HomeMy WebLinkAboutbocc.con.106.1995 ��iM i.. . �a�ik:_ �.i._... .. ... . ... . ' ... ' 'l:t Lt'. �ti........_�,�.h f...,..r.ri;J.�t-,.Jevn.��_R/f:.5n-r:.,o-q
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M1 stace: coloraau ��"F,,::;�?x�.
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city: Aspen �'' `'
Cell I.D.: Aspen Aicport "� ,�
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ROOFI'OP LICENSE AGREEMENT `'''.�.,.��.,
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THIS ROOFTOP LICENSE AGREEMENT (ihis "License") is entered into this � day of i:;'i:'
,� 1995("Execution Datc")between the Aspen/Pitkin County Ai:port("Landlord")and Colorddo r
� Fli ' ountry Ce ,a Limited Partnersltip("Tenant'�. ' �
� �..a.:•-i-�.-�..
i L Premises. Subject to the following tams and condiGons,Landlord Licenses ta Tenant cectain space �� �
� within and on the side of the buildin the"Buildin " locaud on the real ro the"Pro descn'bed in the k �^',
S( 8) P PenY( PertY") �. :,;c>-.
attached E�chibit A.The location and orientation of Tenant's space togdher with access and utilities,is described and
depicted in attached Exhibit B(col1ectively refetred to hercinafter as ihe"Premises'7.
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The Premises,located at the Aircraft Rescue&Firefighting buitding at 0233 East Airport Road,Pitidn County,
Colorado,rnmprises approximately 121 square fee� :�t
2. Tcrm. The initial term of this License shal!be one year,commencing upon the earlia of(a)written
notificadon by Tenant to Landlord of TenanNs receipt of all Gwemmental Approvals, or(b) two months from the *�y;'-
Execudon Date of this License (the"Commencement Date"),and terminating at Midnight on the tast day of tlte month in ''�r'
which the first annual anniversary of the Commencement Date shall have occurced.
. if Tenant sha11 not have obtained a!1 Govemmental Approvals on or before ihe date specified in 2(b)above,then
Tenant shall,by notice to Landlord,have the right to cancel ap righu and obligations undec this License,provided Tenant •
reimburses Landlord fot aclual,reasanab[e,legal or other preparatocy eapenses incurred to a maximum of 5500.00. {
3. Permitted Use. The Premises may be used by Tenant only for persnitted uses, wluch are the
+ hansmissiott and receprion of cellulaz telephone and radio communication signals and for the insfallation,mainrenance, '•,"3:�
repair or replacement of related facilities,antannas,equipment and related activities. Tenant sLall obtain,at Tenant's 'if
1 '
expense, all licenses and permiu or authorirations required for TenanPs use of the Premises fmm all applicable
government and/or regulawry entiues(the"Govemmental Approvals")and may(prior to or after the Commenceme�t
4 Date)obtain a Gde report,perform surveys,soils tests,and ott�er engineering procedures or emironmental imestigations
on,under and over the Property,necessary to determine that Tenant's ase of fhe Premises tivill be compau'ble with Tenant's .�_.
engineering specifications, system, design, operations and Governmental Approvals. Landlord agiees to reasonably
cooperate with Tenant(at no cost ro Landlord),where requited,to perform such procedures ar abtain Gave[runenta!
Approvals. Landlord agrees that Tenant s}iall Lave the right to immediately terminate this License i£Tenant notifics
�� Iandlord of unacceptable reailts of any tiUe teport or of the survey or soils tests prior to Tenant's installation of the
Mtenna FaciliGes (as defined beloiv) on the Precttises. Landlord also agrees thai i� 6ased on the result of any t�
emiroc�mental investigation or inquiry,Tenant determines that the wndition of the Property is unsatisfactory or if Tenant i�
� believes that leasing or continued leasing of the Premises would e.epose Tenant to undue risks af govetnment action or
� intervenlion or third-pacty liability,Tenant may,�rithout a�y penalty or liability,immediately terminate this Raoftop
License Agrcement
4. Rent. . ��' '
: Upon the Commencement Date,Tenant shall pay Landlord, as rent, ffie sum of Six-Hundred Fifty �
Dollazs(5650.00)per month("Rent"). Rent shall be payable on the first day of each month in advance to Landlord at
Landlord's address specified in Paragraph 13 below. ��;
5. Renewat. Tenant shall liave t6e right to extend this License for faur additianal one-year ternu �+.
- ("Renewal Term"). Each Renewal Term shall be on ihe same terms and conditions as set forth herein except that Rent � �r"
st�all be increased each term by a percentage equal to t6e percentage increase in the Consumer Price Index for the Denver ''� ,1 !
