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HomeMy WebLinkAbout12450RESOLUTION NO. 12450 A RESOLUTION APPROVING A HANGAR GROUND LEASE BETWEEN THE CITY OF PUEBLO, A MUNICIPAL CORPORATION, AND STEEL CITY AVIATION, LLC, AND AUTHORIZING THE PRESIDENT OF CITY COUNCIL TO EXECUTE SAME BE IT RESOLVED BY THE CITY COUNCIL OF PUEBLO, that: SECTION 1. A certain Hangar Ground Lease, a copy of which is attached hereto and made a part hereof by reference, after having been approved as to form by the City Attorney, by and between the City of Pueblo, a Municipal Corporation, and Steel City Aviation, LLC, for the use of a hangar and land located at Pueblo Memorial Airport, by and the same is hereby approved, subject to the conditions as set forth in said Hangar Ground Lease. SECTION 2. The President of City Council is hereby authorized to execute said Lease Agreement on behalf of Pueblo, a Municipal Corporation, and the City Clerk shall affix the Seal of the City thereto and attest the same. INTRODUCED: July 23, 2012 BY: Chris Nicoll COUNCIL PERSON Background Paper for Proposed R ESOLUTION AGENDA ITEM # M-5 DATE: July 23, 2012 DEPARTMENT: DEPARTMENT OFAVIATION MARK LOVIN, DIRECTOR TITLE A RESOLUTION APPROVING A HANGAR GROUND LEASE BETWEEN THE CITY OF PUEBLO, A MUNICIPAL CORPORATION, AND STEEL CITY AVIATION, LLC, AND AUTHORIZING THE PRESIDENT OF CITY COUNCIL TO EXECUTE SAME ISSUE Should the City Council approve a Hangar Ground Lease between the City and Steel City Aviation for the use of a hangar and land at Pueblo Memorial Airport? RECOMMENDATION Approval of this Resolution. BACKGROUND Steel City Aviation currently leases a hangar on the airport’s flightline that they use for a flight school and aircraft maintenance. This lease is for the hangar and land located next to their current facility. A request for proposals to lease this property was done and Steel City was the only one to respond to the request. The lease is for a term of one month commencing June 1, 2012 and will automatically be renewed each month unless terminated by either party. FINANCIAL IMPACT Steel City will lease the land (5,472 square feet) at $.14 per square foot annually which is $63.84 per month. The hangar (2,058 square feet) will be leased at $1.50 per square foot annually which is $257.25 monthly. Steel City will also pay a combined service fee of $499.92 per acre annually for .13 acres which is $5.42 monthly. Also, Steel City will pay 2% of the monthly gross revenues. HANGAR GROUND LEASE THIS LEASE made and entered into as of June 1, 2012 A.D. between the City of Pueblo, a municipal corporation, "Lessor ", and Steel City Aviation, LLC, "Lessee." WITNESSETH: WHEREAS, the Lessor is the owner and operator of the Pueblo Memorial Airport ( "Airport "), together with the land on which said Airport is situated, and WHEREAS, Lessee has successfully been awarded a land and hangar lease through the RFP process, and is desirous of leasing a tract of ground on said Airport property for the purpose of occupying an existing Hangar, of approximately 5472 square feet, and Lessee is desirous of leasing the existing Hangar of approximately 2058 square feet, NOW THEREFORE, in consideration of the mutual covenants set forth herein, the parties agree as follows: 1. Land Parcel: The Lessor hereby leases unto the Lessee and Lessee hereby leases from Lessor for the term and upon the rental and conditions hereinafter stated, the real property shown on Exhibit "A ", attached hereto and made a part hereof, situated in the County of Pueblo, State of Colorado subject to existing easements; and the Hangar situated on the real property as shown on Exhibit "A ". The attached Exhibit "A" consists of a legal description, plot plan and diagram of the Hangar. The term "leased premises" means and includes the real property, hangar and other improvements located on the real property. 2. Term: A. The initial term on this Lease is month to month commencing June 1, 2012 ( "commencement date "). B. All conditions and covenants contained herein shall remain in full force and effect during any and all extension periods. C. Either party may terminate this Lease at any time and for any reason upon thirty (30) days written notice to the other party. 