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STPUD Final Draft Verizon Redlined Option and Lease Agreement (06 12 18)_(16906981_1) SDC Revisons 20160626 (2)
Lessee Site Name: Kokanee Lessee Site No.: 289859 Comment \[BHFS1\]: What terms inthe LandOPTIONANDLANDLEASEAGREEMENT Lease apply during the Option. These should be identified intheOption, such asinsurance, indemnification, etc.. ThisAgreementismadeasofthedateoflattersignaturedatebelow, betweenSouthTahoe PublicUtilityDistrict, alocalAgencyoftheStateofCalifornia, withitsprincipalofficeslocatedat hereinafterdesignatedLESSORandCellcoPartnershipd/b/aVerizon Wireless, withitsprincipalofficeslocatedat OneVerizonWay, MailStop4AW100, Basking Ridge, NewJersey07920 (telephonenumber866-862-4404), hereinafterdesignatedLESSEE. The LESSORandLESSEEareattimescollectivelyreferredtohereinafterasthe “Parties” or individuallyasthe “Party.” LESSORistheownerofcertainrealpropertylocatedinSouthLakeTahoe, ElDorado County, California96150aslegallydescribedon Exhibit “A” attachedheretoandmadeaparthereof theentiretyofLESSOR’spropertyisreferredtohereinafterasthe “Property”). LESSEEdesiresto obtainanoptiontoleaseaportionofsaidProperty, beingdescribedasa35’ by45’ parcelcontaining 1,575squarefeet (the “Land Space”), together withthenon-exclusiveright (the “Rights ofWay”) foringressandegress, seven (7) daysaweektwenty-four (24) hoursaday, onfootormotorvehicle, includingtrucksoveroralonga15footwideright-of-wayextendingfromthenearestpublic right-of-waytotheLandSpace, andfortheinstallationandmaintenanceofutilitywires, poles, cables, conduits, andpipesover, under, oralongoneor morerightsofwayfromtheLandSpace, saidLandSpaceandRightsofWay (hereinaftercollectivelyreferred toasthe “Premises”) being substantiallyasdescribedhereinin Exhibit “B” attachedheretoandmadeaparthereof. NOWTHEREFORE, inconsiderationofthesumofOneThousandDollars ($1,000), tobe paidbyLESSEEtotheLESSOR, theLESSORherebygrants toLESSEEtherightandoptionto leasesaidPremises, forthetermandinaccordancewiththecovenantsandconditionssetforth herein. TheforegoingpaymentshallbemadebyLESSEEwithinforty-five (45) daysofexecution ofthisAgreementorofreceiptbyLESSEEfromLESSORof theRentalDocumentation, asdefined inandinaccordancewithParagraph4oftheAgreementbelow, whicheveroccurslater. The providingbyLESSORofRentalDocumentationtoLESSEEshallbe aprerequisiteforthepayment ofthe foregoingamountoranyotheroptionorrentalpayment, ifapplicable, byLESSEE, and notwithstandinganythingtothecontraryherein, LESSEEshallhavenoobligationtomakeany payment(s) untilRentalDocumentationhasbeensuppliedtoLESSEE. Theoptionmaybeexercisedatanytimeonorpriortotwelve (12) monthsafterthedateof thisAgreement. Iftheoptionhasnotbeensoexercised, itshallbeautomaticallyextendedforone additionalperiodoftwelve (12) months, unlessLESSEEgiveswrittennoticetotheLESSORofthe intentnottoextendpriortotheendoftheinitialoptionperiod. Iftheoptionisextended, LESSEE shallmakeanadditionalpaymentofOneThousandDollars ($1,000) toLESSORwithinthirty (30) daysoftheoptionbeingextended, providedLESSORhassuppliedtoLESSEE theRental Documentation, asdefinedinandinaccordancewithParagraph4oftheAgreementbelow. The timeduringwhichtheoptionmaybeexercisedmaybefurtherextendedbymutualagreementin writing. Ifduringsaidoptionperiod, orduringthetermofthelease, iftheoptionisexercised, the LESSORdecidestosubdivide, sellorchangethestatusofthePropertyor itshis propertycontiguous 1 Active/48010097.148379487.1 Active/48464006.1 16906981 Lessee Site Name: Kokanee Lessee Site No.: 289859 thereto ithe shallimmediatelynotifyLESSEEinwritingsothatLESSEEcantakestepsnecessaryto protectLESSEE’sinterestinthePremises. Thisoptionmaybesold, assignedortransferredbytheLESSEEwithoutanyapprovalor consentoftheLESSORtotheLESSEE’sprincipal, affiliates, subsidiariesofitsprincipal; toany entitywhichacquiresallorsubstantiallyallofLESSEE’sassetsinthemarketdefinedbythe FederalCommunicationsCommissioninwhichthePropertyislocatedbyreasonofamerger, acquisitionorotherbusinessreorganization; ortoanyentity whichacquiresorreceivesaninterest inthemajorityofcommunicationtowersoftheLESSEEinthemarketdefinedbytheFederal CommunicationsCommissioninwhichthePropertyislocated. LESSEEshallprovideLESSOR withnoticeofanysuchassignment. Astootherparties, thisAgreementmaynotbesold, assignedor transferredwithoutthewrittenconsentoftheLESSOR, whichsuchconsentwillnotbe unreasonablywithheld, delayedorconditioned. Nochangeofstockownership, partnershipinterest orcontrolofLESSEEortransferuponpartnershiporcorporatedissolutionofLESSEEshall constituteanassignmenthereunder. ShouldLESSEEfailtoexercisethisoptionoranyextensionthereofwithinthetimeherein limited, allrightsandprivilegesgrantedhereundershallbedeemedcompletelysurrendered, this optionterminated, andLESSORshallretainallmoneypaidfortheoption, andnoadditionalmoney shallbepayablebyeitherPartytotheother. AtLESSEE’scost, LESSORshallcooperatewithLESSEEinitsefforttoobtainall certificates, permitsandotherapprovalsthatmayberequiredbyanyFederal, StateorLocal authoritieswhichwillpermitLESSEEuseofthePremises. LESSORshalltakenoactionwhich wouldadverselyaffectthestatusofthePropertywithrespecttotheproposedusebyLESSEE. TheLESSORshallpermitLESSEE, duringtheoptionperiod, freeingressandegresstothe Premisestoconductsuchsurveys, inspections, structuralstrengthanalysis, subsurfacesoiltests, and otheractivitiesofasimilarnatureasLESSEEmaydeemnecessary, atthesolecostofLESSEE. If LESSEEdoesnotexerciseitsoption, thenLESSEEmustrestorethePropertytoitspre-existing conditionreasonablywear, tearandcasualtydamageexcepted. LESSORagreestoexecuteaMemorandumofthisOptiontoLeaseAgreementwhich LESSEEmayrecordwiththeElDoradoCountyRecorder’sOffice. Thedatesetforthinthe MemorandumofOptiontoLeaseisforrecordingpurposesonlyandbearsnoreferenceto commencementoftheoptionterm, leasetermorrentpayments. NoticeoftheexerciseoftheoptionshallbegivenbyLESSEEtotheLESSORinwriting bycertifiedmail, returnreceiptrequested, orbycommercialcourier. LESSEEshallbedeemedto haveexercisedtheoption, andthefollowingagreementshalltakeeffect, onthedatespecifiedin writingbyLESSEEintheNotice; however, suchdatecannotbeanylaterthantheendofthe second12-monthoptionperiod. 2 Active/48010097.148379487.1 Active/48464006.1 16906981 Lessee Site Name: Kokanee Lessee Site No.: 289859 LANDLEASEAGREEMENT ThisAgreement, madeasofthedateoflattersignaturedatebelow, betweenSouthTahoe PublicUtilityDistrict, alocalAgencyoftheStateofCalifornia, withitsmailingaddresslocatedat hereinafterdesignatedLESSORandCellco Partnershipd/b/aVerizon Wireless, withitsprincipalofficelocatedat OneVerizonWay, MailStop4AW100, Basking Ridge, NewJersey07920 (telephonenumber866-862-4404), hereinafterdesignatedLESSEE. The LESSORandLESSEEareattimescollectivelyreferredtohereinafterasthe “Parties” or individuallyasthe “Party.” 