HomeMy Public PortalAboutCricket tower lease LAW OFFICES 11] f A c. �t t
JONES, SCHEIDER & PATTERSON
PROFESSIONAL ASSOCIATION
WILLIAM W. JONES, JR. P.O. DRAWER 7049
JAMES P. SCHEIDER, JR. HILTON HEAD ISLAND, SOUTH CAROLINA 29938
RUSSELL P. PATTERSON TELEPHONE (843) 842-6111
MARK S. N FAX # 843- 686 -1219 18 POPE AVENUE
JAMES M. . HERRING
HILTON HEAD ISLAND, S.C. 29928
WM. WESTON JONES NEWTON E - MAIL jsplaw @hargray.com
September 14, 1998
City of Tybee Island, Georgia
P.O. Box 2749
Tybee Island, GA 31328 -2749
Re: Water Tower Lease Agreement between Southern Wireless, L.P., ( Hargray
Wireless) and The City of Tybee Island
Notice of Collateral Assignment
Please be advised that pursuant to paragraph 23 of the above referenced lease agreement,
Southern Wireless (Hargray Wireless) hereby gives notice of its intention to collaterally assign
and/or grant a security interest in its leasehold interest created by the above referenced agreement
and its communications equipment and facilities located on the corresponding tower site. The
Secured Party will be the Rural Telephone Finance Cooperative (RTFC). Please be advised the •
RTFC's address is 2201 Cooperative Way, Herndon, VA 20171.
With best wishes and kindest regards, I am
Sincerely, -
JONES C E P , • _ A TTERSON, P.A.
Wm. Weston J. Newton
WWJN /cros
cc: Todd A. Pence
William W. Jones, Jr., Esquire
(Cms /a: /Hargray Files /Form Letter - Water Tower - City of Tybee Island) C.f 1 C
39-IS -9
05/01/03 THU 03 :17 FAX 8438427297 HARGRAY WIRELESS 0002
STATE OF GEORGIA )
)
COUNTY OF CHATHAM )
WATER TOWER ATTACHMENT LEASE AGREEMENT
KNOW ALL MEN BY THESE PRESENTS THAT:
This Water Tower Attachment Lease Agreement, hereinafter referred to as `Lease",
is made and entered into this / 5' day of March, 1998, between THE CITY OF TYBEE
ISLAND , with offices at P.O. Box 2749, Tybee Island, Georgia 31328, hereinafter referred
to as "Landlord" and SOUTHERN WIRELESS L.P. P.Q. Box 5519, Hilton Head, Island,
South Carolina 29938, hereinafter referred to as "Tenant".
WITNESSETH:
1. Premises: Landlord hereby leases to Tenant and Tenant hereby leases from
Landlord, space on a water tower structure and associated real property owned and
operated by Landlord, hereinafter referred to as "Leased Premises". Said Leased Premises
being Located in the City of TybeeIsland b County of Chatham, State of Georgia, and more
clearly described on the attached Exhibit "A".
2. Communications Equipment: Landlord hereby grants permission to Tenant
to install and operate the following and associated equipment on or in the Leased Premises:
a. Up to six (6) PCS antennas with the antenna at a permanent location
on top of Landlord's water tower, not to exceed tt 0 feet above the water tower. The exact
location of the antennas shall be supplied to Landlord in the form of proposed construction
drawings and specifications prior to any installation or construction; no alteration
thereafter shall be wade without prior written approval and acceptance by Landlord and
such approval shall not be unreasonably withheld. A complete set of as -built drawings will
be furnished to the Landlord following construction.
b. Flexible coaxial trarnsnwission lines between antennas and cellular
communications equipment which shall be anchored and installed on the tower hi
accordance with good and accepted engineering practices.
c„ Radio communications equipment consisting of transmitter, receiver
and accessories to be installed on the equipment platform located near the base of the tower
in accordance with the site plan attached hereto as Exhibit "B ".
STATE OF GEORGIA )
COUNTY OF CHATHAM )
WATER TOWER ATTACHMENT LEASE AGREEMENT
KNOW ALL MEN BY THESE PRESENTS THAT:
This Water Tower Attachment Lease Agreement, hereinafter referred to as "Lease",
is made and entered into this / g day of March, 1998, between THE CITY OF TYBEE
ISLAND , with offices at P.O. Box 2749, Tybee Island, Georgia 31328, hereinafter referred
to as "Landlord" and SOUTHERN WIRELESS, L.P. , P.O. Box 5519, Hilton Head, Island,
South Carolina 29938, hereinafter referred to as "Tenant ".
