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HomeMy WebLinkAboutResolution - 2004-R0382 - Lease Agreement With Rumpel & Associates At Lubbock International Airport - 08_16_2004Resolution No. 2004-RO382 August 16, 2004 Item No. 27 RESOLUTION BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF LUBBOCK: THAT the Mayor of the City of Lubbock BE and is hereby authorized and directed to execute for and on behalf of the City of Lubbock a Lease Agreement with the Rumpel & Associates, Inc. at Lubbock International Airport, and all related documents. Said Agreement is attached hereto and incorporated in this Resolution as if fully set forth herein and shall be included in the minutes of the Council. Passed by the City Council this 16th day of August Z 2004. UGAL, MAYOR ATTEST: Garza, City Secretary VED AS TO W. Loomis, Director of Aviation APPROVED AS TO FORM: Linda L. Chamales, Senior Attorney Office Practice Section Lc: UATTY/Linda/RESOLUTIONS/Res-Rumpel July 30, 2004 Resolution No. 2004-RO382 August 16, 2004 Item No. 27 STATE OF TEXAS § CITY OF LUBBOCK § LEASE AGREEMENT KNOW ALL MEN BY THESE PRESENTS: THIS LEASE AGREEMENT, hereinafter referred to as the "Agreement" or "Lease," is entered into by the CITY OF LUBBOCK (referred to herein as Lessor), a Home Rule Municipality of Lubbock County, Texas, and RUMPEL & ASSOCIATES, INC. d/b/a G & G AVIONICS (referred to herein as Lessee). WITNESSETH WHEREAS, Lessor owns, controls and operates the Lubbock International Airport (referred to herein as Airport), situated at Route 3, Lubbock, Lubbock County, Texas, and has the authority to grant certain rights and privileges with respect thereto, including those hereinafter set forth; and WHEREAS, Lessor deems it advantageous to itself and to its operation of the Airport to lease unto Lessee the premises described herein, together with certain privileges, rights, uses and interests therein, as hereinafter set forth; and WHEREAS, Lessee is a corporation primarily engaged in general aviation avionics, flight school, and testing center; and WHEREAS, the Airport Board of the City of Lubbock has approved and recommends that Lessee be granted this Agreement for the term designated below; and WHEREAS, the City Council of the City of Lubbock accepts the recommendation of the Airport Board and finds that execution of this Lease will properly serve the public interest of the citizens of the City of Lubbock; NOW THEREFORE, for and in consideration of the mutual promises, covenants, terms and conditions, both general and special, as hereinafter set forth, Lessor hereby grants to Lessee the rights and privileges hereinafter described; Lessee agrees to accept the duties, responsibilities and obligations as hereinafter set forth; and the parties hereto, for themselves, their successors and assigns, agree as follows: ARTICLE ONE DEMISE OF LEASED PREMISES 1.01 LEASED PREMISES For and in consideration of the terms, conditions and covenants of this Lease to be performed by Lessee, all of which Lessee accepts, Lessor does hereby lease unto Lessee certain property located on the west side of the Airport, more particularly described in Exhibit "A" which is attached to this Lease, andis incorporated into and made a part of this Lease for all purposes (collectively referred to as "Premises" or "Leased Premises" in this Agreement). Description of Leased Premises located at 5902 N. Cedar Avenue: Building #32 - 6,026 square feet Adjacent Land - 14,076 square feet 1.02 PURPOSE AND PRIVILEGES The Lessee is entitled to use the Leased Premises for the following activities: A. Lessee may use the Leased Premises for aircraft avionics, flight school, and testing center. B. Lessee, at its own expense, shall be'' responsible for securing all permits, clearances, rights -of -way and other matters necessary to conduct business in a lawful manner. C. The Lessee may be entitled to use the Leased Premises for those activities set out in Section 1, Fixed Base Operator, of the Minimum Standards for Aeronautical Activities, 1991; as may be amended from time to time, with written approval of the Director of Aviation. 1.03 USE OF AIRPORT During the term of this Lease, Lessee and its tenants shall have free use of, in common with others at the Airport, all runways, taxiways, public ramps and public parking areas available at the Airport, and the right of ingress to and egress from the above described Premises, which right shall extend to Lessee's employees, guests, invitees, tenants and patrons. If, during the term of this Agreement, the use of the Airport by Lessee is temporarily suspended, restricted or interfered with for a period of thirty (30) days or more for Rumpel & Associates, Inc. d/b/a G & G Avionics Page 2 reasons beyond the practical control of the Lessor, in such manner so as to substantially affect the use of the Leased Premises or operation of aircraft by Lessee or its tenants, all fees during such period shall abate and the term of the Agreement shall, at the election of Lessee, be extended for an equivalent period of time. 1.04 PUBLIC BENEFIT Lessee agrees to operate the Leased Premises for the use and benefit of the public and further agrees: A. To use reasonable efforts to furnish'good, prompt and efficient services adequate to meet all the demands for its services at the Airport; B. To furnish