HomeMy WebLinkAbout127 - 10/20/2015 - AUTHORIZING A LEASE OF CITY-OWNED PROPERTY AT CITY PARK NORTH BALL FIELD TO VERIZON WIRELESS (VAW) L ORDINANCE NO. 127, 2015
OF THE COUNCIL OF THE CITY OF FORT COLLINS
AUTHORIZING A LEASE OF CITY-OWNED PROPERTY
AT CITY PARK NORTH BALL FIELD TO VERIZON WIRELESS (VAW) LLC
FOR THE INSTALLATION OF ANTENNAS AND RELATED FACILITIES,
AND ASSOCIATED ACCESS AND UTILITY EASEMENTS
WHEREAS, the City is the owner of those certain parcels of real property described on
Exhibit "A" attached and incorporated by reference (the "Property"); and
WHEREAS, the Property is part of the City Park North Ball Field and the site of the Fort
Collins Housing Authority office building; and
WHEREAS, Verizon Wireless (VAW) LLC ("Verizon") has asked the City to lease it
375 square feet of space on the Property and space on an existing monopole at the ball field (the
"Lease Parcel") for the installation of an antenna and related equipment to enhance its wireless
service, along with three utility easements and one access and utility easement to serve Verizon's
facilities (the "Easements"); and
WHEREAS, the proposed Lease Parcel and Easements are described on Exhibit `B"
attached and incorporated by reference; and.
WHEREAS, City.staff has worked with Verizon to negotiate and prepare a lease
agreement (the "Lease"), a copy of which is attached as Exhibit "C" and incorporated by
reference; and
WHEREAS, under the Lease, Verizon's initial lease term would be five years, with four
additional, successive five-year renewal periods; and
WHEREAS, use of the Easements would be governed by the terms of the Lease, and
would terminate when the lease of the Lease Parcel terminates; and
WHEREAS, the Lease further provides that Verizon shall make annual lease payments to
the City at a rate of$21,600 per year for the initial lease term, with the rate increasing by twenty
percent at the beginning of each renewal term; and
WHEREAS, the Agreement requires Verizon to proceed in accordance with any
applicable regulations and other procedural requirements or restrictions, which would include the
City Land Use Code and building permit requirements; and
WHEREAS, Verizon would also be required to enclose its ground equipment with a
chain link fence, and fund the purchase of four additional evergreen trees for installation by the
City to help screen the facilities; and
WHEREAS, City staff has determined that the proposed installation and use by Verizon
of its equipment on the Lease Parcel and use of the Easements on and under the Property are
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consistent with and will not conflict or interfere with the City's and the public's use of the
Property; and
WHEREAS, City staff has further determined"that the financial benefits to the City of
permitting the proposed use are substantial, and the impacts to the City are minimal; and
WHEREAS, Section 23-113(b)(1) of the City Code authorizes the City Council to lease
any and all interests in real property owned by the City, if the City Council first finds that such
lease is in the best interests of the City; and
WHEREAS, if the proposed term of the lease exceeds twenty years, the lease must be
approved by ordinance.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
FORT COLLINS as follows:
Section 1. That the City Council hereby determines that the lease of the Lease Parcel
to Verizon Wireless (VAW) LLC, and the grant of Easements in accordance with terms and
conditions of the Lease are in the best interests of the City.
Section 2. That the Mayor is hereby authorized to enter into the Lease with Verizon
Wireless (VAW) LLC for the lease of the Lease Parcel and grant of the Easements, in
substantially the form attached as Exhibit "C", together with such additional terms and
conditions as the City Manager, in consultation with the City Attorney, determines to be
necessary or appropriate to protect the interests of the City or effectuate the purposes of this
Ordinance, including but not limited to any necessary changes to the legal description of the
Lease Parcel or of the Easements, as long as such changes do not materially increase the size or
change the character of the Lease Parcel or the Easements.
Introduced, considered favorably on first reading, and ordered published this 6th day of
October, A.D. 2015, and to be.presented for final passage on the 20th day of October, A.D. 2015.
oRT CO
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L`
; g A
ayor
ATTEST: o
�OLORPO
City Clerk
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Passed and adopted on final reading on the 20th'day of October, A.D. 2015.
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U. AL : Mayor.