3. Rental Rate and Other Fees: A. Lessee shall pay rent to the Lessor for the ground lease herein granted a sum per month equal to one - twelfth (1/12) of the initial annual rent during the original term, payable in advance without notice, offset or deduction, and shall be due monthly on the tenth day of each month at the Director of Aviation's Office. The -1- commencement date of this lease, as set forth in paragraph 2, Term, shall be the date upon which rent begins. The initial annual rent shall be calculated by multiplying the gross leased land area by $.14 per square foot. Thereafter, the amount of rent the Lessee pays will be adjusted based upon the consumer price index for all urban consumers, CPI -U (all items 1982 -1984 = 100 for Denver - Boulder - Greeley published by the Bureau of Labor Statistics of the United States Department of Labor (the "Bureau "); provided, that if the Bureau ceases to publish the CPI -U or materially changes its compensation, the City and Lessee shall agree to and use comparable published statistics or index to adjust the rent for inflation.). The rent shall be adjusted every twelve (12) months. The rent will be increased or decreased by a percentage equal to the percentage increase or decrease in the CPI -U for the preceding 1 -year period over the comparable CPI -U for the first month of said 1 -year period. Any rent overdue for more than fifteen (15) days will have an additional fee added to cover extra administrative costs. The additional fee will equal ten percent (10 %) of the gross amount of all overdue rents. In the event the Lessor initiates any proceedings to collect any unpaid rent from Lessee or to enforce any other provision of this Lease, Lessee shall pay all of the Lessor's expenses in connection therewith, including reasonable attorney's fees. Venue for any such proceeding shall be in Pueblo County, Colorado. B. Lessee shall pay rent to the Lessor for the hangar lease herein granted a sum per month equal to one - twelfth (1/12) of the initial annual rent during the original term, payable in advance without notice, offset or deduction, and shall be due monthly on the tenth day of each month at the Director of Aviation's Office. The commencement date of this lease, as set forth in paragraph 2, Term, shall be the date upon which rent begins. The initial annual rent shall be calculated by multiplying the leased Hangar space by $1.50 per square foot. Thereafter, the amount of rent the Lessee pays will be adjusted based upon the consumer price index for all urban consumers, CPI -U (all items 1982 -1984 = 100 for Denver - Boulder - Greeley published by the Bureau of Labor Statistics of the United States Department of Labor (the "Bureau "); provided, that if the Bureau ceases to publish the CPI -U or materially changes its compensation, the City and Lessee shall agree to and use comparable published statistics or index to adjust the rent for inflation.). The rent shall be every twelve (12) months. The rent will be increased or decreased by a percentage equal to the percentage increase or decrease in the CPI -U for the preceding 1 -year period over the comparable CPI -U for the first month of said 1 -year period. Any rent overdue for more than thirty (30) days will have an additional fee added to cover extra administrative costs. The additional fee will equal ten percent (10 %) of the gross amount of all overdue rents. In the event the Lessor initiates any proceedings to collect any unpaid rent from Lessee or to enforce any other provision of this Lease, Lessee shall pay all of the Lessor's expenses in connection therewith, including reasonable attorney's fees. Venue for any such proceeding shall be in Pueblo County, Colorado. C. Lessee shall pay combined service fee for services and facilities now furnished by the Lessor at the Pueblo Memorial Airport, namely: public street maintenance, fire -2- protection and Street lighting based upon the amount established by Lessor which is currently $499.92 per acre per year. The Lessor may, from time to time, reduce, alter, or eliminate any or all of the services or facilities presently being furnished and may modify, increase, or decrease the annual combined service fee therefore and the manner by which it is calculated, including making separate charges, therefore, provided (1) such services and fee shall be nondiscriminatory among other tenants and owners of land at Pueblo Memorial Airport receiving such services and facilities then being furnished and (2) such fee shall be reasonable in relation to the Lessor's actual cost and expense of furnishing the services and facilities then being furnished. The Lessor's cost may include the cost of capital improvements amortized over the useful life of the improvements. Only domestic wastewater shall be discharged from the leased premises to Lessor's sanitary sewer system. Lessee shall be subject to the same restrictions, conditions, fees and charges as other users of Lessor's sanitary sewer system. D. For services and activities authorized to be performed within the Hangar on the leased premises pursuant to Section 4.G., Lessee shall pay as additional rent two percent (2 %) of the monthly gross revenues derived from all sales, operations and services made, furnished or conducted on or from the leased premises except revenues from Hangar rentals and aircraft storage. Such additional rent shall be paid monthly without notice, offset or deduction on or before the tenth (10` of the following month at the Director of Aviation's office and shall be accompanied with such reporting forms as the Director of Aviation shall determine. Lessor shall have the right to examine and audit Lessee's and its subtenant's books and records to determine the accuracy of the additional rent. E. All unpaid rent and other charges shall accrue interest at the rate of ten (10) percent per annum. 