1. PREMISES; CONDITIONOFPROPERTY. LESSORownstheparcelsofproperty locatedinSouthLakeTahoe, ElDoradoCounty, California96150aslegallydescribedon the attached Exhibit “A” andincorporatedherein (theentiretyofLESSOR’spropertyisreferredto hereinafterasthe “Property”). LESSORherebyleasestoLESSEEaportionoftheProperty, being describedasa35’ by45’ parcelcontaining1,575squarefeet (the “Land Space”), togetherwiththe non-exclusiveright (the “Rights ofWay”) foringressandegress, seven (7) daysaweektwenty-four 24) hoursaday, onfootormotorvehicle, includingtrucksoveroralonga15footwideright-of-way extendingfromthenearestpublicright-of-waytotheLandSpace, andfortheinstallationand maintenanceofutilitywires, poles, cables, conduits, andpipesover, under, oralongoneor more rightsofwayfromtheLandSpace, saidLandSpaceandRightsofWay (hereinaftercollectively referredtoasthe “Premises”) beingsubstantiallyasdescribedhereinin Exhibit “B” attachedhereto andmadeaparthereof. IntheeventanypublicutilityisunabletousetheRightsofWay, theLESSORherebyagrees Comment \[BHFS2\]: The District isagreeable totograntanalternativeadditionalright-of-wayeithertotheLESSEEortothepublicutility, provided allowing oneright-of-way forutilities but notthelocationofsuchshallbereasonablyapprovedbyLESSOR, atnocosttotheLESSEE. LESSEE multiple locations. shallprepareandprovidethedocumentationrequiredtograntanysuch alternativeadditional Comment \[SC3\]: This isarequirement ofSTPUDright-of-waytoLESSEE. and wewillnotaccept theconract with the expectation that “additional” right-of-way willbe granted without theoriginal one being removed. LESSEErepresentsthatithasinspectedandexaminedthePropertyandthePremisesasof February19, 2018andshallacceptthePropertyandPremisesin "asis" conditionassuchcondition existedonthatdate. LESSORshalldeliverthePremisestoLESSEEontheCommencementDate, as hereinafterdefined, inthesameconditionasonthedayofinspectioncleanandfreeofdebris. LESSORrepresentsandwarrantstoLESSEEthatasoftheEffectiveDate, thePremisesarein Comment \[BHFS4\]: The District hasnot donecompliancewithallLawsandwithallEH&SLaws; however, LESSEEacceptsthePremises any evaluation ofthe Premises andcannot make thiswithoutexpressorimpliedwarrantyorrepresentationfromLESSOR, including, withoutlimitation, representation andwarranty. thesuitabilityorfitnessofthePremisesforanyparticularuseorpurposeorthemerchantability Comment \[SC5\]: Itisarequirement ofSTPUDthereof. LESSEEshallkeepandmaintainthePremisesingoodcondition, reasonablewearandtear that this notbeinthe contract, andwewill not agree to itunless itisremoved. We have no reason toandcasualtydamageexcepted. believe that theproperty isnot incompliance, butwill not “represent and warrant” that isthecase without doing athorough and complete analysis. 2. ACCESS. LESSORagreestoprovideLESSEEaccesstothePremises24hoursaday7 daysaweek; however, forsecuritypurposes, LESSEEmustcallsecurityat (___) ____-______ for 3 Active/48010097.148379487.1 Active/48464006.1 16906981 Lessee Site Name: Kokanee Lessee Site No.: 289859 accessthroughalockedgate. LESSORwillnotifyLESSEEinwritingofanychangeinthe foregoingtelephonenumber. 3. SURVEY. LESSORalsoherebygrantstoLESSEEtherighttosurveytheProperty andthePremises, andsaidsurveyshall thenreplaceExhibit “B” initsentirety. Costforsuchwork shallbebornebytheLESSEE. 4. TERM; RENTAL. a) ThisAgreementshallbeeffectiveasofthedateofexecutionbybothParties, provided, however, theinitialtermshallbeforfive (5) yearsand shallcommence ontheCommencementDate (ashereinafterdefined) atwhichtimerentalpayments shallcommenceandbedueatatotalannualrentalofThirtySixThousandDollars 36,000) tobepaidinequalmonthlyinstallmentsonthefirstdayofthemonth, in advance, toLESSORortosuchotherperson, firmorplaceasLESSORmay, from timetotime, designateinwritingatleastthirty (30) daysinadvanceofanyrental paymentdatebynoticegiveninaccordancewithNoticesParagraphbelow. Upon agreementoftheParties, LESSEEmaypayrentbyelectronicfundstransferandin suchevent, LESSORagreestoprovidetoLESSEEbankroutinginformationfor suchpurposeuponrequestofLESSEE. The “Commencement Date” shallbethe firstdayofthemonthinwhich noticeoftheexerciseoftheoption, assetforth above, iseffective. However, LESSORandLESSEEacknowledgeandagreethat initialrentalpayment(s) shallnotactuallybesentbyLESSEEuntilsixty (60) days aftertheexerciseoftheoptioniseffective. b) LESSORherebyagreestoprovidetoLESSEEcertaindocumentation (the “Rental Documentation”) evidencingLESSOR’sinterestin, andrighttoreceivepayments under, thisAgreement, includingwithoutlimitation: (i) documentation, acceptabletoLESSEE inLESSEE’sreasonablediscretion, evidencingLESSOR’s goodandsufficienttitletoand/orinterestinthePropertyandrighttoreceiverental paymentsandotherbenefitshereunder; (ii) acompleteandfullyexecutedInternal RevenueServiceFormW-9, orequivalent, inaformacceptabletoLESSEE, for anypartytowhomrentalpaymentsaretobemadepursuanttothisAgreement; and iii) otherdocumentationrequestedbyLESSEEinLESSEE’sreasonable discretion. FromtimetotimeduringtheTermofthisAgreementandwithinthirty 30) daysofawrittenrequestfromLESSEE, LESSORagreestoprovideupdated RentalDocumentationinaformreasonablyacceptabletoLESSEE, unlessmore than30daysisreasonablyrequiredtoproducesuchdocumentsandLESSORis diligentlypursuingtherequesteddocumentation. TheRentalDocumentationshall beprovidedtoLESSEEinaccordancewiththeprovisionsofandattheaddress givenintheNoticesParagraphbelow. DeliveryofRentalDocumentationto LESSEEshallbeaprerequisiteforthepaymentofanyrentbyLESSEEand notwithstandinganythingtothecontraryherein, LESSEEshallhavenoobligation tomakeanyrentalpaymentsuntilRentalDocumentationhasbeensuppliedto LESSEEasprovidedherein. 4 Active/48010097.148379487.1 Active/48464006.1 16906981 Lessee Site Name: Kokanee Lessee Site No.: 289859 c) Withinfifteen (15) daysofobtaininganinterestinthePropertyorthisAgreement, anyassignee(s) ortransferee(s) ofLESSORshallprovidetoLESSEERental Documentationinthemannersetforthintheprecedingparagraph. Fromtimeto timeduringtheTermofthisAgreement andwithinthirty (30) daysofawritten requestfromLESSEE, anyassignee(s) ortransferee(s) ofLESSORagreesto provideupdatedRentalDocumentationinaformreasonablyacceptableto LESSEE. DeliveryofRentalDocumentationtoLESSEEbyanyassignee(s) or transferee(s) ofLESSORshallbeaprerequisiteforthepaymentofanyrentby LESSEEtosuchpartyandnotwithstandinganythingtothecontraryherein, LESSEEshallhavenoobligationtomakeanyrentalpaymentstoanyassignee(s) or transferee(s) ofLESSORuntilRentalDocumentationhasbeensuppliedto LESSEEasprovidedherein. d) Asadditionalrent, LESSEEshallpayLESSORaone-timefeeof $5,000to compensateLESSORforattorneys’ feesaccruedtoreviewthisAgreement. The additionalrentdueunderthisSectionshallbepaidwithinsixty (60) daysafterfull executionofthisAgreement. e) LESSORshallsendLESSEEwrittennoticeifLESSEEfailstopayrentorany otherpaymentdueandpayableunderthisAgreement. IfLESSEEfailstomake suchpayment within30daysafterreceiptofsuchnoticefromLESSOR, then LESSEEshallpayLESSORalatepaymentpenaltyequalto10% oftheamountdue inadditiontotheamountthatisalreadyowed. 