ATTEST:
City Clerk
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EXHIBIT A
PROPERTY DESCRIPTION
A tract of land located in the E '/z of the SW '/4 of Section 10, Township 7 North, Range 69 West
of the 6"' P.M., City of Fort Collins, County of Larimer, State of Colorado (City Park Golf
Course/Ball Park), Larimer County Assessor's Parcel No. 9710300922, and
Lot 1, Fort Collins Housing Authority Subdivision, Fort Collins, County of Larimer, State of
Colorado, Larimer County Assessor's Parcel No. 9710316901
EXHIBIT B
Boundary Detall '«LtJAi1G� t 2 Title Report-1 K
I]NE LEGEND (' ♦�' I f'W RI � a
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EXHIBIT C
September 28,2015 FTC Mulberry
LEASE AGREEMENT
THIS LEASE AGREEMENT("Agreement")dated and effective as of the date last signed below
("Effective Date"),is between Verizon Wireless(VAW)LLC d/b/a Verizon Wireless("Tenant"),and THE
CITY OF FORT COLLINS,a Colorado municipal corporation("Landlord").
For good and valuable consideration the receipt and sufficiency of which are hereby acknowledged,
the parties hereto agree as follows:
I. Premises. Landlord owns a parcel of land("Property")located in the City of Fort Collins,
County of Larimer, State of Colorado, being a portion of City Park. The Property is more particularly
described in Exhibit A,attached and incorporated herein by reference. Landlord wishes to lease to Tenant,
and Tenant wishes to lease from Landlord,approximately 375 square feet of space on the Property as well as
space on Landlord's existing monopole ("Monopole") for Tenant's antennas and related appurtenances,
together with the access and utility easements (the "Easements") necessary or desirable therefore
(collectively, "Premises") as described and shown on Exhibit B, attached and incorporated herein by
reference.
2. Term. The lease term will be five (5)years commencing on
2015 ("Commencement Date") and will terminate on 2020 unless
otherwise terminated as provided herein. Tenant has the right to extend the Term for four(4)successive five
(5)year periods ("Renewal Terms") on the same terms and conditions as set forth herein, except that the
Rent for each Renewal Term will increase as described in Paragraph 4 below. This Agreement will renew
automatically for each successive Renewal Term unless Tenant notifies the Landlord of its intention not to
renew at least one hundred eighty (180) days prior to commencement of the succeeding Renewal Term.
Notwithstanding the foregoing, Landlord may notify Tenant of Landlord's intention to prevent further
renewal of this Agreement for the third(3'd)or any subsequent Renewal Term by giving Tenant notice at least
one hundred eighty(180)days prior to the end of the second(2"d)or subsequent Renewal Term.
3. Use,Interference.
3.1 Subject to the terms and conditions of this Agreement, Tenant may use the
Premises for the construction,installation,maintenance and operation of the"Communication Facilities"as
particularly described and depicted on Exhibit B, attached and incorporated herein by reference, including
without limitation,the transmission and the reception of wireless communication signals. Tenant's use of the
Property must comply with all applicable laws and regulations including all Federal Communications
Commission("FCC")requirements.
3.2 Tenant must operate the Communication Facilities in compliance with all FCC
requirements including those prohibiting interference with communications facilities of Landlord or other
lessees or licensees of the Property,provided that the installation and operation of any such facilities predate
the installation of the Communication Facilities. After the installation of the Communication Facilities,
Landlord will not, and will not permit its lessees or licensees to, install new equipment on or make any
alterations to the Property if Tenant can establish to Landlord's reasonable satisfaction that such proposed
modifications are likely to cause interference with Tenant's operations. In the event such interference occurs,
Landlord will use its best reasonable efforts to eliminate such interference in a reasonable time period.
Failure of either party to comply with this paragraph shall be a material breach of this Agreement...;provided,
if Tenant causes interference in violation of this Section 3.2,Tenant may power-down the equipment causing
such interference and later power up such equipment for intermittent testing. In no event will Landlord be
entitled to terminate this Agreement as long as Tenant is making a good faith effort to remedy the
interference issue.
3.3 Landlord agrees that Tenant's ability to use the Premises is contingent upon the
suitability of the Premises for Tenant's Use and Tenant's ability to obtain and maintain all Government
Approvals. Landlord authorizes Tenant to prepare, execute and file all required applications to obtain
BUS_RE/5691079.2
September 28,2015 FTC Mulberry
Government Approvals for Tenant's Use under this Agreement and agrees to reasonably assist Tenant with
such applications and with obtaining and maintaining the Government Approvals. Notwithstanding the
foregoing, the parties acknowledge and agree that the laws, regulations, policies, and other legal or
procedural requirements imposed by Landlord as a governing body with jurisdiction to review and approve
or deny certain of the regulatory approvals to be sought or required of Tenant,fully apply to Tenant and will
not be altered as a result of Landlord's agreement to cooperate as the owner of the Premises in Tenant's
efforts to obtain the Governmental Approvals.
