HomeMy WebLinkAboutbocc.con.287.2013 CONTRACT It
(A-Hatted)
AN ORDINANCE OF THE BOARD OF COUNTY COMMISSIONERS
OF PITKIN COUNTY, COLORADO APPROVING THE SITE LEASE WITH EXELIS
INC.AND AUTHORIZING THE CHAIRMAN TO EXECUTE THE SITE LEASE WITH
EXELIS INC.FOR SPACE LOCATED AT THE ASPEN/PITIQN COUNTY AIRPORT
(SARDY FIELD) AIRPORT OPERATIONS CENTER
ORDINANCE#O '-2013
1. The Board of County Commissioners of Pitkin County (the "County") is the
owner, operator and sponsor of the premises known as the Airport Operations Center at the
Aspen/Pitkin County Airport (Sardy Field) ("Airport), located at 1001 Owl Creek Road, Aspen,
CO 81611.
2. Exelis Inc., through a prime contract with the Federal Aviation Administration,
provides, installs and maintains equipment for the transmission and reception of radio
communication signals through the Automatic Dependent Surveillance — Broadcast ("ADS-B")
system, a component of FAA's NextGen initiative, a supplement to traditional radar based
• surveillance of aircraft. Exelis Inc. is the only provider of the ADS-B system and equipment
through the FAA prime contract.
3. To enhance safety, generate revenue and fulfill the Airport's federal obligation to
be as self sustaining as possible, the Airport wishes to have the ADS-B equipment installed in
approximately 72 square feet of the Airport Operations Center copula, a space designed for this
type of use, and to lease to Exelis Inc. the space to install,maintain and repair the equipment.
4. The initial term of the Site Lease is for five (5) years, with two renewal terms of
four(4) years each, for a total of 13 possible years. Exelis Inc. will pay the County rental
payments equaling $24,096 in the first year, with a five percent (5%) in the rental amount for
each following year.
5. The BOCC finds that adoption•of this ordinance is necessary for the immediate
preservation of the public health,safety and welfare of the citizens of Pitkin County and therefore
declares this ordinance and legislation to be effective immediately
6. The terms of the Site Lease are set forth,and the Chair(or Chair's designee)shall
be authorized to sign a lease as approved by the County Attorney.
NOW THEREFORE, BE IT ORDAINED by the Board of County Commissioners
of Pitkin County, Colorado, that the Board of County Commissioner of Pitkin County hereby
approve the lease agreements with EXELIS INC. and authorize the Chairman to execute the Site
Lease in its present form or in a substantially similar form approved by the County Attorney.
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Ordinance #-W', -2013 _
Page 2 tit
INT n D i CED,FIRST READ,AND SET FOR PUBLIC HEARING ON THE Y D
O DAY OF
r 2013.
NOTICE OF PUBLIC HEARING AND TITLE AND SHORT SUMMARY OF THE
ORDINANCE PUBLISHED IN THE ASPEN TIMES WEEKLY ON <///— ,2013.
NOTICE OF PUBLIC HEARING AND THE FULL TEXT OF THE ORDINANCE POSTED
ON THE I C I A L OF KIN COUNTY WEBSITE(www.asoenpitkin.com)ON THE /2
DAY OF 2013.
ADOPTED AFTER FINAL READING AND PUBLIC HEARING ON THE I DAY OF
ni 2013.
PUBLISHED BY TITLE AND SHORT S • ' , AFTER ADOPTION, IN THE ASPEN
TIMES WEEKLY ON THE/6 DAY OF 2013. y j1oZ[c c'
4- Arnen. doom 1-y OM di / Gli..t es; f," GYt ` .e /7
ATTEST: F
BOARD OF COUNTY COMMISSIONERS
p,,,C ' L Mn.v
Jeanette Jones / George Newm. , Chair
Deputb County Clerk
Date:a
APPROVED AS TO FORM: MANAGER APPROVAL
John Ely, •- witty Jon Peac ck, my Manager
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CONTRACT# ' 0/3
SITE LEASE
THIS SITE LEASE(this "Lease") is effective this 1st day of May, 2013 between the
Board of County Commissioners of Pitkin County, Colorado("Landlord"), and Exelis Inc.