WITNESSETH:
1. Premises: Landlord hereby leases to Tenant and Tenant hereby leases from
Landlord, space on a water tower structure and associated real property owned and
operated by Landlord, hereinafter referred to as "Leased Premises ". Said Leased Premises
being located in the City of Tybee Island , County of Chatham, State of Georgia, and more
clearly described on the attached Exhibit "A ".
2. Communications Equipment: Landlord hereby grants permission to Tenant
to install and operate the following and associated equipment on or in the Leased Premises:
a. Up to six (6) PCS antennas with the antenna at a permanent location
on top of Landlord's water tower, not to exceed t 0 feet above the water tower. The exact
location of the antennas shall be supplied to Landlord in the form of proposed construction
drawings and specifications prior to any installation or construction; no alteration
thereafter shall be made without prior written approval and acceptance by Landlord and
such approval shall not be unreasonably withheld. A complete set of as -built drawings will
be furnished to the Landlord following construction.
b. Flexible coaxial transmission lines between antennas and cellular
communications equipment which shall be anchored and installed on the tower in
accordance with good and accepted engineering practices.
c. Radio communications equipment consisting of transmitter, receiver
and accessories to be installed on the equipment platform located near the base of the tower
in accordance with the site plan attached hereto as Exhibit "B ".
d. Emergency gasoline, butane, diesel or other fuel powered generator to
be located on the equipment platform and to be used at Tenant's option, but in most cases
only in the event of power failure.
For the purposes of this agreement, all of Tenant's equipment, building, panels,
generator, cables, wires, antennas, microwave dishes and accessories shall hereinafter
collectively be referred to as "Communications Equipment" or "Communications Center".
3. Term: The term of this Lease shall be for five (5) years and shall commence
on the / Y day of March, 1998, and shall terminate on the /5 day of March, 2003
(Initial Term). Tenant shall have the right, but not the obligation, to extend this Lease for
three additional five year terms (Renewal Term). Each Renewal Term shall be on the same
terms and conditions as set forth in this Lease, except that the rent shall be increased at
the inception of each Renewal Term as specified in Paragraph 5. This Lease shall
automatically be renewed for each successive Renewal Term, unless Tenant notifies
Landlord of Tenant's intention not to renew the Lease at Least thirty (30) days prior to the
expiration of the Initial Term or the Renewal Term, which is then in effect.
4. Access: Landlord agrees that during the initial term of this Lease or any
Renewal Term as is hereinafter provided, Tenant shall have reasonable ingress and egress
on a 2 basis to the property for the purposes of maintenance, installation, repair and
removal of said radio antenna equipment. It is agreed, however, that only authorized
engineers or employees or agents of Lessee, or persons under Tenant's direct supervision
will be permitted to enter the said property to install, remove and repair Tenant's
equipment. Tenant is responsible for the cost of such activities and will notify Landlord
in advance of its need to install or repair the equipment located on the Tower; except
however, in the case of an emergency whereupon notification shall be given as soon as
reasonably possible.
5. Rent: During the Initial Term, Tenant shall pay Landlord the sum of ONE
THOUSAND THREE HUNDRED DOLLARS AND 00 \100THS ($1,300.00) per month as
rental (the Rent). Rent shall be payable on the first day of each month in advance to
Landlord at Landlord's address as specified herein. In the event this Lease is extended or
renewed as provided for in Paragraph 3 hereof, the Rent due in each Renewal Term shall
be as follows:
a. Rent due in the first Renewal Term shall be ONE THOUSAND WIVE
HUNDRED SEVEN DOLLARS AND 06\100THS ($1,507.06) per month.
b. Rent due in the second Renewal Term shall be ONE THOUSAND
SEVEN HUNDRED FORTY -SEVEN DOLLARS AND 09 \100THS ($1,747.09) per month.
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c. Rent due in the third Renewal Term shall be TWO THOUSAND
TWENTY -FIVE DOLLARS AND 36\100THS ($2,025.36) per month.
