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LEASE AGREEMENT
.1
THIS AGREEMENT made and entered into this day of , 19—, by and
between the City of Jefferson City, Missouri, a municipal corporation, hereinafter
designated as "Lessor" and Dr. William E. Stricker, hereinafter designated as "Lessee."
1
WITNESSETH
•'U
WHEREAS, the Lessor now owns and operates the Jefferson City Memorial
Airport, located in Jefferson City, Missouri; and
_3 WHEREAS, the Lessee wishes to purchase the airplane hangar upon the
described premises set out below, and r
WHEREAS, the Lessee wishes to occupy the described premises.
NOW, THEREFORE, for and in consideration of premises and mutual
±�1
undertakings, agreements and covenants hereinafter set forth, the parties hereto .
` agree as follows:
4 ^ Y1
ARTICLE I
t. PREMISES AND PRIVILEGES
For and in consideration of the terms, conditions and covenants of this Lease
to be performed by Lessee, all of which Lessee accepts, Lessor hereby leases to Lessee
and Lessee hereby hires and takes from Lessor certain property, together with {
Improvements thereon, if any, (hereinafter called "demised premises"), and certain '
attendant privileges, uses and rights, as hereinafter specifically set out.
A. 12ESCRIPTION OF PREMISES DEMISF12 '
The Premises hereby leased is that certain tract of real estate described as
follows:
„
Part of the northwest quarter of Section 15, Township 44, Range 11, in the
'h County of Callaway, State of Missouri, being more particularly described as follows:
tMt isE
From the northwest corner of said Section 15;thence southerly along the west
line of said Section 15, 1.,783.70 feet; thence deflecting 91°16' to the left, 540.75
feet to the point of beginning of this description; thence deflecting 90 600'to
the left, 146 feet; thence deflecting 90°00'to the left, 60 feet; thence deflecting '
90°00' to the left, 146 feet; thence deflecting 90 00' to the left, 60 feet to the
point of beginning.
comprising approximately 11,255 square feet total, as delineated by red and greens
areas, and designated upon a plat of said premises as hereto attached and marked
Exhibit "A The parties hereto agree that the green shaded area consists of
approximately 8,784 square feet and the remaining red area consists of approximately
'x 2,471 square feet.
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• I •
r B. USE OF PREM1�o=9 nFMiSFDs
Lessor hereby grants Lessee the right to use said demised premises for the '
operation of a building for storing, maintaining, and repairing aircraft owned or controlled
by said Lessee and purposes reasonably incidental thereto.
Lessee shall not use or permit the use of any part of the leased premises in any a
other manner than set forth above, without the prior written consent of Lessor.
DISPENSING and SALE of aviation fuels and lubricants is prohibited, except for the sole
use of the Lessee in his private aircraft.
C. QBSERVANCE OF STATUTES ET C•
:i
The granting of this lease and its acceptance by Lessee is conditioned upon the . '
right to use said public airport facilities in common with others authorized to do so, provided
however, that Lessee shall observe and comply with any and all requirements of the j
constituted public authorities and with all Federal, State or local statutes, ordinances,
regulations and standards applicable to Lessee or its use of the demised premises, i
including but not limited to rules and regulations promulgated from time to time by the {W
Jefferson City Transportation and Traffic Commission and adopted by the City Council for :.
the administration of the airport.
x
ARTICLE II
ING
�RESS AND EGRESS
Upon paying the rental hereunder and performing the covenants of this Agreement,
Lessee shall have the right of ingress to and egress from said demised premises for the
Lessee, its agents, and invitees over the roadway provided by Lessor serving said
premises, and the right of ingress to and egress from the landing area for airplanes. Said
Lessor's roadway, aircraft parking ramps and taxiways shall be used jointly with other 'r
tenants on the airport and Lessee shall not interfere with the rights and privileges of other
persons or firms using said facilities. Any roadways, aprons, taxiways, or parking ramps
installed by Lessee on the demised property shall remain under the exclusive control of
Lessee subject to the other provisions contained herein.
