HomeMy WebLinkAboutBuilding & Tower Sublease Agreement between Elite Towers and Verizon r p V frpyr( R
StIMNAMS.NY- atUtarrk R*tiparm NUMBER. 0 2 2 0
IDArrYMATE."aWINAL
BUILDING AND TOWER SUBLEASE AGREEMENT ' Board
This BUILDING AND TORREER SUBLEASE AGENT(the"Aipument")
made this day of l' , betww ert ELl"� TOWERS, LP with an
address at S Nom try Suit , ,lhie wr � 11729 hereinafter designated
LESSOR d 1�11 'V O S11SA L11uilTEl P 11lP, a Verizon Wireless with its
principal oillces at O� " n aye 1iail Stop 4A 110, Bashing Ridge,, Now Jersey 07920
(telephope nurp� S Sd�4V ,her+ti deal LESS, LESSOR and LESSEE am
at tines collectively rVie red to hereinafter as the"Parties"or individually as the"'Party"
WITNESSETH
Mattituck Fire District, a district co tion, is the owner (the
O )of ePi0in �property,known As (000 Pike Street,Mattitclok,Now York,as shown on
the Tax Map a!`the aunty of Suffolk as District 1000, Section 140, Block 3, Lot l 1.1 (the
"Pico ),including the building(s)(the"Building,")th
WHEREAS, Owner,as lessor, and LESSOR, as lessee,entered into a Land and
Building Air t fWly ecu on March 16, 2011" whereby Owner 1 to
LESSOR.cc n space on the Property forthe purpose of constructing,supporting, d.
maintaining a wireless communication facility,including,but not limited to,ground space for the
Installation of a monopole (the "Tower") and a cartain portion of the roof of the Building
containing approximately two thousand Eve hundred square feet(2$00,s f)for the installation of
equipmea4 cabling and all other neousary and related structures(the"Lessor's Rooftop Space,)
(collectively the"]prune Least Arcs"); and granted LESSOR rights of ingress, egress,, wives$",
and access (the Vasoment")over the Property to mss the Prime Lase Am& A copy of the
Prime Lease is annexed hereto and made a part hereofas Exhibit'W'-,and
WHEREAS,LESSOR is the owner of the Tower,and
WHEREAS,LESSEE desiresto sublease from LESSOR catain space within the
Prime Lease Area including on the Lessors Rooftop Space wW on the'"Tower for the installation,
operation, and maintenance of a communication facility ( ""Oommunicatio Facility'), and.
(ii) utilize the Easement in connection with the foregoing installation, operation,
maintenance.
NOW,THEREFORE,in consideration of the mutual covenants contained herein
and intending to be legally bound hereby,the Parties hareto agree as follows:
I• PREF. LESSOR hereby leases to LESSEE such area on the Tower as
shown on Exhibit "A" attached hereto and made a Part hereof (the ""rower S and
approximately four hundred square feet(400sf)of space within the Lessor"s Rooftop Space
as shown on Exhibit"A"attached hereto and made a pan hereof(the "Rooftop Space"),for the
installation, operation and maintenance of con muoications equipment; together with such
additional space within the Building, on the roof of the Building, d on the Property for the
installation, operation and maintenance of wites, "cables, conduits and pipes (the 'Cabling
I
SFE NAME:MY-Mddtuek Roto
SFE NUMBER:
AMMAM ALGMNAt-
Sp ") running between and aniong the Tower Space, Rooftop Sp to all necessary
electrical and telephone utility soupm located within the building or on theProperty; together
with such additional space on the Property for the Installation, operation and maintenance of
Wires,cables,,contluits and pipes over,under and along a twenty(20')foot wide right of way(the
'"Utilities Right of Way")extending from the Marest public right-of-way to the Rooftop Space
and/or the Tower Space; together with the no xclusive rigbt of ingress and egress from a.
