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Cell Tower Lease_Briarlake Elementary

Cell Tower Lease_Briarlake Elementary

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Contract between DeKalb County School System and T-mobile to lease space at Briarlake Elementary School in Decatur, GA, for a cell tower for 30 years. Signed in Dec. 2011 by the Superintendent of DCSS.
Contract between DeKalb County School System and T-mobile to lease space at Briarlake Elementary School in Decatur, GA, for a cell tower for 30 years. Signed in Dec. 2011 by the Superintendent of DCSS.

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Published by: Get the Cell Out - Atlanta Chapter on Feb 20, 2012
Copyright:Attribution Non-commercial

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07/02/2014

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SITELEASE(CellTowerLocatedatBriarlakeElementary)THISSITELEASE(this"Lease")isbyandbetweentheDeKalbCountySchoolDistrict,actingbyandthroughtheBoardofEducationofDeKalbCounty,Georgia(''Landlord'')andT-MobileSouthLLC,aDelawarelimitedliabilitycompany("Tenant").
1.
PremisesandEasements.(a)LandlordherebyleasestoTenanttheproperty(the"Premises"),describedasPremisesintheattachedExhibitA,whichPremisesarelocatedonLandlord'spropertyhavinganaddressof3590LavistaRd.,Atlanta,DeKalbCounty,Georgia30033,moreparticularlydescribedasthePropertyintheattachedExhibit
B,
(collectively;the"Property"),onthetermsandconditionssetforthhereintogetherwithanon-exclusiveeasementforpedestrianandvehicularingressandegresstoandfromthePremises(whicheasementshallbesubjecttoLandlord'srelocationrightsdescribedinSectionl(b)hereof)andanon-exclusiveeasementfortheinstallationandmaintenanceofutilities,cablesandconduitsover,underandacrossthePropertytoandfromthePremisesinthelocationorlocationsmoreparticularlydescribedinExhibitAattachedhereto.Theeasementrightsgrantedherein(the"Easements")shallexpireonthedatewhichisthesixtieth(60
th)
day.afterthedateonwhichthisLeaseexpiresorSOOnerterminates.(b)Landlordreservestherightfrom
timetotime
duringtheInitialTermandanyRenewal
---------c:-------..q>,,""mto
I
e10cate
Tenatlt'-s-easement
for
ingressandegress
to
andfrom-thee--:tP4'r'eemmtlis~e~s,:------subject,however,toeachofthefollowing:
(i)
LandlordshallprovideTenantatleastninety(90)days'priorwrittennoticeofsuchrelocation;
(ii)(iii)
(iv)TenantshallmaintaintherightofcontinuousandeffectiveaccesstoandfromthePremisesinaccordancewithSectionlea)hereofduringtheperiodofsuchre-location;Thecosts,ifany,forre-locatingtheeasementshallbebornebyLandlord;andLandlordandTenantshallcooperatewiththeothertoexecuteanddeliverarecordableMemorandumofAmendmentofLeaseconfirmingsuchrelocatedeasementarea.2.Consideration.UponthefullexecutionofthisLeasebythepartieshereto,TenantshallpaytoLandlordasacontractconsiderationfee,theamountoftwothousanddollars($2,000.00),whichisnon-refundableinalleventsandwhichshallnotapplyasRent.3.DueDiligencePeriod.a.FromtheEffectiveDatethroughandincludingthedatewhichissix(6)monthsaftertheEffectiveDate(the"DueDiligencePeriod"),TenantshallhavearightofaccesstothePropertytoperformanysurveys,soiltests,andotherengineeringproceduresorenvironmentalinvestigations("Tests")onthePropertydeemednecessaryorappropriate
by
TenanttoevaluatethesuitabilityofthePropertyfortheusescontemplatedunderthisLease.Intheeventofanydamageto,oralterationof,thePropertycausedbyTenant'sactivitiesunderthisSection3(a),Tenantshallrepairorrestoretheaffectedareaorareastotheconditionthereofpriortosuchdamageoralteration.TenantherebyagreestoindemnifyandholdLandlordharmlessforanyandallclaims,losses,ordamagesincurredorsufferedbyLandlordasaresultofanydamagetoperson(includingdeath)orpropertycausedbysaidTests.Theforegoingindemnificationshallsurviveanytermination,cancellationorexpirationofthisLease.Atanytimepriortotheexpiration
15823979.1
 