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6. Tenant's Representations and Warranties: Tenant covenants and agrees that
Tenant's Communication Equipment, its installation, operation and maintenance shall:
a. not irreparably damage the water tower structure and accessories
thereto;
b. not interfere with the operation of Landlord's tower. In the event there
is interference by Tenant, Tenant will promptly take all steps necessary to correct and
eliminate same within a reasonable period of time. If Tenant is unable to eliminate such
interference caused by it within a reasonable period of time, not to exceed forty -five (45)
days, following notice to Tenant of such interference, Tenant agrees to remove its antennas
from Landlord's property and this agreement shall terminate. Interference shall include
any damage to the tower, its operations or to the water maintained for storage contained
within the tank. Lessee agrees that it shall be fully and completely responsible for any and
all damage to the stored water, to the tank and to the tower and all support systems in its
placement of its personal property on Landlord's property. Any contamination of
Landlord's stored water, arising from Tenant's operations, or those of Tenant's agents,
employees, contractors or invitees, shall be the sole responsibility of Tenant to correct; and
c. comply with all applicable rules and regulations of the Federal
Communications Commission and electrical codes of the City and State which are
applicable.
7. Use: Tenant will use the Leased Premises for the purpose of constructing and
operating a Communications Center. Tenant will abide by all local, State and Federal laws
and obtain all permits and licenses necessary to operate its systems. Tenant shall use the
Leased Premises for no other purpose, without the prior written consent of Landlord.
8. Non - Exclusive Lease: This Lease shall be non - exclusive and Landlord may
grant a similar lease to any other party. Landlord will not, however, grant such a similar
lease, if such grant will in any way adversely affect (which adverse affect shall relate to the
operation at, and the use and enjoyment of, the Tenant's Communication Equipment, and
shall not relate to competitive effects) or interfere with Tenant's use of Tenant's
Communication Equipment. Tenant shall not change the frequency, power or character of
its equipment without first obtaining the written consent of Landlord, which shall not be
unreasonably withheld.
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9. Landlord's Representations and Warranties:
a. Landlord represents and warrants that Tenant's intended use of the
property at the site for the transmission and receipt of radio communications signals; for
the construction and maintenance of related facilities, towers, antennae or buildings; and
for related activities is not prohibited by any covenants, restrictions, reciprocal easements,
servitudes, subdivision rules or other requirements or regulations which would prohibit
Tenant's intended use of the Property. Nor are there any easements, licenses, rights- of-use
or other encumbrances on the Property which will interfere with or constructively prohibit
Tenant's intended use of the Property, except, however, existing water tower leases on the
Property and/or communications equipment, and Tenant shall have satisfied itself that such
existing uses will not interfere with Tenant's intended use. By execution hereof, Tenant
agrees that it has conducted appropriate studies for its own benefit to determine that the
existing communications leases on Landlord's water tower will not interfere with Tenant's
intended use of the Leased Property and Tenant accepts all risk associated therewith.
10. Condition of Premises: Tenant has satisfied itself that the water tower
structure has adequate existing structural support and integrity to support tenant's
communications equipment. Landlord shall maintain and repair the tower during the
initial term and any renewal term of this lease, however, if damage to Landlord's tower
occurs which renders it substantially unusable for Tenant's use, Landlord, at its option,
may repair or decline to repair or restore this tower, In which event, Tenant may terminate
this agreement upon written notice to Landlord.
11. Abatement of Rent: If the tower is damaged for any reason so as to render it
substantially unusable for Tenant's use, rent shall abate for such period as the tower is
substantially unusable for Tenant's use. If Landlord, at its expense, fails to repair or
restore the tower, Tenant may terminate this agreement and all obligations for rental shall
cease.
12. Conditions Precedent: Tenant's obligation to perform under this Agreement
(except for the indemnity obligations previously incurred and Tenant's obligations to remove
the communication equipment or any other personal property) shall be subject to and
conditioned upon Tenant securing appropriate approvals for Tenant's intended use of the
Property from the FCC, the FAA, and any other federal, state or local regulatory authority
having jurisdiction over Tenant's proposed use of the Property. Tenant's inability to
successfully satisfy these conditions or the occurrence of any other event which effectively
prohibits Tenant's intended use of the Property shall relieve Tenant from any obligation to
perform under this Agreement and shall entitle Tenant to restitution of any prepaid
monthly rental payments which have been paid to Landlord.