public right-of-way, en(7)days a week,twenty four( )hours a day,over the Property and
in and through the Building,to and from the Promises(as hereinafter defined) for the purpose,of
installation,operation and maintenance of LESSEE's Communications Facility, LESSOR shall
provide LESSEE with t O sets of keys, which will permit LESSEE to gain access to any
area that INSEE may require pursuant to the terns of this Agreement. Thi Tower ice,
Rooftop Space,Cabling Space,and Utilities Right of Way are hereinafter collectively referred to
as the"Premi "and are as shown on Exhibit"*A" attached hereto and nu&a part hereof In
the event there are not sufficient electric and telephone utility sources Wit on the Property,
LESSOR represents that is W received the tight firoan Owner and 11 grant to LESSEE or the
local utility provider the right to Install such utilities ander the Property and through the Building
necessary for LESSEE to operate its Communications Facility, provided the location of such
utilities skull be as reasonably designated,by LESSOR. Further,in the event any public utility is
unable to use the Utilities Right of Way,LESSOR hereby agrees to giant an additional right of
way either to LESSEE or to the public utility at no cost to LESSEE.All utilities running between
the Tower and the Building shall be installed underground and the same shall be shielded to
match the facade of the building if the same is required by the Hamlet of Mattituck or the Town
of Southold.
2. FEA5JIUTY. LESSOR grants to LESSEE, at LESSEE's sole cost and
expense, the right to conduct any surveys, inspections, searches or tests, including, without
limitation, engineering, surveys., environmental tests, title searches and/or any other such tests
(collectively'"Tests') which, In LESSEE's sole discretion,are reasonably necessary to construct
and install LESSEE's equipment,to acquire a building permit and/or otherwise to determine the
feasibility of the project contemplated by this Agreement.LESSEE will not be liable to LESSOR
or any third party on account of any pre-existing defect or condition on or with respect to the
Property unless such condition and/or defect was disclosed in writing to LESSEE by LESSOR
prior to any Tests and LESSEE"s Tests exacerbates or otherwise worsens such defect or
condition,in which case LESSEE shall be liable for curing such defect or condition,to the extent
the same was exacerbated or worsened,at LESSEE's sole cost and expense.LESSEE will restore
the Property to its condition as it existed prior to testing, reasonable wear and tear and casualty
not caused by LESSEE excepted.. In addition, LESSEE shall indemnify, defend and hold
harmless LESSOR and Owner Born and against any and all iury, loss, damage or claims
arising directly out of LESSEE's Tests, If prior to the Comraencement Date (as hereinafter
defined), LESSEE, in Its sole discretion, determines it will be urrable to use the Premises for its
intended purpose, LESSEE shall have the right to terminate this Agmemad upon written notice
to LESSOR. If LESSEE, after diligently pursuing all applicable zoning and building permit
approvals, is denied and/or unable to obtain a building permit, LESSEE may,at its option,elect
to terminate this Agreement without any further obligation from either Party to the other,except
as otherwise set forth in this Agreement.
