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Lease Agreements
AUG 2 4 2017 j LEASE AGREEMENT Southold Town Planning Board 2 3 THIS LEASE AGREEMENT("LEASE"),dated as of the latter of the signature dates below(the"Effective Date"),is made as of U S 4 this *1 day of Nkt ,201'1by and between LAUREL STONE SUPPLY PLUS INC.,a New York corporation having: an address at 6865 & 7055 MAIM RD MATTITUCK, NEW YORK; 11952 ("Lessor") and ELITE TOWERS, LP, a Pennsylvania 6 limited partnership,having an address at 87 North Industry Court;,Suite J,Deer Park,NY 12729("LESSEE"), 7 S WHEREAS,Lessor is the owner or holds the Leasehold interest M the property located(lease address)in New York 9 as more particularly described in Exhibit A•annexed'hereto_ and made a part hereof(the"Site");and 10 11 WHEREAS,Lessee will enter into an agreement(the"Subleases")with wireless telecommunication providers, to 12 provide and secure broadband wireless-service("Wireless Services");and 1:3 14 WHEREAS,Lessee desires to have an exclusive Lease from Lessoepf a certain portion of the Site In order to install 15 and construct certain communications facilities for Lessee's sole and exclusive use,as more particularly described herein. 16 17 1. OPTION10 LEASE. 18 19 A. Lessor grants to Lessee an option (the 'Option") to lease a certain portion of the Property containing 20 approximately 2,500 square feet including the air space above such,room/cabinet/ground space as described on attached. 21 F,xhihit B,together with unrestricted.access for Lessee`s uses from the nearest public right-of=way along the Property to•the• 22 Premises as described on the attached Exhibit B. 23 24 a. During the Option period and any extension thereof,and,duringthe`term of this Agreement,Lessee and its agents, 25 engineers,surveyors and other representatives will,have the right to eater upon the Property to inspect,examine,conduct 26 sail borings, drainage,testing, material sampling, radio-frequency testing and other geological or engineering-tests or 27 studies.of the Property (collectively, the "Tests"), to apply fdr'and obtain licenses, permits, approvals, or other relief2$ required.of or deemed necessary or appropriate at Lessee's sole discretion for its use of the Premises and include,without 29 limitation,applications for zoning variances,zoning.ordinances,amendments,special use permits,and construction permits. 30 (collectively,the"Government•Approvals"), initiate the ordering and/or scheduling of necessary utilities,and otherwise-to. 31 do those things on or off the Property that;in,the opinion of Lessee,ase necessary in L'essee's sole discretion to determine 32 the physical condition of the Property,,the environmental history of the.Property,.Lassoes title to the Property'and the 33 feasibility,or suitability of the Property for Lessee's Permitted Use,.all at Lessee's,expense. Lessee will hot be liable to 34 Lessor or any third party on account of any pre-existing.defect or condition on-or with respect to,the Property,whether or 35 not such defect or condition is disclosed:by Lessee's inspection.- .Lessee will restore the-Property to"its condition as it 36 existed'at the commencement of the Option-Term(as definedbelow),reasonable wear and tear and,casualty not caused by 37 Lessee excepted. in addition;Lessee shall indemnify,defend and hold Lessor Iharmless from and against any and all injury,- 3 8 njury,_38 loss,,damage or claims arising directly out of Lessee's Tests. 39 40 C. In consideration of•Lessor granting Lessee the,Optioh,•Lessee agrees to pay Lessor the sum of 41 ithin thirty(30)business days of the Effective Date. The,Option will be for an initial term of two- 42 (2)years commencing on the Effective Date(the"Initial Option.Term")and may be renewed by Lessee for an additional.two 43 (2)years upon written notification to Lessor and the payment of an additional 10 ); 44 no later than ten(10)days prior to the expiration date of th'e.lnitial Option Term. 45 46 D. The option,may be sold,assigned or transferred at-any time,by Lessee-Aci Lessee's parent company or member if 47 Lessee is a limited liability,company or any affiliateor subsidiary of,or partner in,Lessee or its parent company or'member, 18• or to any third party agreeing to be subject to the terms.hereof. otherwise,.the,Option may not be sold, assigned or. .9 transferred without the written consent,of Lessor,such consent not•to be unreasonably-withheld,conditioned or delayed. From and after the date the Option has been sold,-assigned or.transferred by Lessee to a third party agreeing to be subject to the terms hereof, Lessee shall immediately be released,from any and all liability under this Agreement, including the, oayment,of-any rental or other sums due,without any further action. he: LAURELSTONE ,ss:7055 MMN RD MA^MtUCK,NEW YbttK;11952 � 54- E. During the Initial Option Term and any extension;thereof, Lessee may exercise the Option by notifying Lessor in 55 writing. If lessee exercises the Option then Lessor leases the Premises to the Lessee subject to the terms and conditions of 56 this Agreement. If Lessee does not exercise the Optionlduring the initial Option Term or any extension thereof, this i7 Agreement will terminate and the parties will have no further liability t .each other. jg 59 F. If during the initial Option Term or any �xtenslon thereof,,or during the term of this Agreement If the 60 Option is exercised,Lessor decides to'subdivide,sell,or change the status of the zoning of the Premises, Property or any of 61 Lessor's contiguous,adjoining or surrounding property(thee"Surrounding Property,"which includes(without limitation)the 62 remainder of the structure)or in the event of foreclosure,Lessor shall Immediately notify Lessee in-writing. Any sale of the 63 Property shall be subject to Lessee's rights under this Agreement. Les or agrees'that during the:Initial Option Term or any 64 extension thereof,or during the Term of this Agreement if the Option€ exercised,Lessor shall not initiate or consent to any, 65 change in the zoning of the Premises,Property or Surrounding Proper�.y or impose or consent to any other restriction that 66 would prevent,or limit Lessee from using the Premises for the uses intended by Lessee as hereinafter set forth in this 67 Agreement. 68 69 2. LEASED SPACE AND PREMISES: Lessor shall lease,;and- ereleases,to Lessee approximately 2500 square feet of 70 space as depicted in Exhibit A attached hereto(the"leaseSpace")within the property commonly known as 6865&7055 M 71 MAIN RD ATTITUCK,NEW YORK,11952 County,tax map�arcel/'property identification number 51000-125-00-01-00-019- 72 004 and 51000-122.00-06-00.035-004 and located in the Town of Southold,with the legal description set forth in Exhibit 8 73 attached hereto ("Premises"). Lessor also hereby grants,tb Lessee th right to survey the Leased Space at Lessee's cost. 74, The survey will automatically replace Exhibit A and be made-a,part hereof: The Leased,Space legal access and'util€ty 75 easement set forth in the survey will replace any parent parcel description set forth in Exhibit-B..as soon as it becomes 76 available, in the event-of any discrepancy-between the description of:the Leased Space contained-herein and the survey, 77 the survey will control The Leased Space-will be,utilized.to construct, support and operate,a wireless communications 78 'facility, including a communications tower, antennas,,,cables; and related structures and improvements,,(collectively the 79 "Structures'%including the uses as permitted and described in Section 7 of this Lease and for,any other purpose with the 80 Lessor's prior written consent. which shall; not be- unreasonably withheld or delayed: 82 .3. PERMITTED USE: 84 A. The Leased, Space may be used by Iiessee solely for the •transmission and reception of radio 85 communication,signals and for,the tonstructlgn,' €nst�llation;operation,maintenance;,repair, removal or: 86 replacement of related facilities, including„ without 11 Tltation,tower/rzionopole/flagpole'and=fotindaiion, 87 antennas, lines, microwave dishes;, equipment .shelters, and/or cabinets and related, equipment 88 ("Facilities"). j 89 1I 90 B. lessee,at Lessees expense, may use any and all appropriate means of restricting access to-the Leased. 91 Space,including,without limitation,the construction pf a4ence. 92 9; C. Lessee must,at Lessee's sole expense,cor�ply wlth all laws,orders,ordinances,regulations and-'directives 94 of applicable Federai,.State, County,.anis Municipal authorities or regulatory agencies;including the 95 Federal Communications Commission (`'FCC"), reia�ting to Lessee's use of,the Leased, Space as a 96 communicatfons facility,including the installation of rquired warning signage. 97 98 D.. Lessee and its agents,engineers,surveyors and'other representatives will have the right to enter upon the 99 Premises to inspect,examine,conduct soil borings, 4rainage.testing,material sampling,radio frequency -100 testing and other geological or,engineering tests or studies of the Premises,(collectively,the"Tests"), to 101 apply for and obtain agreements,permlts,approvals,or other-relief required of or deemed necessary or 102 appropriate at Lessee's sole discretion foIr its,use of the Leased Space and include,without limitation, 103 applications for zoning variances,zoning c}rdinances, mendments,special use permits,and construction, 104, permits (collectively, the,"Government Apprflvais'.'j, iiitiate the ardering•and/or scheduling•;of necessary 105 utilities, and otherwise to do those things on-or off the Premises that, in the opinion of Lessee, are 106 necessary in Lessee's sole discretion to determirllie the physical condition of the Premises, the i Site Name: tAURELSTONE Site Acdress:•7055 MAIN RD MATTrrUCK,NEW YORK;11952 I i 1 107 environmental,history, the Premises,Lessor's title to the Premises and the feasibility or suitability of the 108 leased Space f0r1essee's Permitted Use,all.at Lessee's expense. Lessee will'not be liable to Lessor or any 109' third party'on account of'any pre-existing defect or condition-nn or with resps?c'to the Premises,whether 110 or not such defect or condition is disclosed by Lessee's inspection. upon completion of the Tests,Lessee 111 �viil restore the Pcernises to'ltscondition•as it existed at the commencement of the Tests,reasonable wear 112 and-tear and-castialty not caused by lessee excepted. in addition; Lessee:shall,Indemnify, defend and 113 hold Lessor harmless from and against any and all injury, loss, damage or claims arising directly out of 114 Lessee's Vests. 115 116 E. Neither Lessor, nor its successors or Its assigns,will use or,suffer or permit another person,corporation, 117 company, or other entity to use the Premises or any adjacent parcel of land now or hereafter owned, 118 teased or managed by Less'ar,its successors or assigns,,for the uses permitted herein or other uses similar 119 thereto. 120 121 4. TERM: 122 123 A. The term of this Agreement shall be ten(10)years,.commencing on the date of commercial operation of 124 the Lessee's Site("Commencement Date). . 125 126 B. This Lease shall be automatically renewed for Eight(B)additional,teims(each "extension Terms")of five 1.27 (5)years each,unless Lessee provides Lessor•with written--notice.of Lessee's intention not to renew this 128 LEASE not cess than ninety(90)days prior to the expiration of"the initial term or the,any Extension Term, 1?9 1 0 C. If Lessee remains in possession.of the Leased Space after the termination of this lease,then Lessee will be 131 deemed-to be occupying the Leased'Space'on a month-to-month basis-("Holdover Term"),,Subject to the 132 terms and,conditions of"this Lease, 133 i 34 £. he Initial Term,Extension Term;and Holdover Term are collectively referred to as the term("Term').. 135 1:36 S. FEES; 137 138 A, Lessee shall,pay Lessor; MQ 139 ) t '(",Lease Fee") 140 whichever is-greater.-if the initial Term 16 lal termor any Renewal Term renewal terrn•does,sot begin on 141 the first day or end-on the,last day of,a month,the Lease Fee,for,that partial month,will be'prorated,by 142 multiplying the monthly.Lease Fee by a fraction,the numerator of which is.the number of days of the 143 partial month included in the Initial Termor Renewal Terri,and.the denominator of which is the total, .144 numb&of+days1n the full:calendar,month'. 145" :146 B" Beginning,with second year of the Initial Term-of the base rent, and each year thereafter, including 147 throughout alL Extension Terms and Holdover Terms,the Lease Fee shall be increased by three percent 148 (3%)over the previous year's Lease Fee. 144 150 6. TERMINATIZIM 151.. 152 A. Lessee shall have the right to terminate this Lease(i)upon hot less than ninety(90)days'notice to Lessor,. 153 at any time;and(ii)upon not less than-thirty(30)days'notice to Lessor,if(a)any-Governmental Approval 154, 'required for-Lessee's use of the Leased•Space,ls rejected`or.withd"rawn(notwithstanding Lessee"s diligent 155 efforts to obtain and/or maintain'-such Governmental Approval),-(b) Lessor shall default in any of its 156 obligations hereunder,Including,without limitation,any obligation to maintain and repair the Premises or 157 the Leased Space, (c) if any equipment installed on the Premises. after the. Commencement Date 159 unreasonably interferes with Lessee's equipment installed on the Leased Space(d)Lessee determines that 159 technical problems.or radio interference pro"blems from other antennas or from nearby radio transmitting Site Name: LAURELS10k Site Address:7055 MAIN.RD MATTITUCK,NEW`ORK,11952 160 facilities,which problems cannot,reasona.bly.be corrected,impair or restrict Lessee from using the Leased 161 Space for Lessee's intended purpose; (e)]Lessee det rmines that it does not have-acceptable and legally 162 enforceable means of ingress and-egress Ito and fro the Leased Space;(f) Lessor does not have legal or 163 sufficient ownership of or title to'the Leased Space c r Premises or the authority-to enter into this Lease; 164 (g)utilities necessary for Lessee's contemplated use of-the Leased Space are not available;(h)the Leased 165 Space is damaged or destroyed to an extent which prohibits,or materially Interferes with Lessee`s use of 166 the Leased Space or Lessee's equipment and attachments thereto; (i) the Premises, now or hereafter. 167 contains a Hazardous Material; (j) Lessee Is unable to obtain a Subordination, Non-disturbance and 168 Attornment Agreement; (k) a material default by L ssor occurs; (1) Lessor fails to perform any of the 169 material covenants or provisions of this iLease or if any representation or warranty contained herein is 170 found to be untrue; (m) the Leased,Space is the su ject of a condemnation proceeding or taking by a 171 governmental authority,,or quasi-goverrimental authority with the power of condemnation, or if the 172 Leased Space is transferred in lieu of condemnation (rent will be abated during, the period of 173 condemnation or taking);(n)if Lessee determines,ir its sole discretion,that it will be unable,to use the 174 site for any reason, In the event,of termination b Lessee pursuant to this provision, Lessee will be 175 relieved of all further Ilability.hereundee, Any, renal fees paid prior to the'termination date will be 176 retained by'Lessor. In the event Lesson fails to perform its obligations under this Lease for any reason 177 other than Lessee's breach,Lessee may pursue all remedies available at law and in equity. Lessor hereby 178 acknowledges that Lessee will Incur significant expen�es-in reliance omthis Lease,and therefore agrees to 179 pay Lessee for all consequential damages which Lessee will suffer as a result of Lessor's,breach. 180 181 7. ACCESS.- 182 CCESS:182 1!3 A. Before the Commencement Date of this Lease,Lessee shall have access to the Site to conduct the'rests. 181 185 a. In connection with the construction and-installof Lessee's.!=acilities Lessee shall have access to 186 Lessor's electric power and telephone lines,together Nith any other necessary connecting appurtenances,' 187 as well as any easement necessary-to connect the foregoing services to Lessee's Facilities. 188 189 C. At all times during the Term of this Lease{Lessee shell have twenty-four(24)hour per day,:.seven(7)day 190 per week access,to the Sita for the-conatructlon, installation, maintenances replacement,:modification, 191 upgrade, operation, and.removal of Lessee's Taciild s as necessary or,desirable to provide the Wireless 192 „ Service, 193 19=1 a.' CONSTRUCTION AND ALTERATION: 195 1961 A. Prior to the commencement-cif initial ;Constructioht and any subsequent mateeiai alteration of the 197 communications facilities,Lessee must submit to Le sor-work.ptans, Including,any subsequent additions 198 or revisions, (collectively, "Plans") for lessor's aper val. Lessor must approve.all such.Plans by written 199 response to Lessee within flue (a)days following re elpt of the Flans from the Lessee. If lessor fails to 20() provide a written response within five(3);days folio vying of of the Plans from Lessee,,the Plans shall 201 be deemed accepted by Lessor. 202 203 B. Lessee's construction, installation', maintenance, replacement, modification, upgrade, 'operation, and 204 removal of communications facilities on,lthe Leased i Premises must meet or,exceed.standards for such 205 work. 206 207 C. Lessee shall install its own electrical utilities and met r at Lessee's expense,and may,improve the present 208 utilities on the Premises as may be necessary. Lessor agrees to use reasonable efforts in assisting Lessee 209 to acquire necessary utility service. Lessee shall inst� ll separate meters for+utilities-used on the. Leased 210 Space by Lessee..Lessee shall have the.ri'ght to instz1l necessary conduits from the Leased Space to the 211 point of connection within the Premises.!Following Installation of a separate meter Lessee-shall receive 212 monthly utility bills directiyfrom utility'provider. Site Name: LAUREL STONE Site Address:1055 MAIN RL MATTITUCK,NEW YORK,1295-7 i I 213 214 9. INTERFERENCE: Lessor shall not; and shall not permit others, to install new equipment or make changes to 215 existing equipment at the Site if such installations or changes will cause interference with Lessee's operations at the Site. In 216 addition,Lessor agrees that all telecommunications agreements affecting the Site-entered-in after the Effective Date of this 217 Lease;which authorize persons to engage in comniunicatibns transmission activities in or about the Site,shall require that 218 such activities be conducted in-a manner which will avoid interference with the permitted use by Lessee from the Site. In 219 the event any such interference occurs,,Lessor'shall cause'such interference to be eliminated within twenty-four(24)hours 220 after notice of such interference. In the event that any such interference does not cease within twenty-four(24) hours 221 after Lessee gives Lessor notice of such interference,then such interference will be deemed to unreasonably interfere with 222 Lessee's equipment installed on the Leased Space and Lessee will have the right,in addition to any other rights Lessee may 223 have at law or in equity,for Lessor's material breach of this Lease,to elect to enjoin such interference or to terminate this 224 Lease upon written notice to Lessor in accordance-with Paragraph 6 of this Lease; 225 226 10. APPROVALS: Lessee shall obtain all Leases,permits,certificates and other approvals required by federal,,state or '227 local authorities for the foregoing uses-and improvements to;he Leased Space("Governmental Approvals"). Lessor agrees 228 to cooperate with Lessee in Lessee's efforts to obtain the Governmental Approvals.Upon request from Lessor.Lessee shall 229 provide Lessor with a complete list of any and all application(s)required.for a Government Approval filed by Lessee or its 23€1 agent in connection with the occupancy and use of the Site as contemplated herein. 23,1, 232 11. COVENANTS AND WARRANTIES:, 233 234 A. Lessor covenants and warrants that:(i).Lessee,or`any transferee permitted hereunder,upon the payment' 235 of the Lease Fee and pefformance of,a][ terms,covenants and conditions under this Lease,shall have; 236 hold and enjoy the Leased Space during,the Term or any,renewai_or extension hereof. Lessor will take.no 237 action,that isnot expressly permitted by this Lease Agreement that'will interfere with Lessee's intended 238 - use of;the,Leased_Spate, nor,will Lessor,fail to take any action or.-perform any obligation necessary to 239 fulfill Lessor's covenant to Lessee of quiet enjoyment in accordance-herewith; (ii),no part of Lessee's- 240 Facilities constructed,'installed,-maintained, replaced; modified-, upgraded, or operated on the Leased 2.41 Space.wili.become,,or be considered as being affixed to or a part of,the Site,it being the specific intention• 242 of the Lessw that all lmprovements,of evct y kind arid.nature,cunstfucted ur installed on the Leased Space 243 by Lessee.will'be and remain the prdperty of the Lessee and may be removed by Lessee-at any time on'or. 244 before termination or expiration of this Lease. 24S 246 t3. Lessee and,Lessor,warrant to each other that. (i)each has full right, power, and,authority to enter into 247 this Lease;(H)this•making of this Lease and the,performance•thereof•will not violate any laws,ordinance, 248 restrictive covenants, or other agreements under which such party,is bound and does not require the 249 consent'ar approval of eny person or party;(Iii)each party is qualified,to do business in the State of,New 250 York;and'(iv)all persons signing on behalf of each party were authorized to.da•so by appropriate action. 251 252 12. SUBORDINATION:If the.Site is or becomes encumbered by,a deed to-secure a•debt,mortgage,or other security 253 interest,Lessor shall use all reasonable efforts to provide Lessee within,60 days a mutualiy-agreeable'Subordination,Non- 254 Disturbance and Attornment Agreement. 255 256 13, - REPAIRS AND-MAiNTENANCE:Lessee shall,at Lessee's sole expense,keep•and maintain the Leased-Space in good 257 condition,reasonable wear and tear and damage from the elements excepted. Lessoushall maintain and repair the Site. 258 and access thereto in good condition,subject to reasonable wear and tear and,damage from the elements. If Lessee is- 259 unable to use the Leased Space because of,required,repairs on the1eased Space,then;in addition toy any rights that Lessee, 260 may have pursuant to Paragraph 5(A)(c)of this LEASE,Lessee�may immediately'and,temporarily install on the Leased Space 261 or an unused portion of the Site,Lessee's Facilities while Lessor makes repairs-to the Leased Space. Lessee may temporarily 262 install Lessee's Facilities on an unused-portion of the Site designated by Lessee,subject to Lessor's consent,which may not 263 be unreasonably withheld. 264 265 Site Name: LAURELSTONE Site Address::Q55 MAIN RO MATT{TUCK,NEW YORK,11952 1 266 14. WAIVER OF RENS:' 267 268 A. Lessee will not subject Lessor's interest in the Site to any mechanic's lien or any other lien whatsoever, If 269 any mechanic's lien or other lien,charge or order for payment of money will be riled as a•result of the act 270 or omission of Lessee; Lessee will cause such lien, charge or order to be discharged or appropriately 271 bonded or otherwise reasonably secured ("Secured") within thirty (30) days after notice from Lessor 272 thereof. Lessee shall indemnify and hold Lessor hIrmless from all liabilities-and costs to the extent 273 resulting directly from Lessee's fiailwe.to timely secure same, 274 275 B. Lessor will not subject Lessee's interest i� the Lessee Facilities to any mechanic's lien,or any other lien 276 whatsoever. If any mechanics lien,other fieri,charge or order for payment of money will be'filed as a 277 result of the act or omissian-of Lessor, Lessor will c�use such lien, charge or order to-be-discharged or 278 appropriately bonded.or otherwise reascinably.secured ("Secured") within thirty (30) days after notice `279 from Lessee thereof. Lessor shall Indemnify and hol Lessee harmless from all liabilities and costs to the 280 extent resulting directly from Lessor's faliure to:, secure same. -281 282 1s. TAXES: 283 284 A. Lessee shall be solely responsible and shall timely �ay all personal property taxes levied and assessed 285 against it or its Facilities. Lessor shail'pay all taxes,a�sessed.againrst,the Site except in the event that an 2861 increase in the real property taxes.of the Site is directly.attributable,to Lessee's Facilities only for so long< 287 as the.Lease remains in effect. Lessee shall then pay that;portion of rhe real property taxes.Lessor shall 288 timely submit a copy of the tax bili and request.for.,rei bursement to the Lessee. 289 ''90 a. Lessor shall, within seven`(7)'days of receipt of not ce,of any increase in taxes, assessments, or other., 291 charges,send a copy of such-notice by certified mail,return receipt requested,to Lessee. If Lessor fails to 292 give-Lessee,such notice as setforth above,- Lessor w}}II be responsible for payment of any increases and- 293 Lessee shall have the option to pay the same and cledluct such payment from Lease Fee or any other sums 294 next due.At the request of.either Lessee or.Lessor,th 2 other shall provide evidence of,payment of taxes. 295 296 16, INOEMNIFICATION: 2,97 298 A. lessee-agrees to indemnify, defend and-held Lessor harmless from,and against.any and-all injury, loss,, ,299 damage or fiability-(or any claims in respect,of the oregoing), costs or expenses (including,reasonable 300 attorneys' fees and court costs but,exdluding personal property taxes) arising directly ffom '(I) the 301 installation,use,,maintenance,repair'or removal oft the Facilities or(ii),Lessee's breach'of any provision of 'OS this Lease Agreement,except to,the extent attributa le to the negligent or intentional act dr omission of 303 Lessor.or any of its employees;agents or ip'dependeni contractors, 304 305 B. Lessor,agrees to indemnify,-defend and hold Lessee harmless from and against any and all injury,loss, 306 damage,or liability (or any claims in,respect of,the oregoing), costs or,expenses (including reasonable 307 attorneys'fees and court costs but,excluding real pro arty or personal property taxes)arising,d)rectly out 308 of(1)any act or omission of Lessor,.or(ii)any breach 1by Lessor of any provision of this Lease Agreement, 309 except to the extent attributable-to,the negligent or Intentional act or'omission of Lessee,its employees, 310 agents or.independent contractors. 311- 312 t, Notwithstanding.aEnything to the contrary°jn this Leas4ir Lessee and Lessor each waive any,claims'that each 313 - may have against the other with respect1tp consequeltial,incidental,or special damages: 314 ! 315 316 217 318 i site Name* LAURELSTONE Site Addre55:1055 i+ifA1N RD MgTi n'UCK,IJEyV YORK,11952 � ------------ - -- - - J19 17. INSURANCE: 320. 