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13. Interference: Landlord shall not use, nor shall Landlord permit its tenants,
licensees, invitees or agents to use any portion of Landlord's real property or tower in any
way which interferes, based on generally accepted engineering and telecommunications
standards, with the operations of Tenant.
14. Termination: Except as otherwise provided herein, this Agreement may be
terminated, without any penalty or further liability (except or indemnity obligations
previously incurred and Tenant's obligation to remove its communications equipment, or
any other personal property), on thirty (30) days' written notice if either of the following
conditions should apply.
a. upon a default of any covenant or term hereof by the other party which
default is not cured within thirty (30) days of receipt of written notice of default (without,
however, limiting any other rights available to the parties pursuant to any other provisions
hereof);
b. if Tenant is unable to obtain or maintain any license, permit or other
Governmental Approval necessary to the construction and operation of the Communications
Center or Tenant's business; or
c. by Tenant for no reason or any reason at all upon providing six (6)
months advance written notice to Landlord.
15. Subleases: After first obtaining the written consent of Landlord, which consent
shall not be unreasonably withheld, conditioned or delayed, Tenant shall have the right to
sublease the Property or any portion thereof to others whose primary business is the
provision of radio transmission and communication services. Tenant's sublessee(s) shall
be entitled to rights of ingress and egress to the Property and the right to install utilities
on the Property as if said sublessee were the Tenant under this Agreement. If and to the
extent required under applicable law, any rents received by Tenant from any sublessee(s)
in excess of the rent paid by Tenant hereunder shall be Landlord's. It is understood that
Landlord is concerned that under applicable law, a Tenant leasing property from a
governmental entity may not be entitled to financial profits in the subleasing of portions of
that property, and Landlord and Tenant agree that they wish to conform this lease to
applicable law. Until such times as it is determined that subleasing excess rents are an
impermissible profit for Tenant, Tenant and Landlord shall share such excess rents evenly
(i.e., 50 -50). Immediately upon the determination by a Court of competent jurisdiction or
similar authority that Tenant is not entitled to such excess rent, such excess rent shall be
paid to Landlord by Tenant, to the extent actually received.
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16. Taxes: Tenant shall pay any personal property taxes assessed on, or any
portion of such taxes attributable to, the Communications Center. Landlord is exempt from
any obligation to pay real property taxes on the Real Property and the improvements owned
by Landlord which are located thereon.
17. Insurance and Waiver of Subrogation: Tenant shall, at Tenant's expense,
purchase and maintain in full force and effect throughout the term, including any renewals
or extensions thereof, such public liability and property damage policies as Landlord may
deem necessary. Said policy or policies will provide a combined single limit of $1,000,000
and will name Landlord as additional insured.
18. Test: Tenant is hereby given the right to survey, soil test, radio coverage test,
and conduct any other investigations needed to determine if the surface and location of the
leased premises is suitable for the construction and installation of its Communications
Equipment prior to commencement and throughout the term of this lease. Any such testing
shall be done in a manner so as to avoid damage. If damage should occur, the Tenant is
solely and completely responsible for any and all such damage.
19. Destruction of Premises: If the property or the Communications Equipment
are destroyed or damaged so as to hinder the effective use of the Communications
Equipment in Tenant's judgment, Tenant may elect to terminate this Agreement as of the
date of the damage or destruction by so notifying the Landlord. In such event, all rights
and obligations of the parties shall cease as of the date of the damage or destruction (except
for indemnity obligations previously incurred and Tenant's obligation to remove its
communications equipment or any other personal property) and Tenant shall be entitled
to reimbursement of any Rent prepaid by Tenant.
20. Environmental Compliance: Landlord represents and warrants that, to the
best of Landlord's knowledge, the Real Property and the Tower are in compliance with all
laws, ordinances, notices, orders, rules, regulations and requirements of any and all federal,
state, or municipal governments or their appropriate departments, commissions, boards and
offices thereof.
Tenant shall have the right to conduct an environmental audit of the Real
Property and the Tower at Tenant's expense. Tenant shall not be obligated to take
possession of the Property this Agreement if the environmental audit reveals that the Real
Property and the Tower contains contaminants, oils, asbestos, radon, PCB's, hazardous
substances or hazardous wastes as defined by federal, state or local environmental laws,
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regulations or orders or other materials the removal of which are required or the
maintenance of which is prohibited, regulated or penalized by any federal, state or local
government authority ("Hazardous Materials").