2
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WM NAME NY"-Ai&Wb ick Rob
SM NUMBER;
ATTY/DATE ALWFWAL
with all miles and regulations enforced by the Federal Communications Commission with regard
to the lighting,marking and painting of towers,
No Materials may be used in the installation of the arrterrurrrs or tr issiorr lines that will
cause corrosion, t deterioration of the Tower alio tC its
Oil the Tower must be identified by a marking fastened securely�its r�cicet �td �Towerarra
all transmission litres are to be tagged at the conduit o
equipment space, where it eaten any user's
14. pE " LESSEE agrees to ianstallui
frequencye tYPe and
which will not cause h ,� interferencewhich is measurablei � 1 with
then existing industry standards to any equipment of LESSOR or other lessees of the Prime
Lease Area which existed within the Prime Lease A
rea executed by the Parties. lir tla+s event�g81CIa Originally�rrior to the date ertrent is
interferes with existing radio frequency users operatingtaped or �irrstalled eg,uimtreot
accordance wvith all applicable lawrws and re1. respective fivil s Wird i
interference to within: twenty P se such
operated by the Owner, and (ii))sev �two (7 ) how, if Such
in interference is rference istar toneq equipment t
LESSOR or other lessees of the pie e
Ama, after urprneat of
interference from LESSOR at telephone number 8ry 2671,receipt such oo tel�umber Lofice ESSEE
may provide to LESSOR. If Such interference Cannot be
cured within the alcove, LESSEE shall operations (except for intermittent testing to det�ine the cause
ezi ds ed
such interference) until the interface has been co ped" of
and/or any other tenants of the Prime L Area who currently have air in OR agreesthe futu that ie
,possession of the Prime Lease Area will be Permitted to install new equipment that is of`tho tyre
and frequency which will not cause harmful interference which,is measurable in accordance with
then existing industry standards to the then existing equipment of LESSEE,
The parlies
acknowledge that there will not be an adequate rernedy at law for noncompliance with the
Provisions Of this Paragraph and therefore,either Party shall have the right to equitable Mmedies,
such as, without limitation, injunctive relief and specific performance,
15. HA TENAM.
a" During the Tenn, LESSEE will maintain the 11011-
Premises in good condition, reasonable w and tear and casualty, damage " ,fth
t
excluding,any items which are the responsibility of LESSOR pursuant to Paragraph 15(b)below.
lr During the Terni, LESSOR shall maintain, in good operating condition
and repair, the structural elements of the Tower,Prime Lease Area and the Premises. LESSOR
shall repair any defect in the above within thi
r uirl b air r' ' ( ) days, or such shorter period. as may be
y y governmental authority having jurisdiction, after receipt of written notice from
LESSEE describing such defect, unless the defect constitutes an atnergency, in which case
LESSOR shall elite the defect as quickly as possible,but not later than five(5)days shier receipt
Of notice, unless the mature of such defeat cannot be cured within fare (5) days grid LESSOR
continences to cure the defect within such five(5)day period and diligently continues to c
ute the
defect until completion.
8
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SITE NAME;NY—McWWA R.lo
SITE NUMBED
AT'TY/DATE;ALD/FINAL
such Party shall have the right to enforce such rights at any time and take such action as may be
lawful and authorized under this Agreement,in law or in equity.
26. This A
be governed, interpreted,construed and r Agreement and the perfur � thereof shall
is located, regulated by the Laws of the State in which the Property
27.
LESSEE without aaa a ' This A M or hum,forred by
y approval
icons t of the LESSON to the�I assigned
principal, affiliates,t
rasa be sold
subsidiaries of its Principaly entity whiele acquires all or substantially all of LESSEss
assets in the Market defied by the pederal CDmInnuica
located by son Of mere ons o ssion qua which the p is
acquisition or other basin " n. As to other
Alp" ent may not be sold, igned f parties,flus
which such eco t will not be unreasonably without the written Consent of the LESSOR,
stock ownership, vvitlrheld, delayed or corndition , No change of
partne hip interest or control of LESSEN of transfer upon Partnership or
corporate dissolution of LESSEE shall constitute an assigment hereunder.
28. "SES. All notices hereunder must be in writing and shall be demed
validly given if sent by certified mail, returns rmciptques or by corrana ial
Provided the courier's regular business is delivery service re and provided further that it gumnt
delivery to the addressee by the end of the next business day following the courier"s recenees
t from
the sender, addressed as follows (or any other address that the 1' to be notified may have
designated to the sender by like notice):
LESSOR: Elite Towers,LP
87 North Industry Court,Suite I
Deer Park,New York 11729
Attu. Tanya Ne ea,Manager
With a
copy to: Elite Towers,LP
5 Great Valley Parkway
Suite 333
Malvern,PA 19355
LESSEE: New York SMSA Limited Partnership
d/b/a Verizon Wireless
1801 Washington Valley Road
Bedminster,New Jersey 01/921
Attention: Network Real Estate
Notice shall be effective upon actual receipt or refusal as shown on the receipt
obtained pursuant to the foregoing.
