HomeMy WebLinkAboutIowa Guard Bureau - 50-year Ground Lease - 9/5/2023LEASE AGREEMENT
This Lease Agreement (the "Lease"), executed in duplicate, by and between the City of Waterloo,
Iowa ("Lessor"), whose address for the purpose of this Lease is 715 Mulberry Street, Waterloo,
Iowa 50703, and the Armory Board, State of Iowa ("Lessee"), whose address for the purpose of
this Lease is 7105 NW 70th Avenue, Johnston, Iowa 50131.
Whereas, the Lessor owns property at 2790 Livingston Lane, Waterloo, Iowa and the Lessee owns
property adjacent to property owned by the Lessor, and
Whereas, the Lessee desires to lease the property legally described below, and
Now therefore, for and in consideration of the covenants and agreements contained in this Lease,
the parties agree as follows:
ARTICLE 1. PREMISES
The Lessor leases unto the Lessee, and Lessee hereby rents and leases from Lessor, the following
described real estate, situated at the Waterloo Regional Airport, to -wit:
A parcel of land situated in part of the Northwest Fractional 1/4 and the
Northeast Fractional 1/4 of Section 4, Township 89 North, Range 13
West of the 5th PM, City of Waterloo, County of Black Hawk, State of
Iowa, described as follows:
Commencing at the North 1/4 corner of said Section 4; thence South
00°08'21" West (assumed bearing for the purpose of this description)
along the East line of the Northwest Fractional 1/4 of said Section 4 and
the Northerly prolongation of the West line of the Iowa Army National
Guard property and the West line of the Iowa Army National Guard
property 587.85 feet to a Southwesterly corner of the Iowa Army National
Guard property; thence South 52°57'51" East along the Southwesterly
line of the Iowa Army National Guard property, 133.68 feet to the Point of
Beginning; thence continuing South 52°57'51" East along the
Southwesterly line of the Iowa Army National Guard property, 265.00 feet
to a Southwesterly corner of the Iowa Army National Guard property;
thence South 36°39'53" West, 280.00 feet; thence South 52°57'31" East,
25.00 feet; thence South 36°39'53" West, 444.30 feet to the
Southeasterly prolongation of the Northeasterly edge of Runway 12/30;
thence North 52°43'29" West along the Southeasterly prolongation of the
Northeasterly edge of Runway 12/30 and the Northeasterly edge of
Runway 12/30, a distance of 100.00 feet; thence North 36°39'53" East,
338.88 feet; thence North 52°57'51" West, 190.00 feet; thence North
36°39'53" East, 385.00 feet to the Point of Beginning.
Containing 138,561 square feet or 3.18 acres
with improvements thereon and all rights, easements and appurtenances thereto belonging
(collectively, the "Premises"). See Plat of Survey and Geometric Layout attached hereto as
Attachment "A" and Attachment "B" and made a part of this Lease.
ARTICLE 2. RENTAL AND TERM; IMPROVEMENTS
(a) The Initial Term of this Lease shall be for a period of twenty (20) years commencing on
September 1, 2023 and ending at 11:59 p.m. on August 31, 2043. Lessee shall have the right and
option, at its sole discretion, to renew this Lease for two (2) additional terms of fifteen (15) years each
(each being an "Option Term") with the same terms and upon the same covenants, conditions and
provisions provided in this Lease. Lessee shall exercise such option, if at all, by giving written notice
to Lessor not Tess than thirty (30) days prior to the expiration of the Initial Term or Option Term, as
applicable.
(b) For initial base rent, Lessee agrees to pay to Lessor a sum equal to $1,050.00 per year,
payable in advance on or before July 1 of each year during the Initial Term and any Option Term(s).
Base rent shall be adjusted as of each fifth (5th) anniversary during the Initial Term or any Option
Term to reflect the percentage increase or decrease in the Consumer Price Index — Midwest, as
determined by the United States Bureau of Labor Statistics for the month of December of the
previous year, but in no event shall the adjustment in any instance be greater than a 100 percent
increase from the base rent then in effect.