4. Rent.
4.1 Tenant will pay to Landlord as rent Twenty One Thousand Six Hundred and
00/100 Dollars ($21,600.00)per year("Rent"). The first installment of Rent is payable within thirty (30)
business days following the Commencement Date, and subsequent Rent installments will be due annually
thereafter on the anniversary of the Commencement Date. Rent will increase at the beginning of any
applicable Renewal Term by the amount equal to twenty percent(20%)of the Rent for the previous Term or
Renewal Term. If this Agreement is terminated for any reason other than a default by Tenant,Landlord will
refund pre-paid rent to Tenant on a prorated basis.
4.2 Tenant will make all payments of Rent to the Landlord at such place as the
Landlord may, from time to time,designate in writing. For the present,the Landlord designates City of Fort
Collins Parks Department, 413 Bryan Ave., Fort Collins, CO 80521; Attention: Dawna Gorkowski, as the
place for making Rent payments. All such Rent must be paid in current legal tender of the United States or,in
the alternative, by electronic funds transfer if Landlord provides Tenant with bank routing information for
such purpose. The Landlord's agreement to any extensions of time for the payment of any installment of
Rent or acceptance of any money other than of the kind herein specified does not waive the Landlord's right
to insist on having all other payments of Rent made in the manner and at the time herein specified.
4.3 Any amount due to the Landlord from the Tenant under this Agreement not paid
when due will result in a written default notice delivered to Tenant and,if Tenant fails to make such payment
within ten(10)days of its receipt of such notice,the unpaid amount will bear interest at the rate of ten percent
(10%)per annum from the due date until paid. Payments of such interest will not excuse or cure any default
by the Tenant under this Agreement. In addition,if the Tenant fails to pay any installment of Rent when due
and such failure continues for a period of ten(10)days following the date Tenant receives written notice of
such default,the Tenant must pay to the Landlord a monthly collection service charge of five percent(5%)of
the late payment amount,which is due and payable immediately.
4.4 Within sixty(60)days of Tenant's written request,Landlord,or any successor to
Landlord, hereby agrees to provide to Tenant certain documentation (the "Rental Documentation")
evidencing Landlord's interest in, and right to receive payments under, this Agreement, including without
limitation: (i) documentation, acceptable to Tenant in Tenant's reasonable discretion, evidencing
Landlord's good and sufficient title to and/or interest in the Property and right to receive rental payments and
other benefits hereunder; (ii) a complete and fully executed Internal Revenue Service Form W-9, or
equivalent,in a form acceptable to Tenant,for any party to whom rental payments are to be made pursuant to
this Agreement;and(iii)other documentation requested by Tenant in Tenant's reasonable discretion. From
time to time during the Term of this Agreement and within sixty(60)days of a written request from Tenant,
Landlord agrees to provide updated Rental Documentation in a form reasonably acceptable to Tenant. The
Rental Documentation shall be provided to Tenant in accordance with the provisions of and at the address
given in Section 15. Tenant shall have no obligation to make any rental payments until Rental
Documentation has been supplied to Tenant as provided herein.
5. Improvements.
5.1 Tenant has the right to construct,maintain,install,repair,secure,replace,remove
and operate on the Premises the Communication Facilities. Tenant shall,at its own expense, lease from the
City,(i)a fifteen(15)by twenty-five(25)foot site just north of the right field fence of the north City Park ball
BUS_RE/5691079.2
September 28,2015 FTC Mulberry
field, to house Tenant's supporting equipment and structures therefor and (ii) space on the Monopole for
Tenant's antennas and related appurtenances. In addition,Tenant shall construct around the Communication
Facility a six(6) foot fence with a sloped top that will prevent softballs from entering the enclosure. .This
fence shall be built to match the existing fenced enclosures located at the same Property. Tenant shall also
fund the purchase of four trees(6' evergreens with City Forester approval)for installation by the City in the
spring of 2016; provided, Tenant shall not be responsible for installing or maintaining the trees. The
Communication Facilities and Tenant's other equipment and structures are collectively referred to hereafter
as the "Tenant Facilities". In connection with the Tenant Facilities, Tenant has the right to do all work
necessary to prepare, add, maintain and alter the Premises for Tenant's communications operations and to
install utility lines and transmission lines connecting antennas to transmitters and receivers.
5.2 Tenant has the right to replace or upgrade Tenant Facilities at any time during the
tern of this Lease,provided that no such replacement or upgrade shall cause Tenant to interfere with the use
of the Property by others in violation of Section 3.2,or materially increase the physical or other occupation of
the Property by Tenant,without written modification of this Lease.As used herein,the term"material"shall
not include additions to,or replacements,upgrades or alterations of Tenant's Facilities in whole or in part(a)
within the confines of the Premises (specifically including any and all changes to equipment inside the
equipment space or like for like swap of antennas and related equipment),or(b)to the extent attached to the
Monopole, if the resulting addition,replacement, upgrade or alteration is of substantially the same or lesser
size.
