HomeMy WebLinkAboutA2P0038B - Tower Lease with option (Rev)F-L10(Dyq-,4-03
TOWER LEASE WITH OPTION M 1-dway Roar1
THIS TOWER LEASE WITI i OPTION ((his "Lease") is by and between W & M Management, Tnc.
("Landlord") and Omnipoint Holdings, Inc. dba VoiceStream Wireless, a Delaware Corporation("Tenan(").
1. Option to Lease.
(a) In consideration of the payment of (the "Option Tee") by Tenant to
Landlord, Landlord hereby grants to Tenant an op—,,. u,� ,.. , ,� ,� u N. , —, 11 V1 ,110 ,ea, property described in the attached
Exhibit A (the "Property"), together with the right to use the tower located thereon ("Tower") on the terms and conditions set
forth herein (the "Option"). The Option shall be for an initial term of twelve (12) months, commencing on the Effective Date (as
defined below) (the "Option Period"). The Option Period may be extended by Tenant for an additional zero (0) months upon
written notice to Landlord and payment of the sum ""Additional Option Fee") at any time prior
to the end of the Option Period.
(b) During the Option Period and any extension thereof, and during the term of this Lease, Landlord agrees to
cooperate with Tenant in obtaining, at Tenant's expense, all licenses and permits or authorizations required for Tenant's use of the
Premises (as defined below) from all applicable government and/or regulatory entities (including, without limitation, zoning and
land use authorities, and the Federal Communication Commission ("FCC") ("Governmental Approvals"), including appointing
Tenant as agent for all land use and zoning permit applications, and Landlord agrees to cooperate with and to allow Tenant, at no
cost to Landlord, to obtain a title report, zoning approvals and variances, land -use permits, and Landlord expressly grants to
Tenant a right of access to the Property to perform surveys, soils tests, and other engitteoring procedures or environmental
investigations on the Property necessary to deter -nine that Tenant's use of the Premises will be compatible with Tenant's
engineering specifications, system design, operations and Governmental Approvals. Not with standing the foregoing, Tenant may
not change the zoning classification of the Property without first obtaining Landlord's written consent. During the Option
Period and any extension thereof, Landlord agrees that it will not interfere with Tenant's efforts to secure other licenses and
pernuts or authorizations that relate to other property. During the Option Period and any extension thereof, Tenant may exercise
the Option by so notifying Landlord in writing, at Landlord's address in accordance with Section 12 hereof.
(c) If Tenant exercises the Option, then, subject to the following terms and conditions, Landlord hereby leases to
Tenant the use of that portion of the Tower and Property, together with easements for access and utilities, generally described and
depicted in the attached Exhibit B (collectively referred to hereinafter as the "Premises"). The Premises, located at 375 East
Midway Road, Ft. Pierce, FL , comprises approximately 345 square feet. Tenant's location on the Tower shall be at 200 feet
above ground level,
2. Term. The initial term of the Lease shall be five (5) years commencing on the date of exercise of the Option (the
"Commenceuic rt Date"), and terminating at midnight on the last day of the initial term (the "Initial Tern").
3. Permitted Use. The Premises may be used by Tenant for the transmission and reception of radio communication
signals and for the construction, installation, operation, maintenance, repair, removal or replacement of related facilities, tower
and base, antennas, microwave dishes, equipment shelters andlor cabinets and related activities.
4. Rent. Tenant shall pay Landlord, as rent, aer month
("Rent"). Rent shall be payable within twenty (20) days ronowtng the v:ommencetnem /rate prorated for the remainder of the
month in which the Commencement Datc falls and thereafter Rent will be payable monthly in advance by the fifth day of each
month to W & M Management Inc. at Landlord's address specified in Section 12 below. Rent shall be subject to an increase of
three percent -on each anniversary of the Commencement Date. If this Lease is terininatcd at a time other than on the last
day of a monnr, Kent shall be prorated as of the date of termination for any reason (other than a default by Tenant) and all
prepaid Rent shall be immediately refunded to Tenant.