(c) In further consideration, Lessee agrees to construct, at its sole cost and expense,
improvements on the property that will be equal or greater in value than the fair market value of the
Lease. Improvements shall consist, without limitation, of paved helipads, taxiway, fence/gate,
lighting, guidance signage, and supporting infrastructure, all as approved by Lessor in advance,
including any connections with Lessor's existing airfield lighting vault. These improvements will be
subject to review by Lessor and the Federal Aviation Administration ("FAA") through 14 CFR Parts
77 and 139. The improvements, including but not limited to guidance signage and pavement
markings, shall at all times comply with 14 CFR Part 139 of Federal Aviation Regulations.
(d) Lessee shall reimburse Lessor for all reasonable cost and expense, including but not
limited to all runway markings and modifications to lighting and signage, incurred by Lessor in
relocating the Runway 30 landing threshold during construction of Lessee improvements and in
restoring it to the original location after completion of construction. The parties acknowledge that
said changes are requirements for safe runway and air traffic operations that would not be
required but for Lessee's improvement project.
(e) Upon completion of the improvements described in paragraph (c) above, current
Taxiway Alpha" between the east edge of Runway 12/30 to the closed approach end of Runway
24 shall be subject to formal closure by the Lessor in accordance with Federal Aviation
Regulations, the Lessee hereby agrees the AASF taxilane in its current condition and effective to
the date of this agreement whereas the taxilane shall be removed at Lessee's cost, and the
ground leveled and sodded or seeded per the Lessor's reasonable requirements.
ARTICLE 3. POSSESSION
Lessee shall be entitled to possession on the first day of the term of this Lease, and shall yield
possession to the Lessor at the time and date of the close of the Lease term, or as herein otherwise
expressly provided.
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ARTICLE 4. QUIET ENJOYMENT
Lessor covenants that the Lessee on paying the rent herein reserved and performing all the
agreements by the Lessee to be performed as provided in this Lease, shall and may peaceably have,
hold and enjoy the demised Premises for the term of this Lease free from molestation, or disturbance
by the Lessor or any other persons or legal entity whatsoever.
ARTICLE 5. USE OF PREMISES
The Premises shall be used for military purposes only. All other uses shall only be upon prior written
approval of the Lessor.
ARTICLE 6. CARE AND MAINTENANCE OF PREMISES
(a) Lessee takes said Premises in their present condition, with no warranty by Lessor as to
the condition of the Premises or its suitability for any purpose. Lessor is not responsible to prepare
the Premises in any way for use by Lessee.
(b) Lessee shall, after taking possession of said Premises and until the termination of this
Lease and actual removal from the Premises, at its own expense, care for and maintain said
Premises and Lessee's improvements thereon in a reasonably safe and serviceable condition.
Lessee agrees to take care of all landscaping, which includes mowing and snow removal. Lessee
personnel performing mowing or snow removal must comply with initial and annual airfield driver's
training pursuant to 14 CFR Part 139. Said training will be provided by the airport operations
department. Lessee will not permit or allow said Premises to be damaged or depreciated in value
by any act or negligence of the Lessee, its agents or employees.
(c) Compliance with Laws. Lessee agrees to comply with all existing and future State,
Federal, City, County and Lessor's laws, statutes, ordinances, rules and regulations which may
pertain or apply to the Premises and use thereof.
(d) Improvements. The Lessee shall construct and maintain, at its sole expense, all
improvements to the Premises, including but not limited to pavement. The Lessor shall not be
responsible for any construction, maintenance, repair, replacement or removal of the improvements.