("Tenant").
1. Premises. The "Premises", located at 1001 Owl Creek Road,Aspen, CO 81611, County
of Pitkin, State of Colorado, comprise no more than 72 square feet in the Aspen/Pitkin
County Airport(Sardy Field) Airport Operations Center/Aircraft Rescue and Firefighting
Facility("AOC/ARFF") as outlined in Exhibit A.
2. Term.The initial term of this Lease shall be five years commencing May 1st, 2013
("Commencement Date")and will end on April 30th, 2018.
3. Permitted Use. The Premises may be used by Tenant for, among other things, the
transmission and reception of radio communication signals and for the construction,
maintenance, repair or replacement of related facilities, towers,antennas, equipment or
buildings and related activities. Tenant shall obtain,at Tenant's expense, all governmental
approvals and may(prior to or after May 1, 2013)obtain a title report and perform
environmental and other surveys necessary to determine that Tenant's use of the Premises
will be compatible with Tenant's engineering specifications, system, design,operations
and governmental approvals. Landlord agrees to reasonably cooperate with Tenant (at no
cost to Landlord),where required,to perform such procedures or assist Tenant in
obtaining governmental approvals.
4. Rent.
a. Tenant shall pay Landlord rent per the schedule outlined below. The first month's
rent payment shall be payable on the date Tenant begins to erect Premises
improvements as defined in Section 7, and shall not be prorated. For the following
month and thereafter rent will be payable monthly in advance on the twentieth
(20th)day of each month for the following month to Landlord and Landlord's
address specified in Section 12 below. For the purpose of this Lease,all
references to "month" shall be deemed to refer to a calendar month.
b.
Year 1 May 1, 2013 - April 30, 2014 $2,008.00/Month including utilities
(electric)
Year 2 May 1,2014-April 30,2015 $2,108.00/Month including utilities
(electric)
Year 3 May 1,2015 -April 30, 2016 $2,213.00/Month including utilities
(electric)
Year 4 May 1, 2016-April 30, 2017 $2,324.00/Month including utilities
(electric)
Year 5 May 1, 2017-April 30, 2018 $2,440.00/Month including utilities
(electric)
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In the event the option is exercised for an initial Renewal Term,as described in
Section 5 below,the rent amount shall be:
Year 6 May 1, 2018 -April 30, 2019 $2,562.00/Month including utilities
(electric)
Year 7 May 1,2019 - April 30, 2020 $2,690.00/Month including utilities
(electric)
Year 8 May 1, 2020 -April 30, 2021 $2,825.00/Month including utilities
(electric)
Year 9 May 1, 2021- April 30, 2022 $2966.00/Month including utilities
(electric)
In the event the option is exercised for an additional Renewal Term, as described
in Section 5 below,the rent amount shall be:
Year 10 May 1, 2022 -April 30, 2023 $3,1 14.00/Month including utilities
(electric)
Year I I May I, 2023 - April 30,2024 $3,270.00/Month including utilities
(electric)
Year 12 May I, 2024 - April 30,2025 $3,434.00/Month including utilities
(electric)
Year 13 May 1, 2025 - April 30,2026 $3,605.00/Month including utilities .
(electric)
5. Renewal. This Lease shall automatically extend for the first Renewal Term of four(4)
years, commencing May I, 2018 and expiring April 30, 2022, and the second Renewal
Term of four(4)years, commencing May 1,2022 and expiring April 30, 2026, under the
following conditions:
a. Notice to Tenant. No notice has been given by Landlord to Tenant of intent not to
exercise the option at least ninety(90)days prior to the end of the then current
term. If the Tenant is in good financial standing with the Landlord and doesn't
have any outstanding defaults or a history of late or slow rent payments, the Lease
renewal will not be unreasonably withheld.
b. Notice to County. No notice has been given by Tenant to Landlord of intent not
to exercise the option at least ninety(90)days prior to the end of the then current
term.
c. Status of Tenant. Tenant shall,at the time of renewal, not be subject to an uncured
default.
d. Terms and conditions. The terms and conditions of the Renewal Term(s)shall be
those provided by this Lease,as amended,by the mutual agreement of the parties.