4. Improvements and Use: A. Lessee, at its sole cost and expense, may cause to be constructed and installed upon the leased premises additional improvements in accordance with plans and specification approved by Lessor, including architectural approval, which consent will not be unreasonably withheld or arbitrarily delayed. The improvements shall be constructed in a good and workmanlike manner in accordance with the applicable laws, ordinances and building codes and pursuant to a building permit issued by the Regional Building Department. Lessee will not modify, alter, or improve any improvements upon the leased premises whether now existing or hereafter constructed without the prior written approval of Lessor, which approval may be granted or denied in Lessor's sole and absolute discretion. B. The leased premises shall be used and occupied by Lessee or its subtenants as a Hangar facility for the storage and maintenance of aircraft and for such incidental purposes directly related to such use including storage of aircraft equipment and office space. Lessee shall have no right to utilize the leased premises, or any -3- improvement thereon, other than as specifically allowed under this subsection, and it is specifically understood that the leased premises shall not be used for an aviation fixed base operation or for the sale of aviation fuel. C. Lessee grants to the Lessor the right to enter the leased premises to do what is necessary for the purposes of repairing, replacing and /or maintaining any and all utility lines under the leased premises which serve other uses at the Pueblo Memorial Airport, it being understood that the Lessor will repair, in a good and workmanlike fashion, any and all damage done to the leased premises as the result of work done hereunder. D. Lessee shall maintain the leased premises in accordance with the requirements and regulations of the Lessor and Lessor's fire code. The Lessee shall be responsible for all costs, fees, charges and penalties associated with the discharge or release of any hazardous material (including petroleum products) or mitigating the containment or removal of any contamination or hazardous material (including petroleum products) on, over or under the leased premises which is caused by the Lessee, its officers, agents, or employees. It is understood that the Lessee is not responsible for any conditions, which may be determined to have existed prior to October 14, 1997. The storage and accumulation of aviation fuel, flammables, explosive liquids, or solids, waste, debris or other hazardous materials within or on the leased premises shall be in an environmentally sound manner and comply with all Federal, State and Local laws and regulations. E. Lessee will not modify, alter, paint or improve the completed Hangar except to the extent required to maintain its original state. Any additional modification, painting or improvements to the Hangar or leased premises must receive prior written approval from the Lessor, which approval shall not be unreasonably or arbitrarily denied or withheld. F. Lessee shall not park or leave or allow to be parked or left aircraft on the taxiways or on pavement adjacent to the Hangar in a manner which interferes with or obstructs access to adjacent hangars or public ramp area. Parking of automobiles will be permitted only in paved designated parking areas or within the Hangar. G. Notwithstanding the limitations set forth in subsections B. above, the following activities may be conducted within the Hangar located on the leased premises, provided that no such activity will unreasonably interfere as determined by the Director of Aviation with the use of taxiways and aprons or the activities of other tenants of land of the Airport: aircraft sales and office, aircraft engine and overhaul, flight training, aircraft parts sales, aircraft charter services, air photography, aircraft interior repair shop, aircraft inspection, aircraft storage, and aircraft general maintenance. Subject to the foregoing, the approval of the Director of Aviation which may be granted or denied in the Director of Aviation's sole and absolute discretion. -4- 5. Maintenance Obligations: Lessee, at its expense, shall keep the leased premises and utilities extended to the leased premises in good repair and condition, and in a safe, sanitary, orderly, and sightly condition. 