321 A. Lessee must,,during the Terns of this Lease, at L•essee's`sole expense; obtain,and Keep in-force the 322 following insurance-(1) "All-risk' property insurance'for an amount equal to ninety(90%) percent of the 323- replacement cost,of Lessee's Facilities;(it)commercial general liability insurance with a minimum limit of 324 liability of one,(1) million Dollars ($1,000,000) combined single limit and three (3) million Dollars 325 (53,000,000) In aggregate, inclusive of any excess/ umbrella liability,coverage, for bodily injury and/or- 326 property:damage together with an endorsement for contractual liability, naming Lessor as additional 327 'insureds;and(III)Workers`Compensation Insurance as required by law. 328 321 B. Lessor must,. during the Term of thIT Lease, at Lessor's sole expense,.obtain and keep in force the 330 following-insurance: (i) ''All-risk" property insurance for an amount equal to ninety,(90%) percent of the .331 replacement-cost of Site (excluding the cost of-Lessee's Facilities and Lessee's Equipment); and (ii) 332 commercial general.liability insurance with a. minimum limit of liability of one ,(1) million Dollars 333 ($1,000,000)-combined single limit and three(3)million,Dollars($3,000,000)in aggregate,inclusive of-any 334 excess/ umbrella, liability coverage, for bodily- injury and/or property damage together With ah 335 endorsement for contractual liability,naming.Lessee as additionalinsureds..Lessor is required to provide 336 notice to Lessee in the event any insurance coverage required herein is terminated or thef amount of 337 coverage is reduced"below,the amounts set forth,herein'at•Lease,thirty(30),days prior to the termination 338 or reduction. 339 340 C. All required insurance policies must be taken out with reputable national insurers that are licensed to,do 341 business in the.State of_New•York: Arty,insurance required of Lessee may be provided by,.a blanket. 34.2 insurance policy covering-the Leased-Space and other locations of Lessee's;provided that such'blanket 343 insurance complies with all of the other requirements.of this Lease,with respect to the type'and amount 344 of insurance required and provided that the insurance carrier is required to provide notice to Lessor in the 345 event that the blanket insurance coverage is•terminated orthe amount is reduced below the amounts set. 346 forth herein. 347 348 D, The Lessee and Lessor will deliver to the,other certificates of insurance as soon as practicable after the 349 placing,of the required,insurance,but not later than the Commencement Date of'this Lease:The Lessee 350 and Lessor will also deliver'to•the other copies of their respective•renewal certificates at least thirty(30) 351 days priorta the expiration-thereof. 3 j'? 353 .18. CASUALTY:'Lessor will provide notice to-Lessee of any casualty affecting the•Site•within forty-eight(48) hours of 354 the casualty., if there,is,a casualty to the Leased-Space, Lessee;at Lessee's sole cost and expense,'maytemporarify install 355 Lessee's Facilities on an unused portion.of the Site,d619r;ated by Lessee,subject.to:Lessor's consent, which.shall not be- 356 unreasonably withheld,while Lessor makes�repairs to the Leased Space. Upon completion of such repair or restoration, 357 Lessee is entitled to-reinstall Lessee's Facilities. In the.event•that such-repairs or restoration will reasonably require more 359 -than sixty(60) days to complete, Lessee shall have,the right•to terminate this lease,upon thirty (30) days,prior written 359 notice, in which event the Term shall'be deemed to have terminated on the,date of the casualty. Notwithstanding the 360 foregoing,in the event the Site is totally or substantially destroyed,Lessor may at its discretion,Wthiri sixty(60)days,notify 361 Lessee of Lessor's intent not to restoref rebuild'the'Site;in which event this Lease will be deemed to have'been terminated: 362 on the date of the casualty. Upon-termination of this-Lease pursuant to this..Paragraph 17, the Lease Fee shall be 363 apportioned and any portion of the Lease Fee paid In advance for any period after such,date shall be.refunded by Lessor to' 364 Lessee. 365 366 19. CONDITIONS-ON SURRENDER: On-or before termination or,expiration of this Lease Agreement, Lessee shall 367 remove the f=acilities and-any alterations,,additions or Improvements installed in or about the Leased Space,and Lessee 368 shall,repair any damage caused by such removal, and shall otherwise surrender the Leased Space at the expiration of the' 369 term,as same may have been extended,•or earlier termination thereof,in good condition;ordinary wear and tear and acts. 370 of God excepted.lessee shall not be required to remove foundations-more than two feet below grade. 371 Site Name: LAURELSTONE' Site Addrevv.7055 MAIN RD MATTIT€ICK;NEW YORK,11952 372. 2Q. ENVIRONMENTAL, 373 374 A. Lessor represents and warrants that the Sita is-freef Hazardous substances as Of the date.of this Lease, 373 and, to.the best of Lessor's knowledge the,Site has never beers'subject to. any contamination or 376 hazardous conditions resulting in'any environmental jnvestigatiait,inquiry,or remediation. 377 378 B. Lessee agrees that it will be responsibiq for comp(ante with,any and all environmental and Industrial 379 hygiene laws,including any regulations,guidelines,s andards,or policies of any governmental authorities 380 regulating or'imposing standards'of"liability or stand rds of conduct with regard to any environmental or 3 81 industrial hygiene condition or rnatters as may now or at anytime hereafter be In effect,that are now or 38? were related to its activity conducted in,or on the Lesed Space, 383 384 C. Lessee agrees-to hold harmless and indemnify Lessor from and to assume all duties,responsibilities,and 385 liabilities at is sole cost and expense,for all duties,responsibilities and liability(for payment of penalties, )86 sanctions, forfeitures, losses, costs, or damages) an ,for responding to any action, notice, claim, order, 387 summons,citation,directive,litigation,investigation 3r proceeding which is related to(f)failure to comply 388, with-any environmental or industrial hyglene law,ingluding without limitation any regulations,guidelines, 389 standards or policies of any governmental authorities regulating or imposing standards of liability or 390 standards of conduct with regard,to any'environmenial or industrial hygiene,conditions or matters as may 391 now or hereafter be in effect,or(!i)any environmential or industrial hygiene conditions that arise out of or 392 are in any way related to the condition of the Leased Space.or activities conducted by Lessee thereon, 393 unless the environmental conditions are caused by the Lessor: 394 395 - D. The provisions•of this.Faragraph shall survive the expiration or termination of this Lease. 396 397 21. DEFAULT: 398 399 A. In the event either partyshall fail to comply with any of the•provfslons of this Lease'or shall default,in any 400 of its obligations under this Lease,,thenon-defaulting party may, at its option, terminate this, Lease 3()1 provided written notice of such,default in!accordance with the provisions of this Lease has been given and 402• the defaulting party has failed to,cure the-same within fifteen (15)days with respect to the.failure to pay 403 any monies;.or, with respect,iq the failure to.perf rm•or comply.with any,non-monetary obligations 404 hereunder,the defaulting party has failedlto cure wit iin sixty.(6i3)days,or,in the event that the default,is 405 not capable of being cured'within sixty(60)days,th n commence to cure-within sixty(6o)days and has 406 failed to diligently proceed to cure. ,No such failure tq.cure a material,default,however,will be deemed to 407 exist if Lessee has commenced to cure such default v}+Min said period and provided that such efforts are 448prosecuted to completion with reasonable diligence. Delay in curing a-material default will be excused if 409 due to causes beyond the reasonable cont�,rol'of Lesse . 410 411 B. In addition, except in arr emergency, Lessor will no -cure'•any,alleged default by Lessee until after the 4.12 expiration`of Lessee's time to cure such;default as, rovided.herein above and then,only if Lessee has 413 failed;during such,period, to cure such-default or p erform such,act„If Lessor,shall cure the default of 414 Lessee pursuant to the foregoing,then Lessor shall s bmit a bill for the actual cost of affecting such cure 415 (together with creditable,supporting documentation)1 and same shall be-paid promptly upon receipt. 416 417 22. ASSIGNMENT AND SUBLETTING: 418 419 A. Lessee shall-have the right-to assign this!Lease or SBlease the Facilities, without the prior consent of 420 Lessor:.Lessee shall provide Lessor with(written notice of any such'assignment: With prior notice to 421 Lessor, Lessee may collaterally assign and igrant a sec{ rity interest in-Lessee's Facilities from-time to time 422 in favor of any holder of indebtedness'borrowed by Lessee("Lender"),whether now or hereafter existing., 423 B. Lessor,agrees to allow Lenderthe opportunity to remedy or-'cure any monetarydefault as provided for in 424 the Agreement. i SdeNtme:,LAURELS ONC Site Address:,7055 MAIN RD NIATTiTUCK,NEW YORK,21952 i r 425 426 427 23, TRANSFER 9Y LESSOR:Lessor shall have the right to freely transfer and assign all of its rights,and obligations under 428 this Lease and in the Site as part of a transfer of the Site,.and no further liability or obligation shall thereafter accrue•against 429 Lessor under this Lease,provided that any suchtransferee shall have fully assumed and be-liable for obligations under this 430 Lease. 431 432 24: TRMSFER WARRANTY.During,the term of this,Agreement, Lessor covenants and agrees that it will not grant, 433 create,or suffer any claim, lien,,encumbrance,easement, restriction, or other charge or exception to title,to the Leased 434 Space;withoutthe prior written consent,of Lessee: Upon Lessee's prior written consent, Lessor may sell,lease,.transfer, 435 grant,a perpetual easement or otherwise convey all or any part of the Leased Space'to a transferee and such transfer shall 436 be under and subject to this Agreement and•ail of Lessee's•rights hereunder, It is agreed that in no event will Lessor allow 437 any sale, lease; transfer,or grant of easement that'aciversely affects Lessees rights.under.this Agreement,.In the event 438 Lessor receives,a bona-fide-offer from a third,party to purchase Lessor's right,.title and interest in the Lease Fees payable by 439 Lessee,or its successors and assigns,whether by creation of an easement or sale containing the Leased Space or otherwise, 440 Lessor shall first give•Lessee the opportunity to,match any such offer received. Lessee shall have 20 business days to 441 respond to notice of an offer.and failure to respond within such time shall be deemed rejection of the offer: In`the event 442 that Lessee notifies Lessor of its-intent to match'the offer,the price to be paid by Lessee shall be one.hundred and two 443 percent(102%)of the offer price of which Lessor gave Lessee notice. 444 445 25,' NOTICES:All'documents, notices and demands required hereunder must be in-writing arid,'sent by (a),prepaid 446 overnight courier,(b)personal delivery,or(c),certified•mail,return,receipt requested,and shall be deemed delivered three 447 (3)business days aker mailing;or if given by overnight courier.or personal•deli very,on the'date accepted or refused at the 448 address to which sent if addressed,as follows,(or"to any other address that.either party may designate Wwriting by like. 449, notice to the other party):• 450. 451, if to Lessor: 452 453 With'a'copyto: 454 LAUREL STONE SUPPLY PLUS INC. 455 6865 MAIN RD 456 MATTITUCK,NEWYORK,11952 457 45g If to Lessee; 459 Elite Towers,L.P. 460 87 North Industry Court, 461 Suite) 462 Deer Park,NY-11729 463 464 With a copy to: 465 Elite Towers,LP 466 5 Great Valley Parkway 467 Suite 333- 468 Malvern,PA 19355, 469 470 26. CONDEMNATION;In the-event of any,actual oc'contemplated,condemnation of the Leased Space or affecting the- 471 Leased Space,Lessor must send written notice to.Lessee within ten-(10)days,. In the event-of any-actual or contemplated 472. condemnation, Lessee,may terminate this Lease upon thirty (30)-days written notice to Lessor if such condemnation 473 prevents Lessee's:operations at the Facilities for more than forty five(45)days_Any'such notice of termination shall cause. 474 this Lease to expire with the•same force and effect-as thpugh.the date set forth in such notice.were the date.ariginally set as 475 the-expiration date-of this Lease and the parties shall make an appropriate adjustment,as of'such termination date,with 476•, respect,try payments due to-the other under this.Lease. 477' SiteName>iAURfLSTONE Site Address:7055 MAIN Rn MATTITtIGk„NFw YORK,1 IS52 `•r 478 27. COORDiNATION,OF OPERATION- Lessor shall endeavor to'gi a Lessee notice of any repairs, alterations,additions 479 or improvements to be made with respect to the maintenance and•op ration affecting the Leased Space or of any planned 480 shutdowns associated with the Property for scheduled or routine maintenance that may materially and adversely affect the 481 Operation of tessee's communications facility (except in!'the case,of emergency where advance written,notice, cannot 482 reasonably'be given,in which event, Lessor shall,give Lessee telephonic notice at a number previously provided by Lessee 483_ to Lessor: 484 485 28. TITLE REPORT,RECORDING OF LEASE:Lessee shall have the"tight to order a title search of the Site at Lessee's sole 486 cost and expense and Lessor shall use commercially reasonable effor s.to cooperate with any such search. Lessee shall 487 have the right to record a memorandum of this Lease Agreement. 488 489 29. BROKERS:Lessee and Lessor each hereby represents to the„o�her than it has not dealt with any-real-estate broker, 490 finder or other agent in connection with the negotiation of;this Lease r any agreements contemplated hereby,In the event 491 a real estate broker, finder or other agent:is used In connection with the negotiation of this Lease, then Lessor shall be 492 obligated to pay all costs and fees in connection therewith. 493 494 30. PARTIES BOUND BY LEASE:This,Lease shall extend to,and b binding upon,the heirs;executors,administrators, 495 successors and assigns of the parties hereto. ,496 497 31. GOVERNING LAW:This Lease and the perfdrmance,hereunde shalt he-governed,interpreted and construed under 498 the laws of the State of New York. 499 500 32. OBSTRUCTION: Lessee agrees that-no portion of the sidewalks, entries, vestibules,.halls, elevators, or ways,of 501 access to public.utilities of the Property shall be obstructed by Lesseor used for-any purpose other than for ingress and .502, egress to and from;the Leased Space. Sa, 504 33. ADVERTISEMENTS: Lessee shall not use the name of Lessor in any advertisement or in any other written or oral 505 communication. Lessee shall not post or exhibit or allow to be p steel-or exhibited any advertisements, show bills; 506 lithographs, posters,cards•or flyers of any description on any part of the Leased Space without prior written approval of 507 Lessor. 508 509-- 34. RELATIONSHIPS OF THE PARTIES: Nothing contained herei ,,nor any act of the parties shall be construed,as 510 creating a partnership,joint venture or assoclatlon of any kind;The only relationship Intended to be created by this Lease-is 511. that of Lessee and Lessor. Lessee shall in no way represent to others, either orally,,in writing, or in advertisements or 512 -promotional material of any kind that there is any relationship other t an lessor and Lessee between the parties. 513 514 35. LEGAL FEES: If any party,institutes a legal proceeding to enforce its rights.arising under'this.Lease, the prevailing 515 party in such legal proceeding as finally determined,shag have th right to recover from the unsuccessful party the ti 16 reasonably out-of-pocket costs and expenses(including,without limit tion, reasonable attorneys'fees and disbursements) 517 that the prevailing party actually incurred in connection therevunth. 518 519 36. MISCELLANEOUS.• . 520 521 A. Amendment/Waiver: This Lease cannott, be amendFd, modified or revised unless done,in writing and 522 signed by an,authorized agent of the Lessor and an authorised agent of the Lessee. No provision may be 523 waived except in a writing signed by both!parties. 524 525 B. Interpretation: Unless otherwise specified, the following rules of construction and interpretation apply: 526 (i) captions are for convenience-and reference only and in no way define or limit,the construction of the 527 terms and conditions hereof;(it) use of the-term"Iftcluding” will be interpreted to mean"Including but 528' not limited to"; (iii) whenever a party.`s consent is,required under this Agreement, except as otherwise 529 stated in the Agreement or as same maylbe duplica,tlive,such cohsentwill not be unreasonably withheld, 530 conditioned or delayed; (iv) exhibits are an integral part of the Agreement and are incorporated by Site Name: LAUREL STONE SimAddrew 7055 MAIN RD MATnTUCK,REW YORK,11952 10 531 reference,into,this•Agreement;:.(v� use of the,terms "termination'' or"expiration" are interchangeable, 532 and(vi)reference to a-default will take into consideration any applicable notice,grace and cure periods. 533 534 G. Estoppel: Either party will, at an -'time upon twenty (10) business clays prior written notice from.the 535 other; execute; acknowledge and deliver to the other a statement in writing (1) certifying that-this $36 Agreement is unmodified and,In full.force_ and effect (or, if modified, stating the nature of such. D.) modification and certifying this Agreement, as so modified, is in full force and effect)and the date to .53 which the-Lease Fee,and other charges are paid in advance,if any,and (ii)acknowledging that there are 539 not, to such party's,knowledge, any uncured defaults on the part of the. other party hereunder, or 540 specifying such defaults if any are claimed:,Any.such statement may be conclusively relied,upon by any 541 prospective purchaser or encumbrance of the Leased Space or Premises. The requested-party's failure,to ,542 deliver such a statement within such time will be conclusively relied upon by the•requesting party that(i) 543 this Agreement is in full force andeffect,without modification',except as may be,properly represented by 544 the requesting party, (11)there are no uncured defaults In either party's performance,,and (iii) no more 545 than one month's Lease F,ee has been paid in advance. 546 547' D. No Electronic Signatures/No Option: The-submission of this Agreement to any party for examination or 548 consideration does not,constitute an,offer,reservation of or option for the,Premises-based on the terms 549 set -forth, herein:-; This Agreement will become''effective as a. binding Agreement'only upon, the• 550 handwritten,legal execution,acknowledgment and delivery hereof by Lessor and Lessee. 551 552 37., ENTIRE`.AGREEMENT:This.Leaseand the exhibits attached hereto,all-being,a-part hereof,constitute the entire 553. _ Lease of the parties hereto.and wii6 supersede.all prior-offers, negotiations and agreements with respect to the subjeq 554 matter of this Lease. 555 556 (Signatures follow on the,next page) Site Name.- LAURA.STONE Site Address:7055 MAIN RDWAT MCK.NEW YORE;=952 + 557 IN WITNESS WHEREOF,the parties have hereunto,set theirlhand and s Bal as of the date first above written. 559 LESSOR: LAUREL STONE SUPPLY j'PLUS INC 560 561 By: 562 Name: EDWARD R,.SCHMIDT I 563 Title: m'-( 3. Ai nz- 564 Date: 565 f 566 LESSEE. ELITETOWERS,.LP 567 By:CMET,LLC,its general partner 568 569 By. 570 Name: David U.Lee 571Title:, Mawing Membir 572 IYate. 57, 574 575 576 577 578. 579 580 ;81 583 584 585 586. Site Name, LAUREL STONE Site Address;7055 MAIN RD NIATnTUCK,NEWYORK,11952 587 588 LESSOR ACKNOWLEDGEMENT; 589 590 STATE OF NEW YORK 1 591 }SS.: 592 COUNTY OF SUFFOLK, ) 593 594 On the day of `i.l 20L�,before me, the undersigned, personally appeared ElJWARD-R. 595' 'SCHM DT personally known to me or proved to-me on the basis of satisfactory evidence to be the individual-whose name is 596 subscribedto the within instrument and acknowledged to me that he/she-executed the same in his/her capacity,and that 597 by his/her signature on the instrument,the individual,.or the person upon behalf af•which the individual acted,executed 598 the instrument. 599 --�..,.._.. 600 Notary Public;,_ 601 My Commission Expire ��: • �. 602 ; i•4)�rvsi{t bJ>s'tYi�iii''Ifii.0�driisi.:Fi!�•4't� 603 604 LESSEEACKNOWLEDGEMENT 60 r; 606• STATE-OF k1,115L(?i}tt 607 608 COUNTY OF 609' 610 On the ' day°of "I)', i 20i?before me,the'Uridersipe'd, personally appeared David-U. Lee. 61 ! personalty known to,we or proved.,to,ine on the,basis_of satisfactory evidence to,be the individual whose name-is 612 'subscribed to thewithininstrument'and acknowiedged,tolme that he/she•executed the same in his/her,capacity,and that 613 by his/her signature on the tnstrurrtent,.the individual;,ot.the"•perton upon'behalf:of_wfafth tbWadividual,acted,executed 614 the instrument. 61,5 616 NDtary Public: COMMUNWEAUN OF PENNSYLYA' 617 N O TA R CA,L, 9—z—A,i, My-Commission,Expires: 618 5l1EANN COX.NOTARY PUBLIC 619 East Whiteland.Twp.,'Chester Count% MY COMMISS10N E%P1pES DEC.10,217311 Site Name: LAUREL5TONE Site Address.BOSS MAIN RD MATTITUCK,NEW YORK,11.952 I i i 620 EXHI IT A, 621 DESCRIPTION Of THE LEASED SPACE OR OREMISES 622 623 Drawing labeled LE-1 is attached hereto and incorporated,'herein. 624 625 The Leased Space or Premises is described and/or depicted a-S follows: 626 627 628 i i i i i Site Name: lAURELSTONE Site Address:7055 MAIN RD MATTITUCK,NEW YORK,11952 if 1 t 3 S 7255 NfuitiRd 7055 Maim ted 7195 Main r - i 6955 Main R'd I . AII 25 50 151 wa(Ht I b + Elite Towers L.P. - Existing Building Location Address I Prepared Bv: 87 North Industrial Ct. 50'x_50'Telecommunications Compound 7055 Main Rd GTTE LLG ! Suite,J with 20'wide itccess&utility easemeht TNIattituek,NY 11952 Phone:,703-447-1350 s ,,• Deer l'arlc,N:Y. 11729 Location Plan Vim, I)ratl L,ateL,ate 1 120'Monopole Tower Lease Exhibit l;l Page I of 1 17 Jul 201`2 3 Tel:631-242-0403 . - P Y I 629 630 EXHIBIT B 631 OESCRIPTIOP OF�THE SITE 632 S1OOO.325-00-01-00-019.004&5i0OO-222-00-06-00-035-004 on,the ax map of Suffolk County,New York,more commonly 633 known as 6S65&7055 MAW RD MAMITt1CK,NEW YORK,"'119,52 634 635 The Site described and/or depicted as follo4Vs; 636, Beg,;.nring at a poiai . on w}l0 northerly side Of Main Road tjhere -.Ie same .s in--ersected by the! wester117side: ofland now 0-- formerly of Saland and -frog said aoi�t of beginning; Running thence along the northerly s"de of Main Road in a easterly direction the following two courses and distances. I South 52 :degrees 39 minutes 00 s ponds west a distance of 34 .31 feet; 2) South 52 degrees 56 minuteis 30 soands- west a distance of 116.50 feet; Running thence north, 25 degreeis 52 m1nutes 30 seconds west a di se a—n'oe of 405. 2. .deet ;to the! south rly side of lard of Long island RAilroad4 Ranninc thence easterly along she . so 'therl y side cif" :and of the Long T_sland Railr :oads or•th. 451 degrees 27 = ti rutea 30 seconds east a .distance of 155:09 feetj; Runni:r.:g, etice south, 2 6 degree's 00, apt'nutea 30 seconds east. a, , di-staz�, � a,X25A1 feet to thel point or place. oz beginning: 6-37 639 9EGINNING at it�C. f�;t?reg��;i!f;��jicil'�lx� ;i�it>l rlf t'3.0+;•�i��a,^,r 3iJt�Eu�eaiUcr;,', Y4iE;:"::'f53Ct9 ji:>?��i�'i=�`. '..`ri�Sp f*jr's l{i kfi HSS :3 % A"Ga�ki�l'ar1$i•".'il �.r`-qes-le Mal- RUNNINIG 714ENCE jaria $..^.a•e;}I?:i:R�Jfl�A,, feet'0Me14 3?�C:gI;pwti'a3i,° t 11:1 d T t Nra .Vii;rL Sy inwa^�'o ve it s e3i3 i l� iw r�C�t:i lti ;Ct i�:^ai3t•''Ci>,3�.3 iJi::if;f:I; 'rr'ESmay i;;^,- Ti _ 11� � •,k�'xeS. rl�;ifl3 :'tNf,5i�t;;G�o,t'r.;?CL�:,,�s5 5h1 j;.^,.7th 5e"Vr i r.a 4 l 11i i.'iG'�J to^i)3'r°` `, i 2j 28?ce?. :=E �i Ri THENCE 2 Se;llf.61 o* r tstc;�i sJ1JYto: s;°lest,37.72 feel•_ .M THENCE aldri 3ad 1G' e d:1 f4i G ",fl rc'e 4 i�iJn a���'H 7ln Sc l� 1 late i4�, s ioi :tS `> 1.}=THENCE GSi Nor i"Ii1:17.3y of`���n%T:S ci`Ceit.�1,Tf'ri,li?;?::C?+*1R'�rs'i irjs;y f i0 an THENCE 31S-.0,,-*Jagreeslu�r�i~�tes�i �s�a��s vr� ;5.�r;,, ;�. Gt tG 4 • I 639 Site DJame: LAURELSTONE Site,Address:7055 MAIN RQ MATriTUCK,NEw voRK,11o52 F: 640 MEMORANDUM_ -OF LEASE 641 642 •Preizared bve, Return to: 643 ELITE TOWERS,LP ELITE TOWERS,LP 644 87 N.Industry Ct.,Ste.J 87 N.Industry CT„Ste.J 645 Deer Park,NY 11729 Deer Park,NY 11729 646 647 Re:Site Named LAUREL STONE;Site Address:6865&7055 MAIN RD MATTItUCK,NY,11952 State:-NY County:Suffolk 648 649 MEMORANDUM 650 or- 651 LEASE 652 653 This MEMORANDUM OP LEASE is made•as of this day,of g/,- 2012t, by and between LAUREL STONE 654 SUPPLY PLUS INC:, New,York corporation, having,an address at r.865'& 7055 MAIN RD MATTITUCK,NEW YORK; 11952, 655 11779("Lessor")and ELITE TOWERS,'LP,a Pennsylvania limited partnership,having,an address at-87 North industry Court, 656 Suite J,Deer Park;NY 11729("Lessee"). 657 658 1,, The term of this Agreement shall be ten(10)years,commencing on the date of commercial operation;of 659 the Lessee's Site("Commencement•Date"). 660 661 2'. This Lease shall be automatically renewed for Eight(8) additional terms(each"Extension Perms")of five 662 (5)years-each,unless'Lessee provides Lessor with written notice of Lessee's intention not to renew this 663 Lease not less than ninety_ (90)days prior to the expiration of the Initial Term or the•any.ExtetisiomTerm. 664 665 3. The portion of the Site'being.-Leased,to Lessee (the "Leased Soace'or Fremises") is'described"in_Exhibit A 666 annexed hereto. 667 ti68 4, This Memorandum of,Lease isnot intended,to amend or modify, and shall not be'deemed or construed'as 669 amending dr,modifyidg;any of the terms,conditions or provisions of the Agreement,,all of which are,hereby 670 ratified and affirmed. In the.event of a•conflict.between the,proylsionssof this Memorandum of L_ase,and-the 671 provisions of,the Agreements the prokisions'of.the,Agreement Shall control. The Agreement'shall be binding 672 upon and inure to the benefit of the parties and their respective heirs,successors,an&assigns,subject to the 673 provisions of the Agreement., 674 C75 1N WITNESS WHEREOF;the,parties,have hereunto, et their hand and seal as of,thb'date first above written. 