al demandante una copia de la Contestacion por correo a la direccion que aparece en este Citatorio. A usted tambi?n se le require presentar la Contestacion original a1 Tribunal en la O?cina 5000, sito on 500 Indiana Avenue, N.W., entre las 8:30 am. 5:00 pm, de lunes a viernes entre las 9:00 am. las 12:00 del mediodia los sabados. Usted puede presentar la Contestacion original ante el Juez ya sea antes que usted le entregue al demandante una copia de la Contestacion 0 en e1 plazo de siete (7) dias de haberle heeho la entrega a] demandante. Si usted incumple con presentar una Contestacic?m, podria dictarse un fallo en rebeldia contra usted para que se haga efectivo el desagravio que se busca en la demanda. SECRETARIO DEL TRIBUNAL Nombre de] abogado del Demandante For: Direccion Subsecretario Fecha Tel?fono 1m manners (202) 879-4828 Veumez appeler an (202) 879-4828 pour une iraduction ce me: bar dich, hay goi (202) 879-4828 Wimzoziereaeze mm niece I-cwn mana- (202) 879-4828 exam IMPORTANTE: SI USTED INCUMPLE CON PRESENTAR UNA CONTESTACION EN EL PLAZO ANTES MENCIONADO 0, SI LUEGO DE CONTESTAR, USTED NO COMPARECE CUANDO LE AVISE EL JUZGADO, DICTARSE UN FALLO EN CONTRA USTED PARA QUE SE LE COBRE LOS DANOS PERJUICIOS OTRO DESAGRAVIO QUE SE BUSQUE EN LA DEMANDA. SI ESTO OCURRE, PODRIA RETENERSELE SUS INGRESOS, PODRIA TOMARSELE SUS BIENES PERSONALES BIENES SER VENDIDOS PARA PAGAR EL FALLO. Sl USTED PRETENDE OPONERSE A ESTA ACCION, N0 DEJE DE CONTESTAR LA DEMANDA DENTRO DEL PLAZO EXIGIDO. Si desea conversar con un abogado le parece que no puede pagarle a uno, llame pronto a una de nuestras o?cinas dei Legal Aid Society (202-628-1161) 0 el Neighborhood Legal Services (202-279-5100) para pedir ayuda venga a la O?cina 5000 del 500 Indiana Avenue, N.W., para informarse sabre otros lugares donde puede pedirayuda ai respecto. Vea a1 dorso el original en ingl?s See reverse side for English original CV-3110 [Rev. June 2017] Super. CL Civ. R. 4