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e. Good Standing. Tenant must be in good financial standing with the Landlord and
not have any outstanding defaults or a history of late or slow rent payments.
6. Interference.
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a. Tenant shall not use the Premises in any way which interferes with the use of the
Premises by Landlord, in Landlord's sole opinion, or with the lessees or licensees
of Landlord's rights in the Premises. Tenant shall not use the Premises in any way
which interferes with any FAA radio communication equipment, the Sardy
Repeater, wireless communications or with any FAA navigational equipment
signals. If Tenant's equipment causes any interference with the above described
equipment or use of Landlord's property, then upon notice by Landlord,Tenant
shall immediately repair or replace its equipment to eliminate interference with
the above described equipment or use of Landlord's property. If Tenant cannot
correct the interference problem, Landlord may relocate Tenant and its equipment
to an alternative area at the airport that will eliminate the interference problem
without limiting the services of Tenant provided hereunder.
b. Landlord shall not use, nor shall Landlord permit its tenants, licensees,
employees, invitees or agents to use any portion of Tenant's equipment in any
way which interferes with operations of the Tenant. In the event Tenant
determines, in its reasonable discretion,that the Premises(i)do not provide
satisfactorily efficient and effective air traffic coverage of the Aspen terminal
airspace, (ii)electrical power,telecommunications, maintenance access, or related
availability factors at the Premises prove unacceptable for the purpose of Tenant's
equipment, or(iii)Tenant's equipment performance has been materially and
adversely affected as a result of any man-made obstructions or interference from
other airport users,then Tenant shall immediately provide Landlord written notice
of such determination. Landlord shall have 90 days to relocate Tenant and its
equipment to an alternative area at the airport that will eliminate the interference
problem without limiting the services of Tenant provided hereunder.
c. Following cure periods set forth herein, interference described in this Section
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 irreparable 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 system
including without limitation radio transmitting and receiving antennas,and tower
and bases, an electronic equipment shelter, and related cables and utility lines
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(collectively the "Antenna Facilities"). The Antenna Facilities shall be configured
generally as set forth in Exhibit A. Tenant shall have the right to replace or
upgrade the Antenna Facilities at any time during the term of this Lease after
receiving Landlord's prior written authorization which shall not be unreasonably •
withheld or delayed. Tenant shall cause all construction to occur lien-free and in
compliance with all applicable laws and ordinances. The Antenna Facilities shall
remain the exclusive property of Tenant. Tenant shall remove the Antenna
Facilities upon termination of this Lease.
b. Upon submitting a site plan to Landlord and receiving its written approval,
Tenant, at its expense, may use appropriate means of restricting access to the
Antenna Facilities.
c. Tenant shall, at Tenant's expense, keep and maintain the Antenna Facilities in
commercially reasonable condition and repair during the term of this Lease,
normal wear and tear excepted. Upon termination of this Lease, the Premises shall
be returned to Landlord in good, usable condition, normal wear and tear excepted.
The Premises shall also be returned in an environmentally clean condition free of
any hazard or contamination of the site as determined by Federal, State and local
jurisdictions.
d. Landlord will provide for electrical utility service to Tenant for the term of this
Lease and any Renewal Terms. The electrical utility service shall consist of two
20-ampere 120/208 VAC electrical circuits with emergency power generator
back-up. The electrical utility service is included in the Rent specified in Section
4.
e. As partial consideration for rent and utilities paid under the Lease, Landlord
hereby grants Tenant the right of ingress, egress,and access to Landlord's
property adequate to install and maintain utilities,which include, but are not
limited to the installation of overhead or underground power and telephone
service cable, and to service the Premises and the Antenna Facilities at all times
during the term of this Lease or any Renewal Term. The location of any such
utility equipment must be agreed to in advance by Landlord and will not be
allowed in a location that interferes with Landlord's property. Upon prior written
notice and upon good cause, Landlord shall have the right to relocate Tenant's
utility equipment.
f. Tenant shall have 24-hours-a-day, 7-days-a-week access to the Premises at all
times during the term of this Lease and any Renewal Term. When accessing the
Premises,Tenant, its agents,employees and consultants must have proper
authorization and security clearances, including appropriate badges and keys.