said services on a fair, equal and not unjustly discriminatory basis to all users thereof; and C. To charge fair, reasonable and nondiscriminatory prices for each unit of sale or service, provided that the Lessee may make reasonable nondiscriminatory discounts, rebates or other similar types of price reductions. ARTICLE TWO TERM 2.01 TERM The initial term of this Agreement shall be for a period of five (5) years and shall commence upon the 12th day of August, 2004 and ending on the last day of August, 2009, subject to earlier termination as hereinafter provided in Article 7. Lessee shall have the option to extend this Agreement for one (1) additional five (5) year period. Such option must be in writing thirty (30) days prior to expiration date of original term. 2.02 HOLDING OVER In the event Lessee remains in possession of the Leased Premises after the expiration of this Agreement or any extension thereof, without any written renewal or extension of the Agreement, such holding over shall not be deemed as a renewal or extension of this Lease, and may be terminated at any time by the Director of Aviation of Lessor. Rumpel & Associates, Inc. d/b/a G & G Avionics Page 3 ARTICLE THREE RENTAL AND FEES 3.01 RENTALS In consideration of the rights and privileges herein granted, Lessee shall pay to the Lessor the following rentals and fees: A. BUILDING RENTAL Building rental for 6,026 square feet at the rate of $1.21 per square foot per year. Annual rental will be SEVEN THOUSAND TWO HUNDRED NINETY-ONE AND 46/100 DOLLARS ($7,291.46) which shall be due and payable, in (12) equal monthly installments of SIX HUNDRED SEVEN AND 62/100 DOLLARS ($607.62). B. GROUND RENTAL Land rental for 14,076 square feet of leased premises at the rate of $.1345 per square foot per year. Annual rental will be ONE THOUSAND EIGHT HUNDRED NINETY-THREE AND 22/100 DOLLARS ($1,893.22) which shall be due and payable, in (12) equal monthly installments of ONE HUNDRED FIFTY-SEVEN AND 77/100 DOLLARS ($157.77). C. CONSUMER PRICE INDEX The parties hereto mutually agree that during the initial term of this Agreement, and during any renewal period, except as otherwise might be set out in this Agreement, the building and land rental rates will be adjusted upward or downward for each ensuing calendar year beginning January 1, 2005, in direct proportion to the fluctuation in the U.S. Department of Labor, Bureau of Labor Statistics Consumer Price Index (CPI) for All Urban Consumers. Any adjustment to the rental rates resulting from changes in the CPI shall be determined by calculating the increase or decrease in the CPI for the preceding twelve (12) months. D. FUEL FLOWAGE If Lessee requests and receives authorization to operate as a Fixed Base Operator selling fuel subject to the requirements of Minimum Standards, a fuel flowage fee of four cents ($.04) per gallon for each gallon of aviation fuel delivered to Lessee Rumpel & Associates, Inc. d/b/a G & G Avionics Page 4 or its agents for Lessee's own consumption or re -sale at Lubbock International Airport except flowage fees paid by the supplier on behalf of Lessee. The aforesaid flowage fees, if not paid by the supplier, shall be due on the twentieth (20t') day of each month succeeding that in which the aircraft fuels and lubricants are received by Lessee. It is understood and agreed that the total gallonage delivered to or purchased by Lessee, other than gasoline delivered to regularly scheduled airlines operating under a contract or lease with Lessor, may be reduced by an amount not to exceed two percent (2%) in computing charges as a maximum loss allowance from any and all causes. E. FIXED BASE OPERATOR FEE: If Lessee requests and receives authorization to operate as a Fixed Base Operator, TWO THOUSAND FIVE HUNDRED AND NO/100 DOLLARS ($2,500.00) is the established annual Fixed Base'Operator's fee; however, other applicable ground and building rentals and fuel flowwage fees may be applied to satisfy the requirements of the Fixed Base Operator Fee. Amounts payable under this Agreement shall be paid as follows: Monthly payments for ground and other rental become effective upon execution of this Agreement. Monthly payments` for fuel flowage fees also become effective upon execution of this Agreement and are payable during the month succeeding that in which the aircraft fuels and lubricants are received by Lessee. Operators whose payment for ground and building rentals and fuel flowage fees do not satisfy the minimum Fixed Base' Operator's Fee will pay a monthly pro rata amount of TWO HUNDRED EIGHT'AND 34/100 DOLLARS ($208.34). F. SECURITY BADGES: In addition to the above rental and'fees; Lessee shall pay the Lessor a processing fee and a deposit for security badges for each of Lessee's employees on the Leased Premises. Lessor's Aviation Director shall determine the time of payment and the amount of both the processing fee and deposit, each of which shall be reasonable and uniform for all similarly situated tenants at the Airport. Said deposit shall be refundable upon return of the badges to the Aviation Director. Rumpel & Associates, Inc. d/b/a G & G Avionics Page 5 : 3.02 PAYMENTS All payments are due and payable on or before the 20`h day of each month this Agreement is in effect and shall be made to the Lessor at the Office of the Director of Aviation, Lubbock