676 677 678 LESSOR: LAUREL STONE SUPPLY PL G. _ 679 ay: 680 Name: EDWARD R:SCHL410T 681 Title: 682 Date: t 2- 683 .LESSEE: ELITE TOWERS,LP 684 By:CMET,LLC;its general partner`, �;., ,•p a 685 gy; 6$6 Name: David U Lee 687 Title: , Maria nst•Momber 688 Date: Site Name:LAUREL STONE Site AddreSs:7055 MAIN RO MATTtTUCK;NEW YORK,1195Z !a '689 690 LESSOR ACI(NOWLEDGEMENT: 691 692 STATE OF NEW YORK 69, }5s- 694 COUNTY OF SUFFOLK ' 695 696 On the, day of 20 i-before me, the undersigned, personally appeared EDWARD R., 697 SCHMIDL personally known to me or proved to me on the asis of sati factory evidence to be the Individual whose name is 698 subscribed to the within instrument and acknowledged,to Fne that he he executed the same in his/her capacity,and that 699 by his/her signature on the instrument,the individual, or ther person rlirl pon behalf of which the individual acted, executed 700 the instrument. 701 _..,. 702 Notary Public-,"r - 70 My Commission;Expires 704 `i•liyylrla!si3JLLii'xE•V1i,:.v�.:.S1�4:..;�.s'•%-'�`• j . 705 706 LESSEE ACKNOWLEDGEMENT: 707 i 708 STATE-OF � j f iG('l1f U ) 709 710 COUNTY OF 711 . t 712 On'the day of L. 1 20?�,b�fdre me,.t 4e undersigned; personally appeared David U. Lee. 713 personally known-to me or,proved to me'on-the, basis 'of satisfact ry evidence to be the individual`whose name is 714 subscribed to the within instrument and-acknowledged to me that he/ he,executed thesanie in his/her capacity,and that, 715 by his/her signature on the-instrument,the.individual, or the person pun behalf'-Qt which tho individual acted, executed 716 the instrument. 717 718 �;� MMONWEALTl4 tai'PL'N+i3YLYANiA Notary Public: 719 N C3 TA R t A L S >w A i~ . My,Commission!Ext 720 SUEANN COX-NOTARY PUBLIC 721 East Whiteland'Itvp„Chester County MY.CAh}MlSSifl'!EXPIRES OEC,3t},201 ' I I I i Site Name: LAUREL STONE Site Address:7055 MAIN RD MATrITUCK,NEW YORK,11952 E t~ 722 EXHIBIT A 723 724 DESCRIPTION OF THE LEASED SPACE OR PREMISES 725 726 S1000-125-00-01.•00-019-004&51000-122-00-06-00-03S-004 on the tax map of Suffolk county,New York,more commonly 727 known•as 6865&7055 MAIN RD MATTITUCK,NEW YORK,11952 728 729 The Leased Space or Ptemises is describedrandipe depicted as follows- 730 Beginning at a point. on. the northerly -side: o�e .Main Road ::hems t t same :.s intersected. by the westerly side of land now, or .;:ormerly of Saland and from said point of beginning; Running thence along the northerly side of Main Road in a westerly direction the following two courses and distances; l} South 52 degrees 39 m%nutes 00 seconds we-4t a distance of 34.31 feet; 2}. So Ch 52 degrees 56 [Rinutes :30 seconds *west a distance of 116.50 feet•;. Running hence Orth 25 degrees 52 minutes 30 seconds test a di-star:tre of Q5_,1 4 ,deet to 'the southerly aide of land- of Long islar_d .Rai l'road; Running thence ea.stetl:y along- the 5oather?y side of' land of the x Long `�sl.ana Railroad, t;orth, 45 degrees, 27=: xnutes 30 seconds, east a distance .of, .155,09,- feet; Lunn rg,`�" }e,�}ce soath 26 degrees 00 :;%mutes •3'0 seconds east: a ctist ,c4s '•&x.5...37 feet to: the ,riQiat or g3 ace of begi_:lning: ...r . , 731 • .15EGINHthi�3r 1�C#';:13:'.�,�$,U'sr33aT�Ti�t i"i��°Ind 7f t;?_OCt7Iz`.�"� Aw"I"Cav aaavc e';'s''.andar},linep!ca".Cess1:" reitan,�tou� ���fat�asterl���t iFe pcio::a a=rt:s:�idtcrg#sleisd Rai;•oad _ . r RUNNING THENCE I.:,g,~�end of(Ori#Slan(:Rajimao Gr,*ipv�:,J°.'� jh dt7,�;:s-ia={l iuzQ.s.-%seco"G'5 F-X,'1s76:5D€iet ip fi?ET'rE'si{Pfq,Jim a(a i+o tyi Tilt CE J.^.11:1'C 17*-ees 58 rfiiuies pi`s JSMe)Road airri3 the ovs'&t4 Ule'l The 11oh-tnw—ve eal E]Mwi;Ind THENCE=aid sg sar:r -;1:.�,�s:u:ip;s'rt f:z»IsS3i,i{C2::,hr.'S . 26d Sia 7C S as isl'viva r)So3t"I 52 Lege;s G1 min:.*2'a so:nda We,:, THENCE 2,f Sayjtl�;1 d_- w M m-Ruses Za,,edonds WW,37.7-7 lsrj to 'and of RiteF.i zmerll Keis-7wst T H E N C t alovtj said ie,d c Pt`ta't?;li:.nF&•,^,Ursa;an,a d'Stvc0S,a3 x011:ws'. r i ;1.3'(.'j- P?A,(:Pavy"ti h'1 1i1t::S�+'.•`•5tit^i G air i, 3a e :t3 arl<TJ? 'ti;.e" THEN" 21j PeT� ��?grees 4'r fea z0 tti'cnnd3,W.2 v..?. ft i0.3A rcn i i;a- 'rHE_�i�:!~<�)SciAn--Jegmss tS miltres �?C�::'�3�v»A:7�.�°L'c'i fo=3"CI :7f Co&is V-'. 732 Site Name: LAUREL sTw E, Site Address-70SS MAIN RD MA'r i]TUCK,NEW YOM 11952 t Sublessor Site ID: Sublessee Site ID: Ai,taehmen t«B" Site Plan for Sublessee I I I i i i I i i i I I i C I I I i I I i t 9 I I i I Ei.iTr TOWERS LP. Ant VMS ul ,.aa axw k ' J11129 w"'E D A! 'm MG(.NY 11727 { T�/'ltiyz T OW `��1��{�,�[®� LP. LAUREL STONE -- - ELI 1 i.�4'��II. 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TJP!1d-01pa 80i CID 4Y tt1FEYE ctmrtmgfr,R K trg;OFC.aa: - ta*+a Ca my mKK uc=to.Waris-( GROUNDING INSTALLATION DETAIL/7\ TYPICAL GROUND ROD TO CABLE CONNECTION/;1 GROUND ROD INSPECTION WELL DETAIL T\ R(�A F'ARii�a,.3 �33I axr atrtC.p.TS- --_-- F Sit=utx '' acute ai,F. `� - uon+Rn• tAOACIP - WNW 4iaeaa ri(>'J MW IasecAFn ar na'I � u•- Zinn, u ar� aran -aRtxcr aauNat antwta� "� �fw� aaoTarn tA7/rID{t 4.J 7d$KJfE aAMSDOF r a s vmuw inaE —*Awl sacx nAcss. rAat m A'Pi 3aXt O/0UC comma" t, t+At CFAFGasw ltsa 'WlUs i#taro euwAa ow—.— eA�mnFnxaa(., VERTICAL POST VERTiCALPOS7TJ0T' t�tmirhaoF �...d 7,055 MHfWI•tQAC) £ONNECTED TO RING £ONNECTE4 TO RING �°°°°L� _ MATifTUCK. NY•11952 T.ceF sa rcA s 6 a FJo AAo Ltaxaa aAlt OA rtmar tarzcn LDffi # A"taav sts CA YRt R 8S['fl W(tlp�,GO Otv"w FOA 1,'4TOML PM Wa K 4WOM N IK RrS It LIM 7J4 14R4P11 ANa A(Gpl TF VOLT.AS A WdNyY l VIRIKlA _ ].ONt.RHPaI Slptt K pyWal[s ao 71nr R tltL Ror 0e SUOXCiFa ;fie 3dWD.E€�A'OCi CJ nK 4104A41 FM1F N t?tAY�000 4eN— +tk 4ar'J4i stiES nAE To owe"SRIY!Mtn ar:L u FinlY aoa N mtu PIIFL{A+2f. FPW S1fuWQ A4H a■taCG µp iRIT fJl`-)9 K•Uf as.IOfa 1W FXa:i wave CRa,b AflO{OCAAa$A a xAF s Ain ookt a acr meu ac mi G aw wo matt Ec z>PSFaaa ra es s wt cc nes n ritw mr en n m.i/ru Fuc Fts arca wawa sN p+ i £ROUNDING OFMiL5 cam Ne IVR m*X v tcc Z moo aa+aamxaAu F F�m TACH up"#"TO t I' 1.aV+O GCM AOAs&&t TO GIN Qmw AW m ►Pa(vw fa (O saF r!mw _ CLiI issTic+c.fat 001M 70 M[XiCm 9"a xv Cio11N0 RHO.. , . - TYPICAL E7CTERNAL EQUIPMENT - - -FENCE GATE GROUND DETAIL- - - FENCE GROUNDING DETAIL f--'\J GROUND UND CONNECTION r\ TyPItCAL,GROUND ROD S _ SITE NAME: NY-Laurel Stone WE NUMBER: U222-A � FIRST AMENDMENT TO LEASE AGREEMENT This FIRST AMENDMENT TO LEASE AGREEMENT (this "Amendment', made this 16�I day of November, 2015, between LAUREL STONE SUPPLY PLUS, INC,with its principal office located at 6865 & 7055 Main Road, Mattituck, NY 11952 (hereinafter designated `°Lessor"), and ELITE TOWERS. LP, with its principal office located at 87 North Industry Court, Suite J, Deer Park,New York. 11729 (hereinafter designated"Lessee"). Lessor and Lessee are at times collectively referred to as the"Parties",or individually as the"Party". WHEREAS, Lessor and Lessee entered into that certain Lease Agreement dated August 02, 2012(the "Lease") whereby Lessor leased to Lessee certain portions of the Property located at 6865 &7077 Main Road,Mattituck,NY 11952(the"Leased Space") for the purpose of constructing,supporting,operating and maintaining a wireless communication facility,including, but not limited to, ground space of approximately two thousand five hundred square feet(2,500 so for the installation of a monopole(the"Tower")and for the installation of equipment,cabling and all other necessary and related structures;and granted Lessee rights of ingress,egress,regress, and access(the"Easement")over the Property to access the Leased Space;and WHEREAS, it was revealed during Lessee"s environmental due diligence of the Property,that soil located in certain portions of the Leased Space may contain certain pre-existing contaminants ("Pre-Existing Contaminants") requiring special handling and removal (the `"Removal")in connection with Lessee's installation of its facility on the Property,and WHEREAS, the Parties desire to memorialize their respective obligations in connection with the Removal. NOW, THEREFORE, for and in consideration of Ten and no1100ths Dollars ($10.00) and other good and valuable consideration paid in hand by Lessee to Lessor, the receipt and sufficiency of are hereby acknowledged,the Parties hereby agree as follows: 1. Waste Manifest. In the event Lessee determines that any soil or materials containing Pre-Existing Contaminants must be removed in connection with Lessee's installation of its facility on the Property,upon Lessee's request,Lessor shall execute waste manifests for the soils or materials in the form attached hereto as Exhibit A. 2. Insurance&Indemni Prior to removing any Pre-Existing Contaminants from the Property, Lessee shall cause its contractors to deliver certificates of insurance naming Lessor as additional insured's on.L.essee's comprehensivea 0/100 Dollars general liability($2,000,000 00)� Lessee policy,shall minimum coverage up to Two Million indemnify, defend and hold Lessor harmless against any claim of liability or loss from personal injury or property damage caused by the removal and disposal of the Pre-Existing Contaminants or from any claim arising from any violation of any applicable federal,state or local law,rule or regulation concerning the improper disposal of Pre-Existing Contaminants or the willful misconduct of Lessee, its employees, contractors or agents,except for any personal injury, or SITE NAME: NY-Laurel Stone SITE NUMBER: U221-A property damage due to the acts of Lessor,or Cilaims ora tions arising out of the negligent acts or environmental conditions on the Property caused by Lessor, its employees,contractors,or agents. Lessor acknowledges and represents that it is the Owner of the Property and the Generator of the Pre-Existing Contaminants and Lessor indemnifies and holds lessee, and its employees, contractors or at7y gents, harmless. against anclaim'of liability or loss, or from any claim arising t out of the removal and,disposal of the Pre-Existing Contaminants by Lessee if properly removed and disposed of in accordance with applicable federal, stIate and local laws,rules and regulations. 3. Effective }ate: Authority. This Amendment shall be effective as of the date of full execution by the Parties. Each ofthe Parties heretc warrants to the other that the person or persons executing this Amendment on behalf ofsuch pa ty has the full right,power and authority to enter into and execute this Amendment on such Pa 's behalf; and that no consent from any other person or entity is necessary as a condition preced nt to the legal effect of this Amendment. 4. Miscellaneous: a. ,All capitalized terms shall havci the mearling ascribed to them in the Lease unless otherwise defined in this Amendment. b. An extension, amendment, mIodifcatio , cancellation, or termination of this Amendment will be valid and effective only if it is in riting and signed by each party to this Amendment,except as provided othenvise in this Amendment. In addition,a waiver of any duty, obligation,or responsibility of a party under this Amendment will be valid and effective only if it is evidenced by a writing signed by, or on is of, the party against whom the waiver or discharge is soughtto be enforced.Whenever possible,cachlirovision of this Amendment should be construed and interpreted so that it is valid and enforceable under applicable law. However, if a provision of this Amendment is held by a court of competent jurisdiction to be invalid or unenforceable. that provision will be deemed severabl from the remaining provisions of this .Amendment and will not.affect the vat idity,,interprctati fin,or etkect ofthe other provisions ofthis Amendment or the application of that provisibn to other circumstances in which it is valid and enforceable. c. This Amendment shall be binding upon and inure to the benefit of the successors and assigns of the Parties hereto. d. Except as specifically amended herein,the remaining terms ofthe Lease shall remain in full force and effect. To the extent any provision contained in this Amendment conflicts with the terms of the Lease,the terms and provisions of this AmeLl dment shall prevail. e. The validity,construction,enforcement,and interpretation of this Amendment are governed by the laws of the State of New York and the federal laws of the United States of America with jurisdiction in the County of Suffolk. l SITE NAME: NY-Laurel Stone SITE NUMBER: U221-A f. This Amendment records the entire understanding between the parties regarding the subjects addressed in it and supersedes any previous or contemporaneous agreement, Understanding,or representation,oral or written,by either of them. g. This Amendment maybe executed in duplicate counterparts,each of which will be deemed an original. 'lC~HE REMAINDER OF THIS PAGE IS INTENTIONALLY LEFT BLANK SITE NAME, NY-Laurel Stone SITE NUMBER: L1221-A 4 IN W FFN ES S WHEREOF, the i'Parties bereto have caused this Amendment to be executed as of the first date above written. LESSOR: LAUREL STONE SUPPLY PLUS, INC. WffNESS Name: 'S Title: Prcs;i dC,nk LESSEE: ELITE TC WERS,LP i BY:CNIET, LLC, its general partner yj 4 A lo V E- Namc:,Tan a egron Title: anapgV ES I SITE NAME: NY-Laurel Stone SITE NUMBER: 0221-A $ Exhibit A Form of Wastc Manifest See Attached. i Please print or type.(Form designed for use on elite(12-pitch)typewriter,). r, Form Approved.ONIB No.2050.0039 UNIFORM NAZAROOUS 1,Generator iD Number 2.Page t of 3,Emerg racy ftevporise Phone 4.Manifest Tracking Number WASTE MANIFEST 5 Generator's Name and Mailing Address_ Generates bite Address(it different than mailing address) Geoemtar's Phone. b Transporer 1 Company Name U S.EPA 10 Number 7,Transporter 2Company Name U S.EPA ID Number 8.DaS;naled Facility Name and Site Address i US GPA ID Number I'xiblo Phone ria, 94,U 8,DOT Descdpiton(including Proper Shipping Name,Hazard Class tD Number, 1p,Containers ?Is7ohal 12,Unit 13,Waste Codes HM and Ppx:kinq Group(if any)) yo, )cope• watttty WtNel. `A.. 4. UJI 14 Special Hanoli g Instructions arta_nddloilil InbrmaGon 15_ GENERATOR'SIOFFEROR'S CERTVCATION 'i?*ro idstare,liar 32 contents of this consrgnmentare,fullya d accurately described above by bre proper shipping name,aad are classified,packaged, marked and laheledipiacarded,and are in atI nor transport axcrdmg'to applicable to ationai and national govemrien;al regulations.it expos shipment and I rim the Primary Exporter,I cenity that the contents of this consignment cor:fetan ii Un err of the attached EP�Acknowl4vJgmem f Consr'rG I certify that the waste minimizahcn eta!ement identified nn 4fi ci;e,:26221ta}of tam a large quatiUty generator)or o)(if t an a small quantity gencnlor)is true. Generator s"Jitardr s Pr olein yped ams grin urn ronin aY ear J to,intemationm shtpinews ,. '. Eliniport to U,5 ❑c sport from U S. Port of entry!ex!G Transporter signature for ex ons only}, d Dale,le8Vi U.S,:: LU 17,rrarsp MtACkroMedgmentdReceiptatMatertats Transponer 1 PonwofTyped Name ianature Mon y' ear a_ QTransporter 2 Pnnted/TVpod Name Signa ire :Doth Oay Year od r— I$Discrepancy t 18a Discrepairy ind'l,;it'on Space I Quantity El Type E]Residue ❑Pa ml lle(nil, L_!Full Re,--,von tv Inilert Fi4ercnca Numter 6 18b,Alternate Facility(or Genetator) U,S.EPA ID dumber Cul aL Feci t Phone: W 18c Signature ofArtainate Facility(or Generator) ktonin Day Year (29 18.Hazardous lNasta Repan h�anagemeniPrlethod t Cdos(i e,cones f.r Hazardous iwaste treatment!dtst!nEal,aril raCciing sys amsl 0 1. 2 3, 4. 20 Designated Faaiay C rner or Operator Certification at receipt of haz.n does matenais Covered by Die manifest exme t as noted in item Ida Pnntad<`Typed Name bignatt,re Month Day fear CPA Form 8700.22(Rev.3.05) Previous editions are oosn!ete. I DESIGNATED FACILITY TO DESTINATION STATE(I+F REQUIRED) SECOND AMENDMENT TO LEASfi�AGREEMENT This Second Amendment to Lease Agreement("Amendment") dated as.of July 13, 2,016 is made by and between the LAUREL STONE SUPPLY PLUS, INC., a New York corporation, having,an address at 7055 Main Road, Mattituck, New, York 11952 ("Lessor") and EL;1TE TOWERS, LP, a Pennsylvania limited partnership having an address at 44 West Jefryn Blvd.. Suite Q5, Deer Park,New York 11729("Lessee"and collectively, the Parties"). WHF,RFA-S, Lesson and Lessee have entered into a Lease Agreement ("Lease") dated as of August 2, 2012, the date on which the Lease Aarcement was executed by Lessor and first Amendment to Lease Agreement dated as of November 16. 2015; and WHEREAS, Lessor granted Lessee an Option to Lease a certain portion of the Lessor's property as more fully described in the Lease; and WHEREAS, Lessor and Lessee desire to amend the Lease to modify and clarify certain provisions thereof- WHERE AS, hereof;WHEREAS, Lessor and Lessee desire to amend the Lease,to add an additional renewal Option Term to the.Lease; WHEREAS, the Lessee has paid upon full execution of this Second Amendment the requisite payment due for the additional renewal'Option Term in the respective sum $100 as set forth in this Second Amendment to Lease Agreement; and 1. Option 1.1.Upon execution of this Second'Amendment, Lessee shall pay Lessor the sum of``�100 ("Option Paymcrt") for the- additional renewal Option Term. as this option period is described in this Second-Amendl-hent. 1.2.Upon iTiaking the'additional Caption Payment, the additional renewal Option Term shall be from August 2;2016 to August2,2018. 1.3.During this additional renewal Option Term,-Lessee shall pursue and obtain. with all, duediligence, at its sole cost and .expense, any applicable fcderal, state,, county, or`local municipal,approvals relating to the Lessee's use of the Leased Space for the design, construction and ' use of the Leased Space as a -communi,cations facility. and the necessary Structures associated with'it. Lessor agrees to reasonably assist Lessee with any such applications in support of obtaining anyrequired approvals. 2. Entire Agreement i I. The Lease and the exhibits attached thereto and this Lease Amendment all being a part thereof, constitute the entire Lease of'the Parties. (SIGNATURES BELOW] IN WITNESS W1 IEREOF, the Parties have herd.ttnto set t eir hand and seal as of the date first above written. LESSEE: Elite Towers,LP I 8y; CMET,LLC,its General Partner I By: �• Name:Tanya Negron Title:Managing Mem — Date: LESSOR: LAUREL ST DNE SUPPLY, INC. By: Name: E- ��y Title: 0"'t1 I Date: 11,1 /11,g I I I i AUG 2 4 20 1 7 Sublessor Site ID: Sublessee Site ID: Southold Town SUBLEASE AGRE tMENT Planning Board THIS'SUBLEASE AGREEMENT("Sublease")dated as.of this day,of ,2016 is entered into by and between Elite.Towers,LP,a Pennsylvania limited partnership(`SUBLESSOR'?),and Mattituck Fire District("SUBLESSEE"). BACKGROUND SUBLESSOR leases a portion of the real property located at_6865&7055 Main.Road,Mattituck;I�tY,County of Suffolk,(the"Property"),pursuant to that certain Lease Agreement dated August 2.2012(the"Prime Lease")by and between Laurel Stone Supply Plus, Inc. ("Landlord") and SUBLESSOR. The,"Premises" (the;portion of the SUBLESSOR's Property,which is the subject of this Sublease)as more fully described in Attachment"A". AGREEMENTS In consideration of the promises and of the mutual obligations and agreements in this Sublease,the parties agree as follows: 1. SUBLEASE AND EASEMENT. SUBLESSOlR1;'hereby subleases the Premises to SUBLESSEE,and grants to SUBLESSEE'the right to install,maintain and operate a communication facility on the Premises:-.SUBLESSOR further grants and assigns to SUBLESSEE,to,the fullest extent provided in or allowable under,the Prime Lease,the . non-exclusive right: (i),to utilize,portions,of the Property for the1ristallation and maintenance of utilities,cables,and conduits;for the providing of necessary utility service to the SUBLESSEE"s business and(ii)to utilize the existing access-'area for pedestrian"and vehicular ingress-and egress to and from the Premises over and across;the Property as provided herein. To the.fullest extent•available to SUBLESSOR underthe Prime Agreement,SUBLESSEE will be entitled to twenty-four-(24)hour;,seven(7)•days'per week access to the Premises and such utility,facilities. 2: 'TERM. The initial term shall commence on the Effective Date as defined iii,Section 3;and shall continue for a ten (10)year period(the"Initial Term"). This.Sublease will automatically extend for the lesser of(i)the remaining term. on the Prime Lease or(ii)four(4)additional,consecutive five(5)year terms,(each being a"Renewal Term")unless SUBLESSEE-notifies SUBLESSOR in.writing of SUBLESSEE's intention not to renew,this Sublease at least six (6)month's prior to the expiration of the Initial Term or the Renewal'Ter`m then in effect. SUBLESSEE's sublease of the Premises during each Renewal Term will be on the same terms and conditions as set,forth herein: 3. RENT. The Rent for the Initial Term and each Ren'ewal.Tetm is Ten.Dollars($1.0.00). The Rent shall be paid uport"the completion of SUBLESSEE'S,construction on the'Premises(the"Effective Date"). Thereafter;the.Rent shall,be paid on the first day of each Renewal Term, 4. USE OF THE PREMISES. SUBLESSEE may use the Premises for the purpose of installing,maintaining and operating a communication facility. SUBLESSEE;may install one(1.) whip antenna and no(0)amplifiers,more specifically described-in Attachment"B"_ SUBLESSEEmay use ground-space.containing thirty square feet(30,sf) for placement of communications equipment or a shelter-to house equipment used in conjuncti6n with'-its pole, equipment as more specifically'described in Attachment"B".These shall be the only permissible'uses under this Sublease. 3. TESTING. SUBLESSEE shall have the right at any time following the full execution of this Sublease to enter upon the Property for the purpose of making appropriate engineering and boundarysurveys,inspections,soil test borings,and other reasonabiy.ndcessary tests.. 6. INSTALLATION. SUBLESSOR-shall install SUBLESSEE'S antenna and line at Sublessoes expense, l i Suble mor Site lel: Sublessee Site IIS: i 7. ASSIGNMENT AND SUBLETTING. UBLESS'OR may assign or transfer this Sublease,in whole or in part, to any person or entity at any time,which asstgnment maybe evidenced by written notice to SUBLESSEE within a reasonable period of time thereafter,provided that the•asjignee assumes all of SUBLESSOR's obligations herein. Upon written notice,to SUBLESSOR, SUBLESSEE I shall' have the right to assign this Sublease without SUBLESSOR's consent(i)to any assignee which has received Federal Communications Commission approval for assignment or transfer of control of the communications authorization presently held by SUBLESSEE or(ii)to any parent,subsidiary or affiliate of SUBLESSEE or to any successor to SUBLESSEE by merger,consolidation or sale of all or substantially all of its assets. I S. SUBLESSEE'S COVENANTS. SUBLESSEE covenants that its equipment, its installation.,operation and maintenance will; a. Not cause excessive damage to SUBLESSOR's'communication tower,Property orany other structure or accessories thereto,normal wear and tear and acts of Godlexceptcd.If such damage,other than normal wear and tear and acts of God,occurs and is the result of the actions of SUBLESSEE,then-SUBLESSEE shall be liable for the reimbursement of the actual and reasonable dusts of replacement and/or repair for said damages; unless due to SUBLESSOR's negligence or willful misconduct., i b. Not interfere with the operation of the radio equipment ofSUBLESSOR's other existing tenants on the tower as of the Effective Date. Based on standard a6d accepted engineering practices, if there is any such interference due to SUBLESSEE's-equipment SUBL'ES�EE will immediately take-all steps necessaryto•eliminate the interference. If SUBLESSEE determines that such4n'terferencecannot beeliminated bycommercially reasonable measures,then SUBLESSEE,at its option,may terminate this Subleasd without penalty. c. Not interfere with the maintenances of SUBLESSOR's tower and the tower lighting system; d. Keep its building/ground based equipment a�d area around its building/equipment in a state ofrepair reasonably acceptable to SUBLESSOR; j d regulations of the Federal Communications Commission(FCC), e. Comply with all applicable rules an Federal Aviation Administration(FAA)and all Federal,State and Local Laws governing SUBLESSEE's use of said property including,but not limited to,local zoning laws, _ I f. SUBLESSEE further covenants that,prior tolor at the time of expiration ofthis Sublease,SUBLESSEE shall remove all equipment and its equipment shelter from the site and restore the Property in accordance with Section 17(a)below. l 9.. SUBLESSOR's COVENANTS. SUBLE§SOR covenants that during the term of this Sublease:it shall: a. Maintain the Property in a safe condition; b. Take no action that would adversely affect SUBLESSEE's proposed use of the Property, except as required,pursuant to any court orders or•new requirements.of the governmental agencies. C. Upon SUBLESSEE's payment of rent and performance of its covenants,,tape no action that would disturb SUBLESSEE's quiet use and enjoyment'of the.Property; d. Based on standard and accepted engineering practices,grant no lease and/or sublease or other use to any other party if such grantmould interfere with SUBLESSEE's equipment.or SUBLESSEE's use of the Property; I e. Comply with all applicable rules and regulations of the Federal Communications Commission(FCC), 2 -r - m SubWor Site 1D: Sublessee Site 1D: Federal Aviation Administration (FAA) and all Federal, State and Local Laws governing,use of said property including,but not,limited to,local zoning laws and making all tower filings requited,by the FAA and/or FCC. f. SUBLESSOR further covenants that itis seized of good'and sufficient right and interest to the Property and has full authority to enter into and execute this Sublease. If,however, SUBLESSEE is not permitted or is stopped,from operating-its equipment due to SUBLESSOR's`insufficient right or interest; SUBLESSEE,at its option,may terminate this Sublease without penalty. g. SUBLESSOR shall require each tenant,thaf locates on thetower after the Effective Date to not interfere with SUBLESSEE'S operation of its radio-equipment and to-eliminate such interference that occurs. 10. UTILITIES. SUBLESSEE shall have the right, at its expense to install or improve utilities serving, SUBLESSOR's Property,in order to service the Premises. SUBLESSEE shall pay for all utilities charges incurred as a result of SUBLESSEE's use of the'Premises., SUBLESSOR agrees,to cooperate with SUBLESSEE in its efforts,to obtain and improve utilities-for the Premises. 11. INDEMNIFICATION. SUBLESSOR and-SUBLESSEE-dohereby agree to defend,indemnify and save the other.harmless from any,claims,demands,or causes of action for'property damage or personal injuries caused by the other party or their bfficers,agents,employees,contractors'and'customers,arising out of the other•party's occupancy of the Property or the installation,maintenance',and operation of-the other party's equipment.The parties hereto agree that SUBLESSOlkshall in noway be]iable forthe loss of use or'other damage ofany nature, arising-out-of the loss,destruction-or damage to the Property or'to SUBLESSEE's equipment located thereon,by fire;explosion;lightning,windstorm,theft;water or any other similar casualty beyond SUBLESSOR's control. Notwithstanding anything-to-the contrary in this Agreement,SUBLESSEE-abd SUBLESSOR each waives any claims that'each may have against the other with'respect to-consequential;inciderital,oc special damages. 