5.3 All of Tenant's construction and installation work must be performed at Tenant's
sole cost and expense, in a good and workmanlike manner, free of all liens or encumbrances, and in
compliance with all applicable laws and regulations. Tenant must maintain the Premises and Tenant
Facilities in commercially reasonable condition and repair, normal wear and tear and casualty excepted.
Tenant is responsible for all damages caused to the Landlord or the Landlord's property arising from the
Tenant's exercise of the rights herein granted,and must restore all lands,landscaping,turf,fences, irrigation
systems or any other improvements to a condition comparable to their condition immediately prior to
installation, repair, replacement or removal of Tenant's Facilities or related equipment, excepting normal
wear and tear.
5.4 Title to the Tenant Facilities and any equipment placed on the Premises by Tenant
must be held by Tenant or its lenders or assigns and such Tenant Facilities and other Tenant equipment are
not fixtures. Tenant has the right to remove the Tenant Facilities at its sole expense on or before the
expiration or earlier termination of this Agreement, and Tenant must repair any damage to the Premises
caused by such removal. Within sixty (60) days after expiration or earlier termination of this Agreement,
Tenant must remove the Tenant Facilities from the Premises and restore the Premises to the same or similar
condition as it was in as of the Commencement Date, excepting normal wear and tear. Tenant will not be
obligated to remove any foundation more than three(3)feet below grade level.
6. Access and Utilities.
6.1 Landlord will provide Tenant, Tenant's employees, agents, contractors,
subcontractors and assigns with access to the Premises twenty-four(24)hours a day,seven(7)days a week,
at no charge to Tenant. Landlord grants to Tenant, and Tenant's agents, employees and contractors, a
non-exclusive right and easement for pedestrian and vehicular ingress and egress across the Property, as
described in Exhibit B. Except in an emergency requiring immediate access,Tenant will access the Premises
only during the hours that City Park is open to the public(5:00 a.m.to 1 1:00 p.m. as of the Effective Date.)
6.2 Landlord shall maintain any existing public access roadways from the nearest
public roadway to the Premises in a manner sufficient to allow pedestrian and vehicular access at all times
under normal weather conditions. Landlord is responsible for maintaining and repairing such roadways,at its
sole expense, except for any damage caused by Tenant's use of such roadways. Should Landlord fail to
maintain the roadways as described in this Paragraph, Tenant may repair the same or, in the alternative,
terminate this Agreement.
BUS_RE/5691079.2
September 28,2015 FTC Mulberry
6.3 Tenant has 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),provided that any such utilities must be located in and consistent with the Easements granted to
Tenant by Landlord as set forth herein. Landlord, as owner of the Property, will use reasonable efforts in
cooperation with Tenant in Tenant's efforts to acquire necessary utility service. Tenant must install separate
meters for utilities used on the Premises and pay directly to the utility company the use of power
consumption.
6.4 Landlord reserves the right at all reasonable times and with reasonable notice to
Tenant of not less than forty-eight(48)hours,and at all times during emergencies,for Landlord or Landlord's
agents to enter the Premises for the purpose of inspecting and examining the same. Unless such access is
necessitated by genuine emergency that threatens persons or property, Tenant shall have the right to have a
representative present for such inspection. Notwithstanding the foregoing,Landlord shall not have access to
Tenant's equipment shelter,unless deemed necessary by local law enforcement or fire safety personnel in the
event of an emergency, and may not climb the Monopole. In the case of emergency, Landlord will notify
Tenant of such access as soon as practicable following the inspection and include with such notice the nature
of the emergency and inspection.
7. Taxes. Tenant acknowledges that Landlord is a tax-exempt government entity. Tenant
must pay, personal property taxes assessed against the Tenant Facilities and any real property taxes and all
other taxes, fees and assessments attributable to the Premises and assessed as a result of Tenant's private use
of the Landlord's otherwise tax-exempt Property. If such taxes are a pass-through from Landlord to Tenant,
Landlord shall provide reasonable written evidence that such payment is due.
8. Termination.
8.1 This Agreement may be terminated without further liability as follows: (i)upon
thirty(30)days written notice by either party of a default of any covenant or term hereof by the other party,
which default is not cured within such thirty (30) day period, or such longer period as may be.required to
diligently complete a cure commenced within that thirty (30) day period; (ii) upon ten (10) days written
notice by Landlord if Tenant fails to cure a default for payment of amounts due under this Agreement within
that ten(10)day period,or(iii)by Tenant without further liability for any reason or for no reason,provided
Tenant delivers written notice of termination to Landlord.