International Airport, Rt. 3 Box 389, Lubbock, Texas 79403. Lessee shall pay Lessor a late payment charge of five percent (5%) of the total amount of rentals payable if payment of such rentals is not made when due. 3.03 DEFAULT FOR FAILURE TO PAY RENTALS OR FEES If Lessee fails to pay any rent due and owing to Lessor hereunder within fifteen (15) days of the due date, the Director of Aviation of Lessor shall provide written notice to the Lessee. Thereafter, if the rent remains unpaid for more than fifteen (15) days after such notice is received, Lessor may exercise its rights under Article Seven of this Agreement. ARTICLE FOUR RIGHTS RESERVED TO LESSOR 4.01 SAFETY Lessor reserves the right to take any action it considers necessary to protect the aerial approaches of the Airport against obstruction, together with the right to prevent Lessee from constructing or permitting construction of any building or other structure on or off the Airport which, in the opinion of Lessor, would limit the usefulness of the Airport or constitute a hazard to aircraft. 4.02 MAINTENANCE OF PUBLIC AREA Lessor reserves the right, but shall not be, obligated to Lessee, to maintain and keep in repair the landing area of the Airport and all publicly -owned facilities of the Airport. Lessee will perform no maintenance activities .outside the Leased Premises without the consent of the Aviation Director. 4.03 STANDARDS Lessor reserves the right to establish reasonable standards for the construction and maintenance of and alterations, repairs, additions or improvements of Lessee's facilities. This includes structural design, color, materials used, landscaping and maintenance of Lessee's facilities and Leased Premises. . Rumpel & Associates, Inc. d/b/a G & G Avionics Page 6 4.04 TIME OF EMERGENCY During time of war or national emergency, the Lessor shall have the right to lease the landing area and any other portion of the Airport to the United States for governmental use and, if any such lease is executed, the provisions of this instrument, insofar as they are inconsistent with the provisions of the lease to the United States, shall be suspended. 4.05 DEVELOPMENT OF AIRPORT Lessee agrees that Lessor has the right to further develop or improve the Airport as Lessor sees fit, regardless of the desires or views of the Lessee, and without interference or hindrance therefrom. 4.06 SPONSOR'S ASSURANCE SUBORDINATION This Lease shall be subordinate to the provisions of any existing or future agreement between the Lessor and the United States concerning the operation 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. Should the effect of such agreement with the United States be to take any of the property under this Lease or otherwise diminish the commercial value of this Lease, the Lessor shall not be held liable therefore, however the Lessee shall have the option to terminate this Lease or shall be entitled to a prorate reduction of Lessee's rent obligations under this lease. The Lessor covenants and agrees that it wilt during the term of this Agreement operate and maintain the Airport as a public facility consistent with and pursuant to the Assurances given by the Lessor to the United Stafes Government under federal law. ARTICLE FIVE RIGHTS RESERVED TO LESSEE 5.01 WAGES To the extent that it is applicable, Lessee shall comply with Ch. 2258, Tex. Govt. Code. 5.02 LESSEE'S DUTY TO REPAIR Except as provided herein, any property of Lessor, or for which Lessor may be responsible, which is damaged or destroyed incident to the exercise of the rights or privileges herein granted, or which damage or destruction is occasioned by the negligence of Lessee, its employees, agents, servants, patrons or invitees, shall be Rumpel & Associates, Inc. d/b/a G & G Avionics Page 7 , properly repaired or replaced by Lessee to the reasonable satisfaction of the Director of Aviation of Lessor, or in lieu of such repair or replacement, Lessee shall, if so required by the Director of Aviation, pay Lessor money in any amount reasonable to compensate the Lessor for the loss sustained or expense incurred by Lessor as a result of the loss of, damage to, or destruction of such property. 5.03 PARKING Lessee shall at its sole cost and expense provide adequate and suitable parking areas for use by its customers, employees, patrons, guests'"and invitees. 5.04 WARRANTY OF NO SOLICITATION Lessee warrants that it has not employed any person employed by Lessor to solicit or secure this Agreement upon any agreement for a commission, percentage, brokerage or contingent fee. ARTICLE SIX GENERAL CONDITIONS 6.01 RULES AND REGULATIONS Lessor reserves the right to issue through its Director of Aviation such reasonable rules, regulations and procedures for activities and operations conducted on the Airport as deemed necessary to protect and preserve the safety, security and welfare of the Airport and all persons, property and facilities located thereon. The Lessee's officers, agents, employees and servants will obey all rules and regulations which may be promulgated from time to time by the Lessor or its authorized agents at the Airport, or by other lawful authority, to ensure the safe and orderly conduct of operations and traffic on the Airport. 