HomeMy WebLinkAboutElite & ATT Sublease AUG 4 2017
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Cell SiteNambef:LI-371
Cell Site Name: Laurel-Stone-$lite Towers Southold Town
Vixed Asset NambeT.1,1209670 __ Planning Board
SUBLEASE AGREEMENT
THIS SUBLEASE AGREEMENT ("Agreement"), dated as of the latter of tie signature dates below
(the"Effective Date"),is entered into by Elite Towers,LP,'a Pennsylvania limited partnership,having a mailing
address of 5 Great Valley Parkway, Suite 333, Malvern, PA 19355 ("Landlord") and New Cingular Wifeless
PCS, LLC,a Delaware limited liability company, having a mailing'address of 575 Morosgo Drive, Atlanta,GA
30324("Tenant").
BACKGROUND
Landlord has exclusive lease rights to that certain parcel of land,as described on Exhibit 1, improved
with a structure(the"Structure"),together with all rights and privileges arising in connection therewith,located
at 7055 Main Road, Mattituck, NY 11952 , in the County of Suffolk, State of New York (collectively, the
"Property!") in order to install,construct,operate and mdintain`certain communications facilities for.Landlord's
sole and exclusive use of a portion of the Property (the ",Site"), T;nant desires•to use a portion of the,Site in
connection-witiv its federally.licensed communications business. Landlord desires to grant to Tenant the right to
use a portion of the Site in accordance with this Agreement.
The parties agree.as follows:
1. LEASE OF PREMISES. Landlord hereby,subleases to Tenant:
(i)approximately three hund"red(300)square feet of ground space, including the air space above the ground
space,as described,an attached-Exhibit 1,far the placement of Tenant's Communication Facility;
(ii) space.at the Site for'improvements to support Tenant's equipment(collectively,the space referencdd in
(i)and(ii) is-the"Equipment Space");
(iii)that certain space on the Landlord's tower(the"'Cower"), as generally depicted-on Exhibit 1 annexed
hereto and made a part hereof, where Tenant shall have the right to install its antennas and other equipment,
(collectively,the"Antenna Space");and
(iv)those certain areas where.Tenant's conduits,wires,cables, cable trays and other necessary connections
are located between the Equipment Space and the Antenna Space, and between the Equipment Space and the
electric power, telephone, and fuel sources for the Property (hereinafter collectively referred to as the
4,Conneetion Space"). Landlord agrees that Tenant shall have the right to install,con nections.betweenTenant's
equipment in the Equipment Space and Antenna Space;and between Tenant's equipment in the Equipment Space,
and the electric power,telephone, and fuel sources for tic Property,and any other,improvements,all at Tenant's
sole cost and expense. Landlord further agrees that Tenant shall have the right to install, replace and maintain
utility links,wires,poles,cablesa conduits,pipes and other necessary connections over or along any right-of-way
extending from the aforementioned public right-of-way to the Premises: Notwithstanding the foregoing,Tenant,
to the extent feasible. shall locate all lines, wires, conduits and cables on,existing poles extending from the
roadway into Landlord's Site. The Equipment. Space, Antenna Space, and Connection Space, are hereinafter
collectively referred to as the"Premises."
2. PERMIT_TED C]SE. (a) Tenant may use the Premises for the transmission and reception of
communications signal's and the installation, construction, maintenance, operation, repair,, replacement and
upgrade of its communication fixtures and related equipment,cables,accessories and improvements,which may
include a suitable support structure,associated antennas,not to exceed six(6)antennas and associated amplifier s
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3. TEM,
(a) Tile�in#tial.lease term will be five(5)years("Initial Term"),commencing,on the Effective Date
(the"Term Commencement Date"), The Initial Term will terminate-on the fifth (5111)anniversary of-the Term
Commencement Date.
(b) This Agreerient will automatically,renew for four(4)additional Cve(5),year term(s)(each five
(5) year term shall be defined as an "R);tenslon Term"), upon the same.terms and conditions unless Tenant
notifies Landlord in writing of Tenant's intention not to renew this Agreement at least sixty (60)'days prior to
the expiration of the.existing Initial Term or then-existing Extension Term.
(e) Unless '(i) Landlord or Tenant notifies the other in writing of its intention to terminate this
Agreement at least six(6),months prior to the'expiration of the.;final Extension Perm, or (ii) the Agreement is
terrninated.as otherwise permitted by this Agreement prior to the end of the filial Extension'f erm, then upon the
expiration of the final Extension Term this Agreement shall continue in force upon the,sante covenants, terms
and conditions-f6r�a further term of one(1)year,and for annual terms thereafter(each an"Annual'Merin")witil
terminated by either party by giving to the other written notice of its intention to so terminate at least six (6)
months prior to the end of any such Annual Term. Monthly rental during such annual terms shall be equal to
103%,of the Rent paid for the last month of the final Extension Term. If Tenant remains in possession.of the
Premises after the termination of this Agreement then Tenant will be deemed.to Ueoccupying the Pmmises-on a
month-to-month basis (the "Ifoldover Term"), subject to tile. terms .and conditions of this Agreement.
Notwithstanding the,foTegoing,40
rties are negotiating a new lease in good faith, lease`extension,
previous year; provided, however, that if the pa
lease amendment or any other agreement regarding lease terms, then Rent for the Haldovc��"
(d) The, Initial Term, any, Extension Terms, any, Annual Terms and the Holdover Term are,
collectively referred,to as the Term(the"Term").
4. RENT.
(a) Commencing on receipt of all Governmental Approvals, including the building permit i'or
Tenant's installation or Landlord's,completion,of the Tower, whichever is,later (the "Rent Commenc:ime t
Date"),, Tenant will pay' Landlord'•on .or before.the fifth (5''') day of each calendar month
at Elite Towers, LP, Great Valley
Parlcway, 'uite 333,Malvern, PA 193 55. In-any partial iiionth occurring atter.the Rent Cotmnencetnent Date.
Rent will 6e prorated. The initial Rent payrrtent,wil#.be forwarded by Tenant to Landlord,within forty-five(45)
days after.the Rent Com'mencemeilt Date.