8.2 This Agreement may also be terminated by Landlord without further liability on
thirty(30)days prior written notice if the Tenant(i)is adjudicated bankrupt or insolvent,(ii)files a petition in
bankruptcy for reorganization or for the adoption of an arrangement under the Bankruptcy Act(as now or in
the future amended)or(iii)makes an assignment of its property for the benefit of its creditors.
9. Destruction or Condemnation.
9.1 If the Premises or Tenant Facilities are damaged or destroyed by an act or event
beyond Tenant's reasonable control; Tenant may elect to terminate this Agreement as of the date of the
damage or destruction by giving notice to Landlord no more than forty-five(45)days following the date of
such damage or destruction, and Tenant will be entitled to reimbursement on a pro rata basis of any Rent
prepaid by Tenant.If Tenant chooses not to terminate this Agreement,Landlord will reduce or abate the Rent
in proportion to the actual reduction or abatement of use of the Premises until such time as Tenant restores the
Tenant Facilities or Premises to the condition existing prior to such damage or destruction, or until 14
calendar days from the date of damage or destruction,whichever comes first.
9.2 If a'condemning authority takes all of the Property, or a portion sufficient, in
Tenant's sole determination,to render the Premises unsuitable for Tenant,this Agreement will terminate as
of the date the title vests in the condemning authority. The parties will each be entitled to pursue their own
separate awards in the condemnation proceedings,which for Tenant may include,where applicable,the value
of its Tenant Facilities,moving expenses,prepaid Rent,and business dislocation expenses,provided that any
award to Tenant will not diminish Landlord's recovery. Tenant will be entitled to reimbursement for any
prepaid Rent on a pro rata basis.
BUS RE/5691079.2
September 28,2015 FTC Mulberry
10. Insurance; Subrogation;and Indemnity.
10.1 Tenant at its sole cost and expense, must procure, pay for and keep in full force
and effect a policy of Commercial General Liability Insurance covering the Premises and Tenant Facilities in
the amount of not less than One Million and No/100 Dollars ($1,000,000.00), per occurrence for bodily
injury(including death) and property damage and$1,000,000 general aggregate. Tenant shall also maintain
workers' compensation insurance in conformity with applicable state law. Tenant's General Liability shall
be Primary and Non-Contributory, and the workers compensation coverage shall include a Waiver of
Subrogation in favor of the City of Fort Collins,Colorado, its elected officials and employees.
10.2 The commercial general liability insurance carried by the Tenant shall name the
Tenant as insured and include the City of Fort Collins, its lelected officials and employees as an additional
sinsured as their interests may appear. Upon issuance or renewal of any such insurance policy,the Tenant
must provide Landlord with a certificate of insurance showing evidence of coverage that includes the City of
Fort Collins as an additional insured. Such certificate must include the description of the Premises. Upon
receipt of notice from its insurer,Tenant will use its best efforts to provide Landlord with 30 days' advance
written notice of cancellation of any required policy of insurance.
10.3 Any insurance policy purchased by the Tenant must be written by an insurance
carrier which has a current rating by Best's Insurance Reports of"A-" (excellent) or better and a financial
rating of"VII" or better, or such equivalent classification as may hereinafter be required customarily for
properties similarly situated and approved by the Landlord,and the insurance carrier must be authorized by
law to do business in the State of Colorado.
10.4 Notwithstanding anything to the contrary contained herein, the Tenant's
obligation to carry insurance as provided herein may be brought within the coverage of a"blanket"policy or
policies of insurance carried and maintained by the Tenant
10.5 Landlord and Tenant hereby mutually release each other(and their 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 parry's insurance company shall have a subrogated claim against the other.
10.6 Tenant agrees, to the fullest extent permitted by law, to indemnify, defend and
hold Landlord harmless from and against any and all injury,loss,damage or liability(or any claims in respect
of the foregoing), costs or expenses (including reasonable attorneys' fees and court costs) arising directly
from the installation,use,maintenance,repair or removal of the Tenant Facilities;or Tenant's breach of any
provision of this Agreement, except to the extent caused by the negligent or intentional act or omission of
Landlord,its employees,agents or independent contractors. Tenant shall require any contractors doing work
on the Premises on behalf of Tenant to have in effect during the time of such work a policy or policies of
insurance meeting the requirements of this Pargraph 10 and naming the City of Fort Collins, its elected
officials and employees as additional insureds. Notwithstanding anything to the contrary in this Agreement,
Tenant and Landlord each waive any claims that each may have against the other with respect to
consequential, incidental or special damages. The duties described in this Paragraph 10.6 shall apply as of
the Effective Date of this Agreement and survive the termination of this Agreement.