6.02 OPERATION OF AIRCRAFT, COMPLIANCE WITH RULES AND REGULATIONS Lessee agrees to operate and conduct its business, including but not limited to the operation of aircraft and the occupancy of said Leased Premises, at all times in compliance with applicable federal, state and, local rules and regulations and in compliance with all applicable statutes, ordinances, rules and regulations affecting the use, occupancy or operation of the Leased Premises and Airport. Lessee further agrees Rumpel & Associates, Inc. d/b/a G & G Avionics Page 8 that in the event that a civil penalty or fine is levied against the Airport as a result of Lessee's failure to comply or act in accordance with said regulations, statutes and/or ordinances, Lessee shall within fifteen (15) days -reimburse the Airport the full amount of the penalty or fine and immediately correct the failure, act or omission leading to, causing or contributing to the violation. Failure of the Lessee to comply with any requirement of this paragraph shall be cause for immediate termination of this Lease Agreement by Lessor's Director of Aviation.Provided, however, that the duty of the Lessee to reimburse Lessor is subject to Lessor providing written notice of any potential fine or penalty. Lessee shall be provided notice to participate in the proceeding and defend itself, with counsel of its choice, at its own cost. 6.03 IMPROVEMENTS OR ALTERATIONS Lessee shall not make, permit or suffer any additions, improvements or alterations to the Leased Premises which constitute any major structural change or changes without first submitting plans and specifications for such additions, improvements of alterations to the Director of Aviation of the Lessor and securing prior written consent from the Director of Aviation. Any such additions, improvements or alterations made with the consent of the Director of Aviation shall be made at the` sole expense of the Lessee and, unless such consent provides specifically that title to the addition or improvements so made shall vest in the Lessee, title thereto shall at all times remain in Lessor, and such additions or improvements shall be subject to all terms and conditions of this Agreement, provided however, that any trade fixtures installed by Lessee may be removed by Lessee at its expense. The Lessee agrees to hold Lessor harmless from Mechanic's and Materialman's liens arising from any construction additions, improvements, repairs or alterations effected by the Lessee. Any property installed or added by Lessee which becomes permanently attached to the Leased Premises shall become the property of Lessor upon termination of this Lease Agreement, provided however, that any trade fixtures installed by Lessee may be removed by Lessee at its expense. 6.04 ADVERTISING The Lessee will erect no outdoor advertising or identification signs and will distribute no advertising in the Airport or on Airport property without the prior written consent of the Lessor's Director of Aviation. Said consent will not be unreasonably withheld. However, Rumpel & Associates, Inc. d/b/a G & G Avionics Page 9 such prior written consent shall not be required for advertising placed by Lessee with any other party having the right to sell, rent or offer Airport terminal advertising space. 6.05 SECURITY PLAN Lessee shall submit a Security Plan to the Director of Aviation of Lessor, which is acceptable to the Director of Aviation, the Airport Security Coordinator and the Federal Aviation Administration. Failure to submit an acceptable Security Plan at the request of the Director of Aviation shall be grounds for immediate termination of this Agreement. 6.06 LIENS PROHIBITED The Lessee shall not bind or attempt to bind the Lessor for payment of any money in connection with the construction, repairing, alterations, additions or reconstruction work on the Leased Premises, and Lessee shall not permit any mechanic's, materialman's or contractor's liens to arise against the Premises or improvements thereon, or any equipment, machinery and fixtures thereon belonging to the Lessor, and Lessee expressly agrees that it will keep and save the Premises and the Lessor harmless from all costs and damages resulting from any liens of any character created or that may be asserted through any act or thing done by the Lessee. In the event that, as a result of Lessee's actions, any mechanic's lien or other lien or order for payment shall be filed against the Leased Premises or improvements thereon, or against Lessor -owned property located thereon during the initial term hereof, or during any subsequent extension, Lessee shall defend on behalf of the Lessor, at Lessee's sole cost and expense, any action, suit or proceeding which may be brought thereon or for the enforcement of such lien or order. Failure of the Lessee to comply with any requirement of this section after having received fifteen days written notice thereof shall be cause for termination of this Agreement by the Lessor. 