(b) Qn the first annual anniversary of the Rent Commencement Date, atnd on each curia-ly
anniversary date thereafter, including,throughout.any Extension Terms exercised or Annual Terms, the yearly
r the Rent paid during'the previous year.
(o) All charges payable under this Agreement such as utilities and taxes.shall be billed by Landlord
within eighteen(#8)months ti om eheend of the calendar year in which the charges were incurred. The foregoing
shall not apply Co monthly Rent.whioll is clue and payable without a requirement that if be billed by Landlot,d,
The provisions of this subsection shall survive the termination or expiration of this Agreement.
(d) Within thirty (30) days of Tenant's receiptof a building permit or Landlord',s completion
of the.
Tower, whichever is later, Tenant shall pay Landlo OW
location.
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(i)shall be limited to bodily injury,property damage or personal and advertising injury
caused, in whole or in part,by Tenant,its employees,agents or independent contractors;
(ii)shall not exterid to claims for punitive or exemplary.daniages arising out of the acts
or omissions of Landlord, its employees, agents or independent contractors or where such
coverage is prohibited by law or to claims arising out of the gross negligence of Landlord, its
employees,agents or independent contractors;and.
(iii)shall not exceed Tenant's indemnification obligation under this Agreement, if any.
(b) Notwithstanding,the foregoing,'T'enant shall have the right to self4risure the coverages required
in subsection (a). In the event Tenant elects to self-insure its obligation to include Landlord as an additional
insured;the following provisions shall apply(in addition to those set forth in subsection(a);
(i)Landlord shall promptly and no later than thirty(30)days after notice thereof provide
Tenant with written notice of any claim,demand, lawsuit,or the like for which it seeks coverage
pursuant to this Section and provide Tenant with copies of any:demands; notices, summonses,
or legal papers received in connection with such-clairn,demand, lawsuit,or the like;
(ii) Landlord shall not settle any such claire, demand, lawsuit, or the like without the
prior written consent of Tenant,which consent shall not be unreasonably withheld,conditioned
or delayed and a response must be relayed within ten(10)days of Landlord's request;and
(iii).Landlord shrill reasonably cooperat4 with. Tenant in the defense of the claim,
demand, lawsuit,or the"like at Tenant's sole cost and expense:
S. INTERFERENCE,
(a) Prior to or concurrent with the execution of this Agreement•,.Landlord has provided,or will
provide Tenant with a list of radio frequency user(s) and frequencies used on the Property as of the Effective
Date. Tenant warrants that its use of the Premises will not interfere with those existing radio frequency uses.on
the Property, as long as those existing radio "frequency users) operate and continue to operate;within their
respective frequencies and in accordance with all applicable laws and.regulations.
(b) Landlord will not grant, after the date of this Agreement, a lease, license or any other right to
any third party,if the.exercise of such grant may in any way adversely affeet.or interfere with the Communication
Facility,the.operations of Tenant or the rights of Tenant under this.Agreemont.
(c) Landlord will not,nor will Landlord pert-nit its employees,tenants, licensees, invitees,agents or
independent contractors to interfere in-any way with the Communication Facility,the operations of Tenant or the
rights of Tenant under this Agreement. Landlord will make commercially reasonable efforts to cause such
interference to cease within forty eight(48)hours after receipt of notice of interfefence=from Tenant. In the event
any such interference does not cease within the aforementioned cure period, Landlord shall cease all operations
which are"suspected of causing, interference (except for intermittent testing to determine the cause:of such
interference)until the interference has been corrected.
(d) For the,purposes of this Agreement,"interference"inay include,but is not limited to,any use on
the Site or Property that causes electronic.or physical obstruction with, or degradation of,the communications
signals from the Communication Facility.
(ey Landlord will confer with Tenant; tenant(s) and/or licensee(s) to determine proper,antenna
separation so as to avoid and/or eliminate any interference with their respective operations.
(I) In the event the Communication'Faeil ity interferes with existing radio frequency users operating
within their respective frequencies and in accordance with all applicable laws and regulations, Tenant will
endeavor to cause such.interference to cease within forty-eight(48) hours after receipt of notice of interference
from- Landlord. If such interference cannot be cured within such forty-eight (48) period, Tenant shall cease
operations(except for intermittent testing to determine the cause,of such interference)until the interference has
been corrected.
f g) RF EMISSIONS.
(i) Tenant shall,at its sole cost and expense,prepare and deliver to Landlord or cause to,be
prepared and delivered to Landlord,an evaluation of its and only its radio frequency energy emissions from the
Site as,required by the Federal Communications Commission,taking into consideration the addition of Tenant's
proposed radio.communication equipment {the "Proposed Equipment"). Tenant shall only be obligated to
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10b(iv)executed by Landlord and Owner. Landlord shall deliver to Licensee an itemized invoice-in connection
with such charges,which invoice shall contain the hours and billable rates for the work performed and described
therein, Tenant sliall reimburse Landlord up to the One Thousand D'ollars,($I000.00)amount within 45 days of
its receipt of-the invoice. Landlord shall not be deemed to, be in default of this Agreement if, despite its
commercially reasonable efforts, it is unable to provide a subordination, non-disturbance and attornment
agreement for Tenant.
11. 1rNWRONNIENTAL.
(a) Landlord represents and warrants that,except as may be identified in lExhibit.11 attached to this
Agreement, (i)the Site,as of the date of this Agreement, is free of hazardous substances, and(ii)to the best of
Landlord's knowledge the Site has never been subject to any contamination or hazardous conditions resulting in
any environmental investigation, inquiry or remediation. Landlord and Tenant agree that,each will be
responsible for compliance with any and all applicable governmental laws, rules, statutes, regulations; codes;
ordinances; or principles of'common law regulating or imposing standards of liability or standards of conduct
with regard to protection of the environment or worker health and safety,as may now or at any time hereafter be
in,effect,to the extent such apply to that party's activity conducted in or on the Property.