5. EXTENSIONS. ThisAgreementshallautomaticallybeextendedforfour (4) additionalfive (5) yeartermsunlessLESSEEterminatesitattheendofthethencurrenttermby givingLESSORwrittennoticeoftheintenttoterminateatleastsix (6) monthspriortotheendofthe thencurrentterm. 6. ANNUALRENTALINCREASE. Immediatelyuponeachanniversaryofthe CommencementDate, theannualrentalduehereundershallincreasebyanamountequaltothree percent (3%) oftheannualrentalineffectduringtheimmediatelyprecedingleaseyear. Such annualincreaseshallbeeffectiveautomaticallywithoutfurthernoticeordemandbyLESSOR. 7. ADDITIONALEXTENSIONS. Ifattheendofthefourth (4th) five (5) yearextension termthisAgreementhasnotbeenterminatedbyeitherPartybygivingtotheotherwrittennoticeof anintentiontoterminateitatleastthree (3) monthspriortotheendofsuchterm, thisAgreement shallcontinueinforceuponthesamecovenants, termsandconditionsforafurthertermoffive (5) yearsandforfive (5) yeartermsthereafteruntilterminated byeitherPartybygivingtotheother writtennoticeofitsintentiontosoterminateatleastthree (3) monthspriortotheendof each such term. Annualrentalforeachsuchadditionalfive (5) yeartermshallbeequaltotheannualrental Comment \[BHFS6\]: This setence isincorrect, seepayablewithrespecttotheimmediatelyprecedingfive (5) yearterm. Theinitialtermandall lastsentesen ofthissection for correct rental amount. extensionsshallbecollectivelyreferredtohereinasthe “Term.” Comment \[SC7\]: STPUD cannot accept the contract with this language init. This directlyTheannualrentforeachsuchadditionalextensiontermunderthissectiononly, shallbe conflicts withwhat hasbeen agreed topreviously and isstated twosentences later. increasedby15% overtheannualrentaldueduringtheimmediatelypreceding5-yearterm. 5 Active/48010097.148379487.1 Active/48464006.1 16906981 Lessee Site Name: Kokanee Lessee Site No.: 289859 8. TAXES. LESSEEshallhavetheresponsibilitytopayanypersonalproperty, real estatetaxes, assessments, orchargesowedonthePropertywhichLESSORdemonstratesisthe resultofLESSEE’suseofthePremisesand/ortheinstallation, maintenance, andoperationofthe LESSEE’simprovements, andanysalestaximposedontherent (excepttotheextentthatLESSEE isormaybecomeexemptfromthepaymentofsalestaxinthe jurisdictioninwhichthePropertyis located), includinganyincreaseinrealestatetaxesatthePropertywhichLESSORdemonstrates arisesfromtheLESSEE’simprovementsand/orLESSEE’suseofthePremises. LESSORand LESSEEshalleachberesponsibleforthepaymentofanytaxes, levies, assessmentsandother chargesimposedincludingfranchiseandsimilartaxesimposeduponthebusinessconductedby LESSORorLESSEEattheProperty. Notwithstandingtheforegoing, LESSEEshallnothavethe obligationtopayanytax, assessment, orchargethatLESSEEisdisputingingoodfaithin appropriateproceedingspriortoafinaldeterminationthatsuchtaxisproperlyassessedprovided thatnolienattachestotheProperty. NothinginthisParagraphshallbeconstruedasmaking LESSEEliableforanyportionofLESSOR’sincometaxesinconnectionwithanyPropertyor otherwise. ExceptassetforthinthisParagraph, LESSOR shallhavetheresponsibilitytopayany personalproperty, realestatetaxes, assessments, orchargesowedonthePropertyandshalldoso priortotheimpositionofanylienontheProperty. LESSEEshallhavetheright, atitssoleoptionandatitssolecostandexpense, toappeal, challengeorseekmodificationofanytaxassessmentorbillingforwhichLESSEEiswhollyor partlyresponsibleforpayment. LESSORshallreasonablycooperatewithLESSEEatLESSEE’s expenseinfiling, prosecutingandperfectinganyappealorchallengetotaxesassetforthinthe precedingsentence, includingbutnotlimitedto, executinganyconsent, appealorothersimilar document. IntheeventthatasaresultofanyappealorchallengebyLESSEE, thereisareduction, creditorrepaymentreceivedbytheLESSORforanytaxespreviouslypaidbyLESSEE, LESSOR agreestopromptlyreimbursetoLESSEEtheamountofsaidreduction, creditorrepayment. Inthe eventthatLESSEEdoesnothavethestandingrightstopursueagoodfaithandreasonabledispute ofanytaxesunderthisparagraph, LESSORwillpursuesuch disputeatLESSEE’ssolecostand expenseuponwrittenrequestofLESSEE. Comment \[BHFS8\]: This language isconsistent9. CONSTRUCTION. Priorto anyandall constructionofthePremises, LESSEEshall with other language inthissection. notifyLESSORofallcontractorsthatwillperformworkonthePropertyand LESSEEshallprovide LESSORtheinitialplansandspecificationsforLESSOR’sapprovalwhichshallnotbe unreasonablywithheld, conditioned, ordelayed. LESSEEagreesthatanyandallconstructionshall Comment \[BHFS9\]: All contractors must bebeperformedbyCalifornialicensedcontractorsonly. Priortocommencementofconstruction, licensed in California perCalifornia laws. LESSEEshallobtainalllicenses, permits, consentsandapprovalsrequiredbyanyandall governmentalauthorities, includingwithoutlimitation, theFCC, theFAA, andotherfederal, state, andlocalagenciesthathavejurisdictionoverLESSEE’sconstructionorLESSEE’suseofthe Premises. Priortocommencementofanyandallconstruction, LESSEE’scontractors, subcontractorsandconsultantsshallobtainandmaintainworkerscompensation, commercial generalliabilityandauthomobilityliabilityinsurancecoveragesinamountsreasonablysatisfactory toLESSOR. LESSEE shallprovide LESSORwithevidenceofsuchinsurancecoverageswhich Comment \[BHFS10\]: The District must beshallnameLESSORasanadditionalinsured. AllequipmentinstalledbyLESSEE, includingany assured thatallcontractors and consultants areimprovementsormodifications, mustbesafeandstructurallysoundasdeterminedorapprovedby insured before accessing the Premises ortheProperty. 6 Active/48010097.148379487.1 Active/48464006.1 16906981 Lessee Site Name: Kokanee Lessee Site No.: 289859 theappropriategovernmentagency, includingwithoutlimitation, theutilitysystemsand connections, weight, height, windforces, structuralintegrityandemissions. a. AdvanceNotice: LESSEEshallgiveLESSORatleast5businessdays advancenoticepriortoanyconstructiononthePremises, exceptintheevent ofanyemergencyasdeterminedbyLESSEEinLESSEE’ssolediscretion. b. Repairs: LESSEEshallrepairanydamageitcausestothePropertyat LESSEE’ssolecost, reasonablewearandtearandcasualtydamageexcepted. c. Landscaping: LESSEEshallmaintainanylandscapingthatisinstalledby LESSEEasaconditiontoanypermit. 