5. Renewal. Tenant shall have the right to extend this Lease for live (5) additional, five-year terms (each a "Renewal
Term"), Each Renewal Term shall be on the same terms and conditions as set forth herein, except that Rent shall be increased by
three percent - of (lie Rent paid over the preceding tern. This Lease shall automatically renew for each successive Renewal
Term unless 'tenant notifies Landlord, in writing, of Tenant's intention not to renew this Lease, at least sixty (60) days prior to
the expiration of the Initial Terrn or any Renewal Term. If Tenant shall remain in possession of the Premises at the expiration of
this Lease or any Renewal 'Perm without a written agreement, such tenancy shall be deemed a month -to -month tenancy under the
same terms and conditions of this Lease.
6. Interference. Tenant shall not use the Premises in any way which interferes Willi the use of the Property by
Landlord or lessees or licensees of Landlord, with rights in the Property prior in time to Tenant's (subject to Tenant's rights under
this Lease, including, without limitation, non-interlcrcnce). Similarly, Landlord shall not use, nor shall Landlord permit its
lessees, licensees, employees, invitees or agents to use, any portion of the Property in any way which interferes with the
Site Numb— t'038-n 1 Version 10-2-0t
Site wa,w: N. Port St. 1_ucie k iver
Markel Ta,apa/Orlaudu
operations of Tenant. Such interference shall be deemed a material breach by the interfering party, who shall, upon written
notice from the other, be responsible for terminating said interference. In the event any such interference does not cease
promptly, the parties acknowledge that continuing interference may cause irrcpauable injury and, therefore, the injured party shall
have the right, in addition to any other rights that it may have at law or in equity, to bring a court action to enjoin such
interference or to terminate this Lease immediately upon written notice.
7. Improvements: Utilities: Access.
(a) Tenant shall have the right, at its expense, to erect and maintain on the Premises improvements, personal property
and facilities necessary to operate its communications system, including, without limitation, radio transmitting and receiving
antennas, microwave dishes, tower and base, equipment shelters and/or cabinets and related cables and utility lines and a location
based system, including, without limitation, antenna(s), coaxial cable, base units and other associated equipment (collectively,
the "Antenna Facilities"), as such location based system may be required by any county, stale or federal agencyldepartment.
Tenant shall have the right to alter, replace, expand, enhance and upgrade the Antenna Facilities at any time during the term of
this Lease- Tenant shall cause all construction to occur lien -free and in compliance will) all applicable laws and ordinances.
Landlord acknowledges that it shall not interfere with any aspects of construction, including, without limitation, attempting to
direct construction personnel as to the location of or mcthod of installation of the Antenna Facilities and the Easements (as
defined below) ("Cons(ruction Interference"). Landlord further acknowledges that it will be responsible for any costs and
damages (including, fines and penalties) that are directly attributable to Landlord's Construction Interference. The Antenna
Facilities shall remain the exclusive properly of Tenant. Tenant shall leave the right to remove the Antenna Facilities at any time
during and upon the expiration or termination of this Lease.
(b) Tenant, at its expense, may use any and all appropriate means of restricting access to the Antenna Facilities,
including, without limitation, the construction of a fence.
(e) Tenant shall, at Tenant's expense, keep and maintain the Antenna Facilities now or hereafter located on the Property
in commercially reasonable condition and repair during the term of this L.case, normal wear- and tear and casualty excepted.
Upon termination or expiration of this Lease, the Premises shall be retuned to Landlord in good, usable condition, normal wear
and tear and casualty excepted.