6.07 INSPECTION OF LEASED PREMISES Lessee agrees that the Leased Premises will be kept reasonably clean and free of all debris and other waste matter. Lessor reserves the right to conduct inspections of the Leased Premises at reasonable times to ensure that fire, safety and sanitation regulations and other provisions contained in this Lease are being adhered to by the Lessee. Rumpel & Associates, Inc. d/b/a G & G Avionics Page 10 6.08 INSPECTION OF BOOKS & RECORDS The Lessee, following accepted accounting practices and procedures, will maintain true and accurate books, records and receipts which will show fuel flowage. Such books and records may be inspected at any time by Lessor or its duly authorized representatives at Lubbock, Texas, upon reasonable notice to Lessee. In the event Lessee requests such inspection to be performed outside the Lubbock area, such request may be honored at Lessor's discretion; however, any and all expenses incurred by so doing shall be reimbursed by the Lessee. Lessee agrees to furnish facts and figures necessary to determine the amount to be paid Lessor, together with a fiscal -year -end -signed statement certified by a Certified Public Accountant that said figures are correct and properly stated. 6.09 MAINTENANCE The Lessee shall, at its own cost and 'expense; maintain the Leased Premises in a presentable condition reasonably free of trash,debris and weeds, and consistent with good business practices. Lessee shall repair all damages to said Leased Premises caused by its employees, patrons or business operations thereon; shall perform all maintenance and repair to the interior, including all HVAC and venting systems, necessary to maintain such interior, HVAC and venting systems in operating condition; and shall repaint the hangar and buildings as necessary to maintain a clean and attractive appearance. Lessee shall also maintain any drainage structures or other improvements installed for the benefit of Lessee, septic systems, ceilings, floor coverings, locks, doors, overhead doors, specialized ramp doors, window glass, parking lots and/or surfaces used for employee and/or customer parking in good and operating condition. Lessor shall assume no responsibility for the condition of the leased premises and shall not assume any responsibility for maintenance, upkeep or repair necessary to keep the premises in a safe and serviceable condition, other than is set out herein. The Lessor shall, at its own cost and expense, maintain the roof, foundation and structural floors and slabs, and load bearing walls, and utility connections to the point of disconnect. Lessor shall not, however, be responsible for costs of such repairs to the extent that insurance coverage will provide payment. Rumpel & Associates, Inc. d/b/a G & G Avionics Page 11 Upon written notice by Lessor to Lessee, Lessee shall be required to perform whatever reasonable maintenance Lessee is obligated to perform on the Leased Premises under the terms of this Lease Agreement which has not been performed by Lessee, and deemed necessary by Lessor. If said required maintenance is not undertaken by Lessee within twenty (20) days after receipt of written notice, Lessor shall have the right to enter -upon the Leased Premises and perform the required maintenance, the cost of which shall be borne by Lessee. Lessee shall not, in any case, be required to pay for cost of mitigation, abatement or removal of asbestos not installed by Lessee or required to pay for any costs of maintenance required to be performed by Lessor under the terms of this Lease Agreement. 6.10 UTILITIES The Lessee shall assume and pay for all costs or charges for metered utility services provided to Lessee during the initial term hereof, and any subsequent extension. Lessee shall have the right, with written approval of Lessor, to connect to any storm and sanitary sewers and water and utility outlets, the cost of usage, extension, installation and meters, where required, to be borne by the Lessee. 6.11 TRASH, GARBAGE, REFUSE, ETC. Lessee shall provide a complete and proper arrangement for the adequate sanitary handling and disposal, away from the Airport, of all trash, garbage and other refuse produced as a result of Lessee's business operations on the Leased Premises. 6.12 PAYMENT OF TAXES, FEES, AND ASSESSMENTS The Lessee agrees to pay promptly when due all federal, state and local government taxes, license fees and occupation taxes levied on either the Leased Premises or on the business conducted on the Leased Premises or on any of Lessee's property used in connection therewith, except as provided herein. Taxation may be subject to legal protest in accordance with the provisions of the taxing authority whose levy is questioned. Any protest shall be at the sole expense of Lessee. Delinquency in payment of such obligations after any protest has been settled shall, at the option of the Lessor, be cause for immediate termination of this Lease. Nothing contained herein shall obligate Lessee to pay any real property taxes on the Leased Premises, if any real property taxes are ever assessed on the Leased Premises. Rumpel & Associates, Inc., d/b/a G & G Avionics Page 12 6.13 INDEMNIFICATION AND INSURANCE The Lessee shall be deemed to be an independent contractor and operator responsible to all parties for its respective acts and omissions, and the Lessor shall in no way be responsible therefor. Lessee shall indemnify and hold harmless, to the fullest extent permitted by law, Lessor, and Lessor's respective officers, employees, elected officials and agents, from and against any and all losses, damages, claims or liabilities, of any kind or nature, which arise directly or indirectly, or are related to, in any way, manner or form, the activities of Lessee contemplated