6. Utility Cost Recovery: A. If Lessee connects to an existing utility installed or constructed by or through the City or another Lessee at the Airport ( "Utility Installer ") to serve the Leased Premises, Lessee shall pay to the Utility Installer an amount equal to the Lessee's proportionate share of the cost of such utility as determined by the Director of Aviation ( "Cost Recovery"). The Director of Aviation shall establish a reasonable formula or methodology for apportionment of such costs and establishing Cost Recovery. In order to be eligible for Cost Recovery, the Utility Installer shall submit to the Director of Aviation detailed cost and payment information evidencing the cost of constructing and installing the utility, including paid invoices and professional fees for engineering or survey work with respect to such utility. City will administer the collection and reimbursement of Cost Recovery, however, if for any reason the Cost Recovery is not paid, City shall not be responsible or liable therefor. B. If Lessee extends a utility to serve the Leased Premises, the Director of Aviation shall designate its location and the size of such utility shall be as provided in C. below. All utility extensions shall be installed underground. Lessee shall furnish City with an appropriate survey showing the location of the utility as installed. If such utility extension is of sufficient size and location so that such utility extension may serve other property at the Airport as determined by the Director of Aviation, connections to such utility extension may be authorized and approved by the Director of Aviation, and, if eligible for Cost Recovery, Lessee shall be paid Cost Recovery determined as provided in A. above. C. Sanitary sewer extension lines shall be a minimum of eight (8) inches or in such larger size as determined by the Director of Wastewater. All other utilities will be sized in accordance with the utility service provider's standards. D. The Utility Installer shall be responsible for the maintenance, repair and replacement of the utility and /or utility extension, and the cost and expense thereof shall be proportionately paid and shared among the Utility Installer and each Lessee or other party connecting thereto. 7. Signs: Lessee shall not erect, paint or maintain any signs whatsoever upon the leased premises without first securing the written consent of the Lessor. Any such signs shall comply with all ordinances and regulations of the Lessor or standards which might be developed by the Department of Aviation. -5- 8. Right of Inspection: The Lessor reserves and retains for its officers, employees and authorized representatives the right to enter the leased premises during reasonable business hours, and after prior notice, for the purpose of inspecting and protecting the leased premises, and of doing any and all things which the Lessor may deem necessary for the proper general conduct and operation of the Pueblo Memorial Airport, and in the exercise of the Lessor's police power. 9. Taxes and Licenses: Lessee covenants and agrees to pay promptly all valid taxes and other government charges of whatever nature assessed against or applicable to the leased premises or Lessee or Lessee's property or operations on the leased premises. Lessee also covenants and agrees not to permit any mechanic's or material man's lien to be filed against the leased premises or any part or parcel thereof by reason of any work or labor performed or materials furnished by any contractor, subcontractor, mechanic or material man. Lessee further covenants and agrees to pay promptly when due all bills, debts and obligations incurred by it in connection with its operations on the leased premises, and not to permit the same to become delinquent and to suffer no lien, mortgage, judgment or execution to be filed against the leased premises. 10. Indemnification: Lessee assumes the risk of loss or damage to the leased premises and property thereon, whether from windstorm, fire, earthquake, snow, water run -off, or any other causes whatsoever. Lessee covenants and agrees that it will indemnify and save harmless Lessor, its officers, agents and employees from all demands, claims, costs, causes of action or judgments, and from all expenses incurred by Lessor, in investigating or resisting the same, including reasonable attorney fees, arising from or growing out of the negligent acts or omissions of Lessee, its contractors, agents, members, stockholders, employees, invitees, servants, subtenants, successors or assigns in connection with its use or occupancy or their use or occupancy of any portion of the Pueblo Memorial Airport, including the leased premises. The provisions of this Paragraph 11 and Paragraph 4(F) shall survive the termination of this Lease Agreement. 