8. Termination. Except as otherwise provided herein,this Lease may be terminated without
any penalty or further liability as follows:
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a. Upon thirty(30)days written notice by Landlord for Tenant's failure to cure a
material default for payment of amounts due under this Lease within that thirty
(30) day period;
b. Upon thirty(30)days written notice by either party in the other party defaults and
fails to cure or commence curing such default within that thirty(30)day period,
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or such longer period as may be required to diligently complete a cure
commenced within that thirty(30) day period;
c. Upon ninety (90)days written notice by Tenant, if it is unable to obtain, maintain,
or otherwise forfeits or cancels any license,permit or governmental approval
necessary to the installation and/or operation of the Antenna Facilities or Tenant's
business;
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d. Upon ninety(90)days written notice by Tenant if the Premises,AOC/ARFF or
the Antenna Facilities are or become unacceptable under Tenant's design or
engineering specifications for its Antenna Facilities or the communications
system to which the Antenna Facilities belong;
e. immediately upon written notice if the Premises of the Antenna 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 of the parties shall cease as of the date of the damage or
destruction. Tenant shall be entitled to the reimbursement of any rent prepaid by
Tenant provided Tenant returns the Premises to its prior condition;and
f. At the time title of the Premises transfers to a condemning authority, pursuant to a
taking of all or a portion of the Premises sufficient to render the premises
unsuitable for Tenant's use. Landlord and Tenant shall each be entitled to pursue
their own separate awards with respect to such taking. Sale of all of the Premises
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.
g. Tenant may terminate this Lease upon one-hundred and twenty(120)days written
notice to Landlord in the event that the Tenant's Prime Contract with the Federal
Aviation Administration (FAA), contract DTFAWA-07-C-00067, is terminated,
discontinued, or modified in any way that would eliminate the Tenant's need for
this Lease.
h. Following completion of the process described in Section 6(b) hereof,Tenant may
terminate this Lease upon one-hundred and twenty (120)days written notice to
County in the event that the Premises is determined,at the reasonable discretion
of Tenant,(i)not to provide satisfactorily efficient and effective air traffic
coverage of the Aspen terminal airspace,(ii)electrical power,
telecommunications, maintenance access,or related availability factors at the
premises proves unacceptable for the purpose of Tenant's equipment,or(ii)
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Tenant's equipment performance has been materially and adversely affected as a
result of any man-made obstructions or interference from other airport users.
i. Tenant may terminate this Lease upon one-hundred and twenty (120)days written
notice to Landlord in the event that any cost or expense to Tenant resulting from a
substitution of facilities in accordance with Section 20 herein is determined; at
Tenant's sole discretion, to exceed the threshold of appropriate investment.
9. Taxes.Tenant shall pay any real and personal property taxes, including possessory
interest property taxes, assessed on the Premises,or any portion of such taxes attributable
to,the Antenna Facilities.
10. Insurance and Subrogation. Tenant shall procure and maintain until all of its obligations
have been discharged, insurance against claims for injury to persons or damage to
property which may arise from or in connection with the performance of the work or
maintenance of the Antenna Facilities hereunder by the Tenant, its agents,
representatives,employees or subcontractors.
The insurance requirements herein are minimum requirements for this Lease and in no
way limit the indemnity covenants contained in this Lease.
The Landlord in no way warrants that the minimum limits contained herein are sufficient
to protect the Tenant from liabilities that might arise out of the performance of the work
under this Lease by the Tenant, its agents, representatives,employees,or subcontractors.
The Tenant shall assess its own risks and if it deems appropriate and/or prudent, maintain
higher limits and/or broader coverages. The Tenant is not relieved of any liability or other
obligations assumed or pursuant to the Lease by reason of its failure to obtain or maintain
insurance in sufficient amounts,duration,or types.