12. INSURANCE. a. SUBLESSEE,shall,at.its-expense,maintain in force during the term a combined single limit policy of bodily injury and property,damage insurance,with a limit of not-less than,$1,000,000.00 insuringSUBL;ESSEE against all liability rising out of the construction,use,occupancy.and maintenance,of'the fac lities'.1ower and Property by SUBLESSEE.A certificate of said insurance,-naming SUBLESSOR as an additional insured,will be provided to SUBLESSOR upon execution ofthis Sublease. b. SUBLESSOR shall,at its expense,maintain in force during the term a combined'single limit'policy of bodily injury and property damage insurance,with a limit of not less than$1,OOi),000.00 insuring SUBLESSOR against all liability-arisingoutof use,occupancy,and maintenance of the tower and Property bySUBLESSORA certificate of said insurance,naming SUBLESSEE as an additional-insured,will be provided mSU.BLESSEE upon request. C. SUBLESSOR and=SUBLESSEE shall-each at-its-own expense maintain in force during the term workees.compensation insurance as prescribed by the law of the State in which,the Property is,located. d. Should the insurance policylimits beexhausted or-shoulda party fail to maintainthe required insurance coverages,said party shall in.no way be released from liability should a loss occur. 13: SUBLESSEE DEFAULTS. The following shall be considered,evenis of default'by SUBLESSEE: a. The failure,to pay rental's or other payments required hereunderwithin twenty(20)days after receipt of SUBLESSOR's written notice of noirt-payment: 3 1 -- SublessorSite 1D: j Subimee Site ID: b. The failure to Cure,within sixty(60)days afar receipt of SUBLESSOR's written notice thereof.,any breach of these promises,-undertakings and-�drms and conditions In this Sublease or the Prime Agreement or-the failure of SUBLESSEE to'commence and pursue diliggently die cure of any non-monetary default which cannot be cured within such within sixty(60)days; C. In the event an event of default shall occur,SUBLESSOR,at its option,may elect to treat this Sublease as being in full force and effect and shall)be entitled to collect all remaining rentals owed throughout the remainder of the then-elTective term. Cumulative with)and in addition to the foregoing,.SUBLESSOR shall be entitled to enforce all other remedies provided at law or in equity.SUBLESSOR shall be reimbursed for any expense reasonably incurred by it in its dismantlingi removal and storing of SUBLESSEE's property and equipment and for any attorneys'fees or costs of pursuing its'rights and remedies hereunder. 14. SUBLESSOR DEFAULTS. � a. If SUBLESSOR defaults in the performance of any of its obligations under this Sublease.and the default continues for a period of thirty(30),days after receipt of written notice from SUBLESSEE specifying the default, or if the default is of such nature as to require more than thirty(30)days for remedy and the default continues beyond the time reasonably necessary to cure(unless SUBLESSOR has undertaken procedures to cure the default within such.thirty(30y day period and diligently pursu�such efforts to cure to completion),SUBLESSEE may, at its option,upon written notice,terminatejthis Sublease. 15. NOTICES. Except as otherwise provided herein,any I otices or demands which arerequired by law or under the terms of this Sublease,shall be given or made by SUBI ESSOR or SUBLESSEE,in Ykiting and shall be given by Band delivery, or by certified or registered!mail, or by a national overnight receipted delivery service which provides signed acknowledgments of receipt(includincr Federal Express,UPS,Emery,Purolator,DHL,Airborne and other similar couriers delivery services)and addressed to the respective parties set forth below. Such notices shall be deemed to have been given when received..Every notice,demand,or request hereunder shall be sent to the addresses listed below: i If to SUBLESSOR: Elite Towers; LF" 44 W.Jefryn Blvei,Suite Q51 Deer Park,NY 11729 With a copy tot 5 Greafi Valley Parkway Suite 333 j Malvern,`pA 19355 f If to SUBLESSEE: Mattituck,Fire,Distriet, j 1000 Pike Street i attttuck,NY 11052 16. HAZARDOUS SUBSTANCES.,SUBLESSOR,wartants,represents and agrees that neither th4:SUBLESSOR nor,to the best of SUBLESSOR's knowleage,.any third party has used,generated,stared,or disposed of any Hazardous Materials. (Hazardous Materials shall mea'Ii petroleum or any petroleum product,asbestos;and any other substance,chemical,or waste that is identified as,hazardous,toxic,or dangerous in any applicable'Federal. State,or Local law,rule,or.regulation.) SUBLESSEE and SUBLESSOR shall be responsible for any and all damages,losses,expenses,and will indemnify each otlller against and from.any'discovery by any persons of any such.Hazardous Materials generated, stored or disposed of as a result of SUBLESSEE's or SUBLESSOR's respective equipment.or uses of the Premises or any of the surrounding property.. 17. TERiINATION. 4 Sublessor Site ID: Subli,we Site ID: a. if at the end of the fourth Renewal Term(and if the PrimeAgreement is sti11 in effect),this Sublease has not been terminated by either party by giving to the other written notice of an intention to terminate it at least six (6)months prior to the end of such teriTil this Sublease shall continue in force upon the same covenants,terms and conditions for a further term of one'(1)year,and for annual terms thereafter until terminated by either party by giving to the other written notice of its intention to.so-terminate this Sublease six,(6)months prior to the,end of such annual term.In the event of theterminatibn of the Prime Agreement'prior tcrthe expiration of this,Sublease, this Sublease shall immediately terminate and be of no further force and effect,and the parties hereto shall be released from all duties,obligations,liabi lities and responsibilities hereunder. SUBLESSEE,upon termination of this Sublease,shall,within ninety(90)-days,remove all improvements,fixtures and personal property constructed or installed on the Property by SUBLESSEE and restore the Premises to its original.above grade condition, reasonable wear and tear,and acts of God excepted. b. After,the Initial Terns,notwithstanding any other termination rights available to SUBLESSEE under this Sublease.SUBLESSEE.at-its sole and absolute discretion,shall have the right to terminate thistSublease_with ninety(90) days prior written aotice to SDBLESSOR.SUBLESSEE shaWexecute upon the request of the SUBLESSOR a written cancellation of the Sublease in,recordable form,and SUBLESSEE-shalt have no other further obligations,other than SUBLESSEE's obligation to remove its property as herein provided. 18: TAXES. SUBLESSEE'is.a tax-exempt entity, if applicable, shall pay all taxes,,fees and charges on its y communications facilities assessed directly,upon and arising solely-frolu its,use of'the,Premises.SUBLESSEE will pay to SUBLESSOA any increase in real property taxes attributable solely to any improvements to the Premises made by SUBLESSEE-within thirty (30) days after receipt of satisfactory documentation: SUBLESSORshall pay all real property taxes,assessments and,deferred taxes on the.Pro-perty,. SUBLESSOR shall promptly provide SUBLESSEE-with-any tax assessment reflecting an increase in property taxes. - SUBLESSOR,grants SUBLESSEE the right tor appeal such taxes,includiiigifnecessary,inSUBLESSOR'S name. Such-appeal may be at,SUBLESSEE'S cost,. 19. CONDEMNATION;CASUALTY. a. If the whole of the Property or facilities-which'are the subject of this Sublease or so-much thereof as to interfere with the use thereof shall,be taken or condemned by any competent authority for any public or quasi- public use or purpose,.tbis'Sublease shall'terminate,as�of.the date when possession is taken,In such event, SUBLESSOR shall be under no liability to SUBLESSEE?and SUBLESSEE shall-be entitled to no part of any _ condemnation award;except so,much thereof as is,expressly based on moving or,relocation expenses incurred by SUBLESSEE. SUBLESSOR shall provide SUBL'ESSEE.with notice-in writing of any actual or,threatened condemnation proceedings promptly after receiving notice thereof. b. In the event of damage by fimor other casualty to the Premises that cannot seasonably be expected to be repaired within one hundred•twenty,(120)days,following same-or,if the Property is damaged by fire or other casualty so that such damage may reasonably-be expected'to disruptSUBLESSEE's operations at the Premises for more than ninety, (90) days, then SUBLESSEE may at any time following such fire or other casualty, provided SUBLESSOR has'not completed the restoration required to'permit SUBLESSEE to resume its operation at the Premises,terminate this Lease upon thirty(30)days written notice to SUBLESSOR. Any such notice of termination shall cause this Lease,to expire with the same force and.effect as though the date set forth in such notice were the date originally set as-the expiration date of this Sublease and the.parties shall make an appropriate adjustment, as-of such termination date;with respect to payments due to the other under this Sublease. 5 i c„ \y SublrssorSite ID- Sublessee Site ID: 20. ;MISCELLANEOUS PROVISIONS. i a. This Sublease,including attachments which are hereby incorporated by reference,incorporates all agreements`and understandings between SUBLESSOR and SUBLESSEE with respect to the subject matter hereof, and,no verbal agreements or understanding,s shall be binding upon either SUBLESSOR or SUBLESSEE,and any addition,variation ' modification of this Sublease shall,be ineffective unless made in writing and signed by the parties. i b. This Sublease and the performance,hereofsh0l'be governed,interpreted,construed and regulatedby the laws of the State in which the Property is located. i C. This Sublease and each and every dovenant herein,is intended to benefit SUBLESSOWs Property and the Premises,and shall extend to and Mod the heirs.personal representatives,successors and assigns of, the•parties. d. if any portion of this Sublease,is Declared bid a court of competent jurisdiction to be invalid.or unenforceable,then the remainder and balance of this Sublease shall continue in full force and effect. e. Neither SUBLESSOR,nor SUBLiSSEE shall disclose the financial terms of this Sublease to third parties without the express written consent of the non;disclosing party. f. Upon the request of either.party hereto. SUBLESSOR and SUBLESSEE shall execute.before a notary and deliver to the requesting party foir recordin a Memorandum of Lease. Such Memorandum shall not disclose any financial terms,unless regOired to do aso by the laws of such jurisdiction. g. Notwithstanding anything contained in thisi Sublease,,to the contrary, to the.extent that any assignment,grant of power ofattorney,entitlement to�perform the-obligations of SUBLESSOR under the Prime Agreement;entitlement to self help oirI other simi)ar provision contained in this Sublease violates,or any action taken pursuant to any such provision;would violate,the terms of the Prime-Agreement,the same'shal l be of no force affect and be deemed void ab,Mitio. I (The remainder of tF,is page is{intentionally left blank.} I i i i i i i Sublenor Site ID: Subbase Site[D: IN WITNESS,WHERE01~,SUB-LESSEE and,SUBLESSOR-have duly executed this Sublease as of the date written below: SUBLESSEE: Mattituck Fire:District- By: �< .------�- Title: Date: SUBLESSOR: Elite Towers;LF By: CMET. LLC,'its general partner By: Tan Negron / Title: Managing Member _Date: ` ' o 1 , I i 7 { A �b Sublessor Site 11): Sublessee Site ID: I i I Attachment".A," i Prime Lease 1 , i i A t I i i 8 SITE NAME: NY—LAUREL AUG2 4 2017 SITE NUMBER; �017 ATTYIDATE- ALG—FINAL Southold Town LAND AND TOWER SUBLEASE AGREEMENT Planning Board This LAND AND,TOWER SUBLEASE AGREEMENT(The"AgreemenO made this 20between ELITE TOWERS, LP with an address at 5 Great Valley Parkway,Suite 333,Malvern,PA 19355 hereinafter designated LESSOR and NEW YORK,SMSA LIMITED PARTNERSHIP, d/b/a Verizon Wireless with its principal offices at One Verizon Way, Mail Stop 4AW100, BaAing Ridge, New Jersey 07920 (telephone number 866-8624404),hereinafter designated LESSEE. LESSOR and LESSEE are at times collectively referred to hereinafter as the "Parties" or individdally as the.M-,PaAy,V' Wrl'NESSETH - 17 HEREAS, WHEREAS,Laurel Stone-Supply'Plus Inc.,a New York corporation, is the owner (the"Owner")of certain real property know' n as 6865 &7055 Main Road,Mattituck,New York, as shown on the Tax Map of the County of Suffolk as District 1000, Section 122, Block 6, Lot 35.4{the"Property"); and WHEREAS, Owner, as lessor, and LESSOR,-as lessee, entered into a Lease Agreement ffilly executed on August 2,2012,-whereby,.Owner leased to LESSOR cert",space on the Property, fox the purpose of constructing; s4pportih& operating and maintaining' 4 wireless communication facility, including; but, not-lin"ited to., 'ground space of approximately Two Thousand Five'Hundred square are feet'(2500 sf)farthe installation of amonop6le(thq,"Towee')and for the installation of eqi�ip'men't,-'cabling and,all other*necessary, and related 'structures (the "Lessor's Gpurid-S ace", and the.Tower an&th 1, e Lessor's Ground,Space shall collectively be called,the,�61`rimetease Area!);,and granted LESSOR lights of ingress,egress,regess,and access (the,"Easemenf)over the Property to access,the-Yrime Lease Area. A-copy of the Prime Lease is annexedheretoand made a part hereof as Exhibit"A°';and WHERE^LESSOR is the owner of the Tower;-and W-HEREAS,'Ll SSEE,de,sires'to sublease,from LESSOR certain spacc,within the Prime Lease Area including-within the,Lessor's Giotind Space and on the Tower for the - of-4 co' "Communications installation, operation,- and maintenance communication facility (the 'Co cations Fa6lity'), and (ii) utilize.'the 84iement-in,connection with the.foregoing'installatioh, operation, and'maintenance. NOW THEREFORE-jn,consideration of the mutual covenants contained herein and intending to be legally bound'herieby,,the Parties hereto agr ee as follows: 1. PREMISES. LESSOR Hereby subleases to LESSEE such area on the Tower as shown on Exhibit-"B" attached hereto and made- a part hereof (the "Tower Space") and approximately Three Hundred Sixty (360'sf) square feet of space-within the Lessor's Ground Space and as,shown on Exhibit "B7 attached hereto and made a part hereof(the "Equipment Space"), for the installation,,operation and-maintenance-of communications equipment; together with such additional space, for the. installation, operation and maintenance of wires.' cables, conduits and pipes (the-"Cabling Space) -running between and among the Tower Space, � t I 1 , SfTENAME: NY-LAUREL I SITE NUMBER. A`fT'Y/DATE: . ALG-1{TNAL Equipment Space and to,all necessary electrical and tel�hone utility sources located within,the Prime Lease Aiea or on,the Property;together with such additional space on the Property for the installation,operationrand maintenance ofwiresl-rubles, nduits and pipes over, under-and along a non-exclusive right ofway(the"Utilities Righi of Way' 'extending from the nearest public-right- of-way to the Equipment Space and/or the Tower Space;together with the non-exclusive right of ingress and egress from. a public i�it-of-way, seven (7 days a week, twenty,four (24) hours a day, over the Property to and frox&the-.Pr emsses (as iereinafter,defined) for the purpose of installation; operation and maintenance of LESSEE',"dbmmunications facility. LESSEE acknowledges that the LESSEE's use of the Uol lities .Right of Way is nonexclusive to LESSEE and may be used by other tenants of LESSOR prodded such future usage does not interfere with 1ESSEE's use of its utilities or Communication Facility; or adversely affect LESSEE's use and occupancy of the Premises in accordance with the teims ofthis Agreerrient. LESSOR shall provide LESSEEwith three (3) sets of keys, which will permit LESSEE to gain access to any area that LESSEE may require pursuant to the terms o j this Agreement. The Tower Space, Equipment Space, Cabling Space, and Utilities Right of Way,are hereinafter collectively referred to,&P, the "Premises"and are as shown on Exhibit""A"attached,hereto and made a part hereof. In the event there are not sufficient electric,'and telephone utility sources located on the Property, LESSOR represents that is has received the-right fl-Dm.O,uner-and#all grant to LESSEE or the local utility, provider the right to.install such utilities underl'the Property and through the Prime Lease urea necessary for LESSEE to operate its'.+Commur%ications Facility, provided-the location of such utilities shall be as reasonably designated by Lt S SOIL:. Further,in,the,event any,publie,utili:ty is unable to use the Utilities Right of Way, LESSOR.hereby' agrees,to-grant an.additional right of way either to LESSEE or to the public utility'at no cost tri.LESSEE. - 2. ' FEASIBILITY. LESSOR granfs-to LESSEE,-at LESSEE's.sole-cost.and expense, the righi.to conduct any surveys, inspection searches or tests; including, without limitation, engmeeimg surveys, environmental tests, title searches and/or any,,othet such tests (collectively"Tests")which, in LESSEE's',sole�discretion, are reasonably necessary to construct and install LESSEE's equipment,-to acge 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,-k as disclosed in.writing to LESSEE by LESSOR prior to any Tests and LESSEE's Tests-exacerbates or oth�iwise worsens such defect or condition, in,which'case LESSEE shall be liable far,curing such defect,or bondition,to the extent the same was exacerbated or worsened, at LESSEE'$ sole cost end expense. LESSEE will-restore the Property to its condition as it existed prior to tosting,reaisonable wear and tear"and casualty not caused by LESSEE excepted. In` addition; L,ES'�EE shall indemnify,.-defend and hold harmless LESSOR and Owner from and against.any and'all injury,i loss, damage or claims.arising directly out of LESSEE's Tests: If prior'to the Commencement ate(as hereinafter defined),LESSEE, in its sole discretion, determines-it will be.unable to us�l.the,Premises for its.intended purpose, LESSEE shall have the right to terminate this:Agreement 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 Paity to the other, except as otherwise set forth in this Agreement. t ! 1 I 1 I SITE NAME: NY-LAUREL. SITE NUMBER: ATTYA?ATE: ALG-FINAL, 3. SURVEY., ,LESSOR also-hereby gfants.to`LESSEE the right-'to survey.(the "Survey")the,Property at LESSEE'S,sole-cost and-expense: The Survey shall be annexed hereto as Exhibit"C"and shall control in the.eveni bf boundary or Access discrepancies. 4. DELIVERY, LESSOR;-,shall .deliver,; the--Premises to LESSEE"on the Commencement Date, as,hereinafter definedjn:a'condition ready for LESSEE's•construction of its improvements and clean and free"of debris. To the best of LESSOR's knowledge, as of the Commencement Date,the-Prime Lease Area is.(a);in,good.operating condition; (b)in compliance. with all Laws(as defined,in,Paragraph 38 below);and,(c)free.of all hazardous substances,as such term may be defined under.any,applicable federal,-state,or local-law.'LESSOR has no knowledge of any claim having been made by any governmental agency that-a violation of applicable building codes,regulations,or ordinance's exists-with regard to the Prime Lease Area,,'or any part thereof, as of the Commencement Date. 5. ' TERM,RENTAL; ELECTRICAL. a. This Agreement shall be effective as.ofthe,date of execution by-both'Parties (the "Effective Date"), provided, however,,the-initial term (the "Initial Term")-shalt,_be-for five (S) years and shall commence on the Commencement Date-(as hereinafter'defined) at which•time , rental payments shall-commence,acid-be due ata total annual rental„o to be paid in equal monthly,installments of on the,first day of,the month;in-advance.at-Elite Towers,LP S Crreat Valley Parkway,Suite,333,Malvern,PA 19355;,orto such other person,firm orpiace as LESSOR may, from time.to tirrie, designate in;writing at least thirty (30) days`iri advance of any rental payment date by notice givenin accordance with Paragraph,28 below. The annual rental for,each subsequent year of the,Initial Term shall be equal•to one hundred'three•percent (103%) of the annual rental,for-the:'immediately preceding,year.;_:T -e-"Commericement-Date"is defined as-the first(Ist) day- of'the,month following the'date this Agreement is executed by,the Parties or the first(1st)day of the-month-following the date-LESSEE-is granted;"issued,,and released`a building permit,certificate,license,and any other approval that is necessary or desirable for the-installati6n and operation:of the antennas and equipment for LESSEE's use of the Premises in accordance with the provisions herein by the .goyernmental`,agency`charged with,issuing,such approvals and/or permits,whichever date occurs last. Upon agreement of the Parties,.LESSEE may pay rent by electronicfunds trarisfer-and in such event, LESSOR agrees Jo provide to LESSEE bank routing information for such.purpose . upon request of LESSEE. b: LESSOR-hereby agrees.to provide,to,LESSEE-certain documentation(the "Rental,D6cun�i6ntation")' evidencing L'ESSOR's interest in, and right to receive payments under, this Agreement,,including without limitation: • (i) a 'redacted copy of the_Prime Lease-between' Lessor and Owner,evidencing LESSOR's good and sufficient title"to and/or leased interest in the Property and right to'receive rental,payfnents.and=other benefits'hereunder;{ii} a complete and' fally.'executed Internal Revenue -Service,' W-9, o ,-equivalent, in a form acceptable to LESSEE,,for any.party,to whom-rental payments,are'to be,made pursuant to'ihis,Agreement;-and (iii) other documentation or information required by a.Federal, State or local governmental 3 SITE NAME: NY-LAUREL' i SITE NUMBER: ATTY/DATE: ALG-FINAL authority or requested by LESSEE to comply with a requyest by such governmental authority. From time to time during the.Term of this Agreement and within thirty,(30) days of a written request from LESSEE, but not more than one (1') time per year, unless pursuant to the request, of"a governmental authority, LESSOR agrees,to provide updated'Rental.Documentation in a form. reasonably acceptable to LESSEE. The Rental Documentation shall be provided to LESSEE in accordance with the provisions ofand.at the address given in Paragraph 28. -Within thirty (30) days of obtaining an interest in the Property or,this Agreement, a ny assignee(s), transferee(s) or other successors ur interest of LESSOR--shall provide to LESSEE evidence of an assignment,of this Ageement'lor.other"Rental.Documentation-in the manner set forth in the preceding subparagraph. From-time to-tim� during the Term'of this Agreement and within thirty (30) days of a written request from- LESSEE, but no,more than one time per year unless pursuant to the request of a governmental authority,-any assigriee(s) or transferees) of LESSOR agrees to provide updated Rental Documentation in a form reasonably acceptable to LESSEE. C. LESSEE will be responsible for paying all:utility charges for electricity, gas, telephone servicevor any other utility used'or consumed,"by LESSEE at:the,Premises'within shirty (30) days of receipt of a written invoice. In,tlie-event LESSEE cannot secure its ovum metered shall have the,right,fat its own cost and,ex rse to ' " urement of electrical power used by LESSE *'w -:m*altunes during the Termprovide electrical, gas and telepho ei a cess wl n Prises: In.the event such sub-meter is installed, LESSEE-shall pay the utility directly for its power consumption; if billed by the utility,and if not billed by the utility, then LESSEE'shall pay. LESSORAhirty'(30)•days after receipt of-an in fror�i-LESSOR,indicating,the usage amount based upon LESSOR's reading of the sub=mete�.All invoices for power,consumption shall be sent by LESSOR to LESSEE at Verizon,Wireless; M/S 3$46; P.'O. Box 2375, Spokane, WA 99210- 2375. LESSEE-shall be permitted at any time during the'Term,-to install,maintain,and/orprovide access.,to and use of, as necessary (during any ipower-interruption at the Premises),,a temporary power"source within the Premises,-and all related equipment -and'appurtenances within the - Premises, in such locations as reasonably,approved by LESSOR. LESSEE shall have the right to install conduits connecting the temporary power source andrelated appurtenances to the Pre_i"nises. Notwithstanding the foregoing; LESSEE shall lrequife the LESSOR's prior written consent,which' consent may be withheld in LESSOR'S sole discretion,tolinstalI atemporary power source outside of the Premises.- r 6. EXTENSIONS. This Agreement shall[automatically be extended for two2 - . additional ten 10 ( ) ( }year terms(each an"Extension Tenn" unless-LESSEE terminates.it at the end of the then current term-by giving LESSOR written'notice of the"intent to terminate at least six(6) months prior to the end of the then current term`. The Ih�tial Term and Extension Terms shall be collectively referred to as the, 'Term". 7. EXTENSION RENTALS. 'The annual;rental for each year of any'Extension Term shall be equal,to one hundred,three percent (103%j of the annual rental'payable during the immediately preceding year: All'of the foregoing shall be paid.in;equal monthly installments. 4 i SITE NAME: NY-LAUREL SITE NUMBER: ATTYIDATE: ALC-FINAL 8. ADDITIONAL EXTENSIONS. Uriless ihe- Parties_have otherwise entered into an ami ndinent extending the Term of this-Agreement, or a new lease agreement,prior to the expiration ofthe second-(2"d)-Extension Term,this Agreement shall expire at 11:59 pm of the last day of the last month of the then current Extension Term: If the Parties have not amended the terms of this Agreement extending, its terms, or entered-into a new lease agreement for the Premises, and LESSEE has not removed its Communications Facility prior to the expiration date, LESSEE shall pay holdover rent in accordance with Section 21 below. 