11. Insurance and Damage: A. At all times during the term of this Lease Agreement, and of any renewal or extension hereof, Lessee agrees that it will, at its own cost and expense, provide and keep in force commercial liability insurance which includes personal injury and property damage with a combined single limit not less than $1,000,000. Lessee shall insure the Hangar and other improvements in an amount equal to their full insurable value naming the Lessor as a loss payee. Lessee shall provide Lessor with copies showing proof of such insurance and subsequent renewals or changes as might occur during the term of this lease. With respect to any insured loss to the leased premises and property thereon, including aircraft, Lessee releases Lessor, it's officers, agents, and employees from any claim or liability Lessee may have on account of such loss -6- and waives any right of subrogation which might otherwise exist in or occur to any person on account thereof. B. Such policies shall provide that they may not be materially changed, altered, or canceled by the insurer during its terms without first giving ten (10) days written notice by certified or registered United States mail to the Lessor. C. Lessee shall not violate the terms or prohibitions of any insurance policy herein required to be furnished by Lessee. D. If the Hangar or other improvements (the "Improvements ") are damaged or destroyed by fire or other casualty, Lessee shall within one hundred twenty (120) days from the occurrence of such casualty either (1) repair and restore the damaged or destroyed Improvements, (2) demolish the damaged or destroyed Improvements, restore the leased premises to their original condition, and terminate this Lease, in which event the net proceeds of the property damage insurance required to be provided by Lessee pursuant to Section 13.A. shall be retained by Lessee, or (3) demolish the damaged or destroyed Improvements and commence construction of replacement Improvements, and thereafter complete such construction within nine (9) months from the occurrence of such casualty. All repairs to or restoration of Improvements and /or construction of replacement Improvements shall be in compliance with applicable laws and codes, and in accordance with plans and specifications therefor approved by Lessor, which approval will not be unreasonably withheld. Except in the event of (2) above, the net proceeds of property damage insurance provided by Lessee pursuant to Section 13.A. shall be released by City and paid to Lessee for the purpose of Lessee repairing, restoring or replacing improvements damaged or destroyed by such insured fire or other casualty. 12. Waivers: No provision of this lease may be waived except by an agreement signed by the waiving party. A waiver of any term or provision shall not be construed as a waiver of any other term or provision. Should Lessee hold over the use of or continue to occupy the leased premises after the termination or cancellation of this Lease Agreement, such holding over shall be deemed merely a tenancy for successive monthly terms upon the same conditions as provided in this Lease Agreement subject to termination upon thirty (30) days prior written notice. 13. Inconvenience During Construction: Lessee recognizes that from time to time it will be necessary for the Lessor to initiate and carry forward programs of construction, reconstruction, expansion, relocation, maintenance and repair at and to the Pueblo Memorial Airport in order that the Pueblo Memorial Airport and its facilities may be suitable for the volume and character of air traffic and flight activity which will require accommodation, and that such construction, reconstruction, expansion, relocation, maintenance, and repair may inconvenience or interrupt Lessee's operations at the Pueblo Memorial Airport. Lessee agrees that no liability shall attach to Lessor, its officers, -7- agents, employees, contractors, subcontractors and representatives by reason of such inconvenience or interruption, and for and in further consideration of the premises, Lessee waives any right to claim damages or other consideration therefor, provided, however, that this waiver shall not extend to, or be construed to be a waiver of, any claim for physical damage to property resulting from negligence or willful misconduct of the Lessor, its officers, agents, employees, contractors, subcontractors and representatives. 14. Place and Manner of Payments: In all cases where Lessee is required by this Lease Agreement to pay any rentals, rates, fees or other charges or to make other payments to Lessor, such payments shall be made at the office of the Director of Aviation at the Pueblo Memorial Airport, or at such other place as Lessor may hereafter designate by notice in writing to Lessee and shall be made in legal tender of the United States and any check shall be received by Lessor subject to collection. Lessee agrees to pay any bank charges made for the collection of any such checks. 