I �
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ART_ ICLE III c
OBLIGATIONS OF LESSEE
U4
A. NET LEASE I
The use and occupancy of the demised premises by Lessee will be without cost or
expense to Lessor. It shall be the sole responsibility of Lessee to keep, maintain, repair
and operate the entirety of the demised premises and all improvements and facilities
thereon at Lessee's sole cost and expense. '
a1\Stricker.Lse 2
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B. MAINTENANCE AND REP6M
Lessee shall maintain the leased premises at all times in a safe, neat and sightly
4 ; condition and shall not permit the accumulation of any trash or debris on the premises, and
ay' shall remove such debris to a disposal site off the premises of the Airport.
C. ALT RATIONS AND REPAIRS TO PREMISES
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Further, Lessee agrees not to construct, install, or remove, modify and/or repair any
f of the premises leased hereunder without prior written approval of the Director of the
. Department of Public Works, such approval not to be unreasonably withheld but shall be
contingent upon approval by Lessor of plans and specifications for the proposed project #"
as well as other operating conditions considered by Lessor to be necessary.
Lessee shall hold the City of Jefferson harmless and reimburse it for any and all
expenses of any nature whatsoever arising out of any claim for said improvements,
changes or repair. Cancellation of the lease shall not be deemed a waiver of the Lessee's
t other remedies at law. `
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D. UTILITIES
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Lessee shall assume and pay for all costs or charges for utility services furnished
' to Lessee during the term hereof; provided, however, that Lessee shall have the right to
connect to any and all storm and sanitary sewers and water and utility outlets at its own
cost and expense; and Lessee shall pay for any and all service charges incurred therefor.
E. TRASH, GARBAGE, ETC.
. y Lessee shall provide a complete and proper arrangement for the adequate sanitary
r` handling and disposal, awayfrom the Airport, of all trash, garbage and other refuse caused
by a result of the operation. Lessee shall provide and use suitable covered metal 4{
s £ receptacles for all such garbage, trash and other refuse.
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Piling of boxes, cartons, barrels or other similar items, in an unsightly or unsafe
manner, on or about the demised premises, shall not be permitted.
F. SIGNS
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Lessee shall not erect, maintain, or display upon the outside of any improvements
on the demised premises any billboards or advertising signs, except the Lessee may install
a sign identifying the organization and displaying its official logo approved by Lessor.
k Provided, however, Lessee must apply for and obtain a permit for any signage from the
}
City's Department of Planning and Code Enforcement.
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G. FIELD USE CHAR DES
Nothing herein shall be deemed to relieve Lessee and its sublessees, invitees, and `
others from field use charges, as are levied generally by Lessor directly upon the operation
of aircraft.
.;, H. NONDISCRIMINATION
The Lessee for himself, his heirs, personal representatives, successors in interest,
;t and assigns, as a part of the consideration hereof, does hereby covenant and agree as a
t
covenant running with the land that in the event facilities are constructed, maintained, or
otherwise operated on the said property described in this lease for a purpose for which a
Department of Transportation program or activity is extended or for another purpose << `
involving the provision of similar services or benefits, the Lessee shall maintain and + ,�iyyr„�.
operate such facilities and services in compliance with all other requirements imposed ~
x; pursuant to 49 CFR Part 21, Nondiscrimination in Federally Assisted Programs of the A4
jt Department of Transportation, and as said Regulations may be amended..
The Lessee for himself, his personal representatives, successors in interest, and 5k° ;
assigns, as a part of the consideration hereof, does hereby covenant and agree as a '.,
}>._« covenant running with the land that: (1) no person on the grounds of race, color, or
national origin shall be excluded from participation in, denied the benefits of, or be
otherwise subjected to discrimination in the use of said facilities, (2) that in the construction }
of any improvements on, over, or under such land and the furnishing of services thereon, '
no person on the grounds of race, color, or national origin shall be excluded from
participation in, denied the benefits of, or otherwise be subjected to discrimination, (3) that !y;
the Lessee shall use the premises in compliance with all other requirements imposed byw'°
.' or pursuant to 49 CFR Part 21, Nondiscrimination in Federally Assisted Programs of the
Department of Transportation, and as said Regulations may be amended.
t'vg
Lessee shall comply with all FAA and U.S. Code requirements as to
nondiscrimination.