A. Coverage and Limits of Insurance:
Tenant shall provide coverage with limits of liability not less than those stated
below.An umbrella and/or excess liability policy may be used to meet the minimum
liability requirements provided that the coverage is written on a "following form" basis.
I. Statutory Workers'Compensation: Colorado statutory minimums
a. Policy shall contain a waiver of subrogation against the Landlord.
b. This requirement shall not apply when a contractor or subcontractor is
exempt under Colorado Workers'Compensation Act.,AND when such
contractor or subcontractor executes the appropriate sole proprietor
waiver form.
Minimum Limits:
Statutory $ 500,000
Coverage A (Workers' Compensation) $ 500,000
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Coverage B (Employers Liability) I $ 500,000
2. Commercial General Liability- ISO 1 CG 0001 form or equivalent
(With Landlord named additional insured)
Minimum Limits:
General Aggregate $2,000,000
Each Occurrence Limit $ 1,000,000
3. Auto Liability: Bodily injury and property damage for any owned, hired, and non-
owned vehicles used in the performance of this Contract.
Minimum Limits:
Bodily Injury/Property Damage (Each Accident) •$ 1,000,000
4. Special Coverages(check as appropriate and insert amount):
(1) Performance Bond $
Labor and Material $
Payment Bond $
(2) Professional Errors and Omissions
(3)Aircraft Liability
(4)Owner's Protective
(5) Builder's Risk
(6) Boiler and Machinery
(7) Loss of Use Insurance
(8) Pollution Liability
(9) Crime, including Employee Dishonesty Coverage,or Fidelity Bond
B. Proof of Insurance:
I. The policy shall be endorsed to include the following additional insured language
on the Additional Insured Endorsements specified above: "County of Pitkin
Colorado, its subsidiary, parent, associated and/or affiliated entities, successors, or
assigns, its elected officials, trustees, employees, agents, and volunteers named as
an additional insured with respect to liability and defense of suits arising out of the
activities performed by, or on behalf of the Exelis Inc." The Tenant and or its
insurance broker shall notify the County of any cancellation, or reduction in
coverage or limits of any insurance within seven (7) days of receipt of insurers'
notification to that effect.
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2. In addition:
• a. The tenant's insurance shall be primary and non-contributory with any
insurance or self-insurance purchased by the County.
b. The insurance companies issuing the policy or policies hereunder shall have no
recourse against the County of Pitkin for payment of any premiums or for
assessments under any form of policy.
c. Any and all deductibles or self insured retentions in the above-described
insurance policies shall be assumed by and be for the amount of, and at the sole
expense of the Tenant.
3. Certificates of Insurance for all renewal policies shall be delivered to the County at
the Notice address in Section 12 at least fifteen (15) days prior to a policy's
expiration date except for any policy expiring on the expiration date of this Lease
or thereafter.
4. The County reserves the right to request and receive a current Certificate of
Insurance at any time during the term of this Lease.
11. Hold Harmless and Indemnity,Tenant agrees to hold Landlord harmless for claims
arising from the installation, use, maintenance,repair or removal of the Antenna
Facilities, except for claims arising from the negligent or willful and wanton conduct of
Landlord, its employees, agents or independent contractors. Tenant shall protect,defend,
indemnify and hold harmless Landlord, its officers,employees contractors and agents
against any claim, loss, obligation or liability arising out of or resulting in any way from
Tenant's occupation or use of the Premises (including without limitation, death or injury
to any person),or the acts or omissions of Tenant, Tenant's officers, employees, or, while •
acting on behalf of Tenant,Tenant's subcontractors, sublessees and/or agents due in
whole or in part to the negligent acts (active or passive) by Tenant or to the willful
actions or omissions by Tenant,Tenant's officers,employees, or, while acting on behalf
of Tenant,Tenant's subcontractors, sublessees and/or agents. Tenant's obligations to
indemnify and hold harmless set forth above shall not apply to any such claim, loss,
obligation or liability which is due to the sole active negligence or willful misconduct of
Landlord and/or its employees, officers or agents. All of Tenant's obligations under this
Section are intended to apply to the fullest extent permitted by law and shall survive the
expiration or sooner termination of this Lease.