9. TAXES. LESSEE shall have the responsibility to pay any personal property, real estate taxes, assessments, or charges owed on the Property which LESSOR demonstrates is the result of LESSEE's use of the Premises and/or the installation,maintenance, and operation of the LESSEE's improvements, and any sales tax imposed on the rent (except to the extent that LESSEE is'or may become exempt from the payment of sales tax in the jurisdiction'in which the Property is located), including any increase in real estate taxes"at the Property'which LESSOR- demonstrates arises from the LESSEE's.improvements and/or LESSEE's use of the Premises. LESSOR and LESSEE.shall each be responsible'for their own payment of any taxes, levies, assessments'and other charges imposed including franchise-and similar taxes imposed upon the business conducted respectively by, LESSOR or LESSER at the Property. Notwithstanding the foregoing; LESSEE shall-not have the obligation to pay any tax, assessment, or'charge,,that LESSEE is disputing in good faith in appropriate proceedings prior to a final determinatioli. such tax is properly assessed provided that no lien attaches to the Property. _Nothing in this Paragraph shall be construed as making LESSEE liable for any portion of LESSOR's income taxes. in.connection with any Property or otherwise. Except as set forth in this Paragraph,LESSOR shall have-the responsibility to pay any personal-property, real estate taxes,'assessments, or charges owed on the Property and shall do so priorto the imposition-of any lien on the'Pioperty. LESSEE shall'have the right; at its sole option and at its sole cost and expense, to appeal, challenge or seek modification of any tax assessment"or billing,far which LESSEE,is wholly or partly responsible,for payment. LESSOR shall reasonably cooperate with'LESSEE at LESSEE"s expense in filing, prosecuting and perfecting any appeal or challenge to taxes as set forth in the preceding sentence,including,but not limited.to,executing-any consent;.appeal or other similar document. In the event that as a result of any appeal-or challenge by LESSEE;there is a reduction, creditor repayment received by LESSOR for any,taxe's previously paid by LESSEE, LESSOR agrees to promptly reimburse to LESSEE the amount of said reduction,, credit or repayment. hi the event that LESSEE does not have the standing rights to pursue a good faith and reasonable dispute of any taxes under this Paragraph, LESSOR will reasonably cooperate in pursuing such dispute at LESSEE's sole cost and.expense upon written request of LESSEE. 10. USE; GOVERNMENTAL_APPROVALS.LESSEE shall use the Premises for the purpose of constructing,maintaining, repairing and operating a Communications Facility and uses incidental thereto. LESSOR shall construct a fence surrounding the Prime Lease Area in accordance with applicable governmental laws and regulations and as approved by the Town of Smithtown. All improvements,,equipment,,antennas and conduits shall be at LESSEE's expense and'their installation.shall be at�the discretion-and'option of LESSEE. Subject to the terns and conditions of this Agreement, including.but not limited to Section 14 below ("Interference"), LESSEE shall have the right to alter, improve, change, replace, substitute, repair, remove, 5 SITE NAME: NY-LAUREL SITE NUMBER: ATTY/DATE: ALG-FINAL withdraw, add, supplement, extend,or otherwise.rriod* its utilities,-equipment, antennas and/or conduits, or any portion thereof and,the frequencies over which the equipmenfioperates, whether the equipment, antennas, conduits 'or frequencies are specified or not on any exhibit attached hereto, during the Terri. Notwithstanding the foregoing, absent LESSOR's-consent, LESSEE shall not be permitted to alter, iinprove, change;replace substitute,repair, remove withdraw, add supplement,extend or other modify its Communication Facility if'any of the,foregoing would: (i) adversely affect the,wind-loading of the Tower;;(ii)increase the amount of Cable Space within the Tower; (iii) increase the number of antennas and/or caoles and/or equipment on the Tower; (iv) increase the size of the Premises. Prior to the coininencement of the,installation.of LESSEE'S communication facility, (in " accordance with Exhibit `°A" annexed hereto)ILESSEE� shall submit to LESSOR detailed plans and specifications of the planned installations(the"Plans')for LESSOR's written approval,which approval shall not be unreasonably,withheld_or delayed I(and'in no event delayed-beyond-fifteen (15)days from the date of LESSOR's receipt,of the,Plans). In the event LESSOR fails to provide " written comments to the Plans within: (a) fifteen (15) days-after LESSOR's initial receipt of the Plans; or (b) ten (10) days after LESSOR's receipt ofj the Plans as revised by LESSEE after LESSEE's receipt- of LESSOR's,written comments tc "the Plans, the .Plans shall be deemed. approved and accepted by LESSOR. LESSEE shall maintain the Premises in a good jcondition, reasonable wear and tear ana casualty excepted. LESSOR shall maintain�the- Property,, excluding the-Premises, in-good condition, reasonable wear and tear excepted. ",,It is understood and agreed.that LESSEE's ability., to use the Premises,is contingent upon its obtaining after the execution date of this Agreement satisfactory: (i)-strdetural,analysis of the,Tower-';(ii)title and environmental analyses; and(iii) soil" boring tests; if LESSEE_ so requires, and all of the-certificates, permits, licenses; and other approvals(collectively the"Governmental Approvals")that may be required,by any Federal, State or Local authority which will permit LESSEE's use of tAe Premises asset,forth above. LESSOR'-, shall reasonably cooperate with LESSEE at-LESSEE's sole cost and expense,in its effort to obtain such approvals. and_shall take no action which I would.adversely affect the status of'the Property with respect to• the proposed use thereof by LESSEE: In, the event that (i) any of the aforementioned-analyses .or' soil boring,-tests fare unsatisfactory to LESSEE; (ii)-any,.of 'such applications for such-Governmental Approvals should be(finally rejected and no further appeals to the municipality issuing the same are possible;(iii)any Governmental Approval issued;to LESSEE is canceled or is -otherwise withdrawn or terminated by governmental authority; (iv) any Governmental Approval issuedto LESSEE expires or is canceled through no fault of LESSEE,or (v)LESSEE determines,that the use-of the Premises is no'longe'r technically compatible for its use, LESSEE shall have the right-,to terminate this Agreen ent, provided any such cancellation or tennination is not due to an unlawful action byjLESSEEIor due to a failure to•actby LESSEE. If LESSEE terminates this.Agreement,forr technical reasons1pursuant to(v)above,LESSEE shall,pay a temmination fee equal to six(6)months of the then-current Rent. Notice of LESSEE's exercise of its light to terminate shall be given to LESSOR. in,7iting by certified mail;, return receipt requested, and shalt be effective upon the receipt-or rejection of such notice by LESSOR, or upon such later date as designated by LESSEE.All rentals paid to said termination date shall be retained by LESSOR. Upon such termination,this Agreement shall be of no further force or effect except to the extent of the representations; warranties land indemnities made by each Party to the other 116 l I ` I SITE NAME: NY-LAUREL SITE NUMBER: ATTY/DATE: ALG-FINAL hereunder—Otherwise,,.Otherwise,,except as otherwise provided for herein, LESSEE'shall'fiave no further obligations for the payment of rent to LESSOR. 11. LESSOR'S COMPLIANCE. To the best of L'ESSOR'S 'knowledge the Prime Lease Area and all improvements and structures:located thereon fully comply-in every respect with all federal, state, countyand and local governmental laws, rules, regulations and ordinances (collectively;."Governmental.Laws'-') including, without limitation,that to the best of LESSOR's kinowledge, there are,no violations, open building permits, open applications or structures, without a certificate of occupancy. In addition;. LESSOR" agrees_ that all future improvements and alterations-to the Prime Lease Area will comply with all-Governmental Laws. In-the event-the Tower and/or the Prime Lease Area, or any other-improvement located thereon,are not incompliance in any respect with all Governmental Laws("Governmental Nan-Compliance')-, and such: Governmental Non-Corripliance, prevents - LESSEE'S use and occupancy of the Premises as provided for pursuant to the terms'of this Agreement or prevents LESSEE from obtaining or maintaining all permits and a certificate of occupancy or compliance for the Premises, LESSOR shall fully remedy,or,if applicable;cause its defaulting tenant to fully remedy such Governmental,Non Compliance-at L-ESSOR's or LESSOR'§defaulting tenant's sole cost and expense, within'thirty(3 0) days,of its receipt of notice,from LESSEE. Notwithstanding the foregoing,if any such Governmental Non-Compliance'cannot be cured within-diirty(30)days, no default shall be deemed to exist provided'LESSOR or its,defaulting tenant,as the case maybe, has commenced-'to cure such Governmental Non-Compliance within thirty(30)days and'diligeritly ' pursues curing such Governmental-Non-Compliance to-completion. If LESSOR fails to remedy such Governmental•Non-Compliance•within such time period, LESSEE shall have the option to; terminate this,Agreement upon-ten(10)days written notice to LESSOR. , If for,any reason the Property,or the"improvements-located thereon do not in any respect fully,comply with all-Governmental Laws at the time that LES SEE is prepared to submit an application for:;(a) a building permit'to,construct the Communications Facility; or (ii) a certificate of occupancy for.the,Communications Facility, then LESSEE's obligation-to pay rent or any,fees due hereunder shall commence on the daywhich"LESSEE obtains a final certificate of occupancy for the Communications Facility: 12. .- , ACCESS.' LESSOR agrees LESSEE shall have free access to the Equipment Space and Tower Space at all times for the purpose of installing and maintaining its equipment.. LESSOR shall'furnish LESSEE,with necessary means of access for the'purpose of ingress and. egress to the Premises, Equipment Space, and Tower Space,including providing-LESSEE with three(3)sets of-keys'and/or applicable,access codes(if any), which'will-permit LESSEE to gain access to-any area that-LESSEE may require ptirsuant'to the terms of this Agreement. It is agreed, however,"that only'authorized engineers,employees'or properly authorized contracto_rs of LESSEE or persons-under their direct supervision will'be permitted to the Premises. " 13: . TOWER COMPLIANCE. _ -LESSOR' covenants that it will- keep the-Tower 'in good repair as required by all federal, state, county, and local laws.:LESSOR shall also comply with,all rules.and,regulations.enforced by the-Federal-Commtinicatioris,.Commi'ssion with regard to the-lighting;marking and painting of towers. - SITE NAME: NY-LAUREL SITE NUMBER: ATTY/DATE: ALG-FINAL No materials,may be used.in the installation oft e,antennas or-transmission'lines that will cause corrosion,fust or deterioration of the Tower structure or,its appurtenances'.,All antennas) on the Tower must be identified by a marking fastened s�curely,to its bracket on the Tower and all transmission lines are- to,be tagged.at the conduit opening where it enters any user's equipment space. 14. INTERFERENCE. LESSEE.1' agrees IIo install equipment, of the type and frequency whichwill not cause harmful interference whi��h is measurable in accordance with then existing industry standards to any equipment of LESSOR or other lessees of the Prime Lease Area which existed•within the Prime Lease Area prior,to-th� date,this Agreement'is,executed.by the Parties. In the event LESSEE's originally installed or'after-installed equipment interferes with existing radiofrequency users operating within their respective frequencies-and in accordance with all applicable laws and-regulations, LESSEE jwill attempt to, cause-such'iiiterfe'rence'to cease within:(i)twenty four(24)hours,if such-interference.is to.equipment operated by-the Owner,,-And (ii)seventy,two(72)hours,if such'interferencepi* to,equipment of LESSOR or other lessees of the Prime,Lease Area, after receipt of telephone notice of interference from LESSOR at-telephone number 800-852=2671,, or,such other number LESSLE may"provide to, 'LESSOR. If such interference cannot be cured within the- time periods specified above,. LESSEE, shall' cease Operations,(except',for,intermittent testing to,.deterrnine the cause of such interference) until the, interference has been-corrected. LESSOR agrees thatT<,ESSOR and/or any other tenantstof the Prime Lease Area,who currently-have or inthe Auture,takpossession of the-Prime Lease Area will be permitted to install new equipment that is j of the-type and,,frequency which will not cause harmful interference which is measurable in aq'cordanc with then existing industry standards to the then existing,equipment of-LESSEE. ` Th!e Parties acknowledge that there will:not be an adequate remedy at law for'noncompliance,with the�provisions of this Paragraph and-therefore; either Party shall Have the'right to equitable remedies,such as,without limitation,injunctive relief and specific performance. k ' 15. MAINTENANCE, - ',. I - t a. During the Term. LESSEE will,m1aintain the non-structural portions of the. Premises in good condition,reasonable wear and tear andcasualty damage-excepted,but excluding any items which are the responsibility of LESSOR purse t to Paragraph 15(b)below. b. During the Term, LESSOR shal1 maintain,in good operating condition and repair,the'structural elements,of the Tower, Prime Leas�'Area and-the Premises:- LESSOR shall repair any defect in the above within thirty Q0)'days,or such,shorter period as-may be-required by, any governmental,authority having jurisdiction, after receipt of.written notice from LESSEE describing such defect, unless-,the defect-constitutes an emergency,in which case LESSOR.shall cure;the defect as-quickly as possible,but not later thanfive-(5)days after receipt of notice,unless the nature of such defect'cannot b'e cured within five (5`days and-LESSOR commences to cure the defect within such five (5) day, period and diligently continues to cute the. defect until completion: 16.' INDEMNIFICATION. Subject to-Paragraph- 18 below, each Party shall indemnify-and hold the other harmless against any claim,of liability or loss from'personal'injury Ig i i BITE NAME: NY—LAUREL SITE'NUMBER: ATTYIDATE: - ALG—FINAL or property damageresulting from or arising-out of the•negligence or willful misconduct of the indemnifying Party, its employees, contractors or agents, except to the extent-such claims or damages may be due to,or caused by the negligence or willful-misconduct of the other Party,or its employees, contractors or--agents. The indemnified' Party; (i) shall promptly .provide, the indemnifying Party with-writteei notice of any claim,demand',lawsuit,or the like for which it seeks indemnification pursuant to this Section and'provide theindernni.fying Party with copies of any demands, notices, summonses, or legal papers received in connection with such claim,.demand, lawsuit, or the like; (ii) shall not settle any such,claim, demand;lawsuit,,or the like without the prior written consent of the indemnifying Party,which,consent shall not be unreasonably.withheld, conditioned or delayed; and-(iii) shall fully cooperate with the=indemnifying Party in the defense of the claim, demand, lawsuits or the like. A delay in notice shall not relieve the indemnifying Party of its indemnity obligation, except to the extent the indemnifying party can show it was prejudiced by the delay. 17. INSURANCE. a. The Parties hereby waive and release=any and -all rights of action for negligence against the other which may hereafter,arise on account of damage to the Premises or to the,Property, resulting from any ,fire, o'r,other,casualty of the kind covered-by standard fire insurance-policies with extended coverage, up to,the-amount of each Party's insurance, such insurance-is now or hereafter'carried by the Parties,or either of them:These waivers and releases shall apply between the Parties and they shall,also apply,to any claims,under'or through either Party as a result of any asserted right of subrogation. All such policies of insurance obtained by either Party concerning the Premises or the Property shall waive the insurer's right of subrogation against the other Party up•to the amount of the insurer's insurance coverage. b. During the Terris, LESSEE will carry, at its own cost and expense, the. following insurance: _(i)workers' compensation,insurance•as required by law;and(ii)commercial general.liability-(CGL) insurance with respect to,its activities on the Property; such insurance to afford protection-of up to Five Million-Dollars ($5,000;000) per occurrence and Five Million Dollars($5,000,000)•general aggregate,based on Insurance Services'Office(ISQ)Form CG 00 01 , or a substitute form providing substantially equivalent coverage. LESSEE'S•CGL�iilsurance'shall contain a provision including LESSOR and the .Owner as additional insureds., Such additional insured coverage: (i)shall-b6 limited to bodily injury,'property damage or personal and advertising injury caused, in whole or in part,by LESSEE;its employees;agents or independent contractors; and (ii)' shall,not extend to claims for'punitive or exemplary:damages arising out of the acts,or ` omissions of LESSOR; its employees, agents-or independent contractors.or where such coverage is prohibited by law or to claims arising out of the gross negligence of LESSOR, its employees, agents or-independent_contractors. c: LESSOR shall obtain and keep in force during the Term a policy or policies insuring against loss or dannage'to the Tower and the-Prime Lease Area at full replacement cost, as'the same shall exist,from time to time. LESSOR's policy or-policies shall insure against all risks of direct'physical loss or damage(except the'perils of flood and earthquake unless required by a lender or included in,the,base premium. 9 SITE NAME: NY-LAUREL j SITE NUMBER: ATTY/DATE: ALC-FINAL 18. LIMITATION OF LIABILITY. 'Elxcept for indemnification pursuant -to Paragraphs 16 and 34, neither Party shall be liable'to the other, or any of their respective agents, representatives, employees for any lost.revenue,lost pts ro ,loss of technology,rights or services, incidental,punitive,indirect,special-or:consequential damages,loss of data;or interruption or loss of use of service;even if advised of the possibility of,such damages, whether under theoiy-of contract, tort(including negligence), strict liability or otierwise. 19. ANNUAL- TERMINATIONI Notmithstanding, anything to. the contrary contained herein, provided LESSEE is not-i a Default,; as defined below, hereunder beyond theapplicable notice and cure periods,upon �e expiration cif the Initial Tenn LESSEE shall have the right to tenninate this Agreement upon the annual anniversary of the Effective Date provided that six (6) months prior notice is given to LESSOR-and up8n payment to LESSOR. of a termination fee equal to'six,(6)months of then current monthly rental amount. 20. REMOVAL AT END OF TERM. LESSEE shall, upon expiration of the Term, or within ninety(90) days after any earlier termination of the Agreement,remove its equipment, conduits, fixtures-and all personal-property and restbre the Premises to its original condition, reasonable wear and tear and casualty, damage excepted. 'Any portions of the Communication Facility that LESSEE does not remove within ixinety-(90) days after the expiration of the Tenn or any earlier termination of this Agreement shall be deemed abandoned and owned by LESSOR. Any reasonable expenses incurredbyLESSORIin removing and disposing of the Communication Facility following,the expiration of the ninety(90)day,removai period"shall be at,LESSEE's sole cost and expense and payable to LESSOR within thirty.(30)days of demand.Except as otherwise provided in this paragraph,LESSOR agrees and acknowledges that all'of the equipment;conduits, - fixtures and personal property'of LESSEE shall remain the personal,property of LESSEE and LESSEE shall have-the right to remove the same at any time during or.after the expiration of-the Term, whether or not said items are considered fixtures) and attachments to real property under applicable Laws. If such time for removal clauses LI SSEE to remain on the Premises-after termination of this Agreement,-LESSEE shall pay holdover.rent at an amount equal to one hundred and fifty percent(150%)of the then monthly rate or on the,existing monthly pro-rata basis if based upon a longer,payment term, until such time as the,removal of the Communicatibn Facility, including the antennas, fixtures and all personal property are completed., 21. HOLDOVER. LESSEE has no right to retain possession of the,Premises or any part thereof beyond the expiration of the removal period{set forth in Paragraph 20 herein, unless the Parties are negotiating a new lease or lease extension In good faith.If the Parties are negotiating a new lease or lease extension in good faith LESSEE shall pay annual holdover rent:equal to One Hundred-Three Percent,(103%) of the annual rental amount being paid immediately prior to the, expiration of the Agreement,_to be paid in equal jmonthly installments. In the event that the Parties are not in the process of negotiating a,new lease or lease extension in good faith and LESSEE holds over in violation of Paragraph 20 and this.Paragraph=21, then LESSEE shall pay holdover rent at an amount equal to one hundred fifty percent,(1561%) of the then,existing monthly rate or on the existing monthly pro-rata,basis if based upon a longer payment tern, until such time as the- removal of the Communications Facility,including the antennas,fixtures and all personal-property are completed. 110 I - j SITE NAME: NY-LAUREL . SITENUMBER: AiTTY/DATE: ALG-FINAL ' 22. _ RIGHTS UPON SALE.. Should LESSOR,-at anytime during-the Term decide (i),to sell or transfer all or any part of the Prime Lease Area=thereon to a purchaser other than LESSEE,or(ii)to grant to a third party by easement or other legal instrument an interest in and to that portion of the Prime Lease Area occupied by LESSEE, or a larger portion thereof, for the. purpose of operating'and maintaining communications facilities or the management thereof, such sale or grant of an easement or interest therein shall be under and subject to this Agreement and any such purchaser-or transferee shall recognize LESSEE's rights hereunder under the terms of this Agreement. , To the extent that LESSOR grant`s'to a third party by easement or other legal, instrument'an interest in and to that portion of the Prime Lease Area occupied by LESSEE for the purpose of operating and maintaining communications facilities ofthe management thereof and-in conjunction therewith,assigns this Agreement to-said third party, LESSOR shall not be released from'its obligations to LESSEE under this Agreement, unless such'assignment provides,that the assignee assumes all of LESSOR's-obligations and liabilities under this Agreement and the Prime Lease, and LESSEE shall have the right to look to LESSOR and the third party for the full performance of this Agreement. 23.1OUIET ENJOYMENT. � LESSOR'covenants that LESSEE,ori-payingtheient and performing the covenants herein; shall peaceably and quietly have, hold and enjoy the Premises. 24. TITLE. LESSOR represents-that LESSOR: (i),does not require the consent of the,Owner to enter into and execute this Agreement;(ii)has taken all necessary action under its by-laws or other relevant documentation to approve this.Agreement;and.(iii) has authorized its signatories to execute same. To the best of LESSOR's knowledge there are no:liens,judgments or•other impediments affecting LESSOR's,leasehold interest in the Prime Lease Space, and that there are. no covenants, easements, restrictions-or.violations that would prevent or impede LESSEE's intended use ofthe Prime Lease Space.To the best of LESSOR'S knowledge,the Prime Lease Space has never been used or permitted to be used for the generation,storage or transfer of any pollutants or•hazardous or toxic substances,materials or wastes (collectively, the"Hazardous Materials"); and, to the best of LESSOR's knowledge; has never been on any.list of any governmental authority requiring clean=up or closure because of contamination by any Hazardous Materials. 25, INTEGRATION.- It is agreed and understood that this Agreement contains all agreements, promises acid understandings.between LESSOR and,LESSEE and that no verbal or oral agreerients,promises,or understandings,shall be binding upon-either LESSOR or LESSEE in any dispute, controversy or proceeding at law, and any addition, variation-or modification to this Agreement shall be void and ineffective unless made in'writing signed by the Parties. In the event any provision of the Agreement is found to be invalid or unenforceable, such finding shall not affect the validity and enforceability of the remaining provisions of this Agreement. The failure of either Party to insist upon strict performance of any of the terms or conditions of this'Agreement or to exercise any of-its_rights_under the Agreement shall not waive such'rights and such Party , shall have-the right to*enforce such rights at-any-time and take such action as may be lawful and authorized urider•this Agreement,in law or in-equity., 11 SITE NAME: NY-LAUREL SITE NUiivlBEtt: A7TY/DATE: ALG--FINAL ' 26. GOVERNING LAW. This-Agre ment.and the performance thereof shall be governed, interpreted, construed and regulated. by the Laws of the State in which,the Property is located. 27. ASSIGNMENT. This Agreement niay be sold, assigned or transferred by the- LESSEE without any approval or consent of the.LESOR to the LESSEE's principal, affiliates, subsidiaries of its principal or to any entity which acquires all or substantially all of LESSEE's assets in the market defined by the Federal Communications Ctleorganization. mission in which the Property is located by reason of a merger, acquisition or other, business, As to other parties, this Agreement may not be sold, assigned or transferred without the written consent of the LESSOR, which such consent will not be unreasonably withheld,d layed or conditioned. No change-of stock ownership, partnership interest or control of LESSEE r,transfer upon-partnership or corporate dissolution of LESSEE shall constitute an assignment h�reunder. 1 28. NOTICES, All notices hereunder must be in writing and shall be deemed validly Given if sent by certified mail, return receipt requested,or by commercial courier, provided the courier's regular business is delivery service a ►d.ptovid d further that it,guarantees delivery to the addressee by the end of the next business-day folloNving the courier's receipt from the.sender, addressed as follows(or any other address thatlthe Patty to be notified may have designated to the sender,by like notice): 1 _ , LESSOR: Elite Towers, LF 5 Great Valley Parkway Suite 333 Malvem,,PA 19355 f With a f copy to: Elite-Towers, LP; 87 North Industry Court, cite J Deer Park.,,New York 117 9 . Attention:Tanya?Negron, ilvlanager LESSEE: New York SMSA Limited Partnership , d/b/a Verizon Wireless 180 Washingtod Valley,Rbad Bedminster,New, Jersey 07921 Attention:Network Real Estate { Notice shall.be effective upon actual:re6eipt or refusal as shown on the receipt obtained pursuant to the foregoing. i I 29. SUCCESSORS. This Agrecrment shah extend to and bind.the heirs, personal representative,successors and assigns of the Parties hereto.. 