ARTICLE IV
;A TERM-OF EASEHOLD
{'.
The term of this lease shall be for five (5) years subject to earlier termination for
cause as provided herein. The term of the agreement shall commence on the first day
;. of March, 199L The Lessor hereby grants to the Lessee the option to renew this lease
-.. for five (5) successive five (5) year periods on the same terms and conditions, except that ;.
rental rates and charges at the end of each five (5) year period shall be negotiated. The
option to renew said lease shall be exercised by the Lessee by giving written notice to the ?
Lessor of such intention to renew said lease at least ninety (90) days prior to the expiration
G ' of the initial five (5) year period.
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ARTICLE V ,
� NT�0.LS_AND FEE
A. GEREBAL
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For the ground area herein demised, Lessee shall pay to Lessor a fixed annual
rental as hereinafter set forth.
B. FA I I IEs9 RENTAL
In consideration of the leasing aforesaid, Lessee hereby covenants and agrees to
pay to Lessor as rent for said demised premises the sum of Two Thousand Three and :s
90/100 ($2,003.90) annually at the present rate of $.20 per square foot per year for the
area shaded in green on the attached Exhibit "A", and $.10 per square foot per year for
area shaded red which said sum shall be paid in equal monthly installments in the amounts
`k of One Hundred Sixty Six and 99/100 ($166.99), the first monthly installment to be paid
upon execution of this lease and all subsequent monthly instalments shall be due and ,
payable on the 1st day of each and every month hereafter. In the event Lessee erects a '
'2 structure upon any part of the area shaded red during the term of this lease, the rental rate r
per square foot for any such area shall automatically increase from $0.10 to $0.20 pro +
rated from the time such structure is put in use.
N t C. TIME AND PLACE OF PAYMENT
.. Rentals for all Facilities and Permits shall be paid on or before the first day of each
month. All payments are to be made to the City of Jefferson, Department of Public Works,
Airport Division, 320 East McCarty Street, Jefferson City, Missouri 65101, or such other
place the Lessor may direct Lessee, in writing.
D. NATIONAL EMERGENCY
In the event possession of the demised premises and the improvements thereon is
'y n assumed by the United States of America under any emergency powers, the rent due .y
under this lease shall abate for the period of such possession. If the Lessee shall be
4 reimbursed by the United States Government for its assumption of possession, then the
rental provisions of this lease shall remain in effect, but provided further, however, that if
said reimbursement is less than the amount of rental herein provided, the Lessee shall be
required to pay to the City only such amount of reimbursement as it shall receive from the
is United States Government.
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A. t,iA81- ITY INSURANCE
Lessee agrees that it will at all times maintain public liability insurance
with reputable insurance companies, the following:
Comprehensive Public Liability Insurance
Bodily Injury $250,000 each person
$1,000,000 each accident
Property Damage $1,000,000 each accident
This insurance shall assure the obligation of the Lessee to save the Lessor
harmless from any and all claims for damages arising on the demised premises or resulting
as a direct or indirect consequence of the occupation and use of said demised premises
or resulting as a direct or indirect consequence of the occupation and use of said demised ;
premises by the Lessee. Current copies of said insurance policies or certificates of
insurance shall be furnished to the Lessor and shall be promptly replaced upon expiration.
Lessor shall be named as an additional insured on the policy.
B. $PT'ION OF CASUALTY LOSSES
RESTO
In the event of fire or other loss to the leased premises, Lessee shall within ninety
(90) days thereafter promptly restore the demised premises to their condition prior to such
loss. Notwithstanding the foregoing, if the demised premises are totally destroyed or
4`.. damaged to an extent which substantially interferes with the ability of Lessee to conduct
its business on the demised premises, then the Lessee shall have the option to remove the r,
damaged improvement and the debris resulting therefrom and restore the surface condition
of said demised premises to its original condition, at which date this lease shall be deemed
canceled. If said destruction is of such extent that complete rebuilding is necessary, the
Lessee may elect to rebuild and shall have a reasonable period of time in which to
complete said rebuilding, during which period the Lessee shall continue to pay the City the 0
rents provided in this lease or any renewal thereof.