15. Assignments and Subletting: A. Lessee shall not assign this Lease or any interest therein nor sublet the leased premises or any portion thereon without the prior written consent of Lessor, which may be granted or denied within its sole and absolute discretion. Any assignment may be conditioned upon the payment of an assignment fee and /or an increase in rent to be determined by the Lessor in its sole and absolute discretion. Any assignment or subletting without the prior written consent of Lessor shall be void. No subletting of this Lease or the leased premises shall release or discharge Lessee from its obligations under this Lease. B. Lessee, with the prior written consent of the Lessor, may sublet space in the Hangar to a Subtenant pursuant to a written sublease, which shall contain among other provisions the following: (1) The sublease shall be subject to and governed by the basic covenants and provisions of this Hangar Ground Lease. Subtenant shall abide by all of the other terms and conditions thereof applicable to the leased premises and use thereof. The sublease may be for a lesser term than specified in Section 2 and for a rental greater than that specified in Section 3. (2) The Subtenant shall maintain and keep in force commercial liability insurance with a combined single limit not less than $1,000,000. Such insurance requirement may be complied with by Subtenant's coverage under Lessee's Master liability insurance policy. (3) An indemnification provision, substantially the same as set forth in paragraph 11 hereto. (4) The sublease shall not become effective until an executed copy thereof is -8- delivered to the Lessor's Department of Aviation. C. Lessor may deny its consent to any assignment or sublease for any reason within its sole and absolute discretion, including if Lessor in its sole discretion determines based upon written information supplied to Lessor by Lessee at least sixty (60) days prior to the effective date of such assignment or sublease that the proposed assignee or subtenant has failed to demonstrate the ability to perform this Lease or the proposed sublease in a competent and financially responsible manner. Failure of Lessee to provide adequate written information concerning the assignee or subtenant sufficient for Lessor to make such determination shall be, in and of itself, a sufficient basis for the Lessor to deny its consent to any proposed assignment or sublease. Lessor shall inform Lessee in writing whether it grants or denies its consent to the proposed assignment or sublease. Consent to one assignment or subletting for use by any other person shall not be deemed consent to any subsequent assignment or subl etting. 16. Agreements with United States: This Lease Agreement is subject and subordinate to the terms, reservations, restrictions, provisions, and conditions of the deed of conveyance from the United States Government to the Lessor and of any other existing or future agreement between the Lessor and the United States, relative to the use, operation or maintenance of the Pueblo Memorial Airport and its appurtenant facilities, the execution of which has been or may be required as a condition precedent to the participation by any Federal Agency in the extension, expansions, or development of said Airport and facilities. 17. Lessee's Default: A. Any one of the following shall constitute an event of default by Lessee hereunder: (1) Failure of Lessee to pay in full all delinquent installments of rent and /or combined service fees for a period of fifteen (15) days after written notice and demand therefor are given by Lessor to Lessee. (2) Failure of Lessee to perform or comply with any obligation, covenant or agreement of Lessee hereunder other than payment of money for a period of thirty (30) days after written notice specifying such failure is given by Lessee to Lessor, except that if such obligation, covenant or agreement is not capable of being performed within said thirty (30) day period, Lessee shall not be in default if Lessee shall commence such performance within said thirty (30) day period and thereafter prosecute the same with diligence and continuity to completion. B. In the case of a continuing event of default by Lessee, Lessor shall have the following remedy in addition to all other rights and remedies provided by law or in equity, including without limitation, damages and specific performance: -9- (1) Terminate this Lease by sixty (60) days prior written notice given to Lessee specifying the date of termination and Lessee shall within said 60 -day period vacate the leased premises and surrender possession thereof to Lessor. 