(d) Tenant shall have the right to install utilities, at Tenant's expense, and to improve the present utilities on the
Property (including, but not limited to, the installation of emergency power generators), Landlord agrees to use reasonable
efforts in assisting Tenant to acquire necessary utility service. Tenant shall, wherever practicable, install separate meters for
utilities used on the Property by Tenant. In the event separate meters are rut installed, Tenant shall pay the periodic charges for
all utilities attributable to Tenant's use. Landlord shall diligently correct any variation, interruption or failure of utility service,
(e) As partial consideration for Rent paid under this Lease, Landlord hcrcby grants Tenant an Easements in, under and
across the Property for ingress, egress, utilities and access (including access for the purposes described in Section I) to the
Premises adequate to install and maintain utilities, which include, but are not limited to, the installation of power and telephone
service cable, and to service the Premises and the Antenna Facilities at all times during the Initial Term of this Lease and any
Renewal 'Perm (collectively, the "Easements"). The Easements provided hereunder shall have the same term as this Lease.
(1) Tenant shall have 24-hours-a-day, 7-days-a-week access to the Premises ("Access") at all times during the Initial
Term of this lease and any Renewal 'fern) In the event Landiord, its employees or agents impede or deny Access to Tenant, its
employees or agents, Tenant shall, without waiving any other rights that it may have at law or in equity, deduct from Rent
amounts due under this Lease an amount equal to per day for each day that Access is
impeded or denied.
8. Termination. Except as otherwise provided herein, this Lease may be terminated, without any penalty or further
liability as follows.
(a) upon thirty (30) days' written notice by Landlord if Tenant fails to cure a default for payment of amounts due under
this Lease within that thirty (30) day period;
(b) immediately if Tenant notifies Landlord of unacceptable results of any title report, environmental or soil tests prior
to Tenant's installation of the Antenna Facilities on [he Premises, or if Tenant is unable to obtain, maintain, or otherwise forfeits
or cancels any license (including, without limitation, an FCC license), permit or any Governmental Approval necessary to the
installation and/or operation ol' the Antenna Facilities or Tenant's business;
(c) upon ninety (90) days' written notice by Tenant if the Property or the Antenna Facilities are, or become
unacceptable under "Tenant's design or eugiueering specifications for its Antenna Facilities or the communications system to
which the Antenna I-acilitics bclung,
site Number: 1'036.11
2 verstoa to-z-nt
Site Name'. N. Porl 51. 1.11C ie Ri VC
Market Tamp:JOrlandc
(d) immediately upon written notice by Tenant if the Premises or the Anlcnna Facilities are destroyed or damaged so as
in Tenant's reasonable judgment to substantially and adversely affect the effective use of the Antenna Facilities. In such event,
all rights and obligations or the parties shall cease as of the date of the damage or destruction, and Tenant shall be entitled to the
reimbursement of any Rent prepaid by Tenant. If Tenant elects to continue this Lease, theft all Rent shall abate until the Premises
and/or the Antenna Facilities are restored to the condition existing immediately prior to such darnage or destruction; or
(r) at the time title to the Property uansfcis to a condemning authority pursuant to a liking of all or a portion of the
Property sufficient in Tenant's determination to render the Premises unsuitahic Cor'I'Lrnrnl's use. Landlord and Tenant shall each
be entitled to pursue their own separate awards with respect to such taking. 5aie of all or part of the Property to a purchaser with
the power of eminent domain in the face of the exercise of the power shall be treated as a taking by condemnation.
9. Default and Right _to -Cure. Notwithstanding anything coulained herein to the contrary and without waiving any
other rights granted to it at law or in equity, each party shall have the right, but not the ubliga[ion, to terminate this lease on
written notice pursuant to Section 12 hereof, to take effect immediately, if the other party (i) fails to perform ally covenant for a
period of thirty (30) days after receipt of written notice thereof to cure or (ii) couunits a material breach of this Lease and fails to
diligently pursue such cure to its completion alter sixty (60) days' written notice to the defaulting party.