21. Notices: All notices, requests, demands and other communications hereunder
shall be in writing and shall be deemed given if delivered personally or by a nationally -
recognized overnight courier for next -day delivery or mailed, certified mail, return receipt
requested, to the following addresses:
If to Landlord, to:
City of Tybee Island, Georgia
P.O. Box 2749
Tybee Island, Georgia 31328 -2749
(912) 786 -4571
Overnight to:
City of Tybee Island, Georgia
403 Butler Avenue
Tybee Island, Georgia 31328
If to Tenant, to:
Southern Wireless, L.P.
870 William Hilton Parkway
Hilton Head Island, South Carolina 29928
Required Copy to:
William W. Jones, Jr., Esq.
Jones, Schneider & Patterson, P.A.
P.O. Drawer 7049
Hilton Head Island, South Carolina 29938
22. Title and Quiet Enjoyment:
a. Landlord warrants that (i) it has full right, power, and authority to execute
this Agreement; (ii) it has good and unencumbered title to the Real Property and the Tower
free and clear of any liens or mortgages; (iii) the property constitutes a parcel which may
be leased without the need for any subdividing or platting approval, and (iv) that Tenant
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shall have the quiet enjoyment of the Property, the Real Property (to the extent that it has
rights hereunder to the real property) and the Tower during the term of this Agreement.
b. Tenant has the right to obtain a title report or commitment for a
leasehold title policy from a title insurance company of its choice. If, in the opinion of
Tenant, such title report shows any defects of title or any liens or encumbrances which
adversely affect Tenant's use of the Property Tenant's ability to obtain leasehold financing,
Tenant shall have the right to cancel this Agreement immediately upon written notice to
Landlord.
c. Tenant shall also have the right to have the Real Property surveyed
and to have soil boring and analysis tests run. In the event that any defects are shown by
the survey or the soil analysis, which in the opinion of the Tenant, may adversely affect
Tenant's use of the Property, Tenant shall have the right to cancel this Lease immediately
upon written notice to Landlord.
23. Assignment: Any assignment of this Agreement that is entered into by Tenant
shall be subject to the provisions of this Agreement. Additionally, Tenant may, upon notice
to Landlord, mortgage or grant a security interest in the Communications Center, and may
assign the Communications Center to any such mortgagees or holders of security interests
including their successors and assigns.
Any sublease, license or assignment of this Lease that is entered into by
Lessor or Lessee shall be subject to the provisions of this Lease. Additionally, Lessee may,
upon notice to Lessor, mortgage or grant a security interest in this Lease and the
equipment, and may assign this Lease and the equipment to any such mortgagees or
holders of security interests including their successors and assigns (hereinafter collectively
referred to as "Secured Parties"). In such event, Lessor shall execute such consent to
leasehold financing as may reasonably be required by Secured Parties. Lessor agrees to
notify Lessee and Lessee's Secured Parties simultaneously of any default by Lessee and to
give Secured Parties the same right to cure any default as Lessee except that the cure
period for any Secured Party shall not be less than ten (10) days after the receipt of the
default notice. Lessee may assign this Lease without the consent of Lessor to an affiliate
of Lessee or to an entity which acquires Lessee's communications license. If a termination
disaffirmance or rejection of the Lease pursuant to any laws (bankruptcy or insolvency
laws) by Lessee shall occur, or if Lessor shall terminate this Lease for any reason, Lessor
will give to the Secured Parties prompt notice thereof and Lessor will give the Secured
Parties the right to enter upon the Property during a thirty (30) day period commencing
upon the Secured Party's receipt of such notice for the purpose of removing any equipment.
Lessor acknowledges that the Secured Parties shall be third -party beneficiaries of this
Lease.