ARTICLE VII
T�1ER.�11►1� T- lQN OF LEASE, ASSIGNMENT.-TRANSFER ANIZC_ANCELLAL
PS II ,�1 11.JIr VI LLrF'd�
A. TERMINATION
This Lease shall terminate at the end of the full term hereof or the option term, if
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exercised, and Lessee shall have no further right or interest in any of the ground
improvements hereby demised, except as provided in Article Vill. .4v
;,. B. QANC N BY LES E
r:
This Lease shall be subject to cancellation by Lessee after the happening of one or
1 (i't r2
more of the following events:
1. In the event City should cease to operate or maintain an airport adjacent to
the demised premises.
2. The lawful assumption by the United States Government, or any authorized 5
agency thereof, of the operation, control or use of the Airport, or any }�
y substantial part or parts thereof, in such a manner as substantially to restrict
Lessee for a period of at least ninety (90) days from operating thereon.
3. Issuance of any court or competent jurisdiction of any injunction in any way ,.
` preventing or restricting the use of the Airport, and the remaining in force ofr_{`
such injunction for a period of at least ninety (90) days. ,
4. The default by Lessor in the performance of any covenant or agreement
" herein to be performed by Lessor and the failure of Lessor to remedy such
default for a period of sixty (60) days after receipt from Lessee of written
si notice to remedy the same. '
.,'`= Lessee may exercise such right of cancellation by written notice to Lessor at any
° time after the elapse of the applicable periods of time and this Lease shall terminate as of
that date. Rentals due hereunder shall be payable only to the date of said termination.
< ' C. CANCELLATION BY LESSOR 'U
; r This Lease shall be subject to cancellation by Lessor in the event Lessee shall: a a
t 1. Abandon the demised premises.
2. Discontinue its operations as outlined in Article I, Section B.
3. Defaults in the payment of rent within five (5) days after being due, then City
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after giving written notice of default may within ten (10) days thereafter elect ;
>, to declare this lease forfeited, in which event Lessee shall surrender
possession of said premises peacefully to the Lessor. If Lessee shall default
in any of the other covenants herein contained and shall continue in such
default for a period of thirty (30) days after notice thereof in writing from the
Lessor, the Lessor shall have the election to declare this lease forfeited and
thereupon, the Lessee shall surrender possession of said premises. Lessee
shall have the right to remove the improvements from the demised premises
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as provided herein with respect to removal on termination of the lease,
except that lessor may require any back rental payments to be made before
' allowing such removal
4. If Lessee fails to obtain any insurance required by this contact, or if any
insurance policy required by this contract expires or is canceled, then Lessee
shall cease all operation on leased premises until proper insurance is ;y
obtained. If proper insurance is not obtained within fifteen (15) days then
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' Lessor may declare this lease forfeited.
:,r.;. In any of aforesaid events, Lessor may take immediate possession of the demised
premises and remove Lessee's effects, forcibly, if necessary, without being deemed guilty .
f of trespassing. Upon said default, all rights of Lessee shall be terminated provided,
however, Lessor and Lessee shall have and reserve all of their available remedies at law
as a result of said breach of this contract.
?• raj.
' Failure of Lessor to declare this Lease terminated upon the default of Lessee for
any of the reasons set out shall not operate to bar, destroy or waive the right of Lessor to
cancel this Lease by reason of any subsequent violation of the terms hereof.
D. WAIVER OF STATUTORY NOTICE TO QUIT
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In the event Lessor exercises its option to cancel this agreement upon the
happenings of any or all of the events set forth in Section C Cancellation by Lessor), a 3
} notice of cancellation shall be sufficient to immediately cancel this Agreement; and, upon
such cancellation, Lessee hereby agrees that it will forthwith surrender up possession of
the demised premises to the Airport Commission as set forth in Article Vlll.
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E. ASSIGNMENT AND SUBLETTING
F!'
