HomeMy WebLinkAbout[05] Amendment to Tower Lease Agreement - Sprint
Council Agenda Item 5
MEETING DATE: February 3, 2020
AGENDA ITEM: Amendment to Tower Lease Agreement - Sprint
SUBMITTED BY: Administration
BOARD/COMMISSION/COMMITTEE RECOMMENDATION:
PREVIOUS COUNCIL ACTION:
BACKGROUND INFORMATION: Sprint Spectrum Realty Company, LLC and the City of St
Joseph have an ongoing communications site lease agreement. Because the property in leased, the tax
exemption status in invalid. In the past, this cost has been billed from the city to Sprint. Sprint has
requested that they are allowed to pay the taxes directly to Stearns County. This Amendment has been
reviewed and tentatively agreed upon by both our city attorney and Sprint Spectrum Realty Company,
LLC
BUDGET/FISCAL IMPACT:
ATTACHMENTS: Amendment to Communications Site Lease Agreement (Tower)
REQUESTED COUNCIL ACTION: Authorize the Mayor and Administrator to execute Amendment
to Communications Site Lease Agreement.
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SPRINT SITE ID#MS03NP423
AMENDMENT TO
COMMUNICATIONS SITE LEASE AGREEMENT(TOWER)
i THIS AMENDMENT TO COMMUNICATIONS SITE LEASE AGREEMENT
(TOWER) ("Amendment"), is made this day of 2020(the`Bffective Date")by and
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between the City of St. Joseph, a Minnesota municipal corporation ( Lessor ), and Sprint Spectrum
Realty Company, LLC (formerly a limited partnership), a Delaware limited liability company, as
successor in interest to Sprint Spectrum L.P., as successor in interest by merger to Northern PCS
Services,LLC,as successor in interest to Wireless Communications Venture,LLP ("Lessee").
RECITALS:
a. The City of St.Joseph as Lessor and Wireless Communications Venture,LLP as Lessee
entered into a Communications Site Lease dated June 25, 1998 (the"Lease").
� b. Sprint Spectrum Realty Company,LLC (formerly a limited partnership), is successor in
interest to Sprint Spectrum L.P.
c. Sprint Spectrum L.P.,is successor in interest by merger to Northern PCS Services,LLC.
d. Northern PCS Services, LLC, is successor in interest to Wireless Communications
� Venture,LLP.
e. The parties desire to amend the terms of the Lease as provided herein.
Now, therefore, based upon the above recitals, and other good and valuable consideration, the parties
agree as follows:
1. Section 2 of the Lease shall be replaced with the following language:
' "2. Pu oses. Lessee shall use the Premises only for the purpose of installing, maintaining,
and o eratin Lessor-a roved communications facilities which ma include e ui ment cabinets and
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an accessory building as depicted on Exhibit"B"hereto,and other uses incidental thereto for providing
wireless telecommunications services which Lessee is legally authorized to provide to the public.
Lessor grants Lessee the right to enter upon Lessor's Property to conduct Lessee's engineering/technical
feasibility studies prior to installation of Lessee Facilities (as defined in Paragraph 6(a) below) on the
Premises. This use shall be non-exclusive, and Lessor specifically reserves the right to allow the
� Lessor's Property to be used by other parties and to make additions, deletions, or modifications to its
own facilities on the Premises except as set forth in Paragraph 6(0) below. Lessee's installation,
maintenance and operation of the Lessee Facilities shall at all times comply with all applicable
� ordinances,statutes and regulations of local,state and federal governmental agencies.Lessee shall have
' exclusive use of its Lessee Facilities."
2. Section 4 of the Lease shall be replaced with the following language:
I "4. Term. The current term of this Lease commenced on January 1, 2019 and shall end on
December 31, 2023 ("Current Term"). Subject to the terms and conditions of this Lease, Lessee shall
have the right to extend this Lease for three additional five-year renewal periods (each period known
�� as a"Renewal Term") commencing on January 1 following the expiration date of the Current Term or
of any subsequent Renewal Term. This Lease shall be automatically renewed for each successive
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Renewal Term unless Lessee sends written notice of non-renewal to the Lessor no later than 120 days
prior to the expiration of the Current Term or any Renewal Term, such notice to be provided in
accordance with this Lease.