10. USE; GOVERNMENTALAPPROVALS. LESSEEshallusethePremisesforthe purposeofconstructing, maintaining, repairingandoperatingacommunicationsfacilityanduses incidentalthereto. Asecurityfenceconsistingofchainlinkconstructionorsimilarbutcomparable constructionmaybeplacedaroundtheperimeterofthePremisesatthediscretionofLESSEE (not includingtheaccesseasement). Allimprovements, equipment, antennasandconduitsshallbeat LESSEE’sexpenseandtheirinstallationshallbeatthediscretionandoptionofLESSEE. LESSEE shallhavetherighttoreplace, repair, addorotherwisemodifyitsutilities, equipment, antennas and/orconduitsoranyportionthereofandthefrequenciesoverwhichtheequipmentoperates, whethertheequipment, antennas, conduitsorfrequenciesarespecifiedornotonanyexhibit attachedhereto, duringtheTerm. ItisunderstoodandagreedthatLESSEE’sabilitytousethe Premisesiscontingentuponitsobtainingaftertheexecutiondate ofthisAgreementallofthe certificates, permitsandotherapprovals (collectivelythe “Governmental Approvals”) thatmaybe requiredbyanyFederal, StateorLocalauthoritiesaswellassatisfactorysoilboringtestswhichwill permitLESSEEuseofthe Premisesassetforthabove. LESSORshallcooperatewithLESSEE, at LESSEE’ssolecost, initsefforttoobtainsuchapprovalsandshalltakenoactionwhichwould adverselyaffectthestatusofthePropertywithrespecttotheproposedusethereofbyLESSEE. In theeventthat (i) anyofsuchapplicationsforsuchGovernmentalApprovalsshouldbefinally rejected; (ii) anyGovernmentalApprovalissuedtoLESSEEiscanceled, expires, lapses, oris otherwisewithdrawnorterminatedbygovernmentalauthority; (iii) LESSEEdeterminesthatsuch GovernmentalApprovalsmaynotbeobtainedinatimelymanner; (iv) LESSEEdeterminesthat anysoilboringtestsareunsatisfactory; (v) LESSEEdeterminesthatthePremisesisnolonger technicallycompatibleforitsuse,; or (vi) LESSEE, initssolediscretion, determinesthattheuse of thePremisesisobsoleteorunnecessary, then LESSEEshallhavetherighttoterminatethis Agreement. NoticeofLESSEE’sexerciseofitsrighttoterminateshallbegiventoLESSORin writingbycertifiedmail, returnreceiptrequested, andshallbeeffective upon60daysafter the mailingofsuchnoticebyLESSEE, oruponsuchlaterdateasdesignatedbyLESSEE. Allrentals paidtosaidterminationdateshallberetainedbyLESSOR. Uponsuchtermination, thisAgreement shallbeofnofurtherforceoreffectexcepttotheextentoftherepresentations, warrantiesand Comment \[BHFS11\]: Seecomment laterindemnitiesmadebyeachPartytotheotherhereunderasstatedunderParagraph37. Otherwise, the regarding survival ofterms. These terms thatsurviveLESSEEshallhavenofurtherobligationsforthepaymentofrenttoLESSOR. should allbe identified inoneloaction inthe agreement. 11. INDEMNIFICATION. SubjecttoParagraph12below, eachPartyshallindemnify andholdtheotherharmless theotherParty againstanyclaimofliabilityorlossfrompersonal 7 Active/48010097.148379487.1 Active/48464006.1 16906981 Lessee Site Name: Kokanee Lessee Site No.: 289859 injuryorpropertydamageresultingfromorarisingoutofthe negligenceacts or willful misconductomissions oftheindemnifyingParty, itsemployees, contractorsoragents, excepttothe extentsuchclaimsordamagesmaybeduetoorcausedbythenegligenceorwillfulmisconductof theotherParty, oritsemployees, contractorsoragents. 12. INSURANCE. The LESSEEParties agrees thatat itstheir owncostandexpense, iteach willmaintaincommercialgeneralliabilityinsurancewithlimitsnotlessthan $2,000,000for injurytoordeathofoneormorepersonsinanyoneoccurrenceand $2,000,000fordamageor destructiontopropertyinanyoneoccurrence. ThePartiesagreeto includetheotherPartyasan Comment \[SC12\]: The District hasconsulted ouradditionalinsured. insurer and willnotadd theLessee totheDistrict’s insurance. TheDistrict requires thatwebeadditional insured ontheLessee’sinsurance. LESSEEshallalsoobtainandmaintain thefollowingadditionalinsurancecoverages: a. AutombileLiability - $2,000,000combinedsinglelimiteachaccidentfor bodilyinjuryandpropertydamage b. Worker’sCompensation – statutory c. PollutionLiability - $3,000,000peroccurrence Waiverofsubrogationunderworkerscompensation d. Thecommercialgeneral, and automobileliabilitypoliciesshallcontain, orbeendorsedto containthefollowingprovisions: (1) LESSOR, itsofficials, officers, andemployeesshallbegiven additionalinsurestatus. Thecoverageshallcontainnospeciallimitationsonthescopeof protectionaffordedto LESSOR, itsofficials, officers, andemployees; (2) LESSEE’s insurance shallbeprimaryinsuranceasrespects LESSOR, itsofficials, officers, andemployeesshallnot contributetoit; (3) anyfailuretocomplywiththereportingorotherprovisionsofthepolicies includingbreachesandwarrantiesshallnotaffect coverageprovidedto LESSEE, it’sofficials, officers, andemployees; (4) LESSEE’sinsuranceshallapplyseparatelytoeachinsuredagainst whomclaimismadeorsuitisbrought, exceptwithrespecttothelimitsoftheinsurer’sliability; and, (5) theinsurerwaivesanyandalltransferrightsofrecovery (subrogation) itmayhaveagainst Comment \[BHFS13\]: These arethe District'stheadditionalinsureds. standard insurance requirements which should be readily available atnoadditonal cost toLESSEE. Uponreceiptofnoticefromitsinsurer(s), eachPartywillusecommerciallyreasonable effortstoprovidetheotherPartywith30dayspriorwrittennoticeofcancellationofanycoverage requiredherein. ThePartiesherebywaiveandreleaseanyandallrightsofactionfornegligenceagainstthe otherwhichmayhereafterariseonaccountofdamagetothePremisesortheProperty, resulting fromanyfire, orothercasualtywhichisinsurableunder “CausesofLoss – SpecialForm” property Formatted: Indent: Left: 1.25", No bullets ordamageinsuranceorforthekindcoveredbystandardfireinsurancepolicieswithextended coverage, regardlessofwhetherornot, orinwhatamounts, suchinsuranceisnoworhereafter numbering, No widow/orphan control carriedbytheParties, evenifanysuchfireorothercasualtyshallhavebeencausedbythefaultor negligenceoftheotherParty. ThesewaiversandreleasesshallapplybetweenthePartiesandthey Formatted: No bullets or numbering, NoshallalsoapplytoanyclaimsunderorthrougheitherPartyasaresultofanyassertedrightof Comment \[BHFS14\]: TheDistrict iswaiting tosubrogation. AllsuchpoliciesofinsuranceobtainedbyeitherPartyconcerningthePremisesor widow/orphan control hear from itsinsurer whether this language isthePropertyshallwaivetheinsurer’srightofsubrogationagainsttheotherParty. acceptable. Comment \[SC15\]: TheDistrict will not accept this 8 Active/48010097.148379487.1 Active/48464006.1 16906981 Lessee Site Name: Kokanee Lessee Site No.: 289859 13. LIMITATIONOFLIABILITY. Exceptforindemnificationpursuanttoparagraphs 11and31, neitherPartyshall beliabletotheother, oranyoftheirrespectiveagents, representatives, employeesforanylostrevenue, lostprofits, lossoftechnology, rightsorservices, incidental, punitive, indirect, specialorconsequentialdamages, lossofdata, orinterruptionorloss ofuseofservice, evenifadvisedofthepossibilityofsuchdamages, whetherundertheoryof contract, tort (includingnegligence), strictliabilityorotherwise. 