11. Assignment and Subleasing.
11.1 Tenant may assign or otherwise transfer this Agreement,without consent,to any
person or entity that is authorized pursuant to and FCC licensed to operate a wireless communications
business, and such person or entity is Tenant's principal, affiliate, subsidiary of its principal or to any entity
which acquires all or substantially all of Tenant's assets in the market defined by the FCC in which the Property
is located by reason of a merger,acquisition or other business reorganization;provided that notice of any such
assignment or transfer must be provided to Landlord within sixty (60) days of the same. Tenant may not
otherwise assign or sublease this Agreement without written approval of Landlord,which approval shall not
be unreasonably delayed,withheld,conditioned or denied.
BUS RE/5691079.2
September 28,2015 FTC Mulberry
11.2 The Landlord has the right to approve all subleases. All subleases must require
the subtenant to comply with the terms and conditions of this Lease including, but not limited to, the
insurance and indemnification requirements of Paragraph 10 above. Tenant must disclose to Landlord all
terms of any such proposed sublease,and Landlord is entitled to deny or condition any such approval, in its
reasonable discretion,(i) in the event that Tenant seeks to charge rent or other compensation for sublease in
addition to those amounts due to Landlord hereunder; (ii) if Tenant's proposed sublessee is unacceptable
based upon any policy, financial or management consideration of Landlord; or (iii) in the event the
circumstances, terns or particulars of the proposed sublease are otherwise reasonably unsatisfactory to
Landlord.
12. Title and Quiet Enjoyment.
12.1 Landlord represents and warrants that(i) it has full right,power,and authority to
execute this Agreement, (ii)Tenant may peacefully and quietly enjoy the Premises and such access thereto,
provided that Tenant is not in default hereunder after notice and expiration of all cure periods, (iii) it has
obtained all necessary approvals and consents,and has taken all necessary action to enable Landlord to enter
into this Agreement and allow Tenant to install and operate the Facility on the Premises, including without
limitation, approvals and consents as may be necessary from other tenants, licensees and occupants of
Landlord's Property,and(iv)the Property and access rights are free and clear of all liens,encumbrances and
restrictions except those of record as of the Effective Date.
12.2 Tenant has the right to obtain a title report or commitment for a leasehold title
policy-from a title insurance company of its choice. If, in the opinion of Tenant,such title report shows any
defects of title or any liens or encumbrances which may adversely affect Tenant's use of the Premises,Tenant
shall have the right to terminate this Agreement immediately upon written notice to Landlord.
13. Hazardous Material.
13.1 As used herein,the term"Hazardous Material"means any solid,gaseous or liquid
wastes (including hazardous wastes), regulated substances, pollutants or contaminants or terms of similar
import, as such terms are defined in any applicable environmental law or regulation, and shall include,
without limitation, any petroleum or petroleum products or by-products, flammable explosives,radioactive
materials, asbestos in any form, polychlorinated biphenyls and any other substance or material which
constitutes a threat to health, safety, property or the environment or which has been or is in the future
determined by any governmental entity to be prohibited, limited or regulated by any applicable
environmental law or regulation.
13.2 As of the Effective Date of this Agreement Landlord hereby represents and
warrants that(i)it has no knowledge of the presence of any Hazardous Material located in,on,under,upon or
affecting the Property in violation of any applicable law or regulation;and(ii)no notice has been received by
or on behalf of Landlord from any governmental entity or any person or entity claiming any violation of any
applicable environmental law or regulation in,on,under,upon or affecting the Property;
13.3 Landlord and Tenant must not introduce or use any Hazardous Material on the
Property in violation of any applicable law.
13.4 Tenant will hold harmless and indemnify Landlord from, and assume all duties,
responsibilities, and liabilities at Tenant's sole cost and expense for payment of penalties, sanctions,
forfeitures, losses, costs, or damages, and'for responding to any action, notice, claim, order, summons,
citation, directive, litigation, investigation or proceeding which is related to (i) Tenant's failure to comply
with any environmental or industrial hygiene law at the Property, including without limitation any
regulations, guidelines, standards or policies of any governmental authorities regulating or imposing
standards of liability or standards of conduct with regard to any environmental or industrial hygiene
conditions or matters as may now or hereafter be in effect, or(ii) any environmental or industrial hygiene
conditions that arise out of or are in any way related to the condition of the Property resulting from the
BUS RE/5691079.2
September 28,2015 FTC Mulberry
activities conducted by the Tenant thereon, unless the environmental conditions are caused by the Landlord
or other third parties not under the control of Tenant:
13.5 The indemnifications of this Paragraph 13 specifically include reasonable costs,
expenses and fees incurred in connection with any investigation of Property conditions or any clean-up,
remediation, removal or restoration work required by any governmental authority. The provisions of this
Paragraph 13 will survive the expiration or termination of this Agreement.
