Sentencia de Tribunal Apelativo de 30 de Mayo de 2012, número de resolución KLAN201200138
| Emisor | Tribunal Apelativo |
| Número de resolución | KLAN201200138 |
| Tipo de recurso | Apelación |
| Fecha de Resolución | 30 de Mayo de 2012 |
| | KLAN201200138 | APELACIÓN Procedente del Tribunal de Primera instancia, Sala Superior de Ponce Civil Núm.: JAC2011-0369 Sobre: Sentencia Declaratoria |
Panel integrado por su presidente, el Juez López Feliciano, el Juez Hernández Serrano, la Jueza Birriel Cardona y el Juez Rodríguez Casillas.
López Feliciano, Juez Ponente
S E N T E N C I A
En San Juan, Puerto Rico a 30 de mayo de 2012.
Comparece Supermercados Mr. Special Inc., en adelante Mr. Special o la apelante, y nos solicita que revisemos y revoquemos una sentencia emitida el 20 de octubre de 2011 por la Sala Superior de Ponce del Tribunal de Primera Instancia (TPI).
Mediante el aludido dictamen el TPI declaró sin lugar la demanda sobre sentencia declaratoria presentada por la corporación apelante.
Con el beneficio de la comparecencia de ambas partes, nos encontramos en posición de resolver.
El cuadro fáctico y procesal que precede a la presentación del recurso puede contraerse a lo siguiente:
El 10 de mayo de 1998 A. Cordero Badillo, Inc. (Cordero Badillo) y FirstBank Puerto Rico (FirstBank) otorgaron un contrato de arrendamiento titulado Master Lease Agreement for In-Store Branches, mediante el que Cordero Badillo le cedió en arrendamiento a FirstBank un local o espacio en el supermercado Grande de Yauco para la operación de una sucursal (In-Store Branch). Dicho arrendamiento se constituyó por un término original de cinco (5) años. El contrato contenía, además, una cláusula de renovación donde establecía que al cabo del término original, FirstBank tenía la opción de renovar el contrato por tres términos adicionales de cinco (5) años cada uno, bajo los mismos términos y condiciones del arrendamiento original, excepto que la renta anual sería ajustada según lo dispuesto en el contrato. Por su pertinencia a la controversia planteada, a continuación transcribimos varias cláusulas del contrato de arrendamiento:
TERM. (a) Initial Term. The initial term for each of the Leased Premises, described in Exhibit A hereto, will be five (5) years beginning ninety (90) days after the Bank obtains construction permits and the particular Leased Premise is made available to the Bank for construction of the In-Store Branch, whichever occurs later. In the event the initial term does not commence on the first day of a month, the initial term will consist of sixty (60) months plus the days of the initial partial month. The parties will acknowledge the commencement date of the term for each of the Leased Premises by executing a certificate in form substantially similar to that attached hereto as Exhibit B. Whenever and wherever used in this Lease Agreement, Term
shall mean the initial term and any renewal term hereunder unless noted otherwise. (b) Renewal. Upon expiration of the initial term hereof, the parties may, at the option of the Bank, renew the Lease Agreement for three (3) additional terms of five (5) years each under the same terms and conditions as are provided herein, except for the annual rental amount which shall be adjusted as stated below. Such renewal may be effected with respect to all or any (i.e. less than all) of the In-Store Branches. Any such renewal shall be subject, with respect to any particular In-Store Branch, to GRANDEs decision to discontinue its operations at the supermarket store where such branch is located in which case the Lease Agreement will terminate with respect to such branch automatically upon GRANDEs cessation of business at such store, and the parties shall there upon be released from any obligations or liability to each other hereunder with respect to such branch (other than the provisions of this Lease Agreement relating to surrender of the corresponding Lease Premises). If GRANDE decides to discontinue operations due to a nearby relocation, the BANK will have a right of first refusal to the relocated store.
GRANDE covenants to operate each store where an In-Store is to be located pursuant to this Lease Agreement and any store where a future In-Store Branch is opened by the BANK pursuant to Section I hereof during the initial term of this Lease Agreement. (c) Notice of Renewal. At least one hundred twenty (120) days before the end of the initial term of each lease, or any renewal period thereafter, GRANDE shall notify the BANK of the lease expiration and request the BANK to notify GRANDE if the BANK wishes to renew this Lease Agreement, as it pertains to each individual, in-store location. (d) Term of this Agreement. Unless earlier terminated as provided herein, the term of this Master Lease Agreement shall expire with the termination of the initial term and/or any renewal thereof of all the leased premises provided herein.
3. RENT. The BANK will pay GRANDE during the initial term of this Lease Agreement an annual base rent of Fifty Dollars ($50.00) per square foot of Leased Premises, payable in advance in equal monthly installments. Each installment, other than the first, shall become due and payable the first day of each month. The first installment for each In-Store Branch commences. The first months payment shall be prepared according the actual number of calendar days between the commencement day of the Term and the last day of the month. First renewal will have a three percent (3%) increase over the initial terms annual rent. All other renewals will have a five percent (5%) over the annual rent as shown in the following table:
Initial Term (5 years) $50.00
First Renewal (5 years).. . $51.50
Second Renewal (5 years) . ... $54.08
Third Renewal (5 years) $56.78
El 17 de diciembre de 2009 Cordero Badillo y FirstBank suscribieron una enmienda al contrato titulada First Amendment to Master Lease Agreement for In-Store Branches, mediante la que acordaron extender el término original del contrato de arrendamiento y el canon aplicable a éste por un periodo de seis (6) meses, de manera que expirara el 31 de octubre de 2010. Además, la arrendadora le concedió a FirstBank una extensión de ciento ochenta (180) días al término de aviso (Notice of Renewal), hasta el 30 de junio de 2010, para que le notificara por escrito si renovaría el contrato de arrendamiento por un término adicional de cinco (5) años. Dicho término comenzaría el 1ro de noviembre de 2010 y terminaría el 31 de octubre de 2015. Las partes contratantes expresaron allí lo siguiente:
WHEREAS, pursuant to Section 2(c) of the Lease Agreement, the BANK wishes to extend its notice date requirement for the first five year renewal option, and
WHEREAS, the parties desire to extend the original term of the Lease Agreement and consequently, the renewal periods;
1. GRANDE [Cordero Badillo]
has granted an additional six (6) month term on the original lease term, to expire now on October 31, 2010, instead of April 30, 2010. The BANK has...
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