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� � Metro litan Statistical Area, Rent shail not increase more than four rcent 4% of the rent azd over thc rent aid over ��"�''��'S�"�
Po Pe ( ) P � p �yl.:v_ .
� ffie preceding term. - -
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� 6. Interfcrence. Tenant sfiall not use the Premises in any tivay which interferes with Ihe use of ihe �'� � '!�
� Pro rty b Landlord,ot tenants or lioensees of Landiord,with ri hts to the Pro rior in time to Ttnant's sub'ect to I r�
Pe Y B Pe1'�Y P ( J "tr:','',�l•J.
� Tenant's rights under this License,including non-intederence). Similarly,Landtord shall not use,nor shatl Landlord
� permit i's tenants,licensees,employees,invitas or agents to use,any portion of Landlord's properties in any way which •�4 • �'~
! intederes with the operations of Tenant. I.andlord agcees to notity Tenant prior to the installation of any additional j���
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� communications facilities on Landlord's propecty in an effort to ascertain any interfemnce pnssibilities. Tenant's written r
i approval on the design and placement of additional communicadon faciliues is required; said approval not to be .���'.;� ,�
. 3 unreasonably withheld.
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j Such intederence shall be deemed a material breach by�he interfering party,who shall,upon nouce �j i' '.
i from the other,be cesponsibie for terminadng said intederence. In the event any such interFerence does not cease f�., +'r •
P P X P� B 8 Y P J�Y d, J x'''
rom A the es acknowled e that continuin interference ma cause irre azabie in an thenfore,the in ured .��.: ;
� party shall have the right,in addition to any other righu that it may have at(aw or in equity,to bdng action ro enjoin such �''�
interforence or to terminate this License immediately upon notice.
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7. 7mnrovemcnts:Utilitics;Acccss. ���'
A
a Tenant shall Nave the right, at its ea-pense, to place and maintain on the Premises
im rwements, sonal ro g �:`';`
p per p perty and facilities described in Exhibit C attached hereto which include radio transmittin .:4°.
and receiving antennas(the"Mtenna FaciliGes"). Landlord's prior consent to the pians and spec�cadons for such
impcovements siiall be required but st�alt not be unreasonably withheld or delayed and shall be deemed given as to those
items listed in Exhibit C herero. Tenant shall have the right to repiace or upgrade the Antenna Facili4es at any time
• during the tetm of this License. Tenant shall cause all constcuction to occur lien-free and in compliance cvith all
applicable laws and ordinances. The Mtenna Facilities shail remain the e.eclusive property of Tenant Tenant shall Lave
the right to remme the Antenna Facilides upon tersninauon of tlris License. �
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b. Tenant shall, at Tenant's expense, kcep and maintain the Premises and all buildings and �'
improvements now or hereafter located thereon in wmmercially reasonable rnndition and repair during the term of this '�:;%�
Licensa Upon tertnination of this License,the Premises shall be reWmed to Landlord in good,usable wndition. �+
c. Tenant shall have the right to instal!utilities,at TenanYs e.�cpense,and to improve ihe present
I utilities on tt�e Premises(including,but not limited to the instatlaGon of emergency power generators). Landlord hereby
grants Tenant the right to place any utilities on,or to bring utiliues across,the Properiy in order to service We Premises ��
� and the Antenna Facilities. Tenant shall install separa[e meters for utilities used on the Property. In the event sepazate
metets can not be instalied,Tenan[shall pay the periodic chazges for aU utilities attributable to Tenant's use. Tenant shall
have the right to instali necessary condu+t and steeving from the antennas to the point of equipment connecUon, �
��j.'._ �.'i . .�y .