(b) Landlord,and Tenant agree to hold harmless and indemnify the other from, and to assume all
duties; responsibilities, and liabilities at the sole cost and expense,-of the indemnifying party 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 (`'Claims") to the extenf arising from that
party's breach of its obligations or representations under Section I I(a). Landlord agrees to hold harmless and
indemnify Tenant Cram, and to assume all duties, responsibilities and liabilities.at the sole cost and expense of
Landlord for; payment of penalties, sanctions, forfeitures, losses, costs or damages; and for responding to any
Claims,to the extent arising from subsurface or,other contamination of the Site with hazardous substances prior
to the Effective Date ofthis Agreement,unless Tenant exacerbates-or otherwise worsens such defect orcondition,
in which case Tenant shall be liable for curing such defect or condition at Tenant's sole cost and expense,, to the
extent Tenant exacerbates'or otherwise worsens.such defect or condition,excepting any hazardous contamination
caused by the acts or omission of Landlord during the Tenn, Tenant agrees to hold harmless-and indemnify
Landlord from,and to assume all duties,responsibilities and liabilities at the-sole cost and expense of Tenant for,
payment of penalties, sanctions, forfeitures, losses, costs or damages, and for responding to any Claims, to the
extent arising from hazardous substances brought'onto the Property by Tenant.
(c) The indemnifications of this Section I l specifically include reasonable costs,expenses and fees
incurred in connection with any investigation of Property conditions or any clean-up, remediation, removal or
restoration work,required by any governmental authority. The provisions of this Section 1 I will survive the
expiration or termination of this Agreement.
(d) In the event Tenant becomes aware of any hazardous substances on the Property, or any
environmental,health or safety condition ormatter relating;to the Property that,in Tenant's sole determination,
renders the condition of the Premises or Property unsuitable for Tenant's use,or if Tenant believes that the leasing
or continued leasing of the Premises would expose Tenant to undue riskss of liability to a government agency or
third-party liability,Tenant will have the right, in addition.to any other rights it may have at law or in equity. to.
terminate this-Agreement upon written notice to Landlord. Notwithstanding the foregoing, upon discovery of
such hazardous condition affecting Tenant's Permitted Use,Tenant shall promptly provide Landlord with-written
notice ofsuch hazardous condition,and Owner, in its sole discretion,may then choose to promptly remediate the
hazardous condition, in which event Tenant shall not have the right to terminate this Agreement. In the event
Owner decides not to remediate the hazardous condition on the Property, then Tenant shall have the right to
terminate this Agreement.
12. ACCESS. At all times throughout the Term of this Agreement, and at no additional charge to Tenant,
Tenant and its employees,agents,and subcontractors;will have twenty-Four(24)hour per-day,seven(7)day per
week pedestrian and,vehicular access ("Access") to and over the Property, from an open and improved public
road to the Premises, for the installation, maintenance and operation of the Communication Facility and any
utilities serving the Premises, As may be described more fully in Exhibit 1, Landlord grants to Tenant an
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reasonable determination, Landlord agrees to allow Tenant the right to bring in a temporary source of power for
the duration of the interruption,Landlord will,not be responsible for interference with,interruption of or failure,
beyond tho�rcasonable control of Landlord,of such services to be furnished or supplied.by Landlord.
(c) Landlord hereby grants to any company providing utility,or similar services, including electric
power and telecommunications,to Tenant a right of way over the,Property,from an open and improved public
road to the Premises, and upon the Tremises,for,the, purpose of constructing, operating and maintaining such
lines, Wires; circuits, and conduits, ;associated equipment, cabinets and such appurtenances thereto. as such
companies may from time to time require in order to provide such services to the Premises, Upon Tenant's or
the service company's request,.Land]ord will executea separate right of way agreement evidencing this grant,at
no cost to Tenant or Landlord or the service company. Such right of way shall also be,located at a mutually
agreeable location to the Owner, Landlord and'Tenant,-
15. DEFAULT AND RIGHT TO CURE.
(a) The following will be deemed a default by Tenant and a breach of this Agreement: (i) non-
payment of Rent if such Rent remains unpaid for.more than thirty(30) days alter written notice from Landlord
of such failure,to pay; or(ii)Tenant's-failure to perforin any other term or condition under this Agreement within
thirty (30) days after written notice from Landlord specifying the failure. No such failure, however, will be
deemed to exist if Tenant has;con}menced to cure such,defaultwiihin such period and provided evidence is given
to Landlord that such efforts are being,prosecuted.to completion with reasonable diligence. Delay in curing a
default will be excused if due to causes beyond the reasonable control of Tenant. If Tenant remains in default
beyond any applicable cure period, Landlord will have the right to exercise.any-and all rights and remedies
available to it under this Agreement and at law and equity.
(b) 'rho following will be- deemed,a default by Landlord 'and a breach of this Agreement: (i)
Landlord's failure to provide Access to the Premises as required by Section. 12 of this Agreement,within forty-
eight (48) hours after written notice of such failure; (ii) Landlord's failure to cure.an interference problem as
required by Section 8 of this.Agreement within twenty-four(24 hours after written notice of such,failure; or
(iii) LandlOrd's failure to perforin any term; condition, or breach of any, warranty or covenant under this
Agreement witbin'thirty(ail)days of written notice from Tenant specifying the failure.'No such failure,however,
will be deemed to.exist if Landlord has commenced to cure the default within such period and provided such
efforts are prosecuted to completion with reasonable diligence. Delay in curing a default will be excused if flue
to causes beyond the reasonable control of Landlord. If Landlord,remains in default beyond any applicable cure
period,Tenant will have: the right to exercise any and all other rights available-to it under this Agreement and
at law and equity.
(c) Except as otherwise provided in this Agreement, all covenants and agreements to be kept or
performed by Tenant under tbeterms of this Agreement will be,perfornned by each party at such party's sole cost
and expense.
16. ASSIGNMENUSUBLEASL. Tenant will have the right to assign, sel For transfer its interest-under
this Agreement without the approval or cousent.of Landlord,to Tenant's Aftiliate,or to any entity which acquires
all or substantially all of the Tenant's assets in the market defined by the Federal Communications Commission
in which the Property is located by reason of a merger,_acquisition, or other business reorganization. Upon
notification to Landlord of such assignment, transfer or sale, Tenant will be relieved of all future performance,
liabilities and obligations Linder this Agreement. Tenant may not otherwise•assign this Agreement without
I.,andlord's consent, Landlord's consent not to be unreasonably withheld, conditioned or, delayed. Tenant may
not sublease this Agreement without Landlord's consent, which consent-may be withheld in Landlord's sole
discretion.