hereunder, or the omission of the Lessee's activities contemplated hereunder. Lessee further covenants and agrees to defend any suits or administrative proceedings brought against Lessor and/or Lessor's respective officers, employees, elected officials and/or agents on account of any claim for which it is obligated to indemnify Lessor, and to pay or discharge the full amount or obligation of any such claim incurred by, accruing to, or imposed on Lessor, or Lessor's respective officers, employees, elected officials and/or agents, as applicable, resulting from any such suits, claims, and/or administrative proceedings or any matters resulting from the settlement or resolution of said suits, claims, and/or administrative proceedings. In addition, Lessee shall pay to Lessor, Lessor's respective officers, employees, elected officials and/or agents, as applicable, all attorneys' fees incurred by such parties in enforcing Lessee's indemnity in this section. The Lessee shall carry and maintain insurance at all times that this Lease is in effect, at Lessee's sole expense and with an underwriter authorized to do business in the State of Texas and acceptable to the Lessor, against claims of general liability and workers' compensation resulting from Lessee's business activities at the Airport. General Liability Insurance — Lessee will carry and maintain General Liability Insurance for the protection of Lessor, naming Lessor as an additional insured and insuring against all claims, losses, costs and expenses arising out of injuries to persons whether or not employed by the Lessee, damage to property whether resulting from acts or omissions, negligence or otherwise of the Lessee or any of its agents, employees patrons or other persons, and growing out of the use of the said Leased Premises by Lessee, such policies to provide not less than THREE HUNDRED THOUSAND AND N01100 DOLLARS Rumpel & Associates, Inc. d/b/a G & G Avionics Page 13 ($300,000.00) for Combined Single Limit General Liability Insurance; the above insurance coverage shall also include Hangar Keeper Liability Coverage. Workers' Compensation and Employer Liability - Lessee shall elect to obtain workers' compensation coverage pursuant to Section 406.002 of the Texas Labor Code. Further, Lessee shall maintain said coverage throughout the term of the Agreement and shall comply with all provisions of Title 5 of the Texas Labor Code to ensure that the Lessee maintains said coverage. Any termination of workers' compensation insurance coverage by Lessee or any cancellation or nonrenewal of workers' compensation insurance coverage for the Lessee shall -be a material breach of this Agreement. The above -mentioned policies shall all include a waiver of subrogation. Certificates of insurance or other satisfactory evidence of insurance shall be filed with the Lessor's Director of Aviation prior to entry upon the Premises by the Lessee. The General Liability policies shall name the Lessor as an additional insured, require the insurer to notify the Director of Aviation of any alteration, renewal or cancellation, and remain in full force and effect until at least ten (10) days after such notice of alteration, renewal or cancellation is received by the Director of Aviation. Hazard and Extended Coverage — Lessee shall carry and maintain its own Hazard and Extended Coverage insurance based on building market value, provided that Lessor approves of the amount and type of insurance purchased by Lessee. Lessor shall be named as an additional insured on the policy. Lessee shall furnish the Director of Aviation with evidence that such insurance coverage has been procured and is being maintained. Lessor's sole remedy, in the event that Lessee shall be unable to obtain the insurance coverage requirements required by Section 6.13 with a standard insurance policy authorized to be issued by an insurance company licensed to write insurance in the State of Texas, shall be cause for termination of this Lease Agreement. 6.14 NON-DISCRIMINATION PRACTICES Lessee, its agents and employees will not discriminate against any person or class of persons by reason of age, sex, race, religion or national origin in providing any services or in the use of any of its facilities provided for the public. Lessee further agrees to Rumpel & Associates, Inc. d/b/a G & G Avionics Page 14 comply with such enforcement procedures as the United States Government might demand that the Lessor take in order to comply with the Sponsor's Assurances. Lessee agrees not to illegally discriminate against any employee or applicant for employment because of age, sex, race, religion or national origin. 6.15 BUSINESS SOLICITATIONS All of Lessee's business solicitations conducted at the Airport will be confined to the Leased Premises or such other premises at the Airport that have been leased to Lessee or Lessee's customers. 6.16 PROHIBITION OF SUBLEASES AND ASSIGNMENTS The Lessee will not directly or indirectly assign, sublet, sell, hypothecate or otherwise transfer this Lease or any portion of the Leased Premises without the prior written consent of Lessor's Director of Aviation which shall not be unreasonably withheld. 