12
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SITE NAME NY-Mstft*Reto
SITE NUMBER
AMDAT&ALWMAL
LESSOR fails, within ten (14)days after receipt of written notice of
such obligation requiredto be performed by LESSOR if the fail to breach, top ornn an
interferes with LESSEE,$ability to conduct its business in the Building;ua n such an obligation
ever, that
if the nature of LESSOR's obligation is such that more than ten (10 days aft such tic s
reasonably r not be a default under this Agreement
y for i� � o��ce, the it sh�l
p rmance is commenced within such ten l0 da o
corxaplction. ( ) y period and thereafter diligently pursued to
33,
. the event of a Default by either p with respect to a ranat lel
paavisiorr of this Mgr erre, without limiting the non-defisulting Party in the exercise of an
right or remedy which the non-defaulting,party may have b y
defaulting Darty may terminate the A ' y reason o such Default, the non-
defaulting
to the non-defaulting p under the Laws or judicial d/or pursue ecisions of thew or ihereafter
the Premises are located, in which
, 4. 9NYMQNMEMAL.
a.. LESSOR wwiill be responsible for all obligations of pliant with easy and
all environmental and industrial hygiene laws, including any regulations, defines, standar 's,
or pAici � of any governmental ental authorities regulating or imposing standards of liability or
standards of conduct with regard to any environmental or industrial hygiene conditions or
concerns as may now or at any time hereafter be in effect that or w
ere in y way activity now conducted in, on, or lar any way related, to the pie se � a, urd,e oodto
conditions or concerns caused by the specific activities of LESSEE in the Premises. such
b. LESSOR shall hold LESSEE harmless and indemnify LESSEE from and
assume all duties, responsibility and liability at LESSCyI �s vole mat and expense, for all duties,
responsibilities, and liability (for payment of penitifies, sanctions, forfeitures, losses, s, or
damages) and for responding to any action, notice, clarrra, order, summons, citation, directive,
litigation, investigation or proceeding which is in any way related to; a} > ESStI "s failure to
comply with any onvironmontal or industrial hygiene law, including without limitation any
posing standards of liability
rstandards o
irwra or y gow+e ewratal authorities regulating or
y aids of conduct in connection to LESSOR's use of the
Property, unless such non-compliance results from conditions caused by iLESSFX�, or its
employees,agents,contractors or subcontractors; and b)any environmental or industrial hygiene
conditions arising out of or in any way related to the condition of the Prime
Leon Area or
activities conducted thereon, unless such environmental conditions are caused by LESSEE or its
employees, agents contractors or subcontractors.
C. In connection with LESSEEs use, of the Premises, LESSEE will be
responsible for all obligations of compliance with any and all envhwmental and industrial
hygiene laws, Haat are in any way related to activity to be conducted in,on, or in sa y way related
to the Premises by, LESSEE, unless such conditions or concerns areeausecl by the activi ties cif
agents, contractors or subcontractors and/or occu of
i
LESSOR or its ew ploy
prc"p� s the
y, prior owners and/or occupants of the property,and LESSOR's and/or ant's(past
and present servants, agents, employ=, contractors, tenantsup
, shareholders,
lids and
14
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SITE NAME:NY-Matubj,*#410
SAE NUMBED
AT Y/DATE.ALGAFINAL
Us Agmement. if LESSEE does not terminate this
this p,gre ent shall rerrcaiar in full force and effect as to dentin accordance rvitlr the fore oin
except that the rent shall be reduced. in the Sarre portion of the g
Premises r ainirg,
P "ses taken be to the total rentable floor prop artioa arc the table floor of the
is not terminated by r on of such Gond of the E ises, In the event that this
any damage to the promises caused.by srrola Gond tion, LESSOR shall promptly repair
'ng authority.