(b) Landlord may assign this Agreement provided said assignee will assume, recognize and also
become responsible to Tenant for the performance of all of the terms and.conditions t0'be performed by such
party under this Agreement.
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Lease, Landlord agrees to permit Tenant to place temporary transmission'and reception facilities on the Site,at
a iriutaally agreeable location, if possible, but only until such time as Tenant is able to activate a replacement
transmission facility at another location; notwithstanding the termination of the Agreement; such temporary
facilities will be governed by all of the terms and conditions-of this Agreement, including Rent.Notwithstanding
anything to the contrary herein, in the event of a casualty Landlord shall not be required to rebuild,or restore,the
Site or the Premises if it so chooses in its sole and absolute.-If Landlord undertakes to rebuild or-restore the
Pretniscs Landlord agrees to permiffenant to place temporary transmission and reception facilities on the Site
subject to all the terms and conditions of this Agreement,including Rent,until the reconst►lrel'rQn of the Premises
and/or the Communicatioo Facility is completed. If Landlord determines not to rebuild or restore the Property,
Landlord will 'notify Teirant of such determination within sixty (60) days after the casualty or other harm. If.
Landlord, provides written notice to Tenant of its intent to rebuild or restore,then Landlord will promptly rebuild
or restore any portion of,the Property interfering with,or required for'renant's Permitted Use of the,Prernises;to
substantially the same condition as existed before the casualty or other harm. Landlord.agrees that the Rent shall.
be abated until'the Property and/or the Site'are rebuilt or'restored, unless Tenant places temporary transmission
and reception facilities on the Property in which case such temporary facilities will be governed by all of the,
terms and conditions of this Agreement, including Rent. The parties acknowledge that Landlord will be
responsible for rebuilding and/or restoring the Site and Tenant shall be rebuilding or restoring the Communication
Facility within the Premises.
20. WAIVER OF LANDLORD'S LIENS. Landlord waives any and all lien rights it may have;statutory or
otherwise,concerning the Communication I~acility'or any portion thereof. The Communication facility shall be
deemed personal property for purposes of this Agreement, regardless of whether any portion is deemed real or
personal property under applicable IaNv; Landlord consents to Tenant's right to remove all or any portion of the
Communication Facility'from time to time in Tenant's sole discretion and without Landlord's consent; however
Tenant's.obligation to pay Rent shall continue in accordance with the terms of this Agreement,
21. TAXE&
(a) Landlord shall bexesponsible for timely payment of all taxes and assessments levied upon the lands,
improvements and other property of Landlord, including any such taxes that may be calculated by the taxing
authority using any rriethod, including the income method. Tenant shall be responsible for any taxes and
assessments attributable to and levied upon Tenant's leasehold improvements on the Premises if and as set forth
in this Section 2 1.. Nothing herein shall require Tenant to pay any inheritance,franchise,income,payroll,excise,
privilege,rent,-capital stock,stamp,documentary,,estate or profit tax,or any tax of similar,nature,that is or may
be imposed upon Landlord.
(b) In the event Landlord receives a notice of assessment with respect towhich taxes or assessments-'are
imposed on Tenant's leasehold improvements on the Premises, Landlord shall provide Tenant with copies of
each such notice promptly upon receipt,but in no event later than sixty(60)days after the date of such notice of
assessment or thirty(30)days prior to the period within which penalties may be assessed or appeal rights would
expire. If Landlord does not provide such notice or notices to Tenant within such time period,Tenant shall not
be responsible,for payment of the tax or assessment set forth in the notice,and Landlord'shall not have the right
to reimbursement of such amount from Tenant unless it pays such amount and requests reimbursement therefor.
if Landlord provides a noticeof assessmentto Tenant and requests reimbursement from Tenant as set forth below,
then Tenant shall reimburse Landlord for the tax or assessments identified ,on the notice of assessment on
Tenant's leasehold improvements, which has been paid by Landlord. If Landlord seeks reimbursement from,
"Tenant, Landlord shall, no later than sixty(60)days a#ter Landlord's payment of the taxes or assessments for
the assessed tax year,provide Tenant with written notice including evidence that Landlord has timely paid same,
and Landlord shall provide to Tenant any other documentation reasonably requested by Tenant to allow Tenant
to evaluate the payment and to reimburse Landlord.
(c) For any tax amount for which "Tenant is responsible under this Agreement,"Tenant shall have the
right to contest, in good faith, the validity or the amount thereof using such administrative, appellateor other
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(b) Landlord agrees not to sell, lease or use any areas of the Site or Property for the installation,
operation or maintenance, of other wireless, communications facilities if such installation,, operation or
maintenance would interfere with Tenant's Permitted Use or communications equipment.
23. Intentionally Omitted.
24. MISCELLANEOUS.
(a) Amendment/Waiver.This Agreement cannot be amended, modified or revised unless done in
writing and signed by Landlord and Tenant. No provision may be,waived except in a writing signed by bath
parties. The failure by a party to enforce any provision of this Agreement or to require performance by the other
party,will not.be construed to be a waiver, or in any way affect the right of either party to enforce such provision
thereafter.
(b) Memorandum/Shortform Lease. Contemporaneously with the execution,of this Agreement,
the parties will execute.a recordable Memorandum or Short Form of'Lease substantially in the form attached as
Exhibit 24b. Either party may record this Memorandum or Short Form Lease at any time during the`Perm, in
its absolute discretion. Thereafter duringthe Term of this Agreement,either party will,at any tune upon fifteen
(1 S)business days'prior written notice frorn the other,execute,acknowledge and del iver to the other a recordable
Memorandum or Short Form of Lease.
(c) Limitation and Liability.Except for the indemnity obligations set forth-in this Agreement,and
otherwise notwithstanding anything to_the contrary in this Agreement, Tenant and Landlord each waives any
claims that each may have against the other with respect to consequential,incidental or'speeiai damages,however
caused, based on any theory of liability.
