BALLPARK LEASE AGREEMENT
AMONG
THE CITY OF HARTFORD, CONNECTICUT
AND
CONNECTICUT DOUBLE PLAY, LLC
TABLE OF CONTENTS
ARTICLE I.
DEFINITIONS ............................................................................................................. 2
ARTICLE II.
CITY AND TENANT REPRESENTATIVES .......................................................... 13
2.1
City Representative ..................................................................................................................... 13
2.2
Tenant Representative ................................................................................................................. 13
2.3
Review and Approvals or Consent Rights .................................................................................. 13
2.4
Governmental Rule ..................................................................................................................... 14
ARTICLE III.
LEASEHOLD ESTATE TERM; RENT; FEES; CAPITAL REPAIRS
RESERVE FUND
..................................................................................................... 14
3.1
Grant of Leasehold Estate ........................................................................................................... 14
3.2
Delivery of Possession ................................................................................................................ 15
3.3
Reservations ................................................................................................................................ 15
3.4
Initial Term ................................................................................................................................. 15
3.5
Renewal Periods
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15
3.6
Fixed Rental ................................................................................................................................ 16
3.7
City Suite .................................................................................................................................... 16
3.8
Complimentary Tickets ............................................................................................................... 17
ARTICLE IV.
USE OF THE
STADIUM; REVENUE
.................................................................. 17
4.1
Ballpark Events ........................................................................................................................... 17
4.2
Scheduling ................................................................................................................................... 18
4.3
City Sponsored Events ................................................................................................................ 18
4.4
Revenue....................................................................................................................................... 20
4.5
Prohibited Uses ........................................................................................................................... 20
4.6
Operator ...................................................................................................................................... 21
ARTICLE V.
PARKING
................................................................................................................. 22
5.1
Generally ..................................................................................................................................... 22
5.2
Parking Spaces ............................................................................................................................ 22
5.3
Offsite Garage Parking Operations and Security
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22
5.4
Parking Rates .............................................................................................................................. 22
5.5
Parking Revenues ........................................................................................................................ 23
5.6
Event Staff Parking ..................................................................................................................... 23
ARTICLE VI.
OPERATION; MAINTENANCE; UTILITIES
.................................................... 23
6.1
Tenant’s Operation of the Ballpark
............................................................................................. 23
6.2
Routine Maintenance .................................................................................................................. 23
6.3
Compliance with Applicable Laws ............................................................................................. 24
6.4
Security and Staff ........................................................................................................................ 24
6.5
Utilities ........................................................................................................................................ 25
6.6
City Inspections; Evaluation of Tenant’s Operation, Routine Maintenance
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............. 25
6.7
Improvements by Tenant ............................................................................................................ 25
6.8
Tenant’s Personal Property
......................................................................................................... 25
ARTICLE VII.
CAPITAL IMPROVEMENTS AND CITY MAINTENANCE ITEMS
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.... 2
5
7.1
Responsibility ............................................................................................................................. 25
7.2
Capital Improvements Reserve Fund .......................................................................................... 25
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7.3
Capital Improvements Plan ......................................................................................................... 26
7.4
Undertaking of Approved Capital
Improvements and City
Maintenance Items
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....... 27
ARTICLE VIII.
TAXES
....................................................................................................................... 29
8.1
Tenant Payment of Taxes ............................................................................................................ 29
8.2
Ad Valorem Taxes ...................................................................................................................... 29
8.3
Joinder of City Not Required ...................................................................................................... 29
8.4
No City Obligation
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29
8.5
No Target Taxes
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30
ARTICLE IX.
INSURANCE; INDEMNITY
.................................................................................. 30
9.1
Insurance ..................................................................................................................................... 30
9.2
Waiver of Subrogation ................................................................................................................ 32
9.3
Indemnity .................................................................................................................................... 32
ARTICLE X.
LOSS OF FACILITIES
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10.1
Condemnation ............................................................................................................................. 33
10.2
Casualty Damage to the Ballpark
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34
ARTICLE XI.
DEFAULTS AND REMEDIES
............................................................................... 35
11.1
Default by Tenant ....................................................................................................................... 35
11.2
City’s Remedies
.......................................................................................................................... 36
11.3
Default by City ............................................................................................................................ 37
11.4
Remedies Cumulative ................................................................................................................. 38
11.5
No Indirect Damages
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38
11.6
No Waivers
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38
11.7
No Accord and Satisfaction
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38
11.8
Commercial Transaction ............................................................................................................. 39
ARTICLE XII.
DISPUTE RESOLUTION
....................................................................................... 39
12.1
Generally ..................................................................................................................................... 39
12.2
Emergency Relief ........................................................................................................................ 39
ARTICLE XIII.
SALE OF
OWNERSHIP INTERESTS
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13.1
Transfer of Majority Interest ....................................................................................................... 40
13.2
Other Transfers ........................................................................................................................... 40
13.3
Continuing Enforceability ........................................................................................................... 40
ARTICLE XIV.
ASSIGNMENT AND SUBLETTING
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14.1
Assignment by Tenant ................................................................................................................ 41
14.2
Assignment by City ..................................................................................................................... 41
14.3
No Sublease ............................
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41
ARTICLE XV.
NAMING AND ADVERTISING RIGHTS;
BROADCASTING RIGHTS;
PREMIUM SEATING; CONCESSIONS
AND MERCHANDISE
..................... 41
15.1
Contracting Generally ................................................................................................................. 41
15.2
Naming Rights
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41
15.3
Tenant Sponsorships and
Advertising
......................................................................................... 42
15.4
Broadcasting Rights .................................................................................................................... 42
15.5
Premium Seating, Concessions and Merchandise
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42
15.6
Concessions Requirements ......................................................................................................... 42
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