3. Section 5 of the Lease shall be replaced with the following language: "5. Rent.
(a) Initial Rent Amount,Adjustments.Lessee shall pay Lessor an annual rent in the amount
of$20,830.68 per year during the Current Term ("Rent"), partial years to be prorated.
Thereafter, commencing on the first day of the Renewal Term and on each January 1
thereafter,Rent shall be increased by five percent(5%)of the previous year's annualized
rent. Rent shall never decrease. Lessor acknowledges receipt of the Rent for the year
commencing January 1, 2019 through December 31,2019.
(b) Time of Payment.The annual rent shall be paid in four quarterly installments on January
l, April l, July 1 and October l.. Rent shall be payable to Lessor at City of St. Joseph,
75 Callaway St, E ST. Joseph,MN 56374.
(c) Taxes. In addition to the annual rent, Lessee agrees to timely pay directly to Assessor
its pro rata share of any taxes or payments(s) in lieu of taxes directly attributable to the
installation of Lessee Facilities(as hereinafter defined)upon the Property promptly upon
receipt from the City or Stearns County Assessor ("Assessor") of an annual tax
assessment together with reasonable supporting documentation evidencing such taxes.
Assessments shall be addressed to Lessee at Sprint Property Services, Sprint Site ID
MS03NP423, Mailstop KSOPHDO101-Z2650, 6220 Sprint Parkway, Overland Park,
KS 66251-2650. City agrees to provide to the Assessor Lessee's mailing address
identified in the previous sentence or any other mailing address provided by Lessee to
City in writing in order for Lessee to receive such assessments directly from the
Assessor. Lessee may contest any improper assessment within the applicable appeal
period. City shall timely notify Lessee of any such assessments received by City,
thereby ensuring Lessee's ability to contest any improper assessment. If any such taxes
are levied against City or City's Property,City may,after timely written notice to Lessee
(and under proper protest if requested by Lessee) pay such taxes and assessments, and
Lessee shall reimburse City therefor within thirty (30) business days after demand by
City; provided, however, Lessee, at its sole cost and expense, shall have the right, with
City's cooperation, to bring suit in any court of competent jurisdiction to recover the
amount of any such taxes and assessments so paid under this section.
4. Section 6 of the Lease shall be amended by the addition of subparagraphs (d) through (u) which
shall read as follows:
"(d) Construction. Any equipment other than as set forth in Exhibit B requires Lessor's
written authorization, which authorization will not be unreasonably withheld,
conditioned or delayed. If Lessee seeks to increase the number, size or configuration of
antennas andlor related equipment, and such installation shall exceed the requirements
or standard discussed in the engineering study,then,it must first pay the reasonable cost
of an evaluation carried out by an independent and qualified professional selected by the
Lessee and approved by the Lessor, demonstrating that(i)the new or altered equipment
will not interfere with existing telecommunications equipment,and that(ii)the Structure
can structurally support the new or altered equipment. The Lessee must pay the cost of
each evaluation within 30 days after receiving written notice of the cost together with
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reasonable supporting documentation evidencing the cost. Lessee must obtain Lessor
consent prior to installation of new or altered equipment within the Premises,provided,
however, that Lessee may perform maintenance, repairs, like-kind or similar
' replacements of Lessee Facilities and make modifications within the interior of any
shelters or base station equipment(collectively,"Non-material Modifications")without
prior consent of Lessor.
(e) Construction Plans.For the initial installation of all Lessee Facilities and for any and all
subsequent revisions and/or modifications thereof, or additions thereto, Lessee shall
provide Lessor and Lessor's Water Tower Construction Engineer ("Construction
Engineer") each with two sets of as-built drawings ("Construction Plans") of the
equipment and improvements installed on the Premises consisting of the following:
1) line or CAD drawings showing the actual physical location of all planned
installations plus materials and construction methods;
2) specifications for all planned installations;
3) diagrams of proposed Lessee Facilities;
4) a complete and detailed inventory of all equipment and personal properly
of Lessee actually placed on the Premises. Lessor retains the right to
survey the installed equipment.
As-built drawings shall be easily readable and subject to prior written approval by the
Construction Engineer, which shall not be withheld, conditioned or delayed without
cause. Lessor shall have 30 business days to review the Construction Plans. If Lessor
fails to either approve the Construction Plans or provide written request for changes of
said Construction Plans to Lessee within the 30-day period,the Construction Plans will
be deemed approved.