14. ANNUALTERMINATION. Notwithstandinganythingtothecontrarycontained herein, providedLESSEEisnotindefaulthereunderbeyondapplicablenoticeandcureperiods, LESSEEshallhavetherighttoterminatethisAgreementupontheannualanniversaryofthe CommencementDateprovidedthatthree (3) monthspriornoticeisgiventoLESSOR. 15. INTERFERENCE. LESSEEagreestoinstallequipmentofthetypeandfrequency whichwillnotcauseharmfulinterferencewhichismeasurableinaccordancewiththenexisting industrystandardstoanyequipmentofLESSORorotherlesseesofthePropertywhichexistedon thePropertypriortothedatethisAgreementisexecutedbytheParties. Intheeventany after-installedLESSEE’sequipmentcausessuchinterference, andafterLESSORhasnotified LESSEEinwritingofsuchinterference, LESSEEwilltakeallcommercially reasonablesteps necessarytocorrectandeliminatetheinterference, includingbutnotlimitedto, atLESSEE’s option, poweringdownsuchequipmentandlaterpoweringupsuchequipmentforintermittent testing. InnoeventwillLESSORbeentitledtoterminatethisAgreementorrelocatethe equipmentaslongasLESSEEismakingagoodfaithefforttoremedytheinterferenceissue. LESSORagreesthatLESSORand/oranyothertenantsofthePropertywhocurrentlyhaveorin thefuturetakepossessionofthe Propertywillbepermittedtoinstallonlysuchequipmentthatisof thetypeandfrequencywhichwillnotcauseharmfulinterferencewhichismeasurablein accordancewiththenexistingindustrystandardstothethenexistingequipmentofLESSEE. The Partiesacknowledgethattherewillnotbeanadequateremedyatlawfornoncompliancewiththe provisionsofthisParagraphandtherefore, eitherPartyshallhavetherighttoequitableremedies, suchas, withoutlimitation, injunctivereliefandspecificperformance. 16. REMOVALATENDOFTERM. LESSEEshall, priortotheexpirationoftheTerm, orwithinninety (90) daysafteranyearlierterminationoftheAgreement, removeitsbuilding(s), antennastructure(s) (exceptfootingsmorethan2’ belowgrade), equipment, conduits, fixturesand allpersonalpropertyandrestorethePremisestoitsoriginalcondition, reasonablewearandtear andcasualtydamageexcepted. LESSORagreesandacknowledgesthatalloftheequipment, conduits, fixturesandpersonalpropertyofLESSEEshallremainthepersonalpropertyofLESSEE andLESSEEshallhavetherighttoremovethesameatanytimeduringtheTerm, whetherornot saiditemsareconsideredfixturesandattachmentstorealpropertyunderapplicableLaws (as defined inParagraph35below). IfsuchtimeforremovalcausesLESSEEtoremainonthe PremisesafterterminationofthisAgreement, LESSEEshallpayrentatthethenexistingmonthly rateorontheexistingmonthlypro-ratabasisifbaseduponalongerpayment term, untilsuchtime astheremovalofthebuilding, antennastructure, fixturesandallpersonalpropertyarecompleted. 17. HOLDOVER. LESSEEhasnorighttoretainpossessionofthePremisesoranypart thereofbeyondtheexpirationofthatremovalperiodsetforthabove, unlessthePartiesare 9 Active/48010097.148379487.1 Active/48464006.1 16906981 Lessee Site Name: Kokanee Lessee Site No.: 289859 negotiatinganewleaseorleaseextensioningoodfaithasevidencedinwriting. Intheeventthat thePartiesarenotintheprocessofnegotiatinganewleaseorleaseextensioningoodfaith, LESSEEholdsoverinviolationofParagraph16andthisParagraph17, thentherentshallbe increasedby20% overtherentapplicableduringthemonthimmediatelyprecedingsuch expirationorearliertermination. 18. RIGHTOFFIRSTREFUSAL. IfLESSORelects, duringtheTerm (i) tosellor otherwisetransferalloranyportionoftheProperty, whetherseparatelyoraspartofalargerparcel ofwhichthe Propertyisapart, or (ii) granttoathirdpartybyeasementorotherlegalinstrumentan interestinandtothatportionofthePropertyoccupiedbyLESSEE, oralargerportionthereof, for thepurposeofoperatingandmaintainingcommunicationsfacilitiesorthemanagementthereof, withorwithoutanassignmentofthisAgreementtosuchthirdparty, LESSEEshallhavetheright offirstrefusaltomeetanybonafideofferofsaleortransferonthesametermsandconditionsof suchoffer. IfLESSEEfails tomeetsuchbonafideofferwithinthirty (30) daysafterwrittennotice thereoffromLESSOR, LESSORmaysellorgranttheeasementorinterestinthePropertyor portionthereoftosuchthirdpersoninaccordancewiththetermsandconditionsofsuchthirdparty offer. ForpurposesofthisParagraph, anytransfer, bequestordeviseofLESSOR’sinterestinthe PropertyasaresultofthedeathofLESSOR, whetherbywillorintestatesuccession, orany conveyancetoLESSOR’sfamilymembersbydirectconveyanceorbyconveyancetoatrustfor thebenefitoffamilymembersshallnotbeconsideredasaleofthePropertyforwhichLESSEEhas Comment \[BHFS16\]: Thislanguage does notanyrightoffirstrefusal. apply asthe District isnotanatual person. 18. 19. RIGHTSUPONSALE. ShouldLESSOR, atanytimeduringtheTermdecide (i) to sellortransferalloranypartofthePropertytoapurchaserotherthanLESSEE, or (ii) togranttoa thirdpartybyeasementorotherlegalinstrumentaninterestinandtothatportionoftheProperty occupiedbyLESSEE, oralargerportionthereof, forthepurposeofoperatingandmaintaining communicationsfacilitiesorthemanagementthereof, suchsaleorgrantofaneasementorinterest thereinshallbeunderandsubjecttothisAgreementandanysuchpurchaserortransfereeshall recognizeLESSEE’srightshereunderunderthetermsofthisAgreement. Totheextentthat LESSORgrantstoathirdpartybyeasementorotherlegalinstrumentaninterestinandtothat portionofthePropertyoccupiedbyLESSEEforthepurposeofoperatingandmaintaining communicationsfacilitiesorthemanagementthereofandinconjunctiontherewith, assignsthis Agreementtosaidthirdparty, LESSORshallnotbereleasedfromitsobligationstoLESSEE underthisAgreement, andLESSEEshallhavetherighttolooktoLESSORandthe thirdpartyfor thefullperformanceofthisAgreement. 20. QUIETENJOYMENT. LESSORcovenantsthatLESSEE, onpayingtherentand performingthecovenantsherein, shallpeaceablyandquietlyhave, holdandenjoythePremises. 21. TITLE. LESSORrepresentsandwarrantstoLESSEEasoftheexecutiondateofthis Agreement, andcovenantsduringtheTermthatLESSORisseizedofgoodandsufficienttitleand interesttothePropertyandhasfullauthoritytoenterintoandexecutethisAgreement. LESSOR furthercovenantsduringtheTermthattherearenoliens, judgmentsorimpedimentsoftitleonthe Property, oraffectingLESSOR’stitletothesameandthattherearenocovenants, easementsor 10 Active/48010097.148379487.1 Active/48464006.1 Formatted: Numbered + Level: 1 + 16906981 Numbering Style: 1, 2, 3, … + Start at: 1 + Alignment: Left + Aligned at: 0.5" + Tab after: 0.85" + Indent at: 0", Widow/Orphan control Lessee Site Name: Kokanee Lessee Site No.: 289859 restrictionswhichpreventoradverselyaffecttheuseoroccupancyofthePremisesbyLESSEEas setforthabove. 