12.Notices.All notices,requests,demands and other communications hereunder shall be in
writing and shall be deemed given if personally delivered or mailed,certified mail,return
receipt requested,or sent by overnight carrier to the following addresses;
If to Tenant,to: with a copy to: '
Exelis Inc. Exelis Inc.
Attn: SBS Subcontract Manager Attn: SBS Contract Manager
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12930 Worldgate Drive 12930 Worldgate Drive
Herndon, VA 20170 Herndon, VA 20170
Phone: 703-668-6302
Fax: 703-668-6211
If to Landlord,to: with a copy to:
Aspen/Pitkin County Airport Pitkin County
Aviation Director County Attorney
0233 East Airport Road, Suite A 530 East Main Street, Suite 302
Aspen, CO 81611 Aspen, CO 81611
Phone: 970.920.5384 Phone: 970.920.5190
Fax: 970.920.5378 Fax: 970.920.5198
Federal Tax ID # 84-6000794
13. Use of Premises. Tenant acknowledges that it is taking the Premises "AS 1S" and that
Landlord makes no warranties as to its use or appropriateness for any particular purpose.
14. Ouiet Enjoyment, Title and Authority. Landlord covenants and warrants to Tenant that(i)
Landlord has full right, power and authority to execute this Lease; (ii) it has good and
unencumbered title to the Premises free and clear of any liens or mortgages.
Subject to the terms of this Lease, Landlord covenants that at all times during the term
hereof, Tenant's quiet enjoyment of the premises or any part thereof shall not be disturbed
as long as Tenant is not in default beyond any applicable grace or cure period.
15. Environmental Laws.Tenant represents warrants and agrees that it will conduct its
activities in and around the Premises in compliance with all applicable environmental
laws.
Landlord represents warrants and agrees that it has in the past and will in the future
conduct its activities in and around the Premises in compliance with all applicable
environmental laws.
Tenant agrees to defend, indemnify and hold Landlord harmless from and against any and
all claims,causes of action,demands and liability including, but not limited to,damages,
costs, expenses,assessments, penalties, fines, losses,judgments, and attorney's fees that
landlord may suffer due to the existence or discovery of any hazardous substance on the
Premises or may suffer due to the existence or discovery of any hazardous substance on
the Premises or the migration of any hazardous substance to Landlord's property or
release into the environment arising solely from Tenant's activities on the Premises.
The indemnification in this section specifically includes without limitation costs incurred
in connection with any investigation of site conditions or any cleanup, remedial removal
or restoration work required by any governmental authority.
16.Assignment and Subleasing.Tenant may assign this Lease, and all the rights and
obligations hereunder, to any company,controlled by, or under common control with
Tenant, or any company that, after first receiving FCC or state regulatory agency
approvals, acquires Tenant's radio communication business and assumes all obligations
of Tenant under this Lease, which assignment and assignee must receive be approved in
writing by Landlord. Landlord's approval of assignment shall not be unreasonably
withheld or delayed. Upon such_assignment, Tenant shall be relieved of all liabilities and
obligations hereunder and Landlord shall look solely to the assignee for performance
under this.Lease and all obligations hereunder. Tenant may assign or sublease the
Premises, after receiving written approval from Landlord,only if such lease is subject to
the provisions of this Lease and further provided sublessee is financially responsible, in
Landlord's sole discretion.
17. Successors and Assigns.This Lease shall be binding upon and inure to the benefit of the
parties, their respective successors, personal representatives and assigns.