Lessee shall be solely responsible for all reasonable costs associated with said review
and approval of Construction Plans by Construction Engineer. Such costs shall be
reimbursed within thirty (30) days following receipt of an invoice together with
reasonable supporting documentation evidencing such costs.
Lessee shall provide Lessor,within 30 days after Lessee's activates the Lessee Facilities,
with a Site Plan in electronic file format compatible to the City's record file system
consisting of as-built drawings of the Lessee Facilities and the improvements installed
on the Property, which show the actual location of all equipment and improvements.
Said drawings shall be accompanied by a complete and detailed site survey of the
property, inventory of all equipment,personal property, and Lessee Facilities.
(fl Contractor A� roval. Any Contractor chosen by Lessee to carry out construction,
installation,maintenance or any other work on the water tower must be pre-approved by
the Lessor prior to the pre-construction meeting. Contractor information to include at
the minimum:
• Name and contact information
• Experience (with water storage tank installations)
• OSHA violations within the previous three years.
The Lessor retains sole discretion and reserves the right to reject any and ali contractors
the Lessee may choose for the installation work as determined to be in the best interests
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of the Lessor and to waive any informalities.
(g) Ins ea ction. Consulting engineering inspection will be provided beginning with the pre-
construction conference and continuing through installation/construction/punch-list and
' verification of as-builts at project completion as determined solely by Lessor,at Lessee's
expense.Lessor will not arbitrarily require more inspection than is reasonably necessary
to insure the continued delivery of service and security of Lessor's property.Lessee shall
pay for all costs of Lessor's inspections/installation project management costs for this
project within 30 days after Lessor sends an invoice for such fees to Lessee together
with reasonable supporting documentation evidencing such costs. In addition to
, consulting and engineering inspection costs, Lessee shall reimburse Lessor for all costs
associated with reviewing this Lease and approving Lessee's application, including but
not limited to all reasonable attorney's fees, staff and administrative review time and
third-party consultant fees and expenses. All fees and invoices must be paid within 30
' days after Lessor sends Lessee an invoice for the same together with reasonable
supporting documentation evidencing such costs. Prior to energizing Lessee's system
(start-up), all punch list items related to installation must be substantially complete(the
� exception may be weather related finish painting, etc. as determined by Lessor).
(h) Operation. Lessee shall have the right, at its sole expense, to operate and maintain the
Lessee Facilities on the Premises in accordance with good engineering practices with all
applicable FCC rules and regulations. Except for Non-Material Modifications, Lessee's
installation of all Lessee Facilities shall be done according to plans approved by Lessor,
which approval shall not be unreasonably withheld, conditioned or delayed. Any
� damage done by Lessee,its employees or agents to the Premises or other Lessor Property
including the Structure during installation or during operations, shall be repaired by
Lessee at Lessee's expense within 30 days after Lessee's receipt of written notification
of damage. The Lessee Facilities shall remain the exclusive property of the Lessee,
unless otherwise provided in the Lease.
(i) Maintenance, Improvement Ex en nses. All modifications to the Premises and all
improvements made for Lessee's benefit shall be at the Lessee's expense and such
improvements, including antenna, facilities and equipment, shall be maintained in a
good state of repair, at least equal to the standard of maintenance of the Lessor's
� facilities on or adjacent to the Premises and secured by Lessee. If Lessee Facilities are
mounted on the Structure they shall, at all times, be painted, at Lessee's expense, the
same color as the Structure. The Lessor reserves the right to require or waive this
� requirement as it pertains to feed line,jumpers, brackets,connecters,and other ancillary
e ui ment on a case b case basis de ndin on the installation confi uration.
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(j) Improvements or Renlacements. A Non-Material Modification replacement should be
considered the replacement of items of the same or similar equipment, with the same
size and weight or less, and same location as the equipment originally approved and
documented in Exhibit B. Replacement with equipment of a larger size, weight, or
� location may require technical review and a new lease request and approval. Before the
Lessee may update or replace the Lessee Facilities with equipment of a larger size,
weight or location,Lessee must notify and provide a detailed proposal to Lessor.Lessee
� shall submit to Lessor a detailed proposal for any such replacement facilities and any
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SPRINT SITE ID#MS03NP423
other information reasonably requested by Lessor of such requested update or
replacement, including but not limited to a technical study, carried out at Lessee's
expense.