� d. As partial consideration for rent paid under this License, Landlord hereby gants Tenant ""•
ingress,egress,and access to tlu Pcemises adequate to service the Premises and the Antenna Facilifles at aR Gmes during '•`
the terni of this License or any Renaval Term. Upon notice,Landlord shall have the right,at Landlord's sole c��pense,to
relocate�e ingress,egress and access to Tenant,provided such nerv location shall not mazerially interfere with Tenant's �
' operetions. My ingress,egress and access provided hereunder shall have the same term u this License.
e. Land]ord represents and�varrants that the Premises are now and shall continue in the fittiue to �
Ibe operated,managed and maintained in compliance with all applicable Federal,State and local laws and regulauons.
,�.
� f. Tenant shall have 24-hours-a-day,7-days-a-week acccss to the Premises at ail times during the
term of this License and any Renewal Term. �+j s.'
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8. Default. My of the following occurrences,condiUOns,ar acts shall be deemed a "Defauit"under lhis �'�. '^_
License: ��, _
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a. if Tenant fails to pay amounts due under tltis License wit}ritt ten(10)days of its receipt of �;,,y.;�1+�:,
written natice that such payments are overdue; `
b. if either party faiis to observe or perforcn its obligations under this License and does not cure ',' �`'
such faiWre within titirty(30)days from its receipt of written nodce of breach;or such tonger period as toay be required to �°-��
diligenlly complete a cure commenced within the 30�ay period. ?��,��;'�'�l,
9. Tcrmination: Except az athenvise provided herein, this License may be ternunated, without any `< �
penalry or further liabiliry az fotlows: , y `-
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a upon ten(10)days'written notice in the event oC a Default(as d�ned ahove); ��
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b. upon ainery(90)days'written nodce by Tenan4➢f Tenant is unable to obtain,maintain,or
othenvise forfeits or cancels any license,perntit or Govemmental Approval necessaty to the consWction andJor operation ;�`^F,; `
_ of the Mtenna Facilities or TenanPs businesr, .
�
j c. upon ninety(90)days'written noticc by Tenant if the Premises are or become anacceptabte
under Tenant's design or engi�ering spec�cadons for i4s Antenna Facilities or the communications system ta which the �'
i Antenna Facilities belong; �7i
d. immediatdy upon written nolice if the Premises or t6e Antenna Facilities are destroyed or 1:
' damaged so as in Tenant's reasonable judgment to substantially and adversely affect the effective use of the Mtenna �'?
Faci]iGes. In such erent,all rights and obligations of the parties shall cease at of the date of the damage or destn�ction, �.!%
and Tenant shall be enutled to the reimbursement af any Rent pcepaid by TenanL If Tenant elects to continue this
License,then all Rent shall abate until the Premises and/or Antenna Facitides are restored to the wndition existing `}
immediately prior to such damage or deswcfion;
� e. at We lime title of the Property transfers to a condemning authority,pursuant to a taking of all `
� or a poRion of thc Property sufficient in TenanNs determination to render the Premises unsuitable for Tenant's use.
� LandIord and Tenant shall each be entitled to pursue their own separate awards with respect to such talring. Sale of all or ;
� part of the Premises to a purchaser with the power of eminent domain in the face of the exercise of the prnver,shall be %'i''�+
treated as a taking by condemnatlon. ��+` `
' 10. Taxes. Tanant shall pay any personal propeRy ta.�es assessed on, or any portion of mch taxes
attributable to, the Antenna Facilities. Land[ord sha[I pay when due aR real property taxes and al!other fas and
assessments auributable to the Propert�•. Howe��er,Tenant shall pay,as addi6onal Rent,any increase in real propercy
taxes levied against the Property(ercluding any additional tares that relate to the pertod priar W the Commencement
Date)which is directly attributable to TenanPs use of lhe Property,and Landlord agrees to fumish proof of such increase
� to Tenant. '
.a � .
- -- 11. Insura�cc.
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Tenant�vil!provede Commercial Genera!Liability Insurance in an aggregate amount of 51,000,000.00 3'
and name Landlord as an additional insured on the policy or policia. Tenant may sadsfy this requirement by obtaining � �
, appropriate endorsement to any master policy of liabiiity insurance Tenant may maintain.