6.17 RIGHTS OF OTHERS It is clearly understood by the Lessee that no right or privilege has been granted which would operate to prevent any person, firm or corporation operating an aircraft at the Airport from performing any services on its own aircraft with its own regular employees (including, but not limited to, maintenance and repair) that such person, firm or corporation may choose to perform. 6.18 ACCESS Lessee agrees to control all access to the aircraft operations area (AOA) through the Leased Premises and through gates assigned to or controlled by Lessee so as to prevent unauthorized entry to the airfield by persons, animals or vehicles. In the event that unauthorized access to the AOA is gained through the Leased Premises or any area which Lessee controls or is obligated to control, any fines or penalties assessed by the Federal Aviation Administration shall be the responsibility of the Lessee and Lessee hereby agrees to pay all such fines or penalties without delay and make any and all requested changes in operations or facilities necessary to maintain Airport security and prevent reoccurrence of any unauthorized entry. Failure to comply with this paragraph shall be cause for immediate termination of this Lease Agreement by Lessor. 6.19 VEHICULAR MOVEMENT Rumpel & Associates, Inc. d/b/a G & G Avionics Page 15 Except as specifically authorized by the Director of Aviation of Lessor, Lessee will not permit the driving of vehicles by employees, customers, guests or invitees on the apron, taxiways or runways. 6.20 EXCLUSIVITY Lessee's right to conduct business at the Airport shall be nonexclusive. ARTICLE SEVEN TERMINATION, CANCELLATION 7.01 TERMINATION This Lease shall terminate at the end of the term and any extension thereof. Lessee shall have no further right or interest in any of the Premises or improvements hereby demised, except as provided herein. 7.02 TERMINATION BY LESSEE This Lease shall be subject to cancellation by Lessee upon the occurrence of any one or more of the following events: 1. The permanent abandonment of the Airport by the Lessor as an air terminal. 2. The lawful assumption by the United States Government, or any authorized agency thereof, of the operation, control or use of the Airport, or any substantial part or parts thereof, in such a manner that substantially restricts Lessee for a period of at least ninety (90) days from operating thereon. 3. The issuance by any court of competent' jurisdiction of an injunction in any way preventing or restraining the use and operation of the Airport for a period of at least ninety (90) days. 4. The default of the Lessor in the performance of any covenant or agreement herein required to be performed by the Lessor and the failure of the Lessor to remedy such default for a period of sixty (60) days after receipt from Lessee of written notice to remedy the same. Lessee may exercise such right of termination by giving sixty (60) days advance written notice to the Lessor at any time after the lapse of the applicable periods of time and this Lease shall terminate as of the sixty first (61 ") day after such notice is given. Rental due hereunder shall be payable only to the effective date of said termination. Rumpel & Associates, Inc. d/b/a G & G Avionics Page 16 `' 7.03 TERMINATION BY LESSOR This Lease shall be subject to cancellation by `Lessor after the happening of one or more of the following events: 1. The taking by a court of competent jurisdiction of Lessee and its assets pursuant to proceedings brought under the provisions of any federal reorganization act. 2. The appointment of a receiver for Lessee's assets. 3. The divestiture of Lessee's assets by other operation of law. 4. The abandonment by Lessee of the Premises at the Airport for a period of thirty (30) days or more. 5. The failure by Lessee to pay any rentals or other charges hereunder after notice as specified above. 6. The default by Lessee in the performance of any covenant or agreement herein required to be performed by Lessee and the failure of Lessee to remedy such default for a period of fifteen (60) days after receipt from the Lessor's Director of Aviation of written notice to remedy the same. 7. The lawful assumption by the United States Government, or any authorized agency thereof, of the operation, control or use of the Airport, or any substantial part or parts thereof, in such a manner as to substantially restrict Lessee for a period of at least ninety (90) days from operating thereon. Lessor may exercise such right of termination by giving written notice to the Lessee to correct or cure such default, failure to perform or breach. If within thirty (60) days from the date of such notice, the default, failure to perform or breach complained of shall not have been corrected in a manner satisfactory 'to the Lessor, then in such event, Lessor shall have the right, at once and without further notice to Lessee, to declare this Agreement terminated. Once Agreement is terminated, Lessor's agents may enter upon the Leased Premises and take immediate possession of the same and remove Lessee's effects. Any rental due hereunder shall be payable to said date of termination. It is agreed that failure to declare this Lease terminated upon the default of Lessee for any of the reasons set forth above shall not be construed as a waiver of any of the Lessor's rights hereunder or otherwise bar or preclude Lessor from declaring this Agreement Rumpel & Associates, Inc.. d/b/a G & G Avionics Page 17 cancelled as a result of any subsequent violation of any of the terms or conditions of this Agreement. 