21.22. UTILITIES. Lesseeshallberesponsible for obtainingand maintaining all utilitiesneededbyLESSEEforituseofthePremises. Lessorshallnoobligationtoprovide Comment \[BHFS17\]: The District wants tomakeLESSEEwithanyutilities. clear that ithas noresponsibility for Lessee’sutilities. 22.23. INTEGRATION. ItisagreedandunderstoodthatthisAgreementcontains allagreements, promisesandunderstandingsbetweenLESSORandLESSEEandthatnoverbalor oralagreements, promisesorunderstandingsshallbebindinguponeitherLESSORorLESSEEin anydispute, controversyorproceedingatlaw, andanyaddition, variationormodificationtothis AgreementshallbevoidandineffectiveunlessmadeinwritingsignedbytheParties. Intheevent anyprovisionoftheAgreementisfoundtobeinvalidorunenforceable, suchfindingshallnot affectthevalidityandenforceabilityoftheremainingprovisionsofthisAgreement. Thefailureof eitherPartytoinsistuponstrictperformanceofanyofthetermsorconditionsofthisAgreementor toexerciseanyofitsrightsundertheAgreementshallnotwaivesuchrightsandsuchPartyshall havetherighttoenforcesuchrightsatanytimeandtakesuchactionasmaybelawfuland authorizedunderthisAgreement, inlaworinequity. 23.24. GOVERNINGLAW. ThisAgreementandthe performancethereofshall begoverned, interpreted, construedandregulatedbytheLawsoftheStateinwhichthePropertyis located. 24.25. ASSIGNMENT. ThisAgreementmaybesold, assignedortransferredby theLESSEEwithoutanyapprovalorconsentoftheLESSORtotheLESSEE’sprincipal, affiliates, subsidiariesofitsprincipalortoanyentitywhichacquiresallorsubstantiallyallof LESSEE’sassets inthemarketdefinedbytheFederalCommunicationsCommissioninwhichthe Propertyislocatedbyreasonofamerger, acquisitionorotherbusinessreorganization; however, LESSEEshallsendnoticeofanysuchassignmenttoLESSOR. Astootherparties, thisAgreement maynotbesold, assignedortransferredwithoutthewrittenconsentoftheLESSOR, whichsuch consentwillnotbeunreasonablywithheld, delayedorconditioned. Nochangeofstockownership, partnershipinterestorcontrolofLESSEEortransferuponpartnershiporcorporatedissolutionof LESSEEshallconstituteanassignmenthereunder. LESSEEmaysubletthePremiseswithinitssolediscretion, uponnoticetoLESSOR, subjecttothefollowing: (i) LESSORshallhavetheexclusiverightto leasegroundspacetoother carriers; therefore, anysublesseemustobtaingroundspacefromLESSORpursuanttoaseparate agreementandsuchgroundspacerentshallbepaidbythesublesseedirectlytotheLESSOR, and ii) thesublesseemustobtaintower spacefromLESSEEandsuchtowerspacerentshallbepaidby sublesseedirectlytotheLESSEE. LESSEEmaynotsubleaseanytowerspaceiftheprospective sublesseeandLESSORdonotagreeontermsforthegroundspace. Anysubleasethatisentered intoby LESSEEshallbesubjecttotheprovisionsofthisAgreementandshallbebindinguponthe successors, assigns, heirsandlegalrepresentativesoftherespectivePartieshereto. 25.26. NOTICES. Allnoticeshereundermustbeinwritingandshallbedeemed validlygivenifsentbycertifiedmail, returnreceiptrequestedorbycommercialcourier, provided 11 Active/48010097.148379487.1 Active/48464006.1 16906981 Lessee Site Name: Kokanee Lessee Site No.: 289859 thecourier’sregularbusinessisdeliveryserviceandprovidedfurtherthatitguaranteesdeliveryto theaddresseebytheendofthenextbusinessdayfollowingthecourier’sreceiptfromthesender, addressedasfollows (oranyotheraddressthatthePartytobenotifiedmayhavedesignatedtothe senderbylikenotice): LESSOR: GeneralManager SouthTahoePublicUtilityDistrict 1275MeadowCrest Drive SouthlakeTahoe, CA96150 Withacopyto: GaryM. Kvistad BrownsteinHyattFarberSchreck, LLP 1020StateStreet SantaBarbara, CA 93101 LESSEE: CellcoPartnership d/b/aVerizonWireless 180WashingtonValleyRoad Bedminster, NewJersey07921 Attention: NetworkRealEstate Noticeshallbeeffectiveuponactualreceiptorrefusalasshownonthereceiptobtained pursuanttotheforegoing. 26.27. SUCCESSORS. ThisAgreementshallextendtoandbindtheheirs, personalrepresentative, successorsandassignsofthePartieshereto. 27.28. SUBORDINATIONANDNON-DISTURBANCE. LESSORshallobtain notlaterthanfifteen (15) daysfollowingtheexecutionofthisAgreement, aNon-Disturbance Agreement, asdefinedbelow, fromitsexisting mortgagee(s), groundlessorsandmasterlessors, if any, oftheProperty. AtLESSOR’soption, thisAgreementshallbesubordinatetoanyfuture masterlease, groundlease, mortgage, deedoftrustorothersecurityinterest (a “Mortgage”) by LESSORwhich fromtimetotimemayencumberallorpartofthePropertyorright-of-way; provided, however, asaconditionprecedenttoLESSEEbeingrequiredtosubordinateitsinterest inthisAgreementtoanyfutureMortgagecoveringtheProperty, LESSORshallobtain for LESSEE’sbenefitanon-disturbanceandattornmentagreementforLESSEE’sbenefitintheform reasonablysatisfactorytoLESSEE, andcontainingthetermsdescribedbelow (the Non-Disturbance Agreement”), andshallrecognizeLESSEE’srighttoremainin occupancyof andhaveaccesstothePremisesaslongasLESSEEisnotindefaultofthisAgreementbeyond applicablenoticeandcureperiods. TheNon-DisturbanceAgreementshallincludethe encumberingparty’s (“Lender’s”) agreementthat, ifLenderoritssuccessor-in-interestorany purchaserofLender’soritssuccessor’sinterest (a “Purchaser”) acquiresanownershipinterestin theProperty, Lenderorsuchsuccessor-in-interestorPurchaserwill (1) honorallofthetermsof theAgreement, (2) fulfill LESSOR’sobligationsundertheAgreement, and (3) promptlycureall ofthethen-existingLESSORdefaultsundertheAgreement. SuchNon-DisturbanceAgreement 12 Active/48010097.148379487.1 Active/48464006.1 16906981 Lessee Site Name: Kokanee Lessee Site No.: 289859 mustbebindingonallofLender’sparticipantsinthesubjectloan (ifany) andonallsuccessorsand assignsofLenderand/oritsparticipantsandonallPurchasers. InreturnforsuchNon-Disturbance Agreement, LESSEEwillexecuteanagreementforLender’sbenefitinwhichLESSEE (1) confirmsthattheAgreementissubordinatetotheMortgageorotherrealpropertyinterestinfavor ofLender, (2) agreestoattorntoLenderifLenderbecomestheownerofthePropertyand (3) agreestoacceptacurebyLenderofanyofLESSOR’sdefaults, providedsuchcureiscompleted withinthedeadlineapplicable toLESSOR. IntheeventLESSORdefaultsinthepaymentand/or otherperformanceofanymortgageorotherrealpropertyinterestencumberingtheProperty, LESSEE, may, atitssoleoptionandwithoutobligation, cureorcorrectLESSOR’sdefaultand upondoingso, LESSEEshallbesubrogatedtoanyandallrights, titles, liensandequitiesofthe holdersofsuchmortgageorotherrealpropertyinterestandLESSEEshallbeentitledtodeduct andsetoffagainstallrentsthatmayotherwisebecomedueunderthis Agreementthesumspaidby LESSEEtocureorcorrectsuchdefaults. 