oftheDueDiligencePeriodTenantshallhavetherightinitssoleandabsolutediscretiontoterminatethisLeasebysendingwrittennoticeofterminationtoLandlord.Thereafter,neitherLandlordnorTenantshallhaveanyfurtherrightsorobligationsunderthisLeaseexceptasotherwiseprovidedherein.b.PriortotheexpirationoftheDueDiligencePeriod,Tenantshallhavetheone-timerighttoextendtheDueDiligencePeriodforone(1)additionalsix(6)monthperiodbydeliveringwrittennoticetoLandlordofsuchelectionalongwithtwothousanddollars($2,000.00)asadditionalcontractconsideration,whichisnon-refundableinalleventsandwhichshallnotapplyasRent.c.DuringtheDueDiligencePeriodandduringtheInitialTermandanyRenewalTerm(asthosetenusaredefinedbelow)ofthisLease,LandlordagreestocooperatewithTenantinobtaining,atTenant'sexpense,alllicensesandpermitsorauthorizationsrequiredforTenant'suseofthePremises(asdefinedhelow)fromallapplicablegovernmentand/orregulatoryentities(including,withoutlimitation,zoningandlanduseauthorities,andtheFederalCommunicationsCommission("FCC")("GovernmentalApprovals"),includingalllandUSeandzoningpermitapplications,andLandlordagreestocooperatewithandtoallowTenant,atnocosttoLandlord,toobtainatitlereport,zoningapprovalsandvariances,land-usepermits.DuringtheDueDiligencePeriod,andduringtheInitialTermoranyRenewalTermofthisLease,LandlordagreesthatitwillnotinterferewithTenant'seffortstosecureotherlicensesandpermitsorauthorizationsthatrelatetootherproperty.4.Term.TheinitialtermofthisLeaseshallbefive(5)yearscommencingontheRentCommencementDate(definedbelow),andterminatingatmidnightonthelastdayoftheinitialterm(the"InitialTerm").TenantshallhavetherighttoextendthisLeaseforfive(5)additionalandsuccessivefive-yearterms(eacha"RenewalTerm")onthesametermsandconditionsassetforthherein.ThisLeaseshallautomaticallyrenewforeachsuccessiveRenewalTermunlessTenantnotifiesLandlord,inwriting,ofTenant'sintentionnottorenewthisLease,atleastthirty(30)dayspriortotheexpirationoftheInitialTermoranyRenewalTerm.
If
TenantshallremaininpossessionofthePremisesattheexpirationofthisLeaseoranyRenewalTermwithoutawrittenagreement,suchtenancyshallbedeemedamonth-to-monthtenancyatarentalamountequaltoonehundredfiftypercent(150%)ofthetheneffectiverentalandotherwiseunderthesametermsandconditionsofthisLease.5.Rent.(a)TenantshallpayLandlord,withoutnoticeordemandofanykind,inyearlyinstallmentsinadvancerentintheamountofsixteenthousandeighthundreddollarsand
noll
00dollars($16,800.00)peryear("Rent").RentwillbeincreasedbyfourthousandeighthundredandnollOOthsdollars($4,800.00)peryearforeachco-locator.
In
eventthisLeasedoesnotterminatepursuanttoSection3above,Rentshallbecomedueandpayableupontheearliertooccurof(i)thedateofthisissuanceofthepermitfortheconstructionofTenant'simprovementsonthePremisesor(ii)thefirstdayaftertheexpirationoftheDueDiligencePeriod(suchearlierdatebeingthe"RentCommencementDate").ThereafterRentwillbepayableannuallyinadvancebythefifthdayfollowinganniversaryofRentCommencementDatetoLandlordattheaddressspecifiedinSection13below.Landlord,itssuccessors,assignsandlordesignee,ifany,willsubmittoTenantanydocumentsrequiredbyTenantinconnectionwiththepaymentofRent,including,withoutlimitation,anIRSFormW-9.(b)
In
additiontotheannualRentamounts,ontheRentCommencementDateTenantwillpaytoLandlordaone-timefeeoftwentyfivethousanddollars($25,000.00),whichisnon-refundable
in
alleventsandwhichshallnotapplyasRent..Inadditionpriortotheinstallationofeachco-locator,if
15823979.1
 