18. Notices: All notices, required to be given to Lessor hereunder, shall be in writing and be sent by certified mail to Pueblo Memorial Airport, Administration Office, 31201 Bryan Circle, Pueblo, Colorado 81001. All notices required to be given to Lessee hereunder shall be in writing and sent by certified mail, addressed to Steel City Aviation, Christine Genova, 522 Skyway, Pueblo, CO 81001, provided that the parties, or either of them, may designate in writing from time to time subsequent or supplementary persons or address in connection with said notices. The effective date or service of any such notice shall be the date such notice is mailed by Lessee or Lessor. 19. Law, Rules and Regulations: A. Lessee, its officers, agents and employees shall faithfully observe and comply with all applicable federal, state and local laws, regulations and ordinances now existing or hereafter adopted relating to the use and occupancy of the Airport or leased premises including without limitation Chapter 1 of Title III of the Pueblo Municipal Code. B. Lessee, its officers, agents and employees shall faithfully observe and comply with all minimum standards and rules regulating operations and activities from and upon the Airport adopted from time to time by Lessor. Such minimum standards and rules shall not be applied arbitrarily, discriminatorily, or unreasonably. Except with respect to matters of public health and safety, if any provision of this Lease shall conflict with any provision of the minimum standards and rules adopted or amended by Lessor after commencement date, the conflicting provision of this Lease shall control. 20. F.A.A. Lease Requirements: A. The Lessor reserves the right, without any obligation on its part to do so, to develop, modify, change, improve or abandon the Pueblo Memorial Airport or any part thereof, as it may determine in its sole discretion, at any time, regardless of the desires or view of Lessee, and without interference or hindrance from Lessee or liability to Lessee. B. The Lessor reserves the right, without any obligation on its part to do so, to maintain 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 Lessee in this regard. -10- C. This Lease Agreement shall be subordinate to the provisions and requirements of any existing or future agreement between the Lessor and the United States, relative to the use, development, operation, or maintenance of the Airport. D. Lessee shall comply with the notification and review requirements covered in Part 77 of the Federal Aviation Regulations with respect to the construction of any structure or building on the leased premises, or in the event of any planned modification or alteration of any present or future building or structure on the leased premises. E. It is understood and agreed that nothing contained in this Lease Agreement shall be construed to grant or authorize the granting of an exclusive right within the meaning of Section 308 of the Federal Aviation Act. F. Lessor reserves for the use and benefit of the public, a right of flight for the passage of aircraft in the airspace above the surface of the leased premises, together with the right to cause in said airspace such noise as may be inherent in the operation of aircraft now known or hereafter used for navigation or flight in said airspace, and for use of said airspace for landing on, taking off from, or operations on or over the Pueblo Memorial Airport. G. Lessee by accepting this Lease Agreement expressly agrees for itself, its successors and assigns that it will not erect nor permit the erection of any structure, building or object nor permit the growth of any tree on the leased premises to a height not to exceed 25 feet above ground level. In the event the aforesaid covenant is breached, the Lessor reserves the right to enter upon the leased premises and to remove the offending structure or object and cut the offending tree, all of which shall be at the expense of the Lessee. H. Lessee shall not make use of the leased premises in any manner which might interfere with the landing and taking off of aircraft at Pueblo Memorial Airport or otherwise constitute a hazard to aviation. In the event the aforesaid covenant is breached, the Lessor reserves the right to enter upon the leased premises and cause the abatement of such interference at the expense of the Lessee. If during the term of this lease, all or part of the leased premises should be taken or threatened to be taken for any public or quasi - public use under any governmental law or by right of eminent domain, or sold to the condemning authority under threat of condemnation, this Lease shall terminate and the proceeds, if any, from such taking or sale shall be allocated between Lessor and Lessee in accordance with applicable condemnation law. J. Lessor reserves the right to grant and to take easements or rights of way in, under, over and across the leased premises, in which event, Lessor shall only be entitled to compensation for damages to Hangars and other improvements of the Lessee destroyed or damaged thereby, but not to damages for loss of use of the leased