� .
12. Aald Harmless Tenant agrees to hoid Landlotd harmless from claims arising from the insialta6oq '•'
use,maintenance,repair or remova!of the Mtenna Facilities,aYcepl for claims arising irom the negligence or intendonal `
acts af I.andlord,its employees,its agents or independent contradors.
��
13. Notices. All notices,requests,demands and other communications hereunder shall be in�vriung and
shall be deemed given if personally delivered or mailed,certified mai1, return receipt requ�sted,or sent by ovemight }+
carria to the fo]lowing addresses: �
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' ff to Landlord,to: If to Tenant,to: �.,���Fk':'
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Aspen/Pitkin Counry Airport Colorado ffigh Coun(ry Ceilular,a Limited Partnership :; .,�r
0233 Eas[Aiiport Road 1001 16th Slrcet,Suite Gl :�;
Aspen,CO 81611 Denver,CO 80265 �`��
Attn.:Airport AdminisUator Attn.:Site Acquisilion Depadment •''�-.,+,r,
4 .. .
14. Ouiet Eniovment.Titte and Authoritv. Landlord covenants and�vaaants to Tenant tLat(i)Landlord �' :` '
� haz full right,poti��er,and�uthority[o execute ihis License;(ii)I.andlord has good and unencumbered title ro the Prope�ty ��':-' r
; and tlu Building free and dear of any liens or mortgagees e�cept ttiase disclosed to Tenant which will not interfere�rith �:��-:.'_
TenanCs rights lo or use of the Premises;(iii)execution and perfarmance of this License wili cat violate any laws, �'=aY-:'
1 ordinances,covenants,or the provisions of any mortgage,License,or other agreement binding oa Landlord. t:;"i: .
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Landlord covenants that at all times during the term of this License,Tenant's quiet enjoyment of the Premises or �''"
any part themof shall not be disturbed as long as Tenant is not in default beyond any applicable grace or cure period. t: �"
15. Environmental Laws. Tenant represents,warrants and agrees ttiat it will conduct its activities oa the f:
Property in compliance wilh all applica6le Environmental Laws(as deLned in attached Exhibit C). Landlord represents, Y'
warrants and agrees that it will in the future conduM its activides on the Property in compliance with all applicable •
Environtnenlal La�cs and that the Property is free of Ha�ardous Substance(az d�ned in attached Evchibit G�as of the date j.
af ttus License. F
�:
I.andlord shall be msponsible for,and shall prompUy conduct any imestigadon and remediation as required by '�Z
� any Environmental Laws or wmmon law,of all spills or other releasas of Hazardous Substance,not causcd solely by
Tenant,that have occurred or which may accur on the Property.
( Tenant agrees to de£end,indemnify and hold Landlord hartniess from and against any and all claims,causes of �
i aclion,demands and liabi(ity including,but not limited to,damages,costs,expenses,assessments,penatties,fines,losses, �
£ judgments and attorney's fees that Landlord may suffer due to the eristence or discovery of any HaTardous Substance on
{ the Property or the migration of any Hazardous Substance to other properties or released into the environment arising ".+�
e solely from Tenant's aaiviues on the Property.
S
' � Landtord agrees to defend,indemniCy and hold Tenant harmtess front and against any and a11 claims,puses of
� acdon,demands and liability inc►uding,but not limited to,damages,costs,expenses,assessments,penalties,5nes,losses,
� judgments and attomey's fees that Tenant may suffer due to the eaistence or discovery of any Hazardous Substance on the
� property or the migration of any Hazardous Substance ro other properties or released inW the environment,that relate or
arise from Landlord's activities during this License and from all activities on the Pmpecry prior to tde commencement of
this License.