(d) Compliance with Law. Tenant agrees to comply with all federal, state and local laws; orders,
rules and regulations ("Laws") applicable to Tenant's use of the. Communication Facility,on the Property.
Landlord agrees to comply with all Lawsrelating to Landlord's ownership and use.of the Property and any
improvements•on the Property.
(e) Bind and benefit. The terms and conditions contained in this Agreement will run with the
Property and bind and inure: to the benefit of the patties, their respective heirs, executors, administrators,
successors and assigns.
(f) Entire Agreement. This Agreement and the exhibits attached hereto, all being a part hereof,
constitute the entire agreement of the parties hereto, and will supersede all prior offers, negotiations,and
agreements with respect,to the subject matter of this Agreement. Exhibits are numbered to correspond to the
Section wherein`they are first referenced. Except as otherwise stated in this Agreement,each party shall bear its
own fees and expenses (including the fees and expenses of its agents, brokers, representatives, attorneys, and
accountants) incurred in connection with the negotiation,drafting,execution and performance.of this Agreement
and the transactions it contemplates,
(g) Governing Law.This Agreement will be governed by the laws ofthe state in which the Premises
are located; without regard to conflictsrof law.
(h) Interpretation. Unless otherwise specified, the following rules- of construction and
interpretation apply: (i) captions are for convenience and reference only and in no way define or limit the
construction of the terms and conditions hereof; (ii) use of the term "including" will be interpreted to,mean
"including but not limited td; (iii) whenever a parry's consent is required under this Agreement, except,as
otherwise stated in this Agreement or as same may be duplicative, such consent will, not be, unreasonably
withheld, conditioned or delayed; (iv) exhibits•are an integral part of this Agreement and are incorporated by
reference into this, Agreement; (v) use of the terms "termination" or "expiration"' are. interchangeable; (vi)
reference to a default will tale into consideration any applicable notice,grace and cure periods;(vii)to the extent
there is any issue with respect to any alleged, perceived or actual ambiguity in this Agreement, the ambiguity
shall not be resolved on the basis of who drafted the Agreement; (viii) the singular use of words includes the
plural where appropriate and(ix)if any provision of this Agreement is held invalid, illegal or unenforceable,the
remaining provisions of this Agreement shall remain in full force if the overall purpose of the Agreement is not
rendered impossible and the original purpose, intent or consideration is not materially impaired.
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IN WITNESS WHEREOF, the parties have caused this Agreement to be effective-as of the last date
written below.
"LANDLORD"
Elite Towers, LP.,
a Pennsylvania limited partnership
By:C ET,LLC, its general partner
By: : . yLf�
Print Name: T nya Negron+�
Its: Mana in MeP20
er
Date: It 7
°TENANT"
New Cingular Wireless FCS,LLC,
a Delaware limited liability company
By: AT&T Mobility Corporation
Its:. Manager
By:
Print Name:Robert A. Manzo
Itsr Director-Construction and Engineering
Date: A t J-1J
[ACKNOWLEDGMENTS APPEAR ON THE NEXT PAGE]
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EXHIBIT t
DESCRIPTION OF PREMISES
Page'_____.of
to the Sublease Agreement dated , 2017, by and between Elite To-vvers, LP, a
Pennsylvania limited partnership, as Landlord, and New Cingular Wireless PCS, LLC, a Delaware limited
liability company,as.Tenant.
The Property is legally described as follows:
The Premises are described and/or depicted as follows:
RK
�`OlC9:
1. THIS EXI[ALIT MAY BE REPLACED BY A LANDSURVEY ANDIOR CONSTRUCTION DRAWINGS OF THE PREMISES ONCE
REC21WI)BY'TENANT
2. ANY SETBACK OP THF PRFMISES FROM THE PROPERTY'S BOUNDARIES SHALL.Lift THE DISTANCE REQUIRED 13Y THE
APPLICABLE GOVERNMENTAL.AUTHORITIES.
3, WIDTH OF ACCESS ROAD SHALL BE THI-.,WIDTH REQUIRED BY THE APPLICABLY GOVERNMENTAL AUT14ORITIES,
INCLUDING POLICF AND FIRE DEPARTMENTS.
4. THE TYPE., NUMBER AND MOUNTING POSITIONS AND LOCATIONS OF AN'rENNAS AND TRANSMISSION LINES ARE
ILLUSTRATIVE ONLY.AC'I3JAL TYPIS,NUMBERS AND MOUNTING POSITIONS MAY VARY FROM WHAT IS SHOWN ABOVL�
UTILITY LEGEND
T TELCO pEMARC: PROPOSED LE55EE TELCO QAM AND EQi1IP11E@IT LOCATED IN COMPOUND AREA.
(SERVICE TO BE CONFIRMED BY UTILITY PROVIDED
ELFCTRIC-PEMARC: PROP08Eb'LE68EIF METER 1 CIRCUIT PANEL(200A/I-PHA5E/240V SERVICE)LOCATED IN COMPOUND,
AREA,'(6ERVICE TO BE CONFIRMED 13Y UTILITY PROVIDER AND ELECTRICAL.ENGINEER)
G,r GROUNDING DEMARC:PROPOSED LE55EE GROU0 ROPM AN2 CROUNDINls RING TO BE INSTALLED AROUND LE55EE
EQUIPMENT AREA.
BACK UP GENERATOR: PROPOSE?LESSEE OiEFAM LOCATED INSIDE EQUIPMENT AREA.