13.6 If Tenant becomes aware of any Hazardous Materials on the Property, or any
environmental or industrial hygiene condition or matter relating to the Property that, in Tenant's sole
determination, renders the condition of the Premises or Property unsuitable for Tenant's use, or if Tenant
believes that the leasing or continued leasing of the Premises would expose Tenant to undue risks of
government action, intervention or third-party liability, Tenant will have the right, in addition to any other
rights it may have at law or in equity,to terminate the Agreement upon notice to Landlord.
14. Waiver of Landlord's Lien. Landlord hereby waives any and all lien rights it may have,
statutory or otherwise concerning the Tenant Facilities or any portion thereof which shall be deemed personal
property for the purposes of this Agreement, whether or not the same is deemed real or personal property
under applicable laws, and Landlord gives Tenant and Mortgagees the right to remove all or any portion of
the same from time to time, whether before or after a default under this Agreement, in Tenant's and/or
Mortgagee's sole discretion and without Landlord's consent.
15. Notices. All notices, requests, demands and other communications hereunder must be in
writing and are deemed given if sent by certified mail, return receipt requested, or sent by for
next-business-day delivery by a nationally recognized overnight carrier to the following addresses:
If to Tenant:
Verizon Wireless(VAW)LLC
d/b/a Verizon Wireless
180 Washington Valley road
Bedminster,New Jersey 07921
Attention: Network Real Estate
If to Landlord:
City of Fort Collins Parks Department
Attn: Manager of Parks
P.O. Box 580
Fort Collins,CO 80522-0580
With a copy to:
City of Fort Collins
Real Estate Services
P.O. Box 580
Fort Collins,CO 80522-0580
Landlord or Tenant may from time to time designate any other address for this purpose by written notice to
the other party. All notices hereunder shall be deemed received upon actual receipt or refusal to accept
delivery.
16. Miscellaneous:
16.1 If Tenant is to pay Rent to a payee other than the Landlord, Landlord will notify
Tenant in advance in writing of the payee's name and address.
16.2 The substantially prevailing party in any legal claim arising hereunder will be
entitled to its reasonable legal fees and costs, including attorney's fees, court costs,and costs for appeals, if
any.
BUS_RE/5691079.2
September 28,2015 FTC Mulberry
16.3 If any provision of the Agreement is invalid or unenforceable with respect to any
party,the remainder of this Agreement or the application of such provision to persons other than those as to
whom it is held invalid or unenforceable,will not be affected and each provision of this Agreement will be
valid and enforceable to the fullest extent permitted by law.
16.4 Terms and conditions of this Agreement which by their sense and context survive
the termination,cancellation or expiration of this Agreement will so survive.
16.5 This Agreement is governed under the laws of the State of Colorado and is
binding on and inures to the benefit of the successors and permitted assignees of the respective parties.
1'6.6 A Memorandum of Agreement in the form attached hereto as Exhibit C may be
recorded by Tenant confirming the(i)effectiveness of this agreement, (ii)expiration date of the Term, (iii)
the duration of any Renewal Terms,and/or other reasonable terms consistent with this Agreement. If Tenant
records a Memorandum of Agreement, Tenant will promptly provide a copy of the recorded document to
Landlord.
16.7 All Exhibits referred herein are incorporated herein for all purposes.
16.8 This Agreement constitutes the entire Agreement between the parties, and
supersedes all understandings,offers, negotiations and other leases concerning the subject matter contained
herein. There are no representations or understandings of any kind not set forth herein. Any amendments,
modifications or waivers of any of the terms and conditions of this Agreement must be in writing and
executed by both parties.
16.9 All financial obligations of the Landlord for fiscal years subsequent to the year of
the Effective Date are contingent upon the appropriation by the Fort Collins City Council, in its sole
discretion,of funds sufficient and intended for such purposes.
16.10 Nothing contained herein shall be deemed or construed by the parties hereto nor
by any third party,as creating the relationship of principal and agent or a partnership or a joint venture
between the parties hereto, it being agreed that none of the provisions set forth herein nor any acts of the
parties herein shall be deemed to create a relationship between the parties hereto other than the relationship of
Landlord and Tenant.
IN WITNESS WHEREOF, the parties have entered into this Agreement effective as of the date
first above written.