The Lessee shall not sublease, or assign this lease without first obtaining the written '
t§
ti approval of the City through the Director of the Department of Public Works; but in such
r3 event, Lessee shall remain liable to Lessor for the remainder of the term of the lease to pay r
to Lessor any portion of the rental and fees provided for herein. Said sublessee or
assignee shall not sublease or assign said lease except with the prior written approval of
Lessor and Lessee herein, and any assignment by the Lessee shall contain a clause to this
effect.
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ARTICLE VIII
RIGHTS UPQN TEBMINAI9&
A. EIXED IMPROVEMENTS
At the termination of this Lease for any reason, Lessor shall be entitled at its option
1.
to have the land demised herein returned to it clear of all fixed improvements above ground
level which have been constructed by Lessee and restored to its original condition.
Request for said removal shall be set forth in writing by Lessor to Lessee thirty (30) days
prior to termination of this lease. If removal is not requested prior to said thirty (30) days,
Lessee shall have no obligation for such removal. ;
5 If Lessor requires such removal, Lessee may have ninety (90) days after termination
in which finally to remove any such improvements, and provided that such occupancy for
purposes of removal shall be subject to ground rentals due hereunder. If Lessee fails to ,k
remove said improvements, they may thereafter be removed by Lessor at Lessee's
expense.
�µ
The Lessee shall be the owner of all of the improvements which it makes on the F
demised premises at its expense. Upon the termination of this lease, or any renewal
thereof, Lessee shall have the right to remove the said improvements at the cost of the
Lessee, it being the purpose of the parties that the title to said improvements shall not
inure to the City through the theory of annexation. In the event Lessee elects to remove
` the improvements, Lessee shall at its cost restore the demised premises to their condition
prior to the placing of the improvements thereon.
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B. PERSONAL PROPERTY
Upon termination of this lease, Lessee shall remove all personal property from the
demised premises within ten (10) days after said termination and if Lessee fails to remove
said personal property, said property may thereafter be removed by Lessor at Lessee's
expense.
ARTICLE IX
GENERAL PROVISIONS
nJ4
A. LESSOR'S RESERVED RIGHTS s
1. Lessor reserves the right (but shall not be obligated to Lessee) to maintain4
and keep in repair the landing area of the airport and all publicly-owned ;
facilities of the airport, together with the right to direct and control all activities
of the Lessee in this regard.
2. Lessor reserve the right further to develop or improve the landing area and
all publicly-owned air navigation facilities of the airport as it sees fit, .
regardless of the desires or views of the Lessee, and without interference or
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hindrance. f�
3. Lessor reserves the right to take any action it considers necessary to protect ; .
. the aerial approaches of the airport against obstruction, together with the k'3
right to prevent Lessee from erecting, or permitting to be erected, any
building or other structure on the airport which in the opinion of Lessor would
:y limit the usefulness of the airport or constitute a hazard to aircraft.
4. During time of war or national emergency Lessor shall have the right to enter
into an agreement with the United States Government for military or naval
use of part or all of the landing area, the publicly-owned air navigation
facilities and/or other areas or facilities of the airport. If any such agreement
t: is executed, the provisions of this instrument, insofar as they are inconsistent z
y` with the provisions of the agreement with the Government, shall be Y
�"; suspended.
5. It is understood and agreed that the rights granted by this agreement will not
be exercised in such a way as to interfere with or adversely affect the use,
�r r
".; operation, maintenance or development of the airport. ;
6. There is hereby reserved to the City of Jefferson City, its successors and
`{fr? assigns, for the use and benefit of the public, a free and unrestricted right of
flight for the passage of aircraft in the airspace above the surface of the
premises herein conveyed, together with the right to cause in said airspace `
, ~ such noise as may be inherent in the operation of aircraft, now known or
yJ hereafter used for navigation of or flight in the air, using said airspace or :i
k:gg landing at, taking off from, or operating on or about the airport. {
7. This lease shall become subordinate to provisions of any existing or future
Q .w a�]reement between the Lessor and the United States of America or any
L'. iSy g
agency thereof relative to the operation, development, or maintenance of the
..>, . .
airport, the execution of which has been or may be required as a condition .
precedent to the expenditure of federal funds for the development of the
h' airport.