(SERVICE TO 5E CONFIRMED BY UTILITY PROVIDER)
0 -o o
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19
1
d fI.,-1E5I6,1IA7I'=Li
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PROP.LtBBEEtM, -_ \ — — — — — — — — — —
mpCIE M TO
CONCEALMENT,
MONOPOLE. ' PROP,LE55EE
I !�E.»I��;=iE:€� . • � . � r-�';t` `I l6JAE1�xRCriQ�ID
FSR 1;U uP,2 I I. „I`�M � TELCO d ELECTRICAL
PROP,LESSEE ; -
I SERVICE
EQUIRSW AREA f 25
SQ,FT)(SEE: I/LE-3) PROP.VERIZON TELCO
CABINET'fTELCO TO 15E
PROP.PAD PROVIDED TO LESSEE)
MOUNTED
TRANSFORMER(BY _
OTHERS)
0-- —I j 0 c
t v
UTILITY LAYOUT PLAN I'' .` s 1C; '1
SCALE:3132"= 1'-0" SCAM 3132".14'
NORTH
NOTE. LEASE EXHBIT6 ARE A CONCEPTUAL PRESENTATION FOR LEASING PURPOSES ONLY AND ARE NOT FOR CON-91RUCTION
CLIENT � RECOR!?OF REV1slmN FROJEG7 N0,LI-311 DWG-NO:
NO, DATE 1?ESCRtPT418 )NIT_
=: Za" ail nt at&t _T 9%Iiil PREtIMINART _ Min FROJEcrLI-3'11 _
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764 PALISADE AVE,,AVT,,2F xu-6=w-amT Is Two PEsr-,rro-EmY, C 413111 F ASEP AS PER CAhI w MJM `05yy5�MAIN TAD
TEANBC:IC,NJ Q7GGG
AND CO?TR 6nT SALIChT kH7TLLCT6 —' M u!-_ MAI 1 ITI 111 tIJ7i
lLO aD VQR THE CUCLWYM WE 6Y THE ._.. _�_
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wl OUT EY.PREJG LLR�TT[N CICNOENT Cf -- — '-'— - "-�-"" DWG,TITLE
tV1VW.SF1I1Cn It1S50C18TlrS.CClnl THp d4GH�1�CT 16 5T%GTL7 PKCN,RiTEP.
PROP.VERIZON
EQUIPM"ENT AREA 4
SMALL ACCE55ORY 1 50'-0"i OVERALL
EQUIPMENT
—
PROP,120'
CONCEALMENT I
MONOPOLE{T3Y
OTHERS) _,- _ _ _ _ PROP.FIRE
DEPARTMENT
CABINET
u 1,141-
PROP. LESSEE IC
BRIE 9t1PPORTEG
j ' __-__-______ _.. ."...-- _ __- __ _► ON CONCRETE SLAB
I PROP.LE56EE
� E
MlfI BAIT AREA.
;'fir":i^� I �- _ � � (250'SQ.PTY
('S'EE, 11LIE-5)
PROP,FENCED.
'
PROP:LE5$EE
FOLIND.AREA
(BY OTHERS) I
(200 SQ.FT.) I ' !— I �'�Izl"�IC�II-
mmCE
y PROP,vERIZON
PROP.CONCRETE I - TELCO CABINET
BOLLARDS(BY
OTHERS)(TTP.OP 4)
t f
v /� �� 1 ° ° PROP.ELECTRIC'
I- 1 METER BANK
PROP,V-0" WIDE ACCIEW GATE(W
(BY OTHERS) -`"
EYWINIG ACCE55 ROAD
I ,
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COMPOUNDLAYOUT ° 1'z' w ;''
1 SCALE:3/32"`-1'-0" S�F.31�_0--~ "(_ NORTH
NOTE: LEASE EXH15IT6 ARE A CONCEPTUAL PRESENTATION FOR LEASING PURP05E6 ONLY AND ARE NOT FOR CONSTRUCTION
�y ct 1sNT, RecolaD of REvlsrava PROJECT No,LI-311
'i , h0_ DATE_DE5CRIPTL(iL INIT.
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7far1 PALISAI7 f»AVT--,.,ZP T,ns PCQ11reir M 7140 PaSrW4.P'ROKRTY, G 413111 REVfSED A5 PER 0"ENT MJM, '1055 MAIN
ROAD
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PROP.CONCEALMENT PROP,LESSEE
MONOPOLE 3TRi1CTURAL r'� F 5 MOUNTED INSIDE PROP.4E55EE
(EKY OTHERS) rmismg IN mml
r -
r (SEE,2/LE-0)
PROP 120'CGNCRA M L
OP=(BY OTHERS) ~�=�----'''r PROP.POLE CA1556N
r t FOUNDATION(BY OTHERS)
ti
ANTENNA LAYOUT.PLAN 2' V 4' W
SCALE: 114"=P-0" SCAIX-:,..11+
a" 1`-W NORTH
PROP.MONOPOLE -1ST ANTENNA SECTOR RAP
CONCEALMENT 14 CENTER : 105'-0" '
WREgum(TYP) -- -2ND"ANTENNA SECTOR RAD ,
CENTER = W-0"
PROP.LESSEE?WIAf1f<
MOUNTED INSIDE PROP,
LESSEE AOR IN-
C&IO W-q MSI `-
(TYP.OF I PER SECTOR,
PER RAD.CENTER:W ."
ANTENNA(B)TOTAL)
PROP.CONCEALMENT
MONOPOLE °vTIRUI✓Tti14L C
PROR ANTENNA t=M
Pmt{6)
ANTENNA CANISTER ELEVATION
SCALE: 114"=I'-(N SCAU IA"- �- --'
NOTE- LEASE EXHIBITS ARE A CONCEPTUAL PRESENTATION FOR LEA5IN6 PURPOSES ONLY AND ARE NOT FOR CON�FRUCTION
CLIENTt RECORD O"(FvV151GN5 PROJECT NO.LI-311 DW(s NOr
° 1 ¢{ NO. DATE-]DESCRIPTION fNIT
'.•- �+, anent �? ��LX4 A:310'/lliP�LfhItNARY _ >K>C{ FROJECT, LI-371 w
,. ARCWTECT,%LIC d M5/11 REVISED AS PER C.CMM�IT MJM' SITE ADDRESS
764 PALISADE AVE.,2 Tv.s==ti IFN i8 Tom'.VM/04.PRWfgrY, C win REVISED As PERT-"ENT MJM 106D MAIN F40AP
-6
TEANECK,Nd 07666 4.N0 Q7P111 GHT O'SAui:mr s.n^N,tEGfs, MATTI I LNr14 NY IIS52
LAN'
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EXHIBIT I1 �
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ENVIRONME MAL DISCLOSURE'
To the best of Landlord'&.knowledge the Propet#,as of the date of this Agreement,is free of hazardous
substances except as follows:
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1.NOME.