37„ Xl
The submission'
andth of this Aerran11,11 111
t for ex ination does trot constitaa an c fli er to lease p`r+ na6ses and this A ,�:
b oat ion ares efil`is onlay upon the full ex"ution of this Agreement
y the � ,l�f any provision herein is invalid,
t greerarent acrd shall not invalidate the r it shall be considereddeleted' farow this
Parties h warrants to the other that the aprovasionso ofthisent. Each of the
behalf of such the has the full ri erson Or p g this Agreement on.
autho
Agreement on such ritY fart s behalf t no cons rn t enter into and execute this
necessary as a condition precedent to the legal eff of thisy other on or entity is
Agreement,
38. &A--BU L� During the Terni, LESSOR ,shall maintain the Prime
Lease and all structural elements thr�o,f iia compliance with all applicable law
regulations, ordinances' directives, covenants, easearrents, ,zoning and land use regulations sand
res �mons of rear 0
bits, building codes, and the
insurance undemaiter or ra b erats of any applicable flirre
(collectively "`Laws" u, now in, effect or which may hereafter come into effect
LESSEE shall, irau pe to the condition of the Promises Ltd unique
sole cost and expense, corrrEly with(,a)all.Laws relatingsolely to LESSEE'S specific
and unique nature of use of the promises (other than es and at
connection to an general office use); and a
y modifications to this raises due to the improvements ) all Laws in
the Tower, g e )g trade b
the Building and the prime s obligation to comply with all .Laws relating
LESSEE rxr doe Premises. It shall be LESSOR
to
(including, without limitation,modifications��d gable LESSEE to obtainto all
building �e�i�e use
pezmits). necessary
39. T O
LESSEE that; LESSOR represents and warrants to
(i) the Prime Lease is a valid lease, is in full force and effect, and represents the
entire BgrComent between Owner and LESSOR.
(ii) to the best of LESSOR'S lamaowledge, there is no existing default on, the
"') to tlao best of LESwi aand conditions Lease;p of
wneror LESSOR in ranrreckion avit]i� ofthe terrras�
tar ons of the 1'rirrre
Owner and LESSOR regarding the Meofknowledge, �e� are no y provisiorl outstanding disputes between
has occurred which, with the passing of trirne or giving (S)of the
bath ase,and o event
event of default thereunder; an
(iv) a true redacted colay of the Ariane Lease, including all riders and amendments
thereto,is annexed hereto as Exhibit"A"',
(v) the Prime Lease has not poen modified,changed,altered or terminated;and
16
SM NAME NY—Mit%M*Reno
SM NUMBrA
AT1Y/DATE ALI;/FWAL
(vi) the Owner's consent to enter into this Agreement is required, which LESSOR
shall use its best efiforW to obtain same fivm OWNER,
LESSOR acknowledges that the foregoing representations are a material element of this
A nt upon. which LESSEE is relying, and that LESSEE would not enter this
without such representations, Agreement
4 . L F 17
P
and agrees t; (a) LESSOR shall provide LESSEE with a COPYof all codices of efault LESSOR tenants
sent by Owner to LESSOR pursuant to thethat are
indicated in this Agreement; e e at the address �d in e mamer
and(b)LESSEE rrhl'1 have the Wight tot �� to
any default:by LESSOR under the Prime Lease goes beyond this Agreement if
for therein. applicable cure PmiOds provided
41. M� �. . LESS 's obligations ard�er this A
contingent upon: (i) LESSOR obtaining a buildin t �p sly
constructing the "ower at a height no less than one hundredd enty(120)fcet abov ESSOR
level(<Iagl,)w and (iii) LESSOR reserving sufficient space on flee Tower for LESSEE'S antennas
and related equipment at a minimum taught of between 11th feet a
sufficient spa"for LESSEE'S gi and 120 feet agl and
foregoing equipment within Lessors Rooftop Spm. 1n the event any of the
contingencies are not satisfied, LESSEE ,shall have the right to terminate this
Agrcenaent on written notice to LESSOR.