12 i SITE NAME: NY-LAUREL SITE NUMBER: _ ATTY/DATE:' ALG-FINAL 3.0. SUBORDINATION AND_NON=DISTURBANCE.=- This Agreement shall be subordinate to,any mortgage or other security interest,by LESSOR-or the Owner'which,from time'to time may encumber all or part,of,the Prime Lease Area, the Property, or Right-of-Way; provided,however,that every future mortgage.or other security interest shall recognize the validity' of this- Agreement in the event.of a foreclosure of.LESSOR's or Owner's 'interest and also LESSEE's right to remain in occupancy of and have access-to the Premises-as long as LESSEE is not in default of this Agreement beyond the expiration of any-applicable cure period. LESSEE- shall execute whatever instruments may reasonably-be.required to evidence this'subordination` clause.-In the event the Prime Lease Area is currently encumbered by a mortgage or other security interest,upon written request, LESSOR will utilize commercially reasonable efforts to obtain:and famish to LESSEE a non-disturbance•agreement for each.such mortgage or other'security interest in recordable form, at LESSEE's sole cost'and expense. 31. RECORDING. LESSOR agrees to,execute a Memorandum of this Agreement which--LESSEE may record with the appropriate recording officer. The,,date set forth in: the Memorandum of Lease is for recording purposes only and bears no refererice to commencement of either,the Tenn or rent payments,,, 32: DEFAULT. a. For the purposes of this Agreement.,-a "Default" shall, mean-any breach Whichgoes uncured,within the-applicable.,cure periods and extensions,-if any. In.the event there is a breach.by LESSEE with.respect to any of the provisions of this Agreement orl its obligations' under it,including the payment,ofxent,LESSOR shall give LESSEE written notice of'such breach. After-receipt of such written notice, LESSEE shall have fifteen-(15) days in which to'-cure,any monetary breach and thirty(3 0)days in which to,cure any non-monetary breach,provided LESSEE shall have such extended period as maybe required beyond the thirty�(30),days if the nature of the cure is such that A reasonably requires'more than thirty (30) days and LESSEE commences the cure within�the-thirty(30) day period and thereafter continuously and,diligently pursues--the'cure to;completion. LESSOR may,not maintain any-action or effect any 'remedies for Default against LESSEE unless and until LESSEE has failed to cure the breach within the time periods provided, in this'Paragraph. b. - In,the event there is a breach by LESSOR with respect to any. of the provisions of this Agreement orits obligations under it,LESSEE shall give LESSOR written notice of such breach. After,receipt of such written notice,LESSOR shall have thirty(30)days in which to cure anysuch breach,provided LESSOR'shall have such extended period as may be required beyond'the thirty.(30) days if the nature.of the.-cure is such.that it reasonably requires more'than thirty(30)days and LESSOR commences the cure.within the thirty(30)dayperiod and thereafter- continuously and diligently pursues the cure to completion. LESSEE may not maintain any action or'effect any remedies-for Default against•LESSOR,unlessand until.LESSOR has'failed to'cure the breach within the time'periods provided in this Paragraph:' Notwithstanding the,foregoing to the contrary,-it shall be-a Default under this Agreement if LESSOR fails,within ten(10)days after- receipt of written notice of such breach, to perform an obligation required-to be performed by LESSOR if the failure,to perform such an obligation interferes with LESSEE's ability to conduct its business at the Prime Lease Area;provided,however,that if the nature of LESSOR's obligation 1.3 - SIT&NAINIE: NY-LAUREL, if _ SITE NUMBER: ATTYIDATE: ALG-FINAL, is such that more than ten (10)days-after suc� notice is.reasonably required'for its performance, then it shall not be a default'-under this Agreement if performance is,commenced within such ten. _ (10)day period and thereafter diligently pursued to completion, 33. REMEDIES. In the event of,A Default by either Party with respect to a material prolasion of this Agreement, without limiting the non-d, faulting Party in the exercise of any right or remedy which the.non-defaulting Party array have by�eason of such Default,the non-defaulting Party may terminate-the Agreement and/or pursue anyemedy, now or hereafter available to the non-defaulting Party under the Laws or judicial decis' ns-of the state in which the Ptemi'ses are located. 34. ENVIRONMENTAL., , a. LESSOR will be responsible for all obligations of compliance with any and all environmental and industrial hygienp,laws,�ncludingt,anyregulations,guidelines, standards, or policies of any governmental authorities regul4ting or imposing standards of liability or standards of conduct with regard to any, environmental of industrial,hygiene conditions or concerns as may now or at any time hereafter be in effect, that are or were in any way related to activity now conducted-in,on,.Orin any way related to the Prime Lease Area,unless such conditions or concerns are caused--by,the specific activities of LESSEE in the Premises. Upon LESSEE's request, LESSOR,as ground,tenant of a portion of the Property,shall execute any waste manifests,for any materials requiring specialhandling which must be removed in connection with,LESSEE'S installation at the Property,or in the.alternative/'L'ESSOk,shall arranger Owaier to execute such waste rnanitgsts:LESSOR shall;identify.itselflia such manifests as generator of such materials and maintain-any necessary records and-file any necessary reports in connection-therewith, or,in the alternative,LESSOR shall arrange,for Owner to�identify�itself as the generator of such materials. b. LESSOR shall hold„LES�EE.har ess and indemnify, LESSEE from and assume all duties, responsibility and liability-at LESSOR`s sole cost and-expense, for all duties, responsibilities; and liability, (for payment oflpenalties,,sanctions,. forfeitures; losses; costs, or damages)-and for responding,to any action, notice, cla!im;,.order, summons;,citation, directive, litigation; investigation or,proceeding which,is in any,t�vay,related to, a) LESSOWs failure to comply with any environmental or industrial hygiene law,, including- without'limitation any regulations, guidelines, standards, or policies of any .governmental authorities regulating or imposing standards of liability or standards of conduct in connection to LESSOR'S•use of the Property, unless such non-compliance- results -from conditions caused by LESSEE or its employees,agents, contractors or subcontractors; and b).jany.enviromnental or industrial hygiene conditions arising out of or in anyway related iol the.cond�tionof the Prime Lease Area or activities conducted thereon,unless such,environmental c6nditionslare caused by LESSEE or its employees, agents contractors or subcontractors. c. In connection with LESSEE's use of'the; Premises, -LESSEE- will be responsible for all obligations of compliance with any an all-environmental andiradustrial hygiene laws,;that are in,any way-related_to activity to be conduted-in, on, or in any waY related-to the Premises by LESSEE,unless such conditions oriconcern are caused by the activities-of LESSOR' or its employees, agents; contractors or subcontractors and/or occupants' of the Property, prior 14 I SITE NAME: NY-LAUREL SITE NUMBER: ATTY/DATE: ALG-FINAL owners and/or occupants-,of,the property;'and LESSOR's-and/or occupant's (past and"present) . servants; agents,,employees; contractors;tenants,shareholders;licensees and invitees: d. LESSEE shall hold-LESSOR harmless and indemnify-LESSOR from and assume all duties, responsibility,,kid liability at LESSEE's sole cost and expense, for all duties, responsibilities, and liability (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 in any way related to:(i)LESSEE's failure to comply with any environmental or-industrial hygiene law,including without limitation any regulations of any governmental.authorities regulating or imposing-standards of liability or standards"of conduct in connection with LESSEE's-use of the Property,unless such non-compliance results from conditions caused by, LESSOR or its employees, agents, contractors or subcontractors and/or occupants of the Property(past and present); and(ii)any environmental or industrial hygiene conditions arising out of or in any way related to LESSEE's-use-of the Property, unless,such environmental-conditions are caused by.LESSOR or its employees, agents, contractors or subcontractors and/or occupants of the Property(past and present). 35. CASUALTY. In the,eventof damagelby, fire or other casualty to the Tower or Prime Lease Area that_canhot reasonably be,expected to be repaired within-forty-five(45)days following-same or, if the Property-is damaged by fire or other casualty so that such darnage;may reasonably be expected to disrupt LESSEE's'operati'ons at the Premises for more than forty'-five. y' (45)days,then,LESSEE-maat anytime following such fire or,other casualty,provided LESSOR " has ,not-completed the-restoration required,to permit LESSEE to resume its operation at the -Premises,terminate this Agreement'upon-fifteen (15)days prior-written notice to LESSOR. Any such notice of termination shall cause,this Agreement to expire,with the same-force and effect,as though the date set forth,in such notice were the'date originally'set as the-expiration date of this Agreement and:the'Parties shall make an appropriate adjustment,as of such termination date,with respect to payments due to the other under this Agreement: Notwithstanding the foregoing, the rent shall abate during the,period of repair.-following such fire or other casualty in proportion to the degree to which LESSEE's use of the Premises is impaired. 36. CONDEMNATION.' ' In the event of any condemnation'of all or any portion of the Property,this Agreement shall terminate as to the.part so'taken as of the date the condemning authority takes title-or possession,:whichever oecurs first."-If as"a result of a partial condemnation of the Premises or Tower,.LESSEEJn LESSEE's sole discretion,is unable to use the Premise's for the-purposes intended hereurider;,or if such condemnation may,reasonably be exppeted.to disrupt LESSEE's-operations at the-'Premises-for more than,forty-five. (45)' days, LESSEE may, at LESSEE's option, to be-exercised in-writing within fifteen (15),days after-LESSOR shall have given-LESSEE written notice-of such t'aking;(or in the absence of such notice;within fifteen•;(15) days after the condemning authority shall have taken possession)terminate this Agreement-as of the date the condemning authority takes'such,possession. LESSEE may on its own behalf make a claim in:-any condemnation proceeding involving'the,Premises for losses related to the-equipment, conduits,fixtures,its relocation costs and its damages and losses(but not for the loss of its leasehold interest). Any such notice of termination shall cause this Agreement to expire with the same force and effect as though`the,date set forth in such notice were the d'ate'origirially set as the-expiration date of this Agreement and the Parties shall make an appropriate adjustment as of such termination 15 SITE NAME: NY-LAUREL SITE NUMBER: ATTY/DATE: ALG-FINAL i date with respect to-paymerits due to the other under this Agreement. if LESSEE does not terminate this Agreement in accordance with the foregoing; this Agreement-shall remain in full force and effect as to the portion of the Premises remai�'ng,except that the rent shall be reduced in die same proportion as the rentable floor area of the Premises t4en bears to,the total rentable floor area of the Premises. In the event that this Agreement is not terminated by reason`of such condemnation, LESSOR shall promptly repair any damage tol the Premises caused by such condemning-authority. 37. SUBMISSION OFAGREEMENTI ARTIAL INVALIDITY/AUTHORITY. The submission ofthis Agreement for examination,-,does not constitute an.offer-to lease the Premises and this Agreement becomes.effectiye only_u on the full execution,of this Agreement by the Parties. If any provision herein is invalid,jit shall be considered deleted from this Agreement and shall.not invalidate the remaining,provisions of t�j is Agreement: Each of the Parties hereto warrants.to the other,that the person or persons executifig this Agreement on behalf of such Party has the full right, power and authority to enter into anyd execute this Agreement on such Party's- behalf arty'sbehalf and that no consent from any other person or entity is necessary,as a condition precedent to the legal effect of this Agreement. 38: APPLICABLE LAWS.. Dining the Term, LESSOR shall;maintain the Prime Lease Area and all structural elements ihereof in compliance with. all applicable laws, rules, regulations; ordinances, directives,-covenants, easements, zoning and land use regulations, and restrictions of record; permits, building codes, and he',requirements of: any applicable fire: insurance underwriter or rating bureau; now lin effect:or which.may hereafter come into,effects . (collectively"Laws"). LESSEE shall,in respectto the ondition of the Premises and at.LESSEE's sole cost and expense, comply with_(a) all Laws relating solely.to LESSEE's specific and unique nature of use of the Premises(other than general office use);,and.(b)all Laws in,connection to any modifications to the Premises due to the imprbvemen being made by LESSEE in the,Preinises. It shall be LESSOR's obligation to,comply,with all Laws relating,to the Tower, and the Prime Lease Area in general,without regard to,specif c use{including,without limitation,modifications required to-enable LESSEE to obtain all necessary buil ng permits). . i 39. LESSOR'S REPRESENTATIONS. ,LESSOR represents and warrants to LESSEE that: (i) the Prime Lease is a valid lease,is in full force and effect, and represents the entire- agreement between Owner and LESSOR; j (ii) to the best of LESSOR',"s knoYvledge, t ere.is no,existing default,on the part of Owner or LESSOR in-connection with•any of the terms and.conditions of the Prime Lease; (iii) to the best of LESSOR's knowledge,.tljere are.no outstanding ,disputes between. Owner and LESSOR regarding the meaning of any prviision(s)pf the Prime Lease;and no event- has occurred which,with the passing of time or giving of notiee,orboth,would constitute an event of default thereunder; (iv) , a true redacted copy of'the Nin e°Lea e, including all riders and amendments thereto, is annexed hereto as Exhibit (v) the Prune Lease has not been modified,changed; altered or terminated; and (vi) the Owner's consent to,enter into this Agreement is not required. 16 i I ! SITE NAME: NY,-LAUREL SITE NUMBER: ATTV/D'ATE: ALG-FINAL LESSOR;acknowledges that the foregoing,representations are a material element of this Agreement upon which LESSEE is relying, and that LESSEE would not enter this Agreement without such representations. 40. LESSOR'S DEFAULT UNDER,THE PRIME LEASE. LESSOR covenants and agrees that:-(a),LESSOR shall provide LESSEE with,a copy-of all,notices of default that are sent by Owner to LESSOR pursuant to the Prime Lease at,the address and in the manner indicated in this Agreement; and(b) LESSEE shall have-,the right to terminate this Agreement if any default by LESSOR under the Prime-Lease goes beyond all applicable cure periods provided for therein. 41. CONTINGENCY. LESSEE's obligations under this Agreement are expressly contingent upon:(i)LESSOR obtaining a building permit for the Tower;(ii)-LESSOR constructing the Tower at a height no less than one'hundred and twenty(120)'feet above ground level ("agl"); - and (iii) LESSOR reserving sufficient space on the Tower for LESSEE's antennas and related equipment at a minimum_ height ofbetween 110 feet agl and 120 feet agl and sufficient space for LESSEE's equipment within:Lessor's 'Ground Space. In the event any of ,the foregoing contingencies are not satisfied,LESSEE shall have the-right to terminate this Agreement on written notice to LESSOR. -42.. MISCELLANEOUS. LESSOR'agrees to use 'commercially reasonable efforts to minimize any-inconvenience,possible loss or expense to LESSEE and to'give LESSEE notice, of any repairs, alterations, additions or improvements tobe made with respect to the maintenance and operation of the-,-Prime, Lease Area,-including the Tower, or of any planned shut downs - associated'.with-the Prime Lease,Area,including the Tower for scheduled or routine maintenance, that-might'adversely-affect LESSEE's operations at the Premises,,and-in-the event of emergency repairs, LESSOR, shall,,give, LESSEE telephonic, notice at , 1-800-8522671. The Parties - acknowledge that each has had an opportunity to review and negotiate this Agreement and-have executed this Agreement only after such-teview.arid negotiation. The Parties further agree,that this Agreement shall be deemed-to have been drafted byboth LESSMand LESSEE and the terms and conditions contained herein-shall not be construed any,more strictly against_one Party or the other. 43. SURVIVAL. The provisions of the Agreement relating to indemnification from one Party to the, other Party shall survive any termination or expiration of this Agreement. Additionally, any-provisions of this Agreement which require performance subsequent to the termination or expiration of this Agreement,shall also survive,such termination or expiration.` - 44. CAPTIONS. The captions contained in this Agreement 'are inserted„ for convenience only and are not intended to be part of the Agreement: They- shall not affect or be utilizedin the construction or interpretation of the Agreement. SIGNATURES.APPEAR ON THE FOLLOWING PAGE 17- I SITE NAME: NY—LAUREL SITE NUMBER: ATTY/DATE: ALG—FINAL IN WITNESS WHEREOF, the,Parties hereto_have set their-hands and affixed their respective seals the day and year first above written. LESSOR: Elite Towers, LP By: CMET, LLC,its General Partner h� WITNES Nam&,Tan egron - Title: Managing Member Date: - LESSEE: NEW MSA LIMITED;PARTNERSHIP d a V RI ON WIRELESS y:-Ce co P ership, its General Partner WITNESS N m Titl ame: n Ramsey itl is Pres' ent Field Network Date:-- _ - ---- -- ------- - ' I i SITE NAME: NY-LAUREL SITENUMBER; ATTY/DATE: ALG-FINAL EXHIBIT "A" PRIME.LEASE, 1.9 l I 2 LEASE AGREEME€U 3 THiS LEASE AGREEMENT("LEASE"),dated as of the latter o€,tile si natiIre"dates 4 this '�. da of 'T'�"�iu- f � g � " below{the"Effective Date"),is made as of Y %A' ,,20�y and between LAUREL STONE SUPPLY-PLUS iNC.,a New York-corporation having 5 an address at 6865 & 7055 MAIN RD MATTiTUCK, NEW YORK,-,11952("Lessor") and ELITE TOWERS, LP, a Pennsylvania 5 limited partnership,having an address at 87 North Industry Court,Suite�J,Deer Park,NY 11729("LESSEE").' - - 8 WHEREAS,Lessor is the owner or holds the Leaselliold interest in the property,located[lease address]in New York 9 as more particularly described in Exhibit A annexed hereto and made apart hereof(the"site");and 14 ]1 WHEREAS,Lessee will enter into an agreement (the "Subleasles")with wireless telecommunication providers,to 12 provide and secure broadband wireless service("'Wireless Services");and' 13 1 14 WHEREAS,Lessee desires to have an exclusive Lease from Les'�or of a certain portion of the Site In order to install 1615- and construct certain communications facilities for Lessee's sole and•exglusive use,as more particularly described herein. 17 1. OPTION TO LEASE, 19 A. Lessor grants to Lessee an option (the "Optlop")'to lease a•certain portion of the Property containing 20 approximately 2,500 square feet including the air space•above such room/cabinet/ground space as described an attached' - 21 Exhibit B,together with unrestricted access for Lessee's uses from the n arest public right-of-way along the Property to the 22 Premises as described on the attached Exhibit B. E 23 24- B. During the Option period and any extension,thereof;and during the term of this Agreement,Lessee and its agents, 25 engineers,surveyors and other representatives will have the right to enter upon the Property to inspect,examine,conduct b soil baiings, drainage testing, material sampling, radio frequency testing•and other geological or engineering tests or 27-- studies of the Property (collectively, the "Tests"), to apply for and-otbtain.licenses, permits, approvals, or other,relief 28- 'required of or,deemednecessary"or"appropriate at Lessee'sjsale discretion for its use of the Premises,and include,without 29 limitation,applications for zoning variances,zoning ordinances,amendments,special use permits,and construction permits 30 (collectively,the"Government Approvals"),initiate the ordering and/o scheduling.of necessary utilities,-and•otherwise to 31 do those things on or off the Property that;in the opinion of Lessee,;are necessary in Lessee's sole discretion•to determine 32 the physical condition of the Property; the environmental history of the Property, Lessor's title to the.Property and the 33 feasibility or suitability of the Property_for Lessee's Permitted Use, all.at Lessee's expense. Lessee will not be,liable to 34 Lessor or any third party on account of any pre-existing defector condl ion-on.or with respect-to the Property,'whether or 35 not such defect,or condition is disclosed.by Lessee's inspection. Lessee will restore:the Property to its condition as it 36 existed at the commencement of the Option Term(as defined'below),r4'asonable wear and tear and casualty not caused by 37 Lessee,excepted.,In addition,Lessee shall indemnify,defend and hold sor harmless from and against any and all injury, 38 - loss,damage or claim's arising directly out of Lessee's-Tests. 39' 40 C, - _ in consideration of Lessor granting Lessee the Option, Lessee Lrees.-to pay Lessor the,sum-of 41 - €#hin thirty(30)business days of the Effective Date. The Option will be for an initial term of two 42 (2)years commencing on the Effective Date(the,"Initial Option Term')add may be renewed by Lessee for an additional two 43 (2)years.upon written notification-to Lessor and the payment of an additional 0 ) - 44- no later than ten(10)days prior to the expiration date of the Initial,Opti l n Term. 45 L 46 D. The Option maybe sold,assigned or transferred atl anytime bssee to Lessee's parent company or member if 47 Lessee is a€imited liability company or any affiliate"or subsidiary of,-or partner in,Lessee or its parent company or member, 48 or to any third'party agreeing to be subject-to the terms hereof. Otherwise, the Option may not be sold, assigned or •9 transferred•without the written consent of Lessor,such consent not to a unreasonably withheld,.conditioned-or delayed.' From elayed.- From'and after the date the Option has been sold,assigned or transferred by Lessee to a third party agreeing to be subject- to ubjectto the terms hereof, Lessee shall immediately-be released from any aid all liability under this-Agreement, including the payment of any rental or other sums due,without any further action. ne: LAURELSTONE' ss:7055 MAIN RD MATTITUCK,NEW YORK,11952 t � 1 ' i i I I 54 E.. During the Initial Option Term and any-extensiori thereof, Lessee may exercise the Option by notifying Lessor In 55 writing. If lessee exercises the*Option then Lessor leases the-Premises to the Lessee subject to the terms and conditions of 56, this Agreement: if Lessee does not exercise the Option during the Initial Optiorr,Term or any extension thereof, this 57 Agreement will terminate and the parties will.have no further liability to each other. 58 59 F. If during the Initial Option Termor any extension thereof, or during the term of this Agreement if;the 60 Option is exercised,Lessor decides to subdivide,sell,or change the status of the zoning of the Premises,Property or any of 61 Lessor's contiguous,adjoining,or surrounding property(the„Surrounu ding Property, which includes(without limitation)the 62 remainder of the structure)or in the event of foreclosure,Lessor shall immediately notify Lessee in writing. Any sale of the 63 Property shall be subject to Lessee's rights under.this Agreement.'Lessor agrees that during the Initial Option Term or any 64 extension thereof,or during the Term of this Agreement if the Option is exercised,Lessor shall not initiate or consent to any 65 change in the zoning of the Premises,Property or Surrounding Property or Impose or consent to any other restriction that 66 would prevent-or limit Lessee,from using the Premises,for the uses intended by Lessee as hereinafter set forth in this 67 Agreement. 68 69 2. LEASED SPACE AND PREMISES: Lessor shall lease,and hereby leases,to Lessee approximately 2500 square feet of 70 space as depicted in Exhibit A attached hereto(the"Leased Space")within the property commonly known as 6865&7055 71 MAIN RD MATTITUCK,NEW YORK,11952 County;tax map parcel/property•identification number 51000-3.25-00-01-00-019- 72 004�and S1000-122-00-06-00-035-004 and located in the Town of Southold with the legal description set forth in Exhibit B 73 attached hereto.("Premises"). Lessor also hereby grants to Lessee the right to survey the Leased Space at Lessee's cost. 74 The-survey will-automatically replace Exhibit A and be rhade a part hereof. The Leased Space legal access and utility. 75 easement set forth in the survey�wlil replace any parent,parcet description set forth in Exhibit Was soon as-it becomes 76 available. in the event-of any discrepancy between the description of the Leased Space contained herein and the survey, 77 the survey Will control: The leased Space will be utilized.to construct, support and operate,a wireless communications ,78 facility,including a'communications tower, antennas,cables,and,related•structures and improvements (collectively'the 79 "Structures"),Including the uses as permittedand'described in Section.7'ofthis tease and for any other purpose with the 80 Lessor's prior written consent which shalt not- be', unreasonably withheld 'or delayed. 81 82 3. PERMITTED US£: 83 84 k The Leased Space may, be used by Lessee solely, for the-transmission and-reception of radio 85 communication signals and for the,construction,-Installation;operation,maintenance,repair, removal or 86 replacement of related facilities; Iticluding,41thouulIIMItation,tower/monopole/flagpale'and foundation, 87 -antennas, lines, microwave dishes, equipment�shelters' and/or cabinets and .related equipment S8 ("facilities"). 