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NV OpIILir SlNcleve Lease
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April 1, 2017
. I
Building Staff I Security Staff
7055 Main Road
Mattituck, NY, 11952
Re: Authorized Access granted to AT&T
i
Dear Building.and Security Staff,
I
Please be advised that we have signed a lease with AT&T permitting AT&T to uzstall,
operate and maintain telecommunications equipment at the property. The terms o the
lease grant AT&T and, its representatives, employees, agents and subcontra tors
("representatives") 24 hour per day, 7 day per week access to the leased area.
t
To avoid impact on telephone service during the day, AT&T representatives. ma I be
seeking access to the property outside of normal business hours. AT&T representatves
have been instrticted to keep noise levels at a minimum during their-visit.
Please rant the bearer of a co of this letter access to property an tot le I d
g copy the P P Y d he ase
area. Thank you for your assistance.J j
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LAA M
Landlord ignature
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MEMORANDUM OF LEASE
Prepared by:
Victoria BrennalL
5550 Merrick Roast,,
Saaile 302,Mdssapauua,NY 11758
Return to:
New Cingular Wireless,PCS,LLC
Attn: Network Real Estate Administration,
Re: Cell Site,9:LI-371; Cell SitO Name: Lnurel Ntoue-E[RcTowes
Fixed Asset No.: 14209070
575 Morosgo Drive
Atlanta;GA 30324
Cell Site No:. LI-371
Cell,Site,Name: Laurel Stone-Elite Towers
Fixed Asset Number: 14209070
State: New Ybrlc
County: Suffolk
MEMORANDUM
OF
LEASE
This Memorandum of Lease is entered into on this day of , ',).0_, by and between
Elite Towers,LP,a Pennsylvania limited'partnership,having a mailing address of S Great Valley Parkway; Suite
333, Malvern,. PA 19355 (hereinafter' referred to-as "Landlord") and New Cingular Wireless PCS, LLC:, a
Delaivare limited liability company, having,a mailing,address of, Suite 13-F West Tower, 573 Morosgo Drive,
Atlanta GA 30004(hereinafter referred-to as"Fenant").
1. Landlord and`tenant entered into a certain SubL'ease Agreement("Agreement',') on the day
of 20 , for the purpose of installing, operating and maifitaiiiing a
communications facility and other improvements. All of the foregoing,is set forth in the Agreement.
2, The initial lease term will be five(5)years commencing on the Frfective Date of the Agreement with
foui-(4)four successive five(5)year options to renew. ,
3, The portion ofthe land being leased to Tenant and,associated easements are described in Exhibit I
annexed hereto.
4, This Memorandum of SubLease is not intended to amend or modify, and shall not be deemed or
construed as amending or modifying,any of the terms,,cond itions or provisions of the Agreement,all
of which are hereby ratified and affirmed. In the event of a conflict-between the provisions of this
Memorandurn.of Lease and the provisions of the Agreement, th4 provisions of the Agreemeni shall
control. The Agreement shall be binding-upon and inure to the benefit of the= parties and, their
respective heirs,successors,and assigns,subject to the provisions of the Agreement.
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TENANT ACKNOWLEDGMENT
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State of
ss..
County of , )
On the_� day of in the year 20 i t before me,the undersigned, personally appeared
A h JU04::2 A personally known to me or proved to me on the basis of satisfactory evidence to be
tl ndivid"ual(s) whose name(s) is (are) subscribed to the within instrument.and acknowledged to sine that
he he/they executed the same in his/leer/their capacity(ies), and that by Itis/leer/their'sigrtatttre(s) 'on the
instrument,the individual(s),or the person upon behalf of which the individual(s)acted,executed the instrument,
,b f 1S}�yti'sSltl;(ltlljOfjs i
N ay'Pttblie -E,L
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Printed Name.,
My Commission Expires: '.
�rtrrtPill{54114``4, �
LANDLORD ACKNOWLEDGMENT i
CII
State of �
}ss..
County of
I
Or the day of in the year before me,the undersigned, personally apI'�cared
V\ �� , personally known to me or proved to me on the basis•of satisfactoryevidence,to be
the ingivr` ual( whose name(s) is (are) subscribed to the within instrument and acknowledged to, n,e that
he/she/they executed the same in his/her/their capacity(ies), and that by his/her/their signature(s) on the
i stru4 7et�metal(s),or the person upon behalf of which the individuals)acted,executed the instrument.
Notary public V� aRIAEBRENNAN
NotWPubtM90f NGWYorit i
Printed Name: 1 �,�na NO CNR0o�622
QuallifledInIN9MC0110ty
My Commission Expires: vb Cummiss IOREMIMAAI 116-20
i
0 5 `�,yk W jy�Y� t ,, +.ry r•
\ AREA(5)DESIGNATED
FOR FUTURE-CARRIER51, � KEY MAP
\� PROP,PENCED C2+ I�CJ�
1 SCALE:NTS
NORTH
AMA(BY 6THER (2�500
PROF.120'CONdEALMENT MONOPOLE
f13Y'OTNER51(8IE:: I-2/LE-6?
r` PROP.VERIZON EQUIPMENT AREA
w 3 SMALL ACCE55ORY EQUIFMENT
PROP,LE68EF-
.~�'`�•-�='~ ,� •� QUIt9hiFslt A�,4 f250
SQ:PT)!SEES U!-P75)
EXISTING I a 2
STORY BUILI�ING
[ t
t ��+ l•
5!GNA6E
% t '
EX;STINCx I STORY`—/
�4yt
SHEJ I r \ N-' � ;� 116p,
EXI5TING PROPERTY LINE
EXISTING ACCE55 ROAED.
A
SITE PLAN 60, ,,p 60, ,,a '
50'� SCALL•.I"=601-8
N016,
NOTE: LEASE EXHIBITS ARE A CONCEPTUAL PRESENTATION FOR LEASING PURP05ES�ONLY AND ARE NOT FOR CONSTRUCTION
SlaARCHITECM=
CLIENT: ncoRD c�nvisfms� MOJ)_CT NO,Salient -aw ADATE f-MIMINARWr IMT. PROJECT---N 3/m9J17 PRELIMINARY MJM Ll-3ll�'�+r 6 3n8/I�D`A5 FER W'NEWS MJM SITE ADVIRESS, LE-1 76 PA[JSA, AV)r.,ar iws , , , 2EVf6ED AS PERCCMMENT MJM 1055 MAIN RDADCEANI�CK,N 107fi60 LL� 46�FOR T�gxcL461vo usu EY rH1 {
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TOP OF PROP.FIRE DEPARTMENT WHIP ANT.