8. Lessor, through its duly authorized agent, shall have at any reasonable time
during business hours the full and unrestricted right to enter the leased
premises for the purpose of inspection.
B. NON-INTERFERENCE WITH OP RATION OF AIRP9RT
Y
Lessee by accepting this Lease expressly agrees for itself, its successors and
assigns that it will not make use of the leased premises in any manner which might
;. interfere with the landing and taking off of aircraft from Jefferson City Memorial Airport or
otherwise constitute a hazard. In the event the aforesaid covenant is breached, Lessor
�^ reserves the right to enter upon the premises hereby leased and cause the abatement of
10
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C. RELOCATION OE IMP_RQVEMENTS
•,e
In the event Lessor requires the demised premises for expansion or development
q of the airport Lessor reserves the right, on six (6) months' notice, to relocate or replace
Lessee's improvements in substantially similar form at another location on said Airport. In
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said event, Lessee shall have the right to terminate this Lease.
. D. LESSOR'S OPTION TO PURCHASE
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Lessor reserves the right to purchase the improvements constructed on the premises by the Lessee at any time during this lease or any renewal thereof, or at the
termination thereof on the following terms: The actual cost of the improvements, to be
substantiated by actual invoices covering labor and materials at the time of the .t.
improvements, shall be furnished to the Lessor. In the event the Lessor shall exercise its
right to buy the improvements, the price to be paid the Lessee shall be determined by the
actual cost of construction of said improvements, depreciated at the rate of three per cent . ,
3/° per annum from the time the improvements were constructed until the time the Lessor k3
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desires to exercise said option to purchase. In the event the City desires to exercise the
r option to purchase, it shall give to the Lessee, in writing, notice of its intention to purchase
the improvements six (6) months prior to the purchase thereof, and Lessee shall not '
" improve the demised premises during this period. If Lessor gives notice as aforesaid, of r
its intent to exercise this option to purchase, Lessee may elect to retain and remove said
improvements from the demised premises at its own cost and at no cost to the Lessor and
Lessee shall also at its cost restore the demised premises to their condition prior to the : .
} placing of the improvements thereon.
E. SERVICES
The Lessor shall have no responsibility or liability to furnish any services to Lessee
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other than those specified in this lease, but Lessee may negotiate with Lessor for an
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additional services it may request and shall pay for such additional services the
consideration so negotiated.
F. PARAGRAPH HEADINGS
The paragraph headings contained herein are for convenience in reference and are
• not intended to define or limit the scope of any provision of this lease.
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:ta G. NQjICES, CONSENTS AND APPROVALS
Whenever any notice or payment is required by this Lease to be made, given or
transmitted to the parties hereto, such notice or payment shall be deemed to have been
., given if enclosed in an envelope with sufficient postage attached to insure deliver, and
deposited in the United States mail, addressed to:
LESSOR..................City of Jefferson
Department of Public Works, Airport Division
320 East McCarty Street
Jefferson City, MO 65101
LESSEE...................Dr. William E. Stricker
1233 Jefferson Street
Jefferson City, MO 65109
or such other place as either party shall in writing designate in the manner herein provided.
H. S CCESSORS AND ASSIGNS
All of the terms, covenants and agreements herein contained shall be binding upon
and shall inure to the benefit of successors and assigns of the respective parties hereto.
I. AMENDMENTS TO LEASE
All amendments to this lease must be made in writing by mutual agreement to the
parties, and no oral amendments shall be in force or effect whatever.
IN WITNESS WHEREOF, the parties hereto have caused this instrument to be
' executed as of the date first above mentioned at Jefferson City, Missouri.
DR. WILLIAM E. ST KER C!Ty OF JEFFERSON, MISSOURI
Dr. William E 14tricirer Mayor
ATTEST: ATTEST:
Title: City Clerk
Approved as to Fo Recommended by Transportation
& Traffic Commission
City selor Administrative Secre
at\Stricker.Lae 12
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