any,TenantshallpaytoLandlord,asadditionalcontractconsiderationfee,twentyfivethousanddollars($25,000.00),whichisnon-refundableinalleventsandwhichshallnotapplyasRent.(c)DuringtheInitialTermandanyRenewalTerms,Rentshallbeadjusted,effectiveonthefirstdayofeachyearoftheInitialorRenewalTerm,andoneachsuchsubsequentanniversarythereof,toanamountequaltothreepercent(3%)oftheRentineffectimmediatelypriortotheadjustmentdate.6.PermittedUse.TenantshallusethePremisesforthepurposeofinstalling,maintaining,andoperatingthe"AntennaFacilities"(ashereinafterdefined)andusesincidentaltheretoandfornootherpurposes.7.Interference.TenantshallnotusethePremisesinanywaywhichinterfereswiththeuseofthePropertybyLandlordorlesseesorlicenseesofLandlordwithrightsinthePropertyontheEffectiveDate.SuchinterferenceshallbedeemedamaterialbreachbyTenant,whoshall,uponwrittennoticefromLandlord,beresponsibleforterminatingsaidinterferenceatTenant'ssolecostandexpense.Ifsuchinterferencecannotbeeliminatedwithinfive(5)daysafterreceivingLandlord'swrittennoticeoftheinterference,TenantshallimmediatelyceaseoperatingthecomponentorcomponentsoftheAntennaFacilities(definedbelow)causingsuchinterferenceandshallnotreactivateoperationthereof,exceptintermittentoperationsolelyforthepurposeoftesting,untiltheinterferencehasbeeneliminated.Ifsuchinterferencecontinuestooccurthirty(30)daysafterTenanthasreceivedLandlord'swrittennotice,
····----------~arrdtord,
atitsoption,mayterminatethisL~aseimmediately
IIpon
writtennoticetoTenant.8.Improvements;Utilities;Access.(a)Tenantshallhavetheright,atitsexpense,toerectandmaintainonthePremisesimprovements,personalpropertyandfacilitiesnecessarytooperateitscommunicationssystem,including,withoutlimitation,radiotransmittingandreceivingantennas,microwavedishes,towerandbase,equipmentsheltersand/orcabinetsandrelatedcablesandutilitylinesandalocationbasedsystem,assuchlocationbasedsystem-mayberequiredbyanycounty,stateorfederalagency/department,including,withoutlimitation,additionalantenna(s),coaxialcable,baseunitsandotherassociatedequipment(collectively,the"AntennaFacilities").
(b)
Tenant'sconstructionandinstallationoftheAntennaFacilitiesshallbemadeaccordingtoplans(the"Plans")approvedbyLandlordinwritinginadvance,whichapprovalshallnotbeunreasonablywithheld.ThePlansshallinclude,butnotbelimitedto,specificationsconcerninglandscaping,sitepreparationandconstructiontimelines.Inconnectiontherewith,LandlordshallrespondtoTenant'swrittenrequestforapprovalofthePlanswithinfifteen(15)businessdaysafterreceiptthereofwithanydisapproval,objectionsorproposedmodifications.IfLandlorddoesnotsorespondwithinfifteen(15)businessdays,thensuchPlansshallbedeemedapprovedbyLandlord.TenantshallnotbeginanyinstallationorconstructionoftheAntennaFacilitiesuntilLandlordhasapprovedTenantsPlansorsuchTenantPlansaredeemedapprovedpursuanttothisSection8(b).Tenant,atitsexpense,shalluseappropriatemeansofrestrictingaccesstotheAntennaFacilities,including,withoutlimitation.fheconstructionofafence.Tenantshall,atTenant'sexpense,put,keepandmaintainPremises,including,withoutlimitation,theAntennaFacilitiesnoworhereafterlocatedonthePremises,ingoodconditionandrepairduringthetermofthisLease,installandmaintaintheAntennaFacilitiesinaccordancewithgoodengineeringpracticesandshallconform,whenapplicable,withtheNationalElectricSafetyCodeandallotherapplicablefederal,stateandlocallawsandregulations.Tenantshallpromptlyreplaceanyplantingswhichdie
t5823979.1

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