ARTICLE 7. UTILITIES
Lessee agrees to provide its own connections with utilities and to make separate arrangements with
the agenciesresponsible for those utilities. Lessee shall pay for all utility service supplied to the
Premises, and if required by the utility agencies as a condition of providing the services, Lessee will
install and pay for standard metering devices for the measurement of such services. In the event it
shall become necessary to make utility service or facility changes, Lessee will either make such
changes and installations, at its expense, as directed and required by the utility agencies, or pay the
utility agency for such changes made. Lessor shall have the right, without cost to Lessee, to install
and maintain in, on or across the Premises: sewer, water, gas, electric, telecommunications,
telephone lines, electric substations, or other installations necessary to the operation of the Airport,
or to service other tenants of the Lessor; provided, however, that the Lessor shall carry out such
work and locate any above -ground structures in a manner so as not to unreasonably interfere with
Lessee's current or future use of the Premises.
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ARTICLE 8. SURRENDER OF PREMISES AT END OF TERM
Lessee agrees that upon the termination of this Lease, it will surrender, yield up and deliver the
leased Premises in good condition, except for the effects of ordinary wear and tear and depreciation
arising from lapse of time, or damage without fault or liability of Lessee Lessee's improvements
may remain in place, unless the parties agree for Lessee's removal of same or any part thereof.
ARTICLE 9. RIGHTS UPON EXPIRATION
Upon expiration of this Lease, Lessor shall take title to all structures and improvements located
on the Premises, subject to the provisions of Article 8.
ARTICLE 10. ASSIGNMENT AND SUBLETTING
Lessee shall not assign or sublet the premises at any time during the term of this Lease.
ARTICLE 11. FARMING MANAGEMENT
Lessee intends to construct improvements on the Premises. However, Lessee does not intend to
begin construction of the Improvements for a period of time that is unknown upon commencement
of this Lease. Lessee consents to the Lessor entering into a farm lease with a tenant farmer on the
Premises, with Lessor being entitled to receive all rents. Lessor will be solely responsible for the
management of said farm lease and Lessee hereby grants access to the Lessor and the tenant
farmer until such time as the Premises is removed from said farm lease as provided herein. Lessee
shall give six (6) months -notice to Lessor of its intent to begin construction. Subject to compliance
with applicable law, Lessor will remove the Premises from any existing farm lease no less than thirty
(30) days prior to the date stated in the six (6) month notice. If Lessor is required to pay crop damage
to the tenant farmer as a result, Lessee agrees to reimburse Lessor for the damages paid.
ARTICLE 12. TAXES
Personal Property Taxes: Lessee agrees to timely pay all taxes, assessments or other public
charges levied or assessed by lawful authority (but reasonably preserving Lessee's rights of appeal)
against its personal property on Premises, during the term of this Lease.
ARTICLE 13. INSURANCE
Lessee is covered by the Federal Tort Claims Act, 28 U.S.C. Chapter 171 and the State Tort Claims
Act, Iowa Code Chapter 669.
ARTICLE 14. INDEMNITY
In consideration of the extension of this agreement to the Lessee, and consistent with Article VII,
Section 1 of the Iowa Constitution, Iowa Code Chapter 669, the Lessee hereby agrees to
indemnify and hold the Lessor harmless for any and all liabilities, claims, actions, causes of action,
fines, fees, penalties and/or damages, including but not limited to reasonable attorneys' fees and
expenses, which may arise or allegedly arise out of Lessee's use of the premises, either to the
Lessor's property, or to any other person who may claim injury by and/or through, as a result of
the alleged activity on the premises as aforesaid.
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ARTICLE 15. TERMINATION OF LEASE AND DEFAULTS OF LESSEE
(a) Termination Upon Expiration or Upon Notice of Defaults: This Lease shall terminate
upon expiration of the demised term, including any Option Term. Upon default in payment of rental
herein or upon any other default by Lessee in accordance with the terms and provisions of this Lease,
this Lease may at the option of the Lessor be canceled and forfeited, provided, however, before any
such cancellation and forfeiture, Lessor shall give Lessee a written notice specifying the default, or
defaults, and stating that this Lease will be canceled and forfeited ten (10) days after the giving of
such notice, unless such default, or defaults, are remedied within such grace period.