42,
to ntinirnize any Inconvenience,Possible
Mrble loss o0con
or SO
to Lcommercially reasonable effoais
ESSEE and to give LESSEE notice
and of any repairs, alterations,additions or improvements to be made with respect to the maintenance
op tion, of the ,Prune Lease Area, including the Tower, or of any planned shut downs
associated with the
Prime Lease Area, including the Tower for scheduled or routine
,gen y might adversely affect,LESSEE's operations at the 1
maintenance,
rOlnises, and in the
repair$r LESSON shall give LESSEE telephonic notice at 1-800-852-2671,,event
Parties acknowledge fleet
g has had an opportunity to review and negotiate this Agreement
and have executed this Agreement only after such review and negotiation. The Parties further
agree that this Agreement shall be deemed to have b
een drafted by and the terms conditions coontaarxxed h herein shall not both LESSOR and LESSEE
one Party or the other. construed any more strictly against
43. EV— k• The provisions of the A
grecanent One Darty to the other, P shall survive any termination orrearl>iratron Hielating to fi indemnification
Additionally, any provisions of this A Agreement,
termination or expiration of this Agreement ��talso survive suchtermination or require performance expiration.equent to e
44. CAUMM TIM captions contained in this Agreement are inserted for
convenience only and are not intended to be part of the Agreement. They shall
utilized in the construction or interpretation of the Agreement. not affect or be
17
WM NAME NY-Matdtuck Rdo
SITE NUMBER
ATTY/DATE:AWFWAL
INN WITNESS WHEREOF, the Parties hereto have Set their hands and affixed their
resPecdve seals the day and year first above written.
LESSOR:
Elite Towers,LP
By: CMET,LLC,its General Partner
By.
Name:TanyaWTrN
egarn
Title:Managing Member
Date: t I
LESSEE:
NEW YORK SMSA LIMITED PARTNERSHIP
d/b/a VERIZON WIRELESS
BY: CeI100 Partnership,its General)')arMa
WITNESS By.
Name: DavPR.
verlirg
Title: Area Vice President N rk
bate: r
18
SITE NAME:NY-MNWWok Rob
SITE NUMBER;
ATfY/DATE:ALO/FINAL
EXHIBIT"A"
SITE PLAN
19
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8. IACATTONs ENF ALL FEATURES ARE AS SHOMN O 11 IS O�WOUND AND XUV
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(IT)RRN UN01S AND Etx(B)T11Ar YAY OE RCSIATLED VOILA TMC. SwmU-3 FOR CONTINATIONT„
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PC'6RC USCI BY A AI �O W NEW YORK PMtOP FUST wo To TOP OF
STATE AND RETARRTI BY TNC LESSkE YA1N 1E9801P'5 APPROVAL Emma STEEL BELOYC'
3. OABLE TRAYS; TS ANO DINER TIOFCS NOT SHORN ON ROOF LEVEL ROOF ATrCN
T1 E NCBNT 1AE PN ACED AT A IOCdITCON 10 BE 0 BY BE WATETTTNSII1. aw
AND MRI.BE SNO9NN ON THE CONSTRUCTION DRAW= COW CT CAT SNAN.I WSTALLED
4 EkRC T� ,CAYpU1 TAGS AF All PROPOSED FEATURES AT Us LOCATION To
T CRUCTNTlW DIEANO FINAL DESm1aGM AND IMIL BE SNOIMi ON 111EP110I EMMIENT MFSTAW.ATNNN,)
3. ANY SgIRN NT OR DTA�Y NN+N OVETAEINTTI REOCARED RY EASTDCD HVAC UNIT, TO.
IES IATA 1J�UPENAk�TTETI AT 111E F ERTY. —PRCIPO=L`RACK-UP NATURAL
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tN
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STIE ADDIRM. T PIE STREET 13lE
NCATTTTUCAC, NY 11852 E �
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ZOIRNCV(AsTP CTt yRO-RE51DEAlT1 E LPkNDLORDS DA"C�
INMALS
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