4
, The indemnifiptions in this section specifically include costs incurred in connection with any inv�tiga6on of �
__�_ I
� site conditions or an cicanu ,remedial,removal or restorauon woric re uired b an vernmental authori
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16. Assienment and Subleasine. Landlord agrees that Tenant may assign tttis Lianse,and all rights, ' �
, ben�ts,liabitities and obligaUOns hereunder,to a parent,subsidiary or�liate of Tenant,wntmis or is controlted by or
under common control with Tenant,is merged or consotidated wi�h Tenant or purchases a majority or controlling interest •
in the ownership or assets of TenanL Upon notificadon to Gandlord by Tenant of any such acdon,Tenant s6all be '
relieved of all future pedormance,liabiliva and obligations under this License. Tenant may not offienvise assign or '
sublet this License without I.and]ord's wnsent,not to be unreasonably withheld or delayed. 4•
�
Additionally,Tenant may,upon notice to Landlord,mortgage or�ant a security iuurest in diis T.icense and the i
Mtenna Facilities,and may assign this License and the Mtenna Facilitia to any such mortgagea or holdecs of suuriry }
interests including lheir successors or assigns (hereinafter collective[y referred to as "Mortgagc�es'�, provided such i., _'_
Mortgagas agree to be bound by the terms and provisions of this License. In such event,Landlord stiall execute such ; � `
consent to teasehold financing as may reasonably be required by Mortgagees. Landlord agrees to notify Teuant and �: �'
1.;
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{ � TenanPs Mort ees simutfaneousi of an default Tcnant and to rve Mort �'�`�' 'S�
".R Sa8 Y Y b3' S &�8��e same right ro cure any default as �„_ �ti:N
� Tenant except that the cure period for aay Mortgagee slialt not be less than ten(LO)days after receipt of the default nolice. � �° .
t. ,
� 17. Sucecssors and AssiQns. This License shall run with tlie Pmpeity,and shall be binding upon and r.�`•
i inure to the benefit oC the parties,their respective successon,personal representatives and assigns. �'�:,_�'�
, �. ,
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�� 18. Waiver of Landlord's Lien. Iandlord here6y waives a�ry and all lien rights i[may have,statutory or �
� othenvise,wnceming the Antenna Faciiities ot azry ponion thereof which shal[be deemed personal propeRy for the -
i pucposes of this License,regardless ofwhether or not same is deemed real or personal propeRy under applipbk Iaws,and ' ''
i Landlord gives Tenant the right ta remove a11 or any portion of same from time to ume in TenanPs sole discreaon aad ` " �
without Landlord's conscnt =.
19. Miscellaneous: y'�:".:�'
- a. The substanUally prevailing pacry in any litigation arising hereundet slialt be endtled to its , � '
reasonable attorneys'fees and court costs,inclading appeats,if any.
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� b. Each party agrees to fumish to the other,within ten(10)days after requcst, such truthCul a
atoppel infonnation as the other may reasonably request. S7
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' i � c. This Licer+se constitutes the entire agreement and understanding of the parties,and supersedes z
_� all offers,negotiations and other agreements. Thero are no mpresentations or understaudings of any kind not set forth
herein. Any amendments ta tfds License must be in writing and executed by bolh parties.
- d. If either pazty is mpresented by a real estate broker in this transacliosti that party shali be fully �
. responsibie for any fee due such broker,and shall hold ti�e other pam harmless ftom any claims for commission bq such ?
� broker. i:
� �j �� � � '
� e. Each parry agrees to cooperate with the other in e.�ecuting airy documents necessvy to pmtect ;
its rights or use of the Premises. `
f. This License shall be constxued in aaordance with the laws of the state in which the Propecty �
is located.
� g. If any tecm of this License is found to be void or invalid,such imalidity shall not affect the
mmaining ierms of this License,which shall continue in fiill force and effect.
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TENANT: Coloca igh utaz.a Limited Paroaership � f i`. ,:
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� ich Sims,G eial Meoager ,�
(For and on behalf of RSA 350 Cellular,7nc.,
� Majoriry Gentral Partner) ;
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STATE OF _
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COUNTY OF % �'�
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i On this�da of l' 1995 efore me personaily appeared + . �(�aown ;�
to me to be the of , the wrporedon that exxu rka within and
' forogoing iastn�ment,and acknowledged the seid insaument to be the frea and voluntary act and dced of suui cotporation
for t6e uses and purposes therein mentioned,aad on oat6 stated that he was autltorizad to execufa said insWment.
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4 IN WITNESS WHEREOF,I have hereunto set my hend and a ed y official seal tfie day and year first above �
written.