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24. Indemnification: Tenant shall indemnify, protect, save and hold harmless
Landlord and the directors, officers, employees, agents and volunteers of Landlord (for the
purposes of this paragraph, collective "Landlord "), from and against any claims, demands,
judgments, set -offs, losses, damages, liabilities, awards, fines and expense, including with
limitation, the concurrent negligence of Landlord and the Tenant, the contributing
negligence of the Tenant and any third party, and any attorney's fees, expenses or other
costs associated with or incurred, based on or in any manner arising out of or related to
the performance or non - performance of this agreement by the Tenant hereunder, including
but not limited to the injury to persons or property, actual damages, consequential
damages, punitive damages, losses, set -offs, warranty claims, product liability claims or
other damages arising out of an action for strict liability in tort; provided, however, that
nothing contained in this provision shall be interpreted to indemnify or hold harmless
Landlord against liability for damages arising out of bodily injury to persons or damage to
property caused by or resulting from the sole negligence or willful misconduct of Landlord,
and Landlord shall indemnify, protect, save and hold harmless Tenant against liability for
damages arising out of bodily injury to persons or damage to property caused by or
resulting from the sole negligence or willful misconduct of Landlord. Without limiting the
foregoing indemnity, the Tenant shall indemnify the Landlord for all defense costs,
including reasonable attorney's fees and amounts paid in settlement.
25. Successors and Assigns: This Lease shall run with the property described on
Exhibit "A ". This Lease shall be binding upon and inure to the benefit of the parties, their
respective successors, personal representatives and assigns.
26. Intermodulation Study: A frequency intermodulation study has been conducted
to determine the likelihood of frequency intermodulation problems between the Tenant's
proposed frequencies and those utilized by the Landlord and/or the existing tenants on the
water tower. The results of this study indicate that there is no potential for intermodular
interference. A copy of this study is attached hereto as Exhibit "C ". In the event such
interference does occur, Tenant shall be so notified and shall take immediate steps to cure
such interference. If Tenant has not cured any such interference, disruption or interruption
within fifteen (15) days of written notice thereof by Landlord, Tenant shall then cease
operation until the interference is cured. Further, Tenant shall indemnify the Landlord for
any claims from other tenants of Landlord contending that Tenant's operation is causing
interference to such other Tenant's operation.
27. Holdover Clause: If Tenant should remain in possession of the Leased
Premises after the expiration of the primary term or any extension of this term, without the
exercise of an option or the execution by Landlord and Tenant of a new Lease, then Tenant
shall be deemed to occupying the Lease Premises as a tenant -at- sufferance on a month -to-
month basis, subject to all the covenants and obligations of this Lease and at a monthly
rental of one and one - quarter (1.25) times the per month rental then provided hereby.
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28. Tower Maintenance: Tenant agrees to reimburse Landlord for any and all
reasonable expenses incurred by Landlord and attributable to the increased cost of tower
maintenance and upkeep as a result of the placement and operation of Tenant's facilities
located on the City's water tank and for any increased costs to the City as a result of any
modifications to Tenant's facilities. Said reimbursement for reasonable expenses shall not
exceed $1,500.00 annually or $7,500.00 for the Initial Term; and for any subsequent five
year Renewal Term thereafter, a prorated maximum amount based on a comparison of the
costs reimbursed for the immediately prior Term to the current increased charge.
29. Miscellaneous:
a. Each party agrees to furnish to the other, within (10) days after request,
such truthful estoppel information as the other party may reasonably request.
b. This Lease constitutes the entire agreement and understanding of the
parties, and supersedes all offers, negotiations and other agreements. There are no
representations or understandings of any kind not set forth herein. Any amendments to
this Lease must be in writing and executed by both parties.
c. If either party is represented by a real estate broker in this transaction,
that party shall be fully responsible for any fee due such broker and shall hold the other
party harmless from any claims for commission by such broker.
d. Landlord agrees to cooperate with Tenant in executing any documents
necessary to protect Tenant's rights under this Lease or Tenant's use of the Property.
e. This Lease shall be construed in accordance with the laws of the State
of Georgia.
f. If any term of this Lease is found to be void or invalid, such invalidity
shall not affect the remaining terms of this Lease, which shall continue in full force and
effect.
g. Following the execution of this Lease, either party, at its sole expense,
shall be entitled to file a memorandum of lease of record in the county where the property
is located.
h. Title to all improvements constructed or installed by Tenant shall
remain in tenant, and all improvements constructed or installed by Tenant shall at all times
be and remain the property of Tenant, regardless of whether such improvements are
attached or affixed to the tower or property. Upon termination of this Lease, Tenant shall
within a reasonable period not to exceed forty -five (45) days from the date of termination,
remove its improvements from the tower and property and restore the tower and property
to its former condition.
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