(b) In (a) above, waiver as to any default shall not constitute a waiver of any other or any
subsequent default or defaults.
ARTICLE 16. SIGNS
(a) Lessee shall have the right and privilege of attaching, affixing, painting or exhibiting signs
on the Premises, provided (1) that any and all signs shall comply with the requirements of the FAA,
the ordinances of the City of Waterloo and the laws of the State of Iowa; (2) Lessee shall, prior to
installation of any sign, submit detailed drawings and specifications for Lessor's review and shall
obtain written approval of such drawings and specifications, such approval not to be withheld
unreasonably; and (3) such signs shall be removed on or before Lessee vacates the Premises.
(b) Lessee shall reimburse Lessor for costs incurred by Lessor to revise the FAA -approved
Airfield Signage and Markings Plan and for modifications to the Airfield Lighting Control and
Monitoring System (ALCMS). Payment shall be made to Lessor within sixty (60) days after Lessor
provides to Lessee the documentation in support of any such costs.
ARTICLE 17. MECHANIC'S LIENS
Neither the Lessee nor anyone claiming by, through, or under the Lessee, shall have the right to file
or place any mechanic's lien or other lien of any kind or character whatsoever, upon said Premises
or upon any building or improvement thereon, or upon the interest of the Lessor; and notice is hereby
given that no contractor, sub -contractor, or anyone else who may furnish any material, service or
labor for any building, improvements, alteration, repairs or any part thereof, shall at any time be or
become entitled to any lien thereon. If Lessee should commit any act which caused the placement
of such a lien against the Premises or any interest of the Lessee shall indemnify and hold harmless
Lessor for any and all expenses and costs, including reasonable attorney's fees, resulting therefrom.
ARTICLE 18. RIGHTS CUMULATIVE
The various rights, powers, options, elections and remedies of either party, provided in this Lease,
shall be construed as cumulative and no one of them as exclusive of the others, or exclusive of any
rights, remedies or priorities allowed either party by law, and shall in no way affect or impair the right
of either party to pursue any other equitable or legal remedy to which either party may be entitled as
long as any default remains in any way unremedied, unsatisfied or undischarged.
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ARTICLE 19. NOTICES AND DEMANDS
Notices as provided for in this Lease shall be given to the respective parties hereto at the respective
addresses designated on page one of this Lease unless either party notifies the other, in writing, of
a different address. Without prejudice to any other method of notifying a party in writing or making a
demand or other communication, such message shall be considered given under the terms of this
Lease when sent, addressed as above designated, postage prepaid, by registered or certified mail,
return receipt requested, by the United States mail and so deposited in a United States mail box.
ARTICLE 20. PROVISION TO BIND AND BENEFIT
SUCCESSORS, ASSIGNS, ETC.
Each and every covenant and agreement herein contained shall extend to and be binding upon the
respective successors of the parties hereto.
ARTICLE 21. CHANGES TO BE IN WRITING
None of the covenants, provisions, terms or conditions of this Lease to be kept or performed by
Landlord or Tenant shall be in any manner modified, waived or abandoned, except by a written
instrument duly signed by the parties and delivered to the Lessor and Lessee. This Lease contains
the whole agreement of the parties.
ARTICLE 22. CONSTRUCTION
Words and phrases herein, including acknowledgment hereof, shall be construed as in the singular
or plural number, and as masculine, feminine or neuter gender according to the context.
ARTICLE 23. FAA MANDATES
This Lease is for property located on the Waterloo Regional Airport, and the following conditions
shall apply:
(a) This Lease shall be subject to approval by the FAA. In addition, before construction of
any improvements by Lessee, the FAA must approve the overall project design and the Construction
Safety and Phasing Plan.
(b) The Lessee, for itself and its successors, as 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 Premises for a purpose for which a Department of
Transportation (DOT) program or activities has been extended or for another purpose involving the
provision of similar services or benefits, Lessee shall maintain and operate such facilities and
services in compliance with all other requirements imposed pursuant to 46 CFR, Part 21,
Nondiscrimination in Federally Assisted Programs of the DOT, and as said regulation may be
amended.