89 90 B. Lessee,at Lessee's expense, may use any and all appropriate means of restricting access to the Leased 91 Space,including,without limitation,the construction of a fence., 92 9; C. Lessee must,at Lessee's sole expense,comply with all laws,orders,ordinances,regulations and directives 94 of applicable Federal,.State,:County,.and' Municipal atithorities'or regulatory agencies, including the 95 Federal, Communications Commission• ("FCC"), relating to Lessee's use- of the Leased ;Space as a 96 communications facility,Including the installation of required warning signage. 97 - 98 D. Lessee and its agents,engineers,surveyors and other representatives will have the right to enter upon;the, 99 Premises.to inspect,examine,conduct soil borings, drainage testing,material sampling, radio frequency 100• testing and other geological or engineering tests or studies of.the-Premises(collectively,,the"Tests") to 101 'apply for and'obtain,agreements,permits,approvals;or other relief required of or deemed necessary or 102' appropriate at Lessee's sole discretion for its,use of the Leased Space and include,'without limitation,- 103 applications for zoning variances,zoning ordinances,amendments;special use permits,'and construction 104 permits(collectively,the"Government Approvals")',initiate the-ordering and/or scheduling of necessary 105,- utilities, and,otherwise to do those things on or off the Premises that,.in the opinlom of Lessee,:are 106 necessary in Lessee's sole discretion to determine the physical condlilon of the Premises, ;the Site Name: LAUREL STONE Site Address:7055 MAIN RD MAT MUCK,NEW YORK,11952 2 107 environmental history of the Premises,Les'soes.title tc the Premises and the feasibilityor,suitabiiity of the, 108 Leased Space for Lessee's Permitted Use,all at-Lessee's expense. lessee will not be If able to Lessor or any.- 109 third party on account of any pre-existing defect or co�idition on or with respect to the Premises,whether' 110 or not such defect or condition is disclosed by Lessee's inspection. -Upon completion of the Tests;Lessee. 111 will restore the Premises to its condition as it existed at the commencement of-the Tests,reasonable wear 112 and tear and casualty not caused by Lessee excepted. in addition, Lessee shall indemnify, defend and 113 hold Lessor harmless from and against any-and all injury, loss, damage or claims arising directly out of 114 Lessee's Tests. 115 116 E. Neither Lessor,,nor its successors or its assigns,will use or suffer or,permit-another person,corporation, 117 company, or other entity to use the Premises,or an yj adjacent parcel,of land now or hereafter owned, 118 leased or managed by Lessor,its successors or assigns for the uses permitted herein or other uses similar 119 thereto.- 120 12.1 4, TERM: 122 123 A. The term of this Agreement'shall be ten(10)years,c mmencing on the date of commercial operation of 124 the'Lessee'sSite("Commencement Date").f 125 126 B. This Lease shall be automatically renewed for Eight(6 additional terms(each"Extension Terms")of five 127 (5)years each,unless Lessee provides Lessor-with-written notice of Lessees intention not to renew this• 128 LEASE not less than,ninety(90)days prior to the expira�fan of the Initial Term or theany.Extension Term. 129 i _ 130 C. if Lessee remains in possession of the Leased Space aftr the termination of this Lease,then Lessee will be 131 deemed to be occupying the Leased Space on a mont;rto-month basis f Holdover Term'%subject to the 132 terms and conditions of this Lease. 133, 134 E. The Initial Term,'Extension Term,and.Holdover Term are collectively referred to as the Term("Term"), 135 '136 5. FEES: 137 _ 138 A. Lessee shall pay, Lessor, y,am,11Motp 139 ) ("Lease. Fee")' 140 whichever is greater. if the initial'Term int Sal term or,6 ny Renewal Tetm-renewal term does not begin on 141' the first day-or-end on the last day of a month, the Lease•Fee for that partial month will be prorated by 142 multiplying the monthly, Lease Fee by a fraction, the Inumerator of which is the number,of days of the 143 partial month included in the initial Termi or Renewa� Term and'the denominator of which is the total 144 number of days in the full calendar'month.i 145 146: a. Beginning with second year.of the Initiati-Term of the base rent, and•each year thereafter, including 147 throughout all Extension Terms-and.Hold9ver-Terms, he•Lease Fee shall be increased by three percent 148 (3%)over the previous year's Lease Fee. , 149- - i { - 150- 6. TERMINATION: 151 152 A. Lessee shall have the right to terminate this Lease(i)upon not less.than ninety(90)days'notice to Lessor, 153 at any time,and(it)upon not less than thirty,(30)days notice to Lessor,if(a)any Governmental Approval, - -154 required for Lessee's use of the Leased Space is rejected or withdrawn(notwithstanding Lessee's diligent 155 efforts to obtain and/or maintain suchGovernmental Approval),(b) Lessor shall default in any of its 156 obligations Hereunder,Including,:wlthout I(mftation any obligation to maintain and repair the Premises or - 157 the- Leased Space, (c) if any eduipmentj installed_r ri the Premises- after the Commencement Date -158' unreasonably interferes with Lessee`s equiRment insta�ed•on the Leased Space(d)'Lessee determines that, 159 technical problems or radio dnterference problems from other antennas or from nearby radio transmitting' Site Name: LAURELSTONE Site Address.7055 MAiN RDMATTITUCK,NEW YORK,11952 I I 160 facilities,which problems cannot reasonably be corrected,impair or;restrict Lessee from using the Leased 16 L' Space for Lessee's intended purpose;(e)Lessee determines that IC does not have'acceptabie and legally 162 enforceable means of ingress and egress to and from the Leased Space;(f) Lessor does not have legal or 163 sufficient ownership of or title.to the Leased Space or Premises or the authority to enter into this Lease; 164 (g)utilities necessary for Lessee's contemplated use of the,Leased Space are not available;(h)the Leased 165 Space is damaged or destroyed to an'extent which,prohibits or materially interferes with Lessee's use of 166 the Leased Space or,Lessee's equipment-and attachments thereto;(i) the Premises now or hereafter 167 contains a Hazardous Material; 0) Lessee„is unable to obtain a Subordination, Non-disturbance-and 168 Attornment Agreement;,(k) a material''default,by Lessor'occurs; -(1) Lessor fails,to'perform any of;the 169 material covenants or provisions,of this lease or if-any-representation-or warranty contained herein-is 170 found to'be untrue; (m)the Leased.Space is.the subject of a condemnation proceeding or taking 1 y a 171 governmental authority; or quasi-governmental authority,with the'power of condemnation, or'If;the 172 Leased Space is transferred in lieu of condemnation (rent',will be abated during the period of 173 condemnation or taking); (n)if Lessee determines,-ln,its sole discretion,that it'will be unable-to use the 174 site for any reason. In the event.of termination by_Lessee pursuant to this provision, lessee will be 175, relieved of all'further liability,hereunder. Any rental-fees paid prior to the-termination•date will be 176 retained,by Lessor. In the event Lessor falls to perform its obligations under,this Lease for any reason . 177 other than Lessee's breach,Lessee may pursue all remedies available at law and in equity. Lessor hereby 178. acknowledges-that Lessee will-incur significant expenses in reliance on this Lease,and therefore agrees to 179 pay Lessee for all consequential damages which Lessee will-suffer as a result of L'essor's breach.'- 180 181'' 7. Access: 182- 183 A. Before the Commencement Date of this,Lease;Lessee shall have access to the Site to conduct the Tests. 134, 185 B. " In connection-with the construction and-installation of Lessee's,Facilities Lessee shall have access to 186 Lessor's electric power'and telephone lines,together with'any other necessary connecting appurtenances, 187 as well as any easement necessaryto.connect the foregoing services to Lessee's Facilities. 188 189 C. At all times,duringthe-Term of,this Lease,Lessee,shall have twenty-four(24)hour Iper day,seven.(7)day 190 per week access to the Site for the construction, installation, maintenance, replacement, modification, 191 upgrade,operations and removal of Lessee's-Facilities as necessary or desirable to provide the Wireless ,192 Service. 193 4 194 8. CONSTRUCTION'AND ALTERATION, . 195 196 A. Prior to the commencement of initial construction and, any subsequent material alteration of the' 197 communications facilities, Lessee must submit to Lessor work plans,_including any subsequent additions 198 or revisions, (collectively, "Plans") for Lessor's approval. Lessor must approve all such Plans by written 199 response to Lessee within five(5)days following receipt of the Plans from the Lessee. If'Lessor fails to 200 provide a written response within five(5)days,following receipt of the Plans,from Lessee,the Plans shall 201, be deemed accepted by Lessor. 202 203 B. Lessee's construction, installation, maintenance, replacement, modification,.upgrade, operation, and 2(04 removal•of communications facilities on the leased Premises must meet or exceed standards for such 205 work. 206 207 C. Lessee shall install its own electrical utilities and meter at Lessee's expense,and may improve the present 208 utilities on the Premises as may be necess'ary.. Lessor agrees,to use reasonable-efforts in assisting Lessee 209 to acquire'necessary utilliy service. Lesseeshall install separate meters for utilities used on,the Leased 210 Space by Lessee.-Lessee shall have the.right to install necessary conduits from the Leased Space to-the 211 point of connection within the Premises.Following installation of a separate meter Lessee shall receive 212 monthly,utility bills directly from utility provider, Site Name: LAURELSTONE Site Address-.7055 MAIN RD MATUTUCK,NEW YORK,11952 I I tf , 213 214 9. INTERFERENCE: Lessor shall not, and,shall not permit others, to install'new equipment or make changes to 215 existing equipment at;the Site if such installations or change's will cause�interference with Lessee's operations at the Site. In 216 addition,,Lessor agrees that all telecommunications,agreements affectirhg the Site entered in after the Effective Date of this 217 Lease,which authorize persons to engage in communications transmission activities in or about the Site,shall require that 218 such activities be conducted in a manner which will avoid]61terfererite lwith the permitted use by Lessee from the Site. In' 219 the event any such Interference occurs,Lessor shall cause•such interference to be eliminated within twenty-four(24)hours 220 after notice of such interference. In the event that any such interfer'nce does not cease within twenty-four (24) hours 221, after Lessee gives Lessor notice of such interference,then such interference will be deemed to unreasonably Interfere with 222 Lessee's equipment installed on the Leased Space and Lessee will have the right,in addition to any other rights Lessee may 223 have at law or in equity,for Lessor's material breach of this Lease,to elect to enjoin such interference or to terminate this 224 Lease upon written notice to Lessor in accordance with•Paragraph 6 of this Lease. 225 1 i 226 1o. APPROVALS:- Lessee shall obtain all Leases,permits,certificates and other approvals required by federal,state or foregoing uses and improvements to the Leased Space("Governmental Approvals"j. Lessor agrees 227 local authorities for tiie 228 to cooperate with Lessee in Lessee's efforts to obtain the Governmenta''I Approvals.Upon request from Lessor,Lessee shall 229 provide Lessor with a complete list of any and all appiication(s).requireld for a Government Approval filed by Lessee or its 230, agent,In connection with the occupancy and use of the Site as contempCated herein. 231 232 11. COVENANTS AND WARRANTIES: 233 234 A. Lessor covenants and warrants that:(1)Lessee or any transferee'permitted hereunder,upon the payment 235 of the Lease Fee and performance of all the terms,conants and conditions under this Lease,shall have, 236 hold and,enjoy the Leased Space during the Term or-any renewal or extension hereof: Lessor will take no 237action that ls,not expressly,permitted-by t1his Lease Agreement that will interfere with Lessee's in action -use of the Leased Space, nor will Lessor,fail to take any action or perform any obligation necessary to 239 fulfill Lessor's covenant to Lessee of quiet enjoyment in accordance herewith; (Hy no part of Lessee's 240 Facilities constructed, installed, maintained, replaced; modified, upgraded, or operated'on the Leased 241 Space will become,or be considered.as bei11 ng affixed to or a part of,the Site,it being the specific intention 242 of the Lessor that,all improvements of every kind andi ature constructed or installed on the Leased Space. 243 by Lessee will be and remain the property of the Lessee and rnay be removed by,Lessee at any time on or 244 before termination or expiration of this Lease. 245 1 246 B. Lessee.and Lessor warrant to each other that: (i)each has full right, power, and authority to enter into 247 this Lease;(ii)this making'of this Lease and the performance thereof will'not violate any laws,ordinance, 248 restrictive covenants, or other agreements under which such party is bound and does not require the 249 consent or approval of any person or party;(iii)each party is qualified to do business in the State of New' 250 York;and(iv)all persons signing on behalf of each party were authorized to do so by appropriate action, - 251 252 12. SUBORDINATION: If the Site is or becomes encumbered by a deed to secure a debt, mortgage, or other security 253 interest, Lessor shall-use,all reasonable efforts to,provide Lessee within 60,days a mutually=agreeable Subordination,Non- 254 Disturbance and Attornment Agreement' 255 256 11, REPAIRS AND MAiNTENANCE-Lessee shall,at Lessee's sole expense,keep and maintain the Leased Space in good 257 condition, reasonable wear and:tear and damage from the!1elements excepted.-Lessor shall maintain and repair the Site 258 and access thereto in good condition,subject to reasonable wear and Itear and damage from the elements. If Lessee is 259 unable to use the Leased Space because of required repairs on the Leased Space,then,in addition to any rights that Lessee 260 - may have pursuant to Paragraph 5(A)(c)-of this LEASE,Lessee may ImmOdiately and temporarily instali,on the Leased Space 261 or an unused portion of the Site,Lessee's Facilities,while Lessor makes-repairs to the Leased Space. Lessee may temporarily 262 install Lessee's Facilities on an unused portion of the Site designated by Lessee,subject to,Lessor''s consent,which may not 263 - be unreasonably withheld. 264 265 Site Namer tAURELSTONE 'Site Address;7055 MAIN RO MATrrrUCK,NEW YORK,11952 ; t i - I 266 14. WAIVER OF LIENS: 267- 268 A. Lessee will not subject,Lessor's interest in the Site to any mechanic's lien or any other lien whatsoever. If 269 any mechanic's lien'or other lien,charge or order far payment of money will be,flied as a result of the act 270 or omission of Lessee,'Lessee will cause such lien, charge or order to be discharged or appropriately 271 bonded or otherwise reasonably secured ("Secured") within thirty (30):days after notice from Lessor 272 thereof. Lessee shall indemnify and hold lessor harmless from all liabilities and costs to the extent 273 resulting directly from Lessee's failure to timely secure same. 274 275 B. Lessor will not subject'Lessee's interest in the Lessee Facilities to any mechanic's lien or any other;lien, 276' whatsoever. If any mechanic's lien, other lien; charge or order for payment of money will be filed 'as a 277 result ofthe act oeomission of Lessor,Lessor will cause such'lien, charge or order to be discharged or 278 appropriately bonded or otherwise reasonably'secured ("Secured") within thirty (30) days after notice 279 from Lessee thereof.Lessor shali'indemnify and-hold Lessee,harmless from all Iiablkies and costs to the 280 extent resulting directly from Lessor's failure to timely secure same. 281 282 1s. TAXES:- 283 284 A. Lessee-shall'be solely responsible and shah timely-pay all personal property taxes levied and assessed 285 against it or its Facilities. Lessor shall pay all taxes assessed against the Site except in the event that an_. 286 increase in the real property taxes'of the,Site is directly attributable to Lessee's Facilities only for so long 287 as the,Lease remains in effect.Lessee shaii'then pay that portion,of the real property taxes. Lessor shall 288 timely submit a copy of the tax bill and request for reimbursement to the Lessee. 289 290 B. Lessor,shall;'within"seven(7) days of receipt of notice of any'increase in taxes, assessments, or.other 291 charges,send a copy of such notice by certified mail,return receipt requested,to,Lessee. if Lessor falls to 292 = give Lessee,such notice as setforth above, Lessor will be responsible for payment of any increases'and 293 Lessee shall have the•option to pay the same and deduct such payment from Lease Fee or any other sums 294 next due.At the req_nest'of either Lessee or Lessor,the other shall provide evidence of payment of taxes. 295 _ 296 16.• INDEMNIFICATION:- 297 298 A. Lessee agrees to indemnify, defend and hold Lessor harmless from,and against-any and aA injury, loss, 299 damage•or liability-(or any claims in-respect of the foregoing); costs or-expenses (including reasonable 300 attorneys' fees and-court costs.but excluding-personal property taxes) arising,directly from (i),the 301 installation,use,maintenance,repairor removal of the'Facilities or.(ii)'Lessee's breach of any provision of 302 this Lease Agreement,except to the extent attributable to the negligent or intentional actor omission of 303 Lessor-or any of its employees,agents or-independent contractors. 304 , 305 B. Lessor,agrees'to indemnify,,defend'and hold Lessee,harmless-from against any and all injury, loss, 306 damage or liability(or any claims in respect of the foregoing), costs or;expenses (including reasonable 307 attorneys'fees and court costs but excluding real property or personai-pr'operty taxes)arising directly out 308 of(1)any act or omission of Lessor,,or(il),any breach by,Lessor of any pfovisiorrof this Lease Agreement, 309- except to the extent attributable to the negligent or intentional act or omission of Lessee,its employees, 310 agents.or.indepbndent.contractors. 311 312 C. Notwithstanding anything,to the contrary in this Lease,Lessee and Lessor each waive-any claims that each 313 may haveagainst-the other with respectto consequential,incidental,.or sp'eclal;damages: 314 315 316 317 318 Site Name: LAURELSTONE ' Site Address,7055 MAiN R0 MATTiTUCK,NEW YORK,11952 {� J119 17, INSURANCE: 320 f 321 A. , Lessee must, during,the Term of this Lease, at LeLee's sole expense, obtain and keep in-force the 322 following insurance:(I) "All-risk" proper. insurance'for an amount,equat to ninety(90%) percent of the 323 replacement cost of Lessee's Facilities;(ii)' commercial general liability insurance,-with a minimum limit of 324 liability of one (1) million Dollars-($1,000;000) combined Single.limit and three (3) million Dollars 325 ($3,000,000) in aggregate, inclusive of any excess/ mbrelia liability coverage,for bodily injury and/or 326 property damage together with an,endorsement fo contractual liability, naming Lessor as additional 327 insureds;and(iii)Workers'Compensation Insurance as required by law. 328 I 329 13, Lessor must, during the Term of this Lease, at Lessor's sole expense; obtain and keep in force the 330 following insurance: (i)"Alf-rlsk" property11 insurance I r an amount equal to ninety(90%) percent of the 331 replacement cost-of Site (excluding,the cost of Lessee's Facilities and Lessee's Equipment); and (fi) 333 commercial-general liability.insurance'with a minImurn limit of liability of one .(1) million Dollars ($1,000,000)combined single limit and th�ee(3)million Dollars($3,000,000)in aggregate,inclusive of any 334. excess/ umbrella liability coverage,-for, bodily injury and/or property damage together with an 335 endorsement for contractual liability,naming,Lessee las additional insureds.Lessor is required to provide 336 notice to Lessee in the event any Insurance coveraie required herein is terminated or the amount of 337 coverage is reduced below the amounts set forth herein at Lease thirty(30)days.prior to thetermination 338 or reduction. 339 340 C. All required insurance policies must be taken out wild reputable national insurers that are licensed to do' 341 business in the State of New'York_ Any Insurancelrequired,of Lessee may be provided by a blanket 342- insurance policy covering the Leased-Space and bthr locations of Lessee's, provided that such blanket 343 insurance complies with all of the.other requirements of this Lease with respect to the type and amount: 344 of insurance required and provided that tl4e insurance carrier is required to provide notice to Lessor in the 345 event that the blanket insurance coveragjj is terminated or the amount is reduced below-the amounts set 346 forth herein. 347 348 D. The Lessee and Lessor'will deliver to the lother certificates of insurance as soon as practicable after the 349 placing of the required insurance;but noti later than the Commencement Date of this Cease.The Lessee 350 and Lessor will also deliver to the other copies of their respective renewal certificates at least thirty(30) 351 days prior to the expiration thereof, !{ 352 353 18, CASUALTY:Lessor will provide notice-to lessee,ofl any casual y affecting the Site within forty-eight(48) hours of 354, , the casualty. If there is a,casualty to the Leased Space,Lessee;at Lessee's sole cost and expense, may temporarily install 355 Lessee's Facilities on an unused portion of the Site designated by Les see;.subject to Lessor's consent, which shall not be 356 unreasonably withheld, while Lessor makes repairs to the Leased Spae. Upon completion of such repair or restoration, ,57 Lessee is entitled to reinstall Lessee's Facilities. In the,event that suchrepairs,or;restoration will reasonably require more 358 than sixty (60) days to complete, Lessee shall have the right to terminate this Lease upon thirty (30).days prior written 359 notice, in which event the Term-shall be deemed to have terminated;on-the date of the casualty. Notwithstanding the , 360 foregoing,in the event the Site is totally or substantially destroyed;.Lessor may at its discretion,within sixty(60)days,notify, 361 Lessee of Lessor's intent not to restore/rebuild the,Site,1n\ivhich,event)this Lease will.be deemed to have been terminated 362 on the date of the casualty. Upon termination of this Lease pursuant to this Paragraph 17, the Lease Fee shall be 363 apportioned and any portion of the-Lease Fee paid'in advance for anyperiod after such date shall be refunded by Lessor to 364 Lessee. 365 I' 366 19. CONDITIONS ON SURRENDER: On-or before_termination.oi, expiration of this Lease Agreement, Lessee shall 367 remove the Facilities and any alterations,_additions,or improvements installed in.or about the Leased Space, and Lessee 368 shall repair any damage caused by_such removal, and shallIothemilse surrender-the Leased Space at the•expiration of the 369 term,as same may have been extended,or earlier terminal;Ion thereof in,good condition, ordinary wear and tear and acts 370 of God excepted.Lessee shall not be required to remove foundations more than two feet below grade. 371 i Site Name: LAUREL STONE Site Address:7055 MAIN RD MATriTUCK,NEW YORK,11952 _ i 372 20. -- ENVIRONMENTAL: 373 374 A. Lessor represents and warrants that the Site is free of hazardous substances as of the date of this Lease,, 375 and, to the best of Lessor's knowledge, the"Site has never been subject to any contamination or 376 hazardous conditions resulting in any environmeritai investigation,inquiry,or remediation. 377 378 B, Lessee agrees that'it will'be-responsible for compliance with any and all environmental and industrial 379 hygiene laws,including any regulations;guideiines,'standards,or policies of-any governmental authorities 380 regulating-or imposing standards of liabilityorstandards of coriduct with regard to any environmental or 381 industrial hygiene condition or matters,as may now or at any time hereafter be in effect,that are now or 382 were related to its activity conducted in,or on-the leased Space. 383 384 C.• Lessee agrees to hold harmless and lndemnify Lessor from and'to assume all duties,responsibilities,-and 385 liabilities at Is sole cost and expense,for all duties,'responsibilities and liability(for payment of penalties, 386 sanctions;forfeitures,losses, costs; or damages)and for responding to any action,notice,claim, order, 387 summons,citation,directive,litigation,-investigation-or proceeding which Is related to(1)failure to comply" 388 with any.environmental or industrial hygiene law,including without ilmitation any regulations;guidelines, 389 standards or policies of any governmental authorities,regulating or imposing-standards of iiabi{ity_or 390 standards of conduct with regard to any environmental or industrial hygiene conditions or matters as may 391 now or hereafter be in effect,or(if)any environmental or industrial hygiene conditions that arise out of or 392 are in anyway related-to the coriditiori of the Leased'Space or activities conducted by Lessee thereon, ,393 unless the,environmental conditions are caused by the Lessor, 394 395 ;D. The provisions of this Varagraph shall•survive the expiration or,termination of this Lease. 396 397 21. DEFAULT: 398 399 A. In the event either party shall fail to comply with any,of the provisions of this Lease or shall default in any 400 of its obligations-under this Lease, the,non-defaulting party may, at Its option,,terminate this'Lease 401 provided written notice of such default in.accordance with the-provisions of this Lease has been given and 402 the de€auiting,party has failed to cure the same within fifteen(15)days with respect to-the failure to pay 403 any monies; or;,with respect to the failure to perform 'or comply with any non-monetary obligations 404' hereunder,the defaulting party has failed to cure within sixty(60)days-or,In the event that the default Is- 405' not capable of being cured within sixty(60)days,then commence to cure within sixty(60)days and has 406 failed to diligently proceed to cure. No such failure,to cure a material default,however,will be deemed to 407 exist if Lessee has,conimenced'to cure such default within said period,and,provided that ;such efforts are 40$' prosecuted to completion with reasonable diligence_ Delay in curing,a:material default will be excused if " 409 due to causes beyond the reasonable'control of Lessee. - 410 411 B_ In addition, except in an emergency, Lessar'will not cure any alleged default by Lessee until after the 412 expiration of-Lessee's time to cure such default,as provided herein above and then-only"if,Lessee has 413 failed,-during such period, to cure such default or-perform such act.if Lessor shall cure the default of 414 Lessee pursuant to the foregoing,then Lessor shall submit a bill for the actual cost of affecting,such cure 415 (together with creditable,supporting documentation)and same shali be paid promptly upon receipt. 