28.29. RECORDING. LESSORagreestoexecuteaMemorandumofthis AgreementwhichLESSEEmayrecordwiththeappropriaterecordingofficer. Thedatesetforthin theMemorandumofLeaseisforrecordingpurposesonlyandbearsnoreferenceto commencementofeithertheTermorrentpayments. LESSEEagreestoprovideLESSORacopy oftherecordedMemorandumofthisAgreement. 29.30. DEFAULT. Itisa “Default” if (i) eitherPartyfailstocomplywiththis Agreementanddoesnotremedythefailurewithin30daysafterwrittennoticebytheotherParty or, ifthefailurecannotreasonablyberemediedinsuchtime, ifthefailingPartydoesnot commencearemedywithintheallotted30daysanddiligentlypursuethecuretocompletion within90daysaftertheinitialwrittennotice, or (ii) LESSOReitherParty failstocomplywiththis Agreementandthefailureinterfereswith LESSEEtheotherParty’suseofthe Propertyor Premisesand LESSORthefailingParty doesnotremedythefailurewithin30daysafterwritten noticefrom LESSEEtheotherParty or, ifthefailurecannotreasonablyberemediedinsuchtime, if LESSORdoesnotcommencearemedywithintheallotted30daysanddiligentlypursuethecure tocompletion. , or (iii) LESSEEbecomesbankrupt, insolventorplacedinreceivership, orifany proceedingsareinstitutedbyLESSEEoragainstLESSEEandarenotdismissedwithin120days. 30.31. REMEDIES. Uponadefault, thenon-defaultingPartymayatitsoption butwithoutobligationtodoso), performthedefaultingParty’sdutyorobligationonthe defaultingParty’sbehalf, includingbutnotlimitedtotheobtainingofreasonablyrequired insurancepolicies. Thecostsandexpensesofanysuchperformancebythenon-defaultingParty shallbedueandpayablebythedefaultingPartyuponinvoicetherefor. Intheeventofadefaultby eitherPartywithrespecttoamaterialprovisionofthisAgreement, withoutlimitingthe non-defaultingPartyintheexerciseofanyrightorremedywhichthenon-defaultingPartymay havebyreasonofsuchdefault, thenon-defaultingPartymayterminatetheAgreementand/or pursueanyremedynoworhereafteravailabletothenon-defaultingPartyundertheLawsor judicialdecisionsofthestateinwhichthePremisesarelocated; provided, however, theParties shallusereasonableeffortstomitigateitsdamagesinconnectionwithadefaultbytheotherParty. Ifthenon-defaultingPartysoperformsanyofthedefaultingParty’sobligationshereunder, thefull amountofthereasonableandactualcostandexpenseincurredshallimmediatelybedueand 13 Active/48010097.148379487.1 Active/48464006.1 16906981 Lessee Site Name: Kokanee Lessee Site No.: 289859 payable, andthedefaultingPartyshallpaythenon-defaultingPartyupondemandthefull undisputedamountthereofwithinterest thereonfromthedateofpaymentatthegreaterof (i) ten percent (10%) perannum, or (ii) thehighestratepermittedbyapplicableLaws. Notwithstanding theforegoing, ifLESSORisthedefaultingPartyandLESSORdoesnotpayLESSEEthefull undisputed amountwithinthirty (30) daysofitsreceiptofaninvoicesettingforththeamountdue, LESSEEmayoffsetthefullundisputedamount, includingallaccruedinterest, dueagainstallfees dueandowingtoLESSORuntilitisfullyreimbursedtoLESSEE. 31.32. ENVIRONMENTAL. LESSEEshallconductitsbusinessincompliance withallapplicablelawsgoverningtheprotectionoftheenvironmentoremployeehealthandsafety EH&SLaws”). EachPartyshallindemnifyandholdharmlesstheotherPartyfromclaimstothe extentresultingfromaParty’sviolationofanyapplicableEH&SLawsortotheextentthataParty causesareleaseofanyregulatedsubstancetotheenvironment. ThePartiesrecognizethat LESSEEisonlyleasingasmallportionofLESSOR’spropertyandthatLESSEEshallnotbe responsibleforanyenvironmentalconditionorissueexcepttotheextentresultingfromLESSEE’s activitiesandresponsibilities. a. LESSORwillberesponsibleforallobligationsofcompliancewithanyand allenvironmentalandindustrialhygienelaws, includinganyregulations, guidelines, standards, or policiesofanygovernmentalauthoritiesregulatingorimposingstandardsofliabilityorstandards ofconductwithregardtoanyenvironmentalorindustrialhygieneconditionsorconcernsasmay noworatanytimehereafterbeineffect, thatareorwereinanywayrelatedtoactivitynow conductedin, on, orinanywayrelatedtotheProperty, unlesssuchconditionsorconcernsare causedbythespecificactivitiesofLESSEEinthePremises. b. LESSORshallholdLESSEEharmlessandindemnifyLESSEEfromand assumeallduties, responsibilityandliabilityatLESSOR’ssolecostandexpense, for allduties, responsibilities, andliability (forpaymentofpenalties, sanctions, forfeitures, losses, costs, or damages) andforrespondingtoanyaction, notice, claim, order, summons, citation, directive, litigation, investigationorproceedingwhichis inanywayrelatedto: a) failuretocomplywithany environmentalorindustrialhygienelaw, includingwithoutlimitationanyregulations, guidelines, standards, orpoliciesofanygovernmentalauthoritiesregulatingorimposingstandardsofliability or standardsofconductwithregardtoanyenvironmentalorindustrialhygieneconcernsor conditionsasmaynoworatanytimehereafterbeineffect, unlesssuchnon-complianceresults fromconditionscausedbyLESSEE; andb) anyenvironmentalorindustrialhygieneconditions arisingoutoforinanywayrelatedtotheconditionofthePropertyoractivitiesconductedthereon, unlesssuchenvironmentalconditionsarecausedbyLESSEE. 32.33. CASUALTY. Intheeventofdamagebyfireorothercasualtytothe Premisesthatcannotreasonablybeexpectedtoberepairedwithinforty-five (45) daysfollowing sameor, ifthePropertyisdamagedbyfireorothercasualtysothatsuchdamagemayreasonably beexpectedtodisruptLESSEE’soperationsatthePremisesformore thanforty-five (45) days, thenLESSEEmay, atanytimefollowingsuchfireorothercasualty, providedLESSORhasnot completedtherestorationrequiredtopermitLESSEEtoresumeitsoperationatthePremises, terminatethisAgreementuponfifteen (15) dayspriorwrittennoticetoLESSOR. Anysuchnotice 14 Active/48010097.148379487.1 Active/48464006.1 16906981 Lessee Site Name: Kokanee Lessee Site No.: 289859 ofterminationshallcausethisAgreementtoexpirewiththesameforceandeffectasthoughthe datesetforthinsuchnoticewerethedateoriginallysetastheexpirationdateofthisAgreement andthePartiesshallmakeanappropriateadjustment, asofsuchterminationdate, withrespectto paymentsduetotheotherunderthisAgreement. Notwithstandingtheforegoing, therentshall abateduringtheperiodofrepairfollowingsuchfireorothercasualtyinproportiontothedegreeto whichLESSEE’suseofthePremisesisimpaired. 