premises. -11- 21. Nondiscrimination Assurances A. The Lessee, for itself, its successors and assigns, as a part of the consideration hereof, does hereby covenant and agree as a covenant running with the land that in the event facilities are constructed, maintained, or otherwise operated on the leased premises or ramp, for a purpose for which Department of Transportation program or activity is extended or for another purpose involving the provision of similar services or benefits, the Lease shall maintain and operate such facilities and services in compliance with all requirements imposes pursuant to 49 CFR, Part 21, Nondiscrimination in Federally Assisted Programs of the Department of Transportation, and as the regulations may be amended. B. The Lessee, for itself, its successors and assigns, as a part of the consideration hereof, does hereby covenant and agree as a covenant running with the land that (i) no person on the grounds of race, color, religion, sex, disability or national origin shall be excluded from participation in, denied the benefits of, or be otherwise subjected to discrimination in the use of the leased premises or ramp; (ii) that in construction of any improvements on, over or under such land and the furnishing of services thereon, no person on the grounds of race, color, religion, sex, disability, or national origin shall be excluded from participation in, denied the benefits of, or otherwise be subjected to discrimination; and (iii) that the Lessee shall use the leased premises and ramp in compliance with all other requirements imposed by or pursuant to 49 CFR, Part 21, Non - discrimination in Federally Assisted Programs of the Department of Transportation, and as the regulations may be amended. C. The Lessee assures that it will undertake an affirmative action program as required by 14 CFR, Part 152, Subpart E, to insure that no person shall on the grounds of race, creed, color, religion, disability, national origin or sex be excluded from participating in any contracting, leasing or employment activities covered in 14 CFR, Part 152, Subpart E. The Lessee assures that no person shall be excluded, on these grounds, from participating in or receiving the services or benefits of any program or activity covered by this subpart. The Lessee assures that it will require that its covered suborganizations provide assurances to the Lessee that they similarly will undertake affirmative action programs and that they will require assurances from their suborganizations, as required by 14 CFR, Part 152, Subpart E, to the same effect. D. Lessee agrees to operate the leased premises for the use and benefit of the public and to furnish good, prompt and efficient services adequate to meet all the demands for its services at the Airport, to furnish service on a fair, equal and not unjustly discriminatory basis to all users thereof, and to charge fair, reasonable, and not unjustly discriminatory prices for each unit of service, provided that Lessee may be allowed to make reasonable and nondiscriminatory discounts, rebates or other similar types of price reductions to volume purchasers. -12- 22. Miscellaneous: A. This Lease and all of its covenants and provisions shall be binding upon and inure to the benefit of the parties hereto and their respective heirs, personal representatives, successors, subtenants and approved assigns. B. No waiver by the Lessor of any failure by Lessee to comply with any term or condition of this Lease shall be or shall be construed to be a waiver by the Lessor of any other failure by Lessee to comply with any term or condition of this Lease Agreement. C. This Lease and any amendments hereto are subject to prior approval of the Federal Aviation Administration. D. Lessee is leasing the leased premises "AS IS" in its present condition. Lessor makes no representation or warranties with respect to the present or future condition, or suitability for a particular use of the leased premises or the Pueblo Municipal Airport. Lessor shall be under no obligation to maintain the Pueblo Memorial Airport or any part thereof in a particular location or condition. If the Pueblo Memorial Airport shall permanently close or relocate, the use restrictions stated in paragraph 4.C. shall not apply, and the Lessee may use the leased premises for any lawful use or purpose allowed by the then existing Pueblo Municipal Code, or in the alternative, Lessee may terminate this Lease upon thirty (30) days prior written notice given to Lessor. -13- IN WITNESS WHEREOF, the parties hereto have caused this instrument to be executed as of the day and year first above written. LESSOR: LESSEE: CITY OF PUEBLO, STEEL CITY AVIATION A Municipal Corporation B / ®/..4.� /// 4 By C. 's au .n Christine enova Title: President of City Council Title: Moika Q /Y Attest: City Jerk Approved as to form: City Attorne -14-