132'-m"±AGL _ ---
Ll, g
TOP OF CONCEALMENT MONOPOL.E__. u
X120'-0"±t4CsL, .
TOP OF AT4T ANT I<INA(S) i ro PROP.VEOZON
0
y ANTENNA($)(TYP.)
RAD.CENTER OF AT4T ANTENNAW �� a
'P5 ,a PROP.LESSEE
TOP OF AT 4T ANTIENNA(a) _ I h10Uh1TED INSIDE PROP.
•-- - LESSEE CANISTER IN
9'1.4 ±AGL H C C-9A LENT b2 OPOLE
+!AD-CENTER OF AT4T ANTENNAS) (SEE: I-2/LE-(o
95'-0"!'AGL
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PROP.(2)V,0"WIDI;ACCESS CxATE(S/
(BY OTHERS)(12'-0"OVF-RALL)
PROP.FENCED
AFMA(5Y OTHERS)(2AW PROP,POLE CAISSON
Sa FT.)(SM— IILE-4) FOUNDATION(BY OTHERS)
PROP.PAD MOUNTED PROP.VEIRIZON
TRANSFORMER(BY EQUIPMENT AREA
OTHERS) (BEYOND)
GRADE : " 'PROP.LESSEE
PROP.CONCRETE---------;—;; //-' EQUIEMT AREA(250$Q FJ(SEEz I/LE-5)BOLLARDS(BY % Trr
OTHERS)(TYP.OF 4) j
,
ELEVATION(SOUTH) h� 1,1 ��
1 SCALE:lt'=20'-0" scAl.c:[^=2041
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NOTE: LEASE EXHI5lT6 ARE,A CONCEPTUAL PRESENTATION FOR LEASING PURPOSES ONLY AND ARE NOT,FOR CONSTRUCTION
CLIENT, J RECORD OP REV,SIONS MOJECT NO�,I- 1) 0114.Not
hl p NO.(DATE DEBCRIPTIO{t [NIT. - ----
SdB� rN ll 6 at&t. A 3109111 PREUMfNARY- t J PRwEGTt LIQ �I
ARCHITtwE' AC B3f187�
A1 VISE12 A5 PER C014'3ENT MJM SITE AODRE55t
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1'CANECK.NJQ7GGG Q0CCFYrJd'4T�$AWFNTARCWITECTS
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PROP LESSEE N—ATUS&GA3
GENERATOR SUPPORTED ON
CONCRETE•SLAB
PROP.LESSEE=- CME
PROP, LESSEE ATO SUPPORT PROP.
EQUIFMW AMA LE85EE EQUIPMENT
(250 SGa.FTJ
P.LESSEE
PROP.LESSEE P1CAI TS
(2)DCU )4 20-0"1 OVERALL (STACKED)
(2)ffM( CONCRERT SLAB
OIN
(STACKED)
SUPPORTED
ONUNISTRUT — -- --- --- __ -- ------- — ---
FRAMING ON PROP.WLESSEE
6-0n HIGH V//R Vc
PROP.PIPE
.. OL, 3 ,., Emig PLmt
M.(5L IGS`Q; ;,
MAST{S1 I .; COY � , �,�DI=;T�I?MINIWD��,, • MIN ;4 y-r ,.r.,�.' SUPPORTED ON
Lil' `T1L1?` "7'
1 Ci4 `t; CONCRETE
r� SLAB
PROP.LE55E :
Bbl I _
(STACKED)(4 =i I I • ' -� ,; i` �l PFZOP LESSEE
PER SECTOR, chi I i7 ! TELCO MOX 4
TOTAL OF 12) _,�- EL i!;AL
MOUNTED ON. ;, j : ,; „j 6ERVICE I�ANEL.
UNISTRUT R ,R' — — % = :`_' ;;"'; (SERVICE t0 IBE
FRAMI PROVIDED BY
W-Ou HIGH I I UTILITY)
PROP,PIPE _ L,
MA9Tl51
PROP.LESSEE V-m°
PROP.LESSEE Gft ANTENNA I NIU-) ICE BRIDGE
SUPPORTED.ON MOUNTING SUPPORTED ON
5RACKET ON PROP.PIPE CONCRETE'SLAB
MASTS)
PRORLESSEE
LINDEIaRM-TELco 4
ELECTRICAL SERVICE
1 4�u—u,'—pl
/,Ifl ALE..: c II�On (. -�.,•.":". : -..� ..JI
'h II SCALE.1/A°� =oe NORTH
NOTE: LEASE EXHIBITS ARE A CONCEPTUAL PRMENTATION FOR LEASING PURPOSES ONLY AND ARE NOT FOR CONSTRUCTION
C!IENh RECORrCFR ISICNs _ LI,S'11
. � PROJECT NOf DUd NO,
¢¢ 7� r� Lt3128/rl
DE&CRIpRIfJN [NIT_
C` l«Y U ' � G�&tPRELfMINARY MJM PROJECTf LI�3�II
' ARCHITECRS,LLC �✓.f' REVISED A$PER Cq(METIf M�1 517E ADDSR288s
7G'11'ALISADC AVE..yF' :H(SDSU"GNi 16 ne CCS�Stt FRCi'CgiT; LREVIS�D IBJPER CENT Mme_ -1055 MAfN R{yOAD�g ,�/E��
TFANGCK NJ 07G6G AND LLr-AN)'PCR 1T OF SALfENt.Rp11iE 7149 �I�TTIT 17 k II TJ?
LLD CO rcR 1r F SALIENT RCUITE rs.1':20]•567-00321^,301-567-95SG n1Le,alem�rouFucallcvoa use p� }gi} {yry�tWV�Y.53I1CritMSSOC1iitCS.COri1 1HCNHitiCi�55'.NJG1rON or
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