7.04 REPLACEMENT AFTER DAMAGE It is agreed between the parties hereto that in the event the Leased Premises are damaged by fire or other accidental cause during the initial term of this Lease so as to become totally or partially untenantable, the Lessor shall have the option to restore the Premises to their former condition. If the Lessor elects to exercise the option, the Lessor shall give Lessee notice in writing of its election within thirty (30) days of the occurrence of such damage. If the Lessor elects to restore the Premises, the Lessor shall proceed with due diligence and there shall be an abatement of the rent until repairs have been made for the time and to the extent for which the Premises, or part thereof, have been untenantable. Should the Lessor not exercise the option to restore the Premises, the lease of such untenantable portion of the Premises shall cease and terminate effective on the date of damage by fire or other accidental cause and Lessee's obligations to pay rent shall be prorated. 7.05 CONFLICT OF INTEREST The Lessee acknowledges that it is informed that Texas law prohibits contracts between the City of Lubbock and its "officers" and "employees," and that the prohibition extends to officers and employees of the City of Lubbock agencies, such as Lessor -owned utilities, and certain City of Lubbock boards and commissions, and to contract with any partnership, corporation or other organization in which the officers or employees have a substantial interest. Lessee certifies (and this Agreement is made in reliance thereon) that neither the Lessee nor any person having an interest in this Agreement is an officer or employee of the City of Lubbock or any of its agencies, boards or commissions. 7.06 VACATION OF LEASE AND OWNERSHIP OF FIXTURES. Within thirty (30) days following the date of expiration or termination of the Lease, Lessee shall vacate said premises, remove all property of Lessee and restore the leased premises in good state and condition, reasonable wear and tear excepted; provided, however, that Lessee's right to remove its property is subject to the condition that Lessee has paid in full all amounts due and owing Lessor under this Agreement. If, after being requested to do so by Lessor, the Lessee fail or neglect to remove said property land so restore the leased premises within Rumpel & Associates, Inc. d/b/a G & G Avionics Page 18 thirty (30) days of said expiration or termination, then at the option of Lessor said property shall either become the property of Lessor, without compensation therefore, or Lessor may cause the property to be removed and the leased premises to be restored at the expense of Lessee, and no claim for damages against Lessor or its officers, agents or employees shall be created or made on account of such removal and restoration. In the event Lessor terminates this Agreement for cause as contained in 7.03 above, or if Lessee discontinues operations at anytime prior to expiration, the Lessor retains ownership to Lessee's improvements to the extent of the rentals due for the then remaining term. Lessee shall have ninety (90) days to remove any buildings or fuel storage tanks or dispensing equipment. Lessee shall comply with all state and federal requirements for removal of fuel storage tanks and dispensing equipment and shall obtain written certification from the appropriate governmental agency that said tanks and equipment have been removed properly. 7.08 TERMINATION OF LEASE AND SURRENDER OF LEASED PREMISES The Lessee covenants and agrees that at the. expiration of the initial term of this Lease, or any extension, or upon earlier termination as provided elsewhere in this Agreement, Lessee will quit and surrender the Leased Premises and the improvements in good condition, reasonable wear and tear expected, and the Lessor shall have the right to take possession of the Leased Premises and the improvements, subject to the limitations expressed in Article Seven, of this Lease, with or without process of law. ARTICLE EIGHT MISCELLANEOUS PROVISIONS 8.01 NOTICES Notices to the Lessor required or appropriate under this Agreement shall be deemed sufficient if in writing and hand delivered or mailed, registered or certified mail, postage prepaid, addressed to the Director of Aviation, Lubbock International Airport, Route 3, Box 389, Lubbock, Texas 79403. Notices to the Lessee shall be deemed sufficient if in writing and hand delivered or mailed, registered or certified mail, postage prepaid, addressed to G & G Avionics, Route 3, Box 49, Lubbock, Texas 79403. Rumpel & Associates, Inc. d/b/a G & G Avionics Page 19 8.02 ENTIRE AGREEMENT This Lease constitutes the entire Agreement between the Lessor and Lessee, and any other written or parole agreement with the Lessor is expressly waived by Lessee. EXECUTED this 16th day of August , 2004. THE CITY OF LUBBOCK ATTEST: Re ecca Garza, City Secretary AS TO CONTENT: It JamgdW. Loomis, Director of/Aviation APPROVED AS TO FORM: Linda L. Chamales, Senior Attorney -Office Practice RUMPLEL & ASSOCIATES, INC. d/b/a G & G AVIONICS Rumpel & Associates, Inc. d/b/a G & G Avionics Page 20 .hibit q Resolution No. 2004 R 0382 10 - - - TWY. - - 10 A �� B TWY. E 13 EXISTING UG FUEL TANKS