18. Miscellaneous.
a. The prevailing party in any litigation arising hereunder shall be entitled to its
reasonable attorneys' fees and court costs, including appeals, if any.
b. This Lease constitutes the entire agreement and understanding of the parties, and
supersedes all offers, negotiations and other agreements.There are no
representations or understandings of any kind not set forth herein.Any
amendments to this Lease must be in writing and executed by both parties.
c. If either party is represented by a real estate broker in this transaction,that party
shall be fully responsible for any fee due such broker, and shall hold the other
party harmless form any claims from commission by such broker.
d. Each party agrees to cooperate with the other in executing any documents
necessary to protect its rights of use the Premises.
e. This Lease shall be construed in accordance with the laws of the state of
Colorado.
f. If any term of this Lease is found to be void or invalid,such invalidity shall not
affect the reaming terms of this Lease, which shall continue in full force and
effect.The parties intend that the provisions of this Lease be enforced to the
fullest extent permitted by applicable law. Accordingly,the parties shall agree
that if any provisions are deemed not enforceable, they shall be deemed modified
to the extent necessary to make them enforceable.
g. The persons who have executed this Lease represent and warrant that they are
duly authorized to execute this Lease in their individual or representative capacity
as indicated.
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h. The submission of the document for examination does not constitute an offer to
lease or a reservation of or option for the Premises and shall become effective
only upon execution by both Tenant and Landlord.
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i. This Lease may be executed in any number of counterpart copies,each of which
shall be deemed an original but all of which together shall constitute a single
instrument.
j. The parties understand and acknowledge that Exhibit A (the legal description of
the Premises, the Premises location within the Landlord's property and the site
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plan)may be attached to this Lease in preliminary form. Accordingly, the parties
agree that upon the preparation of final, more complete exhibits, Exhibit A, which
may have been attached hereto in preliminary form, may be replaced by Tenant,
with Landlord's written approval,with a final, more complete Exhibit A.
19. F.A.A. Lease Requirements.
Notwithstanding anything in this Lease to the contrary:
a. Landlord reserves the right to further develop or improve the AOC/ARFF or other
areas of the airport, as it sees fit, regardless of the desires or views of Tenant, and
without interference or hindrance.
b. Landlord reserves the right, but shall not be obligated to Tenant, to maintain and
keep in repair the AOC/ARFF and all publicly owned facilities of the airport;
together with the right to direct and control all activities of Tenant in this regard.
In the event Landlord elects to discontinue maintaining and repairing the
AOC/ARFF, it shall give Tenant six (6)'months' prior written notice before such
discontinuance and Tenant shall have the right to terminate this Lease when
Landlord discontinues such maintenance and repair.
c. This Lease shall be subordinate to the provisions and requirements of any existing
or future agreement between Landlord and United States relative to the
development,operation or maintenance of the Airport.
d. Tenant agrees to comply with the notification and review requirements covered in
part 77 of the Federal Aviation Regulations in the event any future structure or
building is planned for the Premises or AOC/ARFF or in the event of any planned
modification or alteration of any present or future building or structure on the
Premises or AOC/ARFF.
e. It is understood and agreed that nothing contained in this Lease shall be construed
to grant or authorize the granting of an exclusive right within the meaning of
Section 308 of the Federal Aviation Act.
f. There is hereby reserved to Landlord, its successors and assigns, for the use and
benefit of the public, a right of flight for the passage of aircraft in the airspace
about the surface of the Premises, together with the right to cause in such space
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such noise as may be inherent in the operation of aircraft now known or hereafter
used for navigation of Or flight in the air, using said airspace or landing at, taking
off from or operating on the airport.
g. Tenant, by accepting this Lease, expressly agrees for itself, its successors and
assigns,that it will not make use of the premises in any manner which might
interfere with the landing and taking off of aircraft from the airport or otherwise
constitute a hazard. In the event the aforementioned covenant is breached,
Landlord reserves the right to enter upon the Premises and cause the abatement of
such interference, at the expense of the Tenant.
h. Tenant shall not discriminate on the grounds of race, color or national origin in
the performance of services hereunder. Tenant shall use the Premises in
compliance with all other requirements imposed by or pursuant to Title 49,Code
of Federal Regulations, Department of Transportation, Subtitle A, Office of the
Secretary, Part 21 -Nondiscrimination in Federally-Assisted Programs of the
Department of Transportation—Effectuation of Title VI of the Civil Rights Act of
1964, and as said regulations may be amended.