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N ARY PUBLI
M commission eapices:��0"�O'J�'�j
STATE OF �,d-�.�1�t((t�U ) �
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__._ cout�rrY oF /,'e.vu.w�.. �
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Oa this �0 day of /U�rN'uR.�i�2., 1995,beforo me personally appearal Michael Sims,known to me to be t6e
Vice President/General Manager of Colocado High Cauntry CeIIular, a Limited Partnership, tha wcporation that
executed tha within and foregoing iastcument,and acknowledged the said instrument to be the free aad volunlary act and
� dxd of said corporation for the uses and purposes Iherein mentioned, and on oath stated that ho was authorizod W �
� exxute said iastmment.
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; IN VJIINESS WHEREOF,I have hereunto set my hand and affixed my official seal the day aad year fiist above
written. ,
- �I . /5�e,u.t.a�- d��-c.�.�.�.-r�
r - ' NOTARY PUBLIC 'x`-
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i My commission expires: 'Z�7�G� � � '-
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:�,I • EXHIBtP A ,.
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� to the RooRop Licensa Agreement dated this�'u'�daY° .1995 � #r ;. .
;i between the Aspcn/Pitkin Camty AicpoR,as dlord, F �y,�
�� and Coloredo High Country Cellular,a Limited Partn iup,es e°a°t r,
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�� 'p�ProPerty is legaily described as follows: •
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Sections 27&34.Township 9 SouW.Renge 85 West of the Sixth P.M.,mare commoaly known as tha AsPen-Pitkin �s�� .
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i EXHIBIT B � ,..
� to the Rooftop License Agreement dated this�day of ,1995 �,�i,�'.
.. between t6e AspanlPitkin County Airpnd,as lord,
- md Colorado High Country Cellulaq a Limited �P.as enant I� ,;.y.r�
A Site Plan end Constmction Drawing will be provided to Landlord by TenenL Lendlord's prior cnnsent to the plens
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and spx'sficatioas shall be required priar to aoy coastcuction activity. �
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to the Rooftop License Agreemeot dated this�day o ,1995 '`�..
Getweea tha Aspen/Pitlon County Ai�port,as dlord, %�'�
- and Colorado High Country Cellulaz.a Limited Partnership,as Teoeat I
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� Emironmenta!Laws � f
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_-- As used in this Licensa,'Environmental I,aws"means all faderrl,state and local mvironmeatal laws,niles,
i regutations,ordioances,judicial or administrative decras,orders,decisions,suthorizations or permits pectaining w the � ,,
protaxioa of human health and/or the environment,including,but not limited to,the Resourcc Conservatian end N '
Racovery Act,42 U.S.C.§g 6901,et sea..the Cleen Air Act,42 U.S.C.§§?401,e�sa�,the Federal Water Pollution
` Control Act,33 U.S.C.§§1251,et sea..the Emergeocy Planning and Community Right W Know Act,42 U.S.C. � ,
� §§1101,e4 sea..tha Comprohensive Environmental Response,Compassation and Liability Act,42 U.S.C.§§96D1,et
sea..the Toxic Substancu Control Act,15 U.S.C.§§2601,et sw.,the Oil Pollution Control Act,33 U.S.C.§§2701,et �
sa�,,.,and Colorado(state laws),or any othu wmparable local,state or federal smtute or ordinance pectaining to the ! .5; ,
mvironment or neturnl resoumes and all regulations peAaining themw. This definition includes atl fedeaal,state or local
• laad use laws dealing with environmental sensitivity including.but no[limited to,laws regarding wetlands,steep slopes, `
aquifers,critical or sensitive areas,shorelines,fish and wildlife habifat,or historical or azcheological sigaificence. �
As usal in this License,"Ha�ardous Substance'means any ha�ardous or Wxic substances as defined by the i
� � Comprehensive Environmental Response,Compensation and liability Act,as ammded from time to time;any hazardous
waste as defined by t6e Resource Conservation and Recovery Act of 1976,as amendod from time to time;any and all !
material waste or substance defined as hazardous pursuant to any federal,state or local laws or regulatioas or order,and �
any su6stsnce which is or becomes regulated by any federal,state or local govemmental suthoriry;any oil,petroleum
products and their byproducts. '
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