10. Taxes. Landlord shall pay whcri due all real property taxes for the Property, including the Premises. In the event
that Landlord fails to pay any such real properly taxes or other fees and assessments, Tenant shall have the right, but not the
obligation, to pay such owed amounts and deduct them from Rent amounts due under this Lease. Notwithstanding the foregoing,
Tenant shall pay any personal property tax, real property tax or any other tax or fee which are directly attributable to the presence
or installation of Tenant's Antenna Facilities, only for so long as this Lease has not expired of its own terms or is not terminated
by either party. Landlord hereby grants to Tenant the right to challenge, whether in a Court, Administrative Proceeding, or other
venue, on behalf of Landlord and/or 'Tenant, any personal property or real property lax assessments that may affect Tenant. If
Landlord receives notice of any personal property or real property tax assessment against the Landlord, which may affect Tenant
and is directly attributable to Tenant's installation, Landlord shall provide timely notice of the assessment to Tenant sufficient to
allow Tenant to consent to or chaflenge such assessment. Further, Landlord shall provide to Tenant any and all documentation
associated with the assessment and shall execule any and all doclnncnfs reasonably necessary to cffecluate the intent of this
Section 10. In the event real property taxes ate assessed against Landlord or Tenant for the Premises or the Property, Tenant
shall have the right, but not the obligation, to terminate this Lease without further liability after thirty (30) days' written notice to
Landlord, provided Tenant pays any real property taxes assessed as provided herein,
It. Insurance and 5ubiogation and Indemnification.
(a) Tenant will provide Commercial Cicneral Liability Instnance in an aggregate amount of
Tenant may satisfy this requirement by obtaining die appropriate endorsement to any master policy of
liability insurance Tenant may maintain.
(b) Landlord and Tenant hereby mutually release each other {and tile]] successors or assigns) from liability and waive
all right of recovery against the other for any loss or damage covered by their respective first party property insurance policies for
all perils insured thereunder. In the event of such insured loss, neither party's insurance company shall have a subrogated claim
against the other. To the. extent loss or damage is not covered by their first party property insurance policies, Iandlord and
Tenant each agree to indemnify and hold harmless the other party from and against any and all claims, damages, cost and
expenses, including reasonable attorney fees, to the extent caused by or arising out or (a) the negligent acts or omissions or
willful misconduct in the operations or ac:livitics on the Property by the indemnifying party of the employees, agents, contractors,
licensees, tenants and/or subtenants of the indemnifying party, or (b) a breach of any obligation of the indemnifying party under
this Lease. Notwithstanding the foregoing, this indemnification shall not extend to indirect, special, incidental or consequential
damages, including, without limitation, loss of profits, income or business opportunities to the indemnified party or anyone
claiming through the indemnified party. The indemnifying pwty's obligations under this section are contingent upon (i) its
receiving prompt written notice of any event giving rise to an obligation to inicimi fying the other party and (if) the indemnified
party's granting it the right to control the defense and settlement of the same. Notwithstanding anything to the contrary in this
Lease, the parties hereby confirm that the provisions or this section shall survive the expiration or termination of this Lease.
Tenant shall not be responsible to Landlord, or any third -party, for any claims, costs of damages (including, fines and penalties)
attributable to any pre-existing violations of applicable codes, statutes or other iegulalions governing the Property.
12. Notices. All notices, requests, demands and Other CUmit UniCal1011S shalt be in writing and arc effective three (3)
days after deposit in the th& mail, certified and postage paid, or upon receipt if personally delivered or sent by next-husiness-day
delivery via a nationally recognized overnight courier to the addresses set forth below. Landlord or Tenant may from time to
time designate any other address for this purpose by providing written notice to the other party.
Site Number: P039-li 3 Version 10-2-01
Site Name, N. fort St. Lucie RiVer
Market: 'I'all. pulorlWidJ
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CVIADPOND: tAW We C f lf" icy MAMA 22F,2:
ADDENDUM TO SITE LEASE WITH OPTION
[Additional Terns]
In the event of conflict or inconsistency between the leans of this Addendum and this Lease, the terms of the Addendum shall
govern and control. All capitalized [cans shall have the same meaning as in this Lease.