20. Substitution of Pitkin County Airport Facilities. Landlord may build or provided,or cause
to be built or provided, substitute facilities at the airport, including the AOC/ARFF. In
the event of the construction and occupancy of new or substitute facilities at the airport
during the term of this Agreement, including the AOC/ARFF, the following shall apply:
a. Landlord agrees to set aside an alternate space of Landlord's choosing for a
facility for use of Tenant.
b. Any substitute site will be mutually agreed to by Tenant and Landlord.
c. Tenant agrees to relocate operations from the Premises to the new or substituted
facilities and to thereafter conduct its operations therefrom, at Tenant's sole cost
and expense. The new or substituted facilities shall be comparable to the previous -
facilities or better in terms of size, property and finish,all in the reasonable
discretion of the Landlord.
d. Upon such relocations, Landlord shall have the right to demolish or use the •
existing AOC/ARFF or other buildings or facilities located on the property and
finish, all in the reasonable discretion of the Landlord.
e. The fees provided for in the Lease shall be subject to equitable adjustment to
reflect the substitution of space for the existing AOC/ARFF and facilities located
on the Premises.
f. Except as modified by the substitution of facilities and the fee adjustment as
provided for this Lease.shall continue in full force and effect without change or
modification until the expiration or termination of the Lease term.
g. If, in the opinion of Landlord, the Premises shall be wholly or partially required
for other operations of the airport or if the use of the Premises should change or
abate by reason of other operations of the airport, then the following shall apply:
i. Landlord shall substitute for the Premises another area at the airport of
equivalent size and with comparable facilities and shall, at Tenant's
expense, provide thereon facilities reasonably comparable to the facilities
existing on the Premises, including, but not by way of limitation,the
buildings,structures, utilities, and other improvements, either by the
relocations of the existing facilities and/or by the construction of new
facilities.
ii. Tenant agrees to accept such other area at the airport and the facilities to
be provided thereon by Landlord in substitution for the Premises and
agrees to promptly relocate its operations to such other area at its expense.
iii. Landlord shall schedule the preparation of such substituted area and shall
effect such substitution and relocations of the Tenant's operations in such
manner as shall not result in the unreasonable interruption of the conduct
of Tenant's operations.
/S
LANDLORD ACKNOWLEDGMENT
REPRESENTATIVE CAPACITY ,y/ r
' i4C4l.1"/�/�,
--Zetwhikt 1... 6,64,0.
STATE OF delbni/!/J ) r'po-Y cc 0Q ainivy i
COUNTYOF Ott/d//v ) q
Thoregoing - strument was ac yyIedged before me this D day of I ,20_./3
on zb ?wlf {as the Lek.: r ed' a}'t y
on behal f said entity. C UUt� ON9n1�55/D)d✓K I
A. P
DATE riffs Ate+ Ate Cc 04 MsSStr7N -Or/reS .
Notary Seal Al g .; 7—i I J-'
111 bk
ign s ture of Notary) —
L i;Vd,1 5i64A
(Legibly Print or Stamp Name of Notary) J
'' Notary Public in and for the State of 67/0/4
My appointment expires: y —/S- / 6
TENANT ACKNOWLEDGMENT
STATE OF v lh3l\cam )
u
COUNTYOF.VI a,S( )
The foregoing instrument was acknowledged before me this day of Mal 20 13
byWi... ,4,Q.S, as the of ,a
on behalf of said entity
DATED: (Y lA.t/1 JJ Z� 1-013
Notary Seal
� NOTARY ctd
UB11- E
pil ,t c<
(W 1L1111
WOY U
1yOWl1.IDI. Q
y,, N SS
\'EALTH/.
N I , ■
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EXHIBIT A
DESCRIPTION OF PREMISES
Page_of
To the Lease dated May 1,2013 by and between Board of County Commissioners of Pitkin
County, as Landlord, and ITT Exelis Inc., as Tenant.
The Premises are described and/or depicted as follows:
Approximately Seventy Two (72)square feet of ground space in the AOC/ARFF as outlined in
the following exhibit.
/ D
CODE DATA
1 .� EXE L I S
GENERAL NOTES ASPEN AIRPORT 1'930 MOW,O'"
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