(c) The Lessee, for itself and its successors, in consideration hereof, does covenant and
agree as a covenant running with the land that: (1) no person on the ground of race, color or national
origin shall be excluded from the participation in, denied the benefits of, or otherwise be subjected to
discrimination in the use of said facilities, (2) in the construction of any improvements on, over, or
under such land in the furnishings of services thereon, no persons on the grounds of race, color, or
national origin shall be excluded from participation in, denied the benefit of, or be subjected to
discrimination, (3) the Lessee shall use the Premises in compliance with all other requirements of
6
host by or pursuant to 49 CFR, Part 21, Nondiscrimination in Federally Assisted Programs of the
Department of Transportation, as said regulations may be amended.
(d) The Lessee assures that it will undertake an affirmative action program as required by
14 CFR, Part 152, Subpart E, to assure that no persons shall, on the grounds of race, creed, color,
national origin, or sex, be excluded from participating in any employment activities covered in CFR,
Part 152, Subpart E. The Lessee assures that no person shall be excluded on these grounds from
participation in or receiving the services or benefits of any program or activity covered in this Subpart.
The Lessee assures that it will require that its covered suborganizations provide assurances to the
Lessee that they will similarly undertake affirmative action programs and that they will require
assurance from their suborganizations, as required by 14 CFR, Part 152, Subpart E, to the same
effect.
(e) The Lessor reserves the right to take such actions as the United States Government may
direct to enforce this covenant.
ARTICLE 24. OTHER TERMS
(a) Lessee shall provide to Lessor an accurate copy of all as -built drawings for any
improvements.
(b) Lessee shall provide updates for Lessor's airport master plan and its airport layout
plan
(c) If Lessee has any disabled aircraft located on the pavement surface and is located
within the Runway Safety Area (RSA) of Runway 30, which is defined as being within 250 feet of
the extended Runway 30 centerline, either during or after the normal operating hours of the FAA
Air Traffic Control Tower (Daily: 6:00 a.m. to 8:00 p.m., subject to change), Lessee shall
immediately notify the Airport Director at 319-291-4483 to issue a Notice to Airmen (NOTAM)
designating that Runway 12/30 is thereby closed until further notice, and until the disabled aircraft
can be removed from said Runway Safety Area. Lessee shall act with diligent haste to remove
said aircraft.
(d) Lessee shall provide a courtesy notice to the Airport Director, or designee, of any work
scheduled to be performed within the RSA of Runway 12/30 so that Lessor, as the holder of the
FAA -issued Airport Operating Certificate, can advise the FAA Air Traffic Control Tower personnel
of such work so as to eliminate or prohibit inadvertent entry of unauthorized personnel that may
cause a runway deviation of aircraft operating within the Runway 12/30 air traffic pattern.
(e) This Lease shall become subordinate to the provisions of any existing or future,
agreement between Lessor and the federal government relative to 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 airport.
(f) During time of war or national emergency, Lessor shall have the right to enter into an
agreement with the federal government for use of part or all of the landing area, publicly owned
air navigation facilities, and/or other areas or facilities of the airport by armed forces. If such an
agreement is executed, the provisions of this Lease shall be suspended to the extent that they
are inconsistent with the provisions of the agreement with the federal government.
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ARTICLE 25. GOVERNING LAW/VENUE
The parties mutually agree that this Lease shall be governed by the Laws of the State of Iowa in
the determination of its validity, construction, interpretation and effect. The parties agree that if
any dispute arises as a result of this Lease, such dispute shall be brought exclusively in the Black
Hawk County District Court located in Waterloo, Iowa. The parties hereby agree to WAIVE ANY
RIGHT TO TRIAL BY JURY.
REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK
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City of Waterloo, Iowa
By:
Quentin Hart
Mayor
State of Iowa
County of Black Hawk
)
)
)
: ss.