416 417 22. 'ASSIGNMENT"ANMSUBL-LT ING, 418,' i 419 A. " Lessee-shall have the right to assign this,Lease or Sublease the Facilities, without the prior consent of 420 Lessor:-Lessee shall provide Lessor with written notice of any such assignment. With prior notice to 421 Lessor,Lessee may collaterally assign and grant a security interest in Lessee's Fadfities from time.to time, 422, in favor of anyholder of indebtedness borrowed by Lessee("Lender"),whether now or hereafter existing. 423 B: Lessor agrees to allow Lender the opportunity to remedy or-cure any,monetary default as provided,for in 424 the Agreement. Site Name: LAURELSTONE - Site Address:7055 MAIN RD MATimJCK;NEW YORK,M52 q 425.- 426 25•- 426 427 23. TRANSFER BY LESSOR:Lessor shall have the right to freely,trar�sfer,and assign all of its rights and'obligations under 428 this Lease and in the Site as part of a transfer of the Site,•-and no further liability or obligation shall thereafter accrue against 429 Lessor under this Lease,provided that any such,transfei•ee shall have f 11y assumed and-be liable for obligations under this 430 Lease. 431 432 24. TRANSFER WARRANTY: During the term of this Agreement, �essor covenants and agrees that it will not grant, 433 create, or suffer any claim, (len, encumbrance, easement, 'restriction, or other charge or exception to title to the Leased. 434 Space without the prior written consent 6f Lessee. Upon Lessee's prior written consent, Lessor may sell, lease,transfer, .435 grant a-perpetual easement or otherwise convey-all ar,any part of the .eased Space to a transferee and such transfer shall 436 be under and subject to this Agreement and all of Lessee's rights hereL rider. It is agreed that in no event will Lessor allow- 437 any sale, lease,transfer;.or grant of easement that adversely affecU essee's,rights,under this Agreement, in the event 438 Lessor receives a bona-fide offer-from a third party to purchase•Lessor'sright,title and,interest in the LeaseFees payable by- 439 Lessee,or its successors and assigns,whether by creation of!an easement or sale containing•the Leased Space or otherwise, 440 Lessor shall first give,Lessee the-opportunity to match any such offer received, Lessee shall have 20 business days to 441 respond to notice of an offer and failure to respond within such,time shall be deemed rejection of the offer. In the event '442 that Lessee notifies'Lessor of its intent'to match the offer,1the price t be paid by Lessee-shall be one hundred and two 443 percent(10240)of the offer price of which Lessor gave Lessee notice: 444 445 25. NOTICES: Ali documents, notices and demands required her under must be imwritin and, { g sent by,(a) prepaid' 446 •overnight courier,(b)personal delivery,or(c)certified mail,return receipt requested;and shall be deemed'delivered three- 447 (3)business days after mailing,-or if given by overnight courier or perso ial delivery;on the date accepted or refused at the 448 address,to which sent If addressed as follows-(or to any ofher address that either-party may designate in writing by like 449 notice to the other party): 450 451 if to Lessor: 452 453 With a•copy to; ! _ 454 LAUREL STONE SUPPLY PLUS INC,' 455 6865 MAiN R4 456 MATTiTUCK,NEW YORK,11952 457 458 If to Lessee: , 459 Elite•Towers,L.P. j 460 87 North Industry Court, 461 suite 1 ' 462 Deer Park,NY 11729, 463 - f 464 With a copy to: 465 Elite Towers,LP - 466 5 Great Valley Parkway _ 467 Suite 333 468 Malvern,PA 19355 469 - 470 26. CONDEMNATION—In the event of any.actuai or contemplated tondemnation of the Leased Space or-affecting•the 471 Leased Space,Lessor must send written notice to Lessee WITIn ten(10)I days. In the event of any actual or,contemplated_ 472 condemnation, Lessee may terminate,this Lease upon thirty (30) da)s written,notice to Lessor If such condemnation- 473 prevents Lessee's operations at the Facilities for more than forty five-(48),days.Any such notice oftermination shall cause 474 this Lease to expire with the same force and effect as thoughthe date se forth in such notice were the date originally set as 475 the expiration date of this Lease and the parties,shall make an appropriate adjustment, as of such termination date,with 476 respect to payments due to the other under this Lease. 477 { Site Name: LAURELSTONE Site Add fess:705S MAIN RD MAT(TUCK,NEW YORK,11952 478 27. COORDINATION OF OPERATION:'Lessor shall endeavor to'give Lessee notice of any repairs,alterations,additions 479 or improvements to be made with respect to the maintenance and operation affecting the Leased Space or of any planned 480 shutdowns associated with the Property for scheduled or routine maintenance that may materially and adversely affect the. 481 operation,of Lessee's,communications facility-.(except in the,case of emergency where advance written notice cannot 482 reasonably be given,in,which event,Lessor shall give Lessee telephonic notice-at'a'number previously provided by Lessee 483 to Lessor, 484 485 28. . TITLE REPORT,RECORDING OF LEASE:Lessee shall have the right to order a title search of the Site at Lessee's sole 486: cost and expense'and Lessor shall,use,commercially reasonable efforts to cooperate with any such search. 'Lessee shall 487 have the right to'record a memorandum-of this Lease Agreement. 488 489 29. BR0kt,ni•Lessee and Lessor each hereby,represents to the other than it has not dealt With any real estate broker, 490 finder or-other agent in;connection with the negotiation of this Lease or any agreements contemplated hereby.,In the event 491 a real,estate-broker;finder.or other agent is•used in connection with the negotiation of this Lease, then Lessor shall be 492 obligated to pay all costs and fees In connection therewith. 493 . 494 30. PARTIES BOUND BY LEASE:This Lease shall extend to,and be bindingmpon,the heirs,executors,administrators, 495" successors and assigns of the parties hereto, 496 497 31. GOVERNING sAW:This.Lease-and the performance hereunder shall'he g6verned,.interpreted and-construed ander 498 the laws of the State of New York: 499 500 32.. OBSTRUCTION:,Lessee agrees-that no portion,of the-sidewalks,,entries, vestibules, halls,"elevators, or ways of 501 access to public•utilities-of the Property shall be-obstructed by Lessee or used.for-anq purpose other than for ingress and 502 egress to and from the Leased-Space, j 503 ' 504 33. ADVERTISEMENTS-Lessee shall not use the.name of Lessor in-any advertisement,or in any other written or oral 505 communication. Lessee shall, not post or,exhibit or allow to be posted or exhibited any advertisements, show bills, 506 lithographs, posters,cards or flyers of any description on any part of the Leased Space without prior written approval of 507 r' Lessor: 508' 509 34. RELATIONSHIPS OF-THE PARTIES: Nothing contained herein, nor any'act of the parties shall be construed as -510 creating a partnership,joint'Venture,or association of any kind.The only relationship intended to be created by this,Lesse is 511 that of Lessee and Lessor. Lessee shall in no way represent to others, either orally, in writing, or in advertisements or 5.12 promotional material of any kind that there is any relationship other than Lessor and Lessee between the parties. 513 514 35. LEGAL FEES:If any party institutes a legal proceeding to enforce its rights arising under this Lease,the prevailing 515• party,in such legal proceeding as finally,determined shall have,the right to recover,from the unsuccessful party the 516 reasonably out-of-pocket costs and'expenses.(Including,without limitation,reasonable attorneys'fees and disbursements) 517 that the'prevailing party actually incurred in connectiontherewith. 518 519 36. MISCELLANEOUS: _ 520 521 A. Amendment/Waiver: This Lease cannot be amended, modified or revised unless done in writing and 522 signed by an authorized agent of the Lessor and an authorized agent of the Lessee.No provision may be 523 waived except In;a writing signed by Both parties. 524, 525 B. Interpretation: Unless otherwise specified,the following rules of construction and interpretation apply: 526 (i)_captions are for convenience and reference only and in no way define or limit the construction of the 527 terms and conditions-hereof,(ii) use of the term"including"will be interpreted to mean "including but 528• not limited to"; (iii) whenever a party's consent Is required under"th'is Agreement,except as otherwise 529, stated in the•Agreement.or as same may be duplicative,such consent,wili not be unreasonably withheld, 530 conditioned or'delayed; (iv) exhibits are an Integral part'of the Agreement and are incorporated by Site Name: LAURELSrONE Site Address:7055 MAIN RD MATTITUCK,NEW YORK,11952, 10 i 531 reference into this Agreement; (v) use of the terms "termination" or"expiration"'are'interchangeable; 532 and(vi)reference to a default will take into consideration any applicable notice 533 ,grace and cure periods: 534 C. Estoppel: Either party will, at anytime upon twenty (20) business days prior written notice from the 535 other, execute, acknowledge and delive(to the oter a-statement in writing-(i) certifying that this 536 Agreement is unmodified and 'in full force and effect (or, if modified, stating the nature of such' 537 modification and certifying-this'Agreement; as-so m4ffed, is in full force and effect) and the-date to 538 which the Lease Fee and other charges are paid in,advance, if any,and (ii) acknowledging that,there are 539 not, to such party's knowledge, any,un�6red defaults on the part of the other party hereunder, or 540, specifying such defaults if any are claimed.,Any such statement may be conclusively relied upon by any 541 prospective purchaser or encumbrance of the Leased Space or Premises.,The requested'party's failure to' 542 deliver such a statement within such timelwill be conclusively relied upon by the requesting party that-(f)'- 543- this Agreement is in full force and effect,without tnod�ffication except as may be properly represented by. 544 the requesting party, (11)there are no uncured defau)ts in either party's performance, and (if!) no"more 545 than one month's Lease Fee has been paid';in advance.1 546 547 D. No Electronic Signatures/No.Option:. The'submission lof this Agreement to any party for examination or 548 consideration'does not constitute an offer reservation of or option for the-Premises based on the terms 549 set forth herein. This Agreement will lbecome effective as a binding Agreement only upon the 550 handwritten legal execution,acknowiedgrnerrt and delivery hereof by Lessor and Lessee. 551, 552 37, EmTiRE AGREEMENT.This.,Lease and the exhibits attached hereto;all being a part hereof,constitute the entire 553 Lease of the parties hereto and will supersede all prior offers;negotii tions and.agreements with respect to the subject 554 matter of this Lease.. 555 556 (Signatures follow an the nevid page) i - Y 1 _ a - ' I ' I Site Name: LAURELSTONE Site Address:7055 MAIN RUMAT ITUCK,NEIN YORK,11952 !t _ ----------- I I 557 IN WITNESS WHEREOF,the parties have hereunto set their hand and seal as of the date first above written., 558.. 559 LESSOR: LAUREL STONE,SUPPLV PLUS INC 560 561 8 v: 562 Name: EDWARD R.,SCHMIDT c 563 Title: (11PA+ It Lj nee 564 Date: 565 566 LESSEE: ELITE TOWERSJP 567 Sy:CMET,LEC,its general partner, 568 _... 569 By. ` r 570 Name: David U Lee 571 Title: Manasina Member . 572 Date:, t 573 574 575 ; 576 577 - • , , . , • • 578 579 580 581 582 -583 584 585- 586 Site Name: LAURELSTONE Site Address:7055 MAIN RD MATTITUCK,NEW YORK,12952 i. 587 588 LESSOR ACKNOWLEDGEMENT: 589 590 STATE OF NEW YORK } 591 )ss.: 592 COUNTY OF SUFFOLK } 593 594 On the , J day of= 20L2-laefore me, the undersigned, personally appeared EDWARD R., 595 SCtiMIDT.personally known to me or proved to M'e,on the basis of satisfactory evidence to be•the individual whose'name is 596 subscribed•to the within instrument and acknowledged to me that he/'he executed the same in his/her capacity,and that 597 by his/her signature on the instrument,the individual,or the person u on behalf of which the individual acted, executed, 598 theinstrum_ent. 599 600 NotaryPubiic:,' 601 My Commission Expires- I t,` s ; -1 602 - t 603 604 LESSEE ACKNOWLEDGEMENT: 605 606 STATE OF It fhl fi ) t 607 1 )Ss.: 608 COUNTY OF 609 610 On the day of '" i 20before me,the undersigned,personally appeared,David,U. Lee. 611 personally known to me or proved to me on the basis of satisfactory evidence to be the individual.whose name is 612 subscribed to the within instrument and acknowledged to rre that he/she executed the same in his/her capacity;and that, 613 by his/her signature on the Instrument, the individual,,;or the person upon behalf of.,which—tti dividual acted,'executed 614 ' the instrument. I �- 615 616 Notary Public: 617 COMMONWEALTH OF PENNSYLVAA [N :: L':AR EAf. My CommissionExpires:618' TPUBLIC619 ., r GountE30,2071, i - i i i I Site Name: LAURELSTONE Site Address:7055 MAIN RD MATTITUCK,NEW YORK,21952 13 620 EXHIBIT A` 621 DESCRIPTION'QFTHE LEASED SPACE OR PREMISES 622 623• •. Drawing labeled LE-1 is attached hereto and incorporated herein, 624 625' The Leased Space or Premises is described and/or depicted as follows. 626- 627 ' 628 i Site Name: LAUREL STONE Site Address:7055 MAIN RD MATTITUCK,NEW YORK,11952 f , , I1 1 - 7255 Mair Rd 7055 Main Rd 7195 Main r ,4'ir I 4r I -- ;-- — — ------- -- — 6955 Main Rd ---- — ----- - — - -- Aft 25 50 150 250ft > i Elite Towers L.P. Existin Buildin Location Address } g g 7055 Main Rd Prepared By- $7 North Industrial Ct. 50'x50'Telecommunications Compound GTTE LLC is Suite J P Matdtuck,NY 11452 Phone; 703-417-1350 =t Deer Park,N.Y. 11724 ® with 20 wide access&utility easement Location Plan View Draft Date 'fel:631-242-0403 - 120'Monopole Tower Lease Exhibit L I Page 1 of 1 17 July 2012 629 - " - 630 EXHIBIT B DESCRIPTION OF THE SITE 631 632 52000-125-00-01-00-019-004&S1000-122-00-06-00-035-004.on the tax map of Suffolk County,New York,more comMonly. 633 known as 6855-&7055 MAIN RD MATTITUCK,NEW YORK,11952 634 635 The Site described and/or depicted as follows: 636 clb i4di.,.vw•a Beginning at a pojnt on- the riortherly •side of Main Road where t:ae samo Ws intersected by-the westerly side pf land now or formerly of Saland and from said poirnr of beginning; Running -:thence along the northerly side of Main Road iii a wesiterly direction the following -two. courses..and disianc�es.- 1) South 52 degrees 39 minutes -00 seconds _Weat a dist;anae 'of 34.31 feet; - - 2) South 52 degrees 56 minutes 30 -seconds west a distance. "of . i• 136.50 feet; Running .thence. north, 25 degrees--52 uinutes 30 seconds west a : distance, of 405. 14 feet to' the soatheirly side of land of _Lang Island Railroad'*' Running, thence easterly, along the soiftherl y side, of lard of the Long island Railroad, North- 45 degrees 2'7 minutes 30 seconds east a d stance of 155:139 feet; . Runnirig,t;'�he cg south 26 degrees 00 minutes .30 seconds- east..a i distaff, x';25. ? f+?+at to�-tie-point,or place' ' .b�:ga.nnirg; 638 ns�te?voo- s t BEGINNING.at-a ac.:of the southeas.Orly fine c°land of frato^y Wand , PeiL'vad E6mpany,:'r9 bre:ir"W eCIs'lhe ea$6;boundary line of Cad Bann, t ein9 amu!?2CsO feet aasI'd rty rrG^:the t0int vv nave said t.ar g Isisnd°Raurcad r r55ses he N*r_RvaC'(Route 23i: R U N N IN G T H E&C E a)ana said 17na orl.,rg Isiarn;;�irea&d Corrpv,.;Sastn dFyrggS tpri nillfJi85 GGGrrSPwJ"L°5feet 1'J,the.w sster)y fin°a,2�31n3t , ,' i�9 B r-c e.gXClUSr1$L"ase—*M.; THENCE Scu:h 37 dcq•aes 58 rrinutes 40 seconds SMt,439:35 hiel:o Mair, izbla:e):load a1=4,he v ester,Joe::f the nn4iclus aaeasen2nt;and- - . THENCE alone saa+r�-;hstir,-s:erl�,rne e(Lns h)ai i Roa+�,h�•o cover-JS 3rtd 1p tEr 52 aegress C-1 mrwLte 2;3'secn-jds ltJes;'155.2a feet; • = THENCt:2}SCr,ihl-��yc°855Sr>'ruffs'�ins' 8C0^j5 �+cst,37.;2feeI�. .and at Ritz-;rcrn-e-ly Kers-o.,sk,; THENCE along said IGAd ,Riffs;three wursvas and distances,as io)lc:vs: �; Rnrt�'d rl�.crees"�r•mut�s dt'seco?cS r�lesr,13:,@)e�':aan;ru•a#ice, , THENCE 2,=,,forth 43 degraas 4 i m)-,:.:es 40 seconds West 7?.0 feel to an [^r,zips, THENCE 31 Scutn 4S dOrens 13 ml^;,:es 40 r0conds',des:;75.0 Beet to laad - .r•�aa pec - , 639 SrtaName: LAURELSTONE Site Address:7055 MAINAD MATTITUCK,NEW YORK,11952 15 640 MEMORANDUM OF LEASE 641 I. 642 Prepared by- ELITE to: 643 ELITE TOWERS,LP ELITE TOWERS, LP 644 87 N.Industry Ct.,Ste.J I 87 N.Industry WE Ste.J 645 Deer Park,NY 11729 646 Deer Park,NY 11729- � - 647 _ Re:Site Name# LAURELSTONE;Site Address:6865&7055 MAIN RD M TTITUCK NY 11952 State:NY County:Suffolk 648 649 MEMORANDUM 650 !OF 651 LEASE 652 653, This MEMORANDUM,OF LEASE is made as of this - day of , 20 i_� by and-between LAUREL.STONE 654 SUPPLY PLUS-INC.,`New York corporation, having an'address at'6865& 7055 MAIN RD MATTITUCK, NEW YORK, 11952, 655 11779("Lessor")and ELITE TOWERS, LP,a Pennsylvania limited partne{ship,having an address at 87 North industry Court, 656 Suite J,Deer Park,NY 11729("Lessee'). 657 1 - 658 1. The term of this Agreement shall be ten�(10)years,commencing on,the date of-commercial operation of 659 the Lessee`s Site("Commencement'Date")i 660- 661 2. This Lease shall be automatically renewed for Eight 11)additional terms(each-"Extension Terms")of five 662 (5)years each, unless Lessee provides Lessor with Iitten notice of Lessee's intention'not to renew this 663 Lease not less than ninety,(90)days prior to the expiration of the Initial Term orthe any Extension Term. 664. 665 3. The portion of the Site being Leased to Lessee (the "leased Soace or Premises")'is described in Exhibit A 666 annexed hereto. 667 668-1 4. This Memorandum of Lease is not intended to amend a i modify, and shall not be deemed or construed as. 669 amending or modifying,any of the terms;conditions or p ovisions of the Agreement;all of which are hereby 670 ratified'and affirmed: In the event of a,confligl'between't�Ie,provislons of this Memorandum of Lease and the 671 provisions of the Agreement,the provisions of the Agreerhent shall control. The Agreement shall be binding: . 672upon and inure to the benefit of the parties and their respective heirs,successors,and assigns,-subject to the 673 provisions of the Agreement. i 674 1 i 675 IN WITNESS WHEREOF,the parties have hereunto'set their hard and seal as of the date first above written, 676 j f 677 i 1 678 LESSOR: LAUREL STONE SUPPLY P C. 679 By; 680 Name: EDWARD R.SCH IDT 681 Titles � 682 Date: 683 LESSEE: ELITE TOWERS,LP 684 By:CMET,LLC,its general partne> 685 By, 686 Name: 'David U.Lee 1 687 Title:, Managing Member 688 j7ate: i I Site Name: LAUREL STONE Site Address:7055 MAIN RD MATrITUCK,NEW YORK,11952 16 689 690 LESSOR ACKNOWLEDGEMENT: 691 692 STATE OF NEW YORK } 693 - }Ss.: 6.94 COUNTY OF SUFFOLK695 } I 696 On the v day of w---^''-- 201:before me,the undersigned, personally appeared EDWARD R. 697 SCHMIDT.personally known to me or proved to me on the basis of satisfactory evidence to be the individual,whose name is 698 subscribed tothe within instrument and acknowledged to me that he/she executed the same-in his/her capacity,and that 699- by his/her signature on the instrument,the Individual,or the person upon behalf of which the individual-acted,executed 700 the instrument.; - 701 r' 702 i:.r�;i �>;_. Notary Public:�s 703 My Commission Expired 'ya' �•�r.S' �,�,;�,����tai..•t•,w. - - 704 705 ,706 LESSEE ACKNOWLEDGEMENT: 707 708 STATEOFlin'rilu{lAw 1 709 -I- 1 SS.: 710 COUNTY OFA tf ) 711 } 712 _ On the w day of 6 1• 20j_tbefare me,,the undersigned, personally•appeared David U.Lee. 713 personally known to, me or proved to me-on the basis of satisfactory evidende to be the: individual whose name is, 714 subscribed to the within instrument,and acknowledged to me that Fie/she executed the same in his/her capacity,and'that 715 by his/hersignature on the instrument,the individual, or the person upon-behalf-.d w.1 h-tIndividual acted,executed 716• the instrument: 717 718 C13MMCINWCALT14 pF PENNSYLVANIA Notary Public: -� 719 =OA L S E dAL My Commission720 OTARY PUBLIC 1 721 .,Chester CountyRES OEC.30,2012 Site Name: LAURELSTONE Site Address:7055 MAIN RD MATfITUCK,NEW YORK:11952 17 722 723 EXHIBIT A 724 725 „ DESCRIPTION bF THE LEASED SPACE OR PREMISES 726 S1000-125-00-01-00-019-004&51000-122-00-06- 727 00-035-d04 on the t�Xmap of Suffolk County,New York, more common/ known as 5865&7055 MAIN RD MATTITUCK,NEW YORK,11952 j Y 728 729 The Leased Space or Premises is described and/or depicted)as follows 730 �Ls �v,t.Lv►va e ' Beginning -at a paint an the no therl side o_ Main Road, when' the sdine .is: intersected lav the`i-ceeste ly -side of land now- or formerly of Sa3and and from sa%d point of.- beginning; Running -thence along,, the azc nth-6r.ly side of Main Road, in a I we'sterly' directimi the fo7llowi�g two courseb and distances: 1) South 52 degrees 39 minutes 00 seconds West a distance of34 .31 feet,- I 2) South '02 degrees 56 minutes 30 6econds west a distance of a' 116.50 feet; - Running thence ,North 2.5 di4rees 52,=nutes �30 seconds west .a distance of. 405. 14 ,feet. to the j south,elrly 'side, of lar=d of Long Island Railroad; i Running thence' easterly along the southerly side of land of 'the Dong =sland Railroad, Horth 45 degre s 27- minutes, 30 seconds east. a „distance` of 7.5549 feet', Runniz'ii3M��P n.ce,- south 26 degrees QO ndzutes, -3Q seconds eaistt a dist. Q 37 feet to, the point far place of beginning. 731 - BEGINNING at a ac;-:On lint s�uihPMs, ri�r.l .e e, land of t�2 Lora 1s,2 Railroad a�np�ny,vr;.srQ.f terssct5 the eas y tau6dary'flneof Cvi asscn, tieing about"Lpu feet sasterh{frc^i the point w1 nare said,Long Island Rat:road crosses t ie Main Rcatl RUNNING THENCE 3l0111 sad ianc e,L*rc-Island?.r-..ilroaS Corwin„3^jth, '4 dar,ess 43 minut's_5C se:o-ds East,176,50 fend to the wester y line::f a a0 f Cot tSidB t'0"t-ex�zrs<ve 295C",`Qt:,; i , THENCE Scinh 37 vice•eas 60 rrinutes n�suds East,4 9.35 fae:'-o Drain Sfa sj Road cl;,ng tha v es rtv l��e t the xoluslre sa:ernes and THENCE alorra said r nImes,,�.1y:Ine zf Rfi:a h!ain Ra , d;stancas.as� 2tF;two t:u>;rs:s and - l t)SoAn,52 o_ green.t:1 mh'l-.ie 20 sect-cls::e st,=03.25 int. TNEhit:E.2,Sc�:rl#,^t daps 55 r,u,e;.� , t7 saca.ds3'.,2 feet to :and of R'iLar,fo�rrerty Kers-o.srst;S; THENCE a'orig Midland cf P,Itze,ti-rte ecurrys end distances,as fo";z". ij hsel;t";' +t't�NOrtyiitiiltuS4,-, co"0 1,eft, f( BRt'r:'1�ito8: THENCE 2 f h y3 dagreas q 7 rn:%: s zo see�nds tYas' u 7:3 feet:o an Tenn P"ce THENCE 3J Scuin=9 dagrees iS m,jLres=C of v9nSw . ld3 .i 5�l.:.i3'EZi ti• a�i I 732 4 , Slee Name: LAUREL MN£ Site Address:7055 MAIN RD MATrrft)CK,-NEW YORK,11952 1$ I l SITE NAME:. NY-LAUREL SITE NUMBER:- ATTY/DATEr ALG-FINAL EXHIBIT"B" SITE PLAN - I _ r ' I 20 - PROPOSED LESSEE EQUIPMENT AREA. SEE LE-2 ��` t PROPOSED i20'—O" CONCEALMENT POLE (BY LAND N/F SUFFOLK COUNTY ;".ATER AUTHORITY OTHERS) WITH (3) PROPOSED S•C•T.M, 1000--122-06-35.9 ANTENNAS, (6) PROPOSED ZONE B A R'b 'H I +-E 0 T S DIPLEXERS R.O.W, ,= r. N"«-yMl--'Tn:,ar-rv1r., (PER DEED L.12571 CP-838) .,1, �,w1„>km� .`•r S49'13.49"E 439.35' SU6JEGT PARCEL 1000-122-06-_95.4 p� ZONE B cq PARCEL AREX(DEEDI=r7 47 �I,725 5Q FEET co 16466 ACRES O PARCEL AREAfNET LESS Sr-W= cl Q CONCRETE 11040 50.FEET - Q' - - 1.64A6 AGREA - �, x GONCRET LATE, p: 0 Q I-STORY BRICK a t3i.OGK - - a} tYJ DATE SURR1iCY. BRIM-- R/,911E ffik - -- I I F- 3 soy„ .�1 1 6 2 STOR 14 [L 1 TRAME BLDG a C GJ ------- --�--- - - -- - - - - - -- - 1-- -'-d._-- -`--5NJ A5P_HALL_—v.°--- - ---- - - - - - GJ' SbO---..— -GOPtGRETE-- ¢ 7--2-51 1 sv s°v n Q — 4 N77.09 ;n N55'02'49” N45'29'49'W - v`ri z b 1.33 00' o LEE �. N37'S9.1g'•W � +s-r (LAtIREU -STOGY GONG 1 T 6865'MOI READ eLoc+c siiEo n O -� - -MATTITUCK,W 11952 PROPOSED 50'X50' f o —•.`s�' �D 0=96NDATE V12/14 (2500 SF) COMPOUND " ° 153> LE=3 nr� BY OTHERS SITE PLAN EXISTING PROPERTY LINE DATE DEMABER 3,2014 PROPOSED UNDERGROUND POWER E51;: As NOTED caatrN P AND TELCO CONDUITS FROM STREET mc TO TO PROPOSED- EQUIPMENT COMPOUND Tna BY OTHERS CICOSM M11iAG:$ Ku PROJECT 002 14-10824 rueDx ce stFFis 2 OF 4 LANDLORD'S INITIALS: Dm%'NG No. SITE PLAN - LEASE EXHIBIT °' BD 1 SCALE: 1"= so' DATE = BD' LE® -- - - - - - -- - - -- - - --NORTH -PROPOSED LESSEE 50KW NATURAL GAS GENERATOR WITH SOUND ENCLOSURE SET ATOP PROPOSED CONCRETEPAD DASHED' LINE REPRESENTS PROPOSED ____ __LESSEE WEATHER CANOPY -ABOVE-- -- - - PROPOSED LESSEE 12'X30' - �_ pyo --- ---- -% ----- CONCRETE EQUIPMENT PAD — — — j A R C-H 1 T E C T.$ PROPOSED LESSEE EQUIPMENT x ! u nciw tr rnrnt sM+iw r.* ' -CABINETS ON CONCRETE PAD WITH j 0< 3-- 3-- 3 3— 3-- 3 3-7� % PROPOSED WEATHER CANOPY i j c\i I - A E —' as ABOVE cq j az 3�?• " j ' e wn ka F-1 — P1 F x (4) PROPOSED LESSEE GPS.UNITS I I j ---- --- ---3d,_0".-- MOUNTED TO PROPOSED WEATHER L I CANOPY % _ _T� r ;� DAIE.,� m PROPOSED LESSEE ICE BRIDGE i 'WITH (l 2) PROPOSED LESSEE 7/8"0 COAX CABLES TO PROPOSED , ry I j � ( CONCEALMENT POLE BY OTHERS, k j x d j I FUTURE 10' X :o~ I AREt jW PROPOSED 8'-0'HIGH CHAIN LINK j ,=w EQUIPMENT _ _ I FENCE BY OTHERS w j d � - - - - - ---� LESSEE o u� j PROPOSED LESSEE (LAUPBJ •ELECTRIC AND TELCO _6865 MANROAD j I CONDUITS TRENCED y'` anArrRu�t,NY 11952 ` L _ —— DESIGN DATE.12IM4 UNDERGROUND N ENLARG_-D %—Z4—x x EQUPMEW PLAN PROPOSED IA�l PROPOSED � k x ABIf T sue DECEMBER s,261A CONCEALMENT POLE_ BY �, T sv��_ OTHERS T+� �+ AS NOTED MAWN Dir, PROPOSED METER BANK BY TM OTHERS c«+sm"!Am Ku _ raa€crno. 14_10824 TN _tle.+xcF aE s 3 Off'4 LANDLORD'S INITIALS: o s ,o CAAYt,GF10: ' ENLARGED EQUIPMENT PLAN - LEASE EXHIBIT 1 SCALE. i = 10' DATE r- ,o LE�2 r NORTH 120'-0" t AGL x T.O.. PROPOSED CONCEALMENT POLE. BY ELITE TOWERS X119'-6"' f- 'AGL `r 1.0. PROPOSED LESSEE ANTENNAS 115'=6" f AGL �w 110'-O" AGL V'v' t PROPOSED LESSEE ANTENNAS _ BOTTUM OF PROPOSED LESSEE ANTENNA CAVITY (3) PROPOSED LESSEE SECTOR N 100'-0" t AGL -�] A R C_ H LT F!r T S ANTENNAS AND (6) DIPLEXERS WITHIN PROPOSED CONCEALMENT POLE BY OTHERS �90'—d" t AGL ir JL 80'-0" t AGL PROPOSED 120'-0" HIGH CONCEALMENT POLE BY ELITE TOWERS (12) PROPOSED LESSEE 7/8"0 COAX CABLES ROUTED UP WITHIN PROPOSED "' °"'E 0Wr5C114*Maofl _�R/291y- c1w -----CONCEALMENT-POCK BY--OTHERS----- -- LA PROPOSED LESSEE GPS UNITS URED TO PROPOSED WEATHER OPY- POSED LESSEE EQUIPMENT CABINETS ATOP PROPOSED CONCRETE PAD PROPOSED WEATHER CANOPY ABOVE PROPOSED ELEVATED IDGE WITH (12) PROPOSED CLESSEELE C7/8""0 COAX LESSEE` CABLES POSED LESSEE DIESEL GENERATOR aAML) P PROPOSED CONCRETE PAD 6065 MAN ROAD MATTITUCK,NY 11952 DESIGN DATE 1212/14 t� 9'-0"" f AGL SOUTHWEST ELEVATION T.O. 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