33.34. CONDEMNATION. Intheeventofanycondemnationofalloranyportion oftheProperty, thisAgreementshallterminateastothepartsotakenasofthedatethe condemning authoritytakestitleorpossession, whicheveroccursfirst. Ifasaresultofapartial condemnationofthePremisesorProperty, LESSEE, inLESSEE’ssolediscretion, isunabletouse thePremisesforthepurposesintendedhereunder, orifsuchcondemnationmayreasonablybe expectedtodisruptLESSEE’soperationsatthePremisesformorethanforty-five (45) days, LESSEEmay, atLESSEE’soption, tobeexercisedinwritingwithinfifteen (15) daysafter LESSORshallhavegivenLESSEEwrittennoticeofsuchtaking (orintheabsenceofsuchnotice, withinfifteen (15) daysafterthecondemningauthorityshallhavetakenpossession) terminatethis Agreementasofthedatethecondemningauthoritytakessuchpossession. LESSEEmayonits ownbehalfmakeaclaiminanycondemnationproceedinginvolvingthePremisesforlosses relatedtotheequipment, conduits, fixtures, itsrelocationcostsanditsdamagesandlosses (butnot forthelossofitsleaseholdinterest). AnysuchnoticeofterminationshallcausethisAgreementto expirewiththesameforceandeffectasthoughthedatesetforthinsuchnoticewerethedate originallysetastheexpirationdateofthisAgreementandthePartiesshallmakeanappropriate adjustmentasofsuchterminationdatewithrespecttopaymentsduetotheotherunderthis Agreement. IfLESSEEdoesnotterminatethisAgreementinaccordancewiththeforegoing, this AgreementshallremaininfullforceandeffectastotheportionofthePremisesremaining, except thattherentshallbereducedinthesameproportionastherentableareaofthePremisestaken bearstothetotalrentableareaofthePremises. IntheeventthatthisAgreementisnotterminated byreasonofsuchcondemnation, LESSORshallpromptlyrepairanydamagetothePremises causedbysuchcondemningauthority. 34.35. SUBMISSIONOFAGREEMENT/PARTIAL INVALIDITY/AUTHORITY. ThesubmissionofthisAgreementforexaminationdoesnot constituteanoffertoleasethePremisesandthisAgreementbecomeseffectiveonlyuponthefull executionofthisAgreementbytheParties. Ifanyprovisionhereinisinvalid, itshallbeconsidered deletedfromthisAgreementandshallnotinvalidatetheremainingprovisionsofthisAgreement. EachofthePartiesheretowarrantstothe otherthatthepersonorpersonsexecutingthis AgreementonbehalfofsuchPartyhasthefullright, powerandauthoritytoenterintoandexecute thisAgreementonsuchParty’sbehalfandthatnoconsentfromanyotherpersonorentityis necessaryasa conditionprecedenttothelegaleffectofthisAgreement. 35.36. APPLICABLELAWS. DuringtheTerm, LESSORshallmaintainthe Propertyincompliancewithallapplicablelaws, rules, regulations, ordinances, directives, covenants, easements, zoningandlanduse regulations, andrestrictionsofrecord, permits, buildingcodes, andtherequirementsofanyapplicablefireinsuranceunderwriterorratingbureau, nowineffectorwhichmayhereaftercomeintoeffect (including, withoutlimitation, the 15 Active/48010097.148379487.1 Active/48464006.1 16906981 Lessee Site Name: Kokanee Lessee Site No.: 289859 AmericanswithDisabilitiesActandlawsregulatinghazardoussubstances) (collectively “Laws”). LESSEEshall, inrespecttotheconditionofthePremisesandatLESSEE’ssolecostandexpense, complywith (a) allLawsrelatingsolelytoLESSEE’sspecificanduniquenatureofuseofthe Premises (otherthangeneralofficeuse); and (b) allbuildingcodesrequiringmodificationstothe PremisesduetotheimprovementsbeingmadebyLESSEEinthePremises. 36.37. RELOCATION. LESSOR, onone (1) occasion, mayrequire LESSEEtorelocatethePremisestoanotherlocationontheProperty ("Alternate Site"), if: a. TheAlternateSiteissimilartothePremisesinsizeandiscompatiblefor LESSEE'suse, inLESSEE'ssoleandreasonablediscretion; b. LESSORpaysallcostsincurredbyLESSEEforrelocatingLESSEE's communicationsfacilitytotheAlternateSite, includingallcostsincurredto obtainallofthecertificates, permitsandotherapprovalsthatmaybe requiredbyanyFederal, StateorLocalauthoritieswhichwillpermit LESSEE’s useoftheAlternateSite; c. LESSORgivesLESSEEatleasttwelve (12) monthswrittennoticebefore requiringLESSEEtorelocate; and d. LESSEE'sserviceisnotinterruptedduringtherelocation. LESSEEshallbe allowedtoplaceatemporarycommunications siteandantennastructureon theProperty (inamutuallyagreeablelocation) duringtherelocationprocess topreventanylossofservicetoLESSEE. ThePartiesagreetoenterintoanamendmenttothisAgreementtodocumenttheAlternate Sitelocation. 37.38. SURVIVAL. TheprovisionsoftheAgreementrelatingtoindemnification fromonePartytotheotherPartyshallsurviveanyterminationorexpirationofthisAgreement. Additionally, anyprovisionsofthisAgreementwhichrequireperformancesubsequentto the Comment \[BHFS18\]: Thislanguage istoo vagueterminationorexpirationofthisAgreementshallalsosurvivesuchterminationorexpiration. need tospefically identify which provisons survive. 38.39. CAPTIONS. ThecaptionscontainedinthisAgreementareinsertedfor convenienceonlyandarenotintendedtobepartoftheAgreement. Theyshallnotaffectorbe utilizedintheconstructionorinterpretationoftheAgreement. 40. ATTORNEY’SFEES. TheprevailingPartyinanylegalproceedingbroughtto enforceorinterprettheprovisionsofthisAgreementshallbeentitledtorecoverreasonable attorney’sfeesandcosts. 39. 41. COUNTERPARTS. ThisAgreementmaybeexecutedinanynumberof counterparts, eachofwhichshallbedeemed tobeanoriginal, butallofwhichshllconstituteome Comment \[BHFS19\]: Recommend this provisionandthesameinstrument. sotheentire agreement does not need tobecircualted forsignature. 16 Active/48010097.148379487.1 Active/48464006.1 16906981 Formatted: No underline Formatted: No bullets or numbering, No widow/orphan control Lessee Site Name: Kokanee Lessee Site No.: 289859 Signaturepagetofollow\] INWITNESSWHEREOF, thePartiesheretohavesettheirhandsandaffixedtheir respectiveseals asofthedateoflattersignaturedatebelow. LESSOR: South Tahoe Public Utility District, alocal Agency ofthe State ofCalifornia By: Name:______________________________ Title: _______________________________ Date: _______________________________ LESSEE: Cellco Partnership d/b/aVerizon Wireless By: Name:______________________________ Title: _______________________________ Date: _______________________________ 17 Active/48010097.148379487.1 Active/48464006.1 16906981 Lessee Site Name: Kokanee Lessee Site No.: 289859 Exhibit “A” LegalDescriptionoftheProperty) 18 Active/48010097.148379487.1 Active/48464006.1 16906981 Lessee Site Name: Kokanee Lessee Site No.: 289859 Exhibit “B” The Premises) ATTACHED 19 Active/48010097.148379487.1 Active/48464006.1 16906981 Document comparisonbyWorkshare9.5onWednesday, May16, 2018 11:19:45 AM Input: Document interwovenSite://DMS.SHERMANHOWARD.COM/Active/48010097/11ID 48010097v1<Active> - v3STPUDDraftOptionLandLease - Description Kokanee - VZWRevisedv3 (02.07.18) Document interwovenSite://DMS.SHERMANHOWARD.COM/Active/48379487/12ID 48379487v1<Active> - v4STPUDDraftOptionLandLease - Description Kokanee - VZWRevisedv4 (05.16.18) Rendering Standardset Legend: Insertion Deletion Movedfrom Movedto Stylechange Formatchange Moveddeletion Insertedcell Deletedcell Movedcell Split/Mergedcell Paddingcell Statistics: Count Insertions 25 Deletions 18 Movedfrom 0 Movedto 0 Stylechange 0 Formatchanged 0 Active/48464006.1 16906981 Totalchanges 43 Active/48464006.1 16906981