Attest:
By: \(
elley Felchle
City Clerk
This instrument was acknowledged before me on Sk4tt49er 1 1 , 2023, by
Quentin Hart and Kelley Felchle as Mayor and City Clerk, respectively, of the City of Waterloo,
Iowa.
�PP1AL
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*i *
IOWA
By:
BRITNI C PERKINS
COMMISSION NO. 845529
MY COMMISSION EXPIRES
JANUARY 27, 2026
Armory Board, State of Iowa
(\f\;
State of Iowa
County of Polk
MI : el J. Harris
Stat- i► uartermaster
)
)
)
: ss:
This instrument was acknowledged before me on Dew( I t
Michael J. Harris as State Quartermaster of the Armory Board, State of Iowa.
lion4 DAWN K. BAUMUNK
i�?!� T, Commission Number 807925
7,;; . My Com fission Expires
9
, 2023, by
Q0A-try.
Notary Public
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PLAT OF SURVEY
FOR LEASE AGREEMENT AREA THAT
IS SITUATED IN PART OF
SECTION 4, TOWNSHIP 89 NORTH,
RANGE 13 WEST OF THE 5TH
PRINCIPAL MERIDIAN, CITY OF WATERLOO,
COUNTY OF BLACK HAWK, STATE OF IOWA
Description: Lease Agreement Area
A parcel of land situated in part of the Northwest Fractional 1/4 and the
Northeast Fractional 1/4 of Section 4, Township 89 North, Range 13
West of the Sth PM, City of Waterloo, County of Black Hawk, State of
Iowa, described as follows:
Commencing at the North 1/4 corner of said Section 4; thence South
00'08'21" West (assumed bearing for the purpose of this description)
along the East line of the Northwest Fractional 1/4 of said Section 4 and
the Northerly prolongation of the West line of the Iowa Army National
Guard property and the West line of the Iowa Army National Guard
property 587.85feet to a Southwesterly corner of the Iowa Army
National Guard property; thence South 52'57'51" East along the
Southwesterly line of the Iowa Army National Guard property, 133.68
feet to the Point of Beginning; thence continuing South 52'57'51" East
along the Southwesterlyline of the Iowa Army National Guard property,
265.00feet to a Southwesterlycorner of the Iowa Army National Guard
property; thence South 36'39'53" West, 280.00 feet; thence South
52'57'51" East, 25.00 feet; thence South 36'39'53" West, 444.30 feet to
the Southeasterlyprolongation of the Northeasterly edge of Runway
12/30; thence North52'43'29" West along the Southeasterly
prolongation of the Northeasterly edge of Runway 12/30 and the
Northeasterly edge of Runway 12/30, a distance of 100.00feet; thence
North 361'39'53" East, 338.88 feet; thence North 52657'S1" West,
190.00 feet; thence North 36'39'53" East, 385.00feet to the Point of
Beginning.
Containing 138,561 Square Feet or 3.18Acres
Indoxiegend
Location:
Part of the NW Fri.1/4 and the NE Frl.1/4 of Section 4, Township 89 North,
Rango 13 West of tho 5th P.M., City of Waterloo, County of Black Hawk,
Stateof Iowa
Requestor:
Iowa Army National Guard
Proprietor:
City of Waterloo, Iowa
Surveyor:
Michael R. Fagte
Company:
AECOM
Michael R. Fagle, 501 Sycamore Street, sulto 222, Waterloo, Iowa 50703
Return To
AECOM, mike.fagie@aecom.com - 319-874-6595
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Revised September
30. 2022
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I hereby certify that this Land Surveying
document vas prepared by me or under
my dtroet personal supervision and
that I am a duly Licensed Land Surveyor
under the las jqf the State of Iova.
del 0-30-2022
KIGRAEL R. FAGLE
License number 8505
My Iiconso renewal date Is December 11.2022
Pages or sheets covered by this seal:
Date
THIS SHEET
I-319-232-6531
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