Section 3. Permitted Use.
Delete "removal or replacement of related facilities, tower and base".
Section 5. Renewal.
In the first sentence, delete "except that rent shall be increased by of the Rent paid over the preceding term."
Section 7. -Improvements- Utihties• Access.
In paragraph (a), replace the first sentence with the following new sentence:
(a) Tenant shall have the right, at its expense, to erect and maintain on (lie Premises improvements, personal
property and facilities necessary to operate its communications system, including, without limitation, radio
transmitting and receiving antennas, microwave dishes at additional rent expense, equipment shelters and/or
cabinets and related cables and utility lines and a location based system, including, without Limitation,
anlenna(s), coaxial cable, base units and other associated equipment (collectively, the "Antenna Facilities"),
as such location based system may be required by any county, state or federal agency/department.
In paragraph (d), add the following to the last sentence: "not caused by tenants equipment, employees, contractors or agents."
In paragraph (f), add the following to the last sentence: "unless'fenant is in default of any provision of this agreement."
LANDLORD: W & M Management, Inc. IT ESSES:
By:
Printed ]Name: 1 us Colletta Pri cd N
Its: Icame
e President L rGt rQ ,
Date: !� G c a F l.
Printed Name
TENANT:
Omnipoint 11 Wings, Inc. dba VoiceStream Wireless
WITNESSES:
By:
Printed Name:
By I. Vieming
-� fit, R ! b� it11Q L' tj
Its:
Director Of Engineering&
Printed Name
Date:
�Op)e'rra"tioons
Printed Name
Site number P038-S 7 ve"ion 10-2-01
Site Name N. Port Sl. Lucie River
Market: TarnpalOriando
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VoiceStream Site #: P038-B
VoiceStream Site Naine: N. fort St. Lucie River
Second Amendment to
Tower Lease With Option
This jSendjAmendnierit to Tower Lease With Option (this"Amendment") is made this
day of , 2002, by and between W & M Management, Inc. ("Landlord"),
and Omnipoif ' gs, Inc., dba VoiceStream Wireless, a Delaware corporation. ("Tenant").
WHEREAS, on February 25, 2(x)2, Landlord and Tenant entered into a Tower Lease With Option
("Lease") whereby Tenant ]eased from Landlord, certain space at a telecommunications facility
located at 375 East Midway Road, Ft. Pierce, Florida (the "Facility"): and,
WHEREAS, Landlord and Tenant desire to amend the Lease as follows:
Section 4. Rent.
Replace the existing paragraph with the following new paragraph
Tenant shall pay Landlord, as rent, per year
("Rent"). Rent shall be payable in advance within twenty (20) days following the
Commencement Date and thereafter annually on each anniversary of the Commencement
Date, or within Five (5) days thereafter. All rent shall be payable to Landlord at Landlord's
address specified in Section 12 Below. If this Lease is terminated for any reason other than
a default by Tenant at a time other than on the last day prior to an anniversary of the
Commencement Date, Rent shall be prorated as of the termination date and all prepaid Rent
shall be refunded to Tenant. et . 3 `t/o C-a,A •6�,�.��
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Section 4. Rent.
After the existing paragraph, insert the following new paragraph:
For consideration as set out in the Lease, Landlord agrees to reimburse Tenant im
for construction costs associated with modification ur the
1 ower, upon Landlord's receipt of the first Rent payment. In the event the -
reimbursement is not received by Tenant within ten (10) business days
of Landlord's receipt of Tenant's Rent payment, Tenant's Rent payment for the second year
will be reduced by
NOW, THEREFORE, for good and valuable consideration, the receipt and sufficiency of which is
hereby acknowledged, the parties hereto agree to be legally bound to this Amendment.
All other provisions of the Lease shall remain in full force and effect.
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