LANDLORD:
THE CITY OF FORT COLLINS,COLORADO,
a municipal corporation
By:
Wade Troxell,Mayor
ATTEST:
City Clerk
APPROVED AS TO FORM:
BUS_RE/5691079.2
September 28,2015 FTC Mulberry
Senior Assistant City Attorney
TENANT:
Verizon Wireless(VAW)LLC
d/b/a Verizon Wireless
By:
Name: Rick Goldschmidt
Title: Executive Director-Network
Date:
BUS RE/5691079.2
September 28,2015 FTC Mulberry
EXHIBIT A
DESCRIPTION OF LAND
A tract of land located in the E '/z of the SW '/<of Section 10, Township 7 North, Range 69 West of the 6 s
P.M.,City of Fort Collins,County of Larimer,State of Colorado(City Park Golf Course/Ball Park),Larimer
County Assessor's Parcel No.9710300922,and
Lot 1, Fort Collins Housing Authority Subdivision, Fort Collins, County of Larimer, State of Colorado,
Latimer County Assessor's Parcel No. 9710316901
l
BUS RE/5691079.2
September 28,2015 FTC Mulberry
EXHIBIT B
DESCRIPTION OF PREMISES
l ,
A DRAWING OF THE PREMISES WILL BE PRESENTED HERE OR ATTACHED HERETO
n
BUS RE/5691079.2
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September 28,2015 FTC Mulberry
EXHIBIT C
COMMUNICATIONS FACILITY
�To the Agreement dated ,2015,by and between is between Verizon Wireless
(VAW) LLC d/b/a Verizon Wireless ("TenanY'), and THE CITY OF FORT COLLINS, a Colorado
municipal corporation("Landlord").
RECORDED AT REQUEST OF,AND
WHEN RECORDED RETURN TO: .
Sherman&Howard L.L.C.
633 17`�Street, Suite 3000
Denver,Colorado 80202
Attn: Eileen Lynch
Re: DEN Mulberry
COPY TO: -
City of Fort Collins
Real Estate Services •
300 Laporte Ave.,Bidg. B
P.O. Box 580
FoR Collins,CO 80522 -
MEMORANDUM OFAGREEMENT
AP1V: 97103-00-922
: This MEMORANDUM OF AGREEMENT is entered into on , 2015, by�THE
CITY OF FORT COLLINS, a Colorado municipal corporation, with an address at 300 Laporte Ave., Fort
Collins, CO 80522 (hereinafter referred to as ("Landlord") and Verizon Wireless (VAW) LLC d/b/a
Verizon Wireless, with an address at 180 Washington Valley Road, Bedminster,New Jersey 07921, Attn:
Network Rea►Estate(hereinafter referred to as("TenanY').
l. Landlord and Tenant entered into a Lease Agreement ("AgreemenY')
dated as of ,2015,effective upon full execution of the parties for the purpose of Tenant
undertaking certain Investigations and Tests and, upon finding the Property appropriate, for the purpose of
installing, operating and maintaining a communications facility and other improvements. All of the '
foregoing is set forth in the Agreement.
2. The term of TenanYs tenancy under the Agreement is for five(5)years
commencing , 2015 ("Term.Commencement Date"), and terminating on the Term
Commencement Date with four(4)successive five(5)year options to renew.
3. The property that is the subject of the Agreement is described in Eachibit
A annexed hereto. The portion of the Land being leased to Tenant and all necessary access and utility
easements(the"Premises")are set forth in the Agreement.
\
BUS RE/5691079.2
September 28,2015 , FTC Mulberry
J [n wimess whereof,the parties have executed this Memorandum of Agreement as of the day and
year first written above.
LANDLORD:
THE CITY OF FORT COLLINS,COLORADO,
a municipal corporation
By:
Wade Troxell, Mayor
Date:
STATE OF COLORADO ) , �
)ss
COUNTY OF LARIMER )
I certify that I know or have satisfactory evidence that Wade Troxell is the person who appeared
before me,and said person acknowledged that she signed this instrument,on oath stated that she was
authorized to execute the instrument and acknowledged it as the Mayor of THE CITY OF FORT COLLINS,
COLORADO,a municipal corporation,to be the free and voluntary act of such party for the uses and
purposes mentioned in the instrument:
Dated:
�
Notary Public
Print Name
My commission expires
(Use this space for notary stamp/seal)
i
BUS_RE/5691079.2
September 28,2015 FTC Mulberry
TENANT:
Verizon Wireless(VAW)LLC
d/b/a Verizon Wireless
' �. By:
Rick Goldschmidt �
Title: Executive Director-Network
Date:
STATE OF )
)ss
COUNTY OF ) ' `
I certify that I know or have satisfactory evidence that Rick Goldschmidt is the person who
appeared before me,and said person acknowledged that he signed this instrument,on oath stated that he was
authorized to exewte the instrument and acknowledged it as the Executive Director-Network of Verizon
Wireless(VAW)LLC d/b/a Verizon Wireless to be the free and voluntary act of such party for the uses and
purposes mentioned in the instrument.
Dated: �
Notary Public �
Print Name � ,
My commission expires
(Use this space for notary stamp/seal)
BUS RE/56910792