(k) Drawin�s. Unless duplicative of previous specifications and drawings submitted to
Lessor, Lessee shall provide Lessor with electronically formatted as-built drawings of
the equipment and improvements installed on the Premises, which show the actual
location of all Lessee Facilities. Said drawings shall be accompanied by a complete and
detailed inventory of all equipment, personal property, and Lessee Facilities actually
placed on the Leased Premise(see Paragraph 6(e) Construction Plans).
(1) No Interference.Lessee shall,at its own expense,maintain any equipment on or attached
to the Premises and owned by Lessee in a safe condition, in good repair and in manner
reasonably suitable to Lessor so as not to conflict with the use of the surrounding
Lessor's Property by Lessor. Lessee shall not unreasonably interferewith the operations
of any prior Lessee using the Structure and shall not interfere with the working use of
the water storage facilities thereon or to be placed thereon by Lessor.
(m) Access. Lessee, at all times during this Lease, shall have exclusive access to its Lessee
Facilities located on the Lease Premises in order to install,operate,repair, and maintain
its Lessee Facilities. Lessee shall request access to the Structure 24-hours in advance,
except in an emergency, to the Director of Public Works. Access to equipment on the
Premises elevated water tank shall be with prior notice, Lessee's employee's
identification and in the presence of a Public Works Department employee. Both the
Public Works Department and the Lessee shall maintain a written record of all site visits,
including the name of all personnel. In the event it is necessary for Lessee to have access
to the Structure at some time other than the normal working hours of Lessor,Lessor may
charge Lessee for whatever expense, including employees' wages that Lessor may incur in
providing such access to Lessee.
(n) Payment of utilities.Lessor makes no representations that utilities adequate for Lessee's
use of the Premises are available. Lessee shall separately meter charges for the
consumption of electricity and other utilities associated with its use of the Premises and
shall be responsible to promptly pay all costs associated therewith.Lessor will cooperate
with Lessee in Lessee's efforts to obtain utilities from any location provided by the
servicing utility.
(o) Quiet Enjo�. Lessee, upon paying the rent shall peaceably and quietly have, hold
and enjoy the Premises and shall not be disturbed in its possession, use and enjoyment
of the Premises. Lessor shall not cause or permit any use of the Lessor's Property that
interferes with or impairs (a)the integrity of the Structure to which the Lessee Facilities
are attached or(b)the quality of the communication services being rendered by Lessee
from the Premises. Except in cases of emergency, Lessor shall not have access to the
Lessee Facilities ground level equipment building on the Premises unless accompanied
by Lessee's personnel.
(p) Additional Maintenance Ex ep nses.Upon notice from Lessor,Lessee shall promptly pay
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SPRINT SITE ID#MS03NP423
� to Lessor all reasonable additional Lessor expenses incurred in maintaining the
Premises, including painting of the Premises, which are solely and directly caused by
, Lessee's occupancy of the Premises.
(c� Structure Reconditioning and Renairs. Lessee shall remove its Lessee Facilities at
, Lessee's cost, upon reasonable notice, to allow maintenance, repair, repainting,
restoration or other activity as required by Lessor.There may be scheduled interruptions
in use of the Lessee Facilities. Except in the case of an emergency, Lessor shall give
� Lessee 180 days' notice of repair,repainting or restoration.In case of emergency,Lessor
� may remove Lessee Facilities but shall notify Lessee by telephone within a reasonable time.
� An"emergency"shall be deemed to e�cist only in those situations which constitute an immediate
� threat to the health or safety of the public or immediate danger to the Property. In the event the
� use of Lessee Facilities is interrupted, Lessee shall have the right to maintain mobile cellular
� equipment on the facility property. Oldest Lessees will have priority if space is limited. If site
will not accommodate mobile equipment,it is Lessee's responsibility to locate au�liary sites.
(r) Lessee Interference With Structure.In the performance of its approved use,Lessee shall
at its own expense maintain its equipment on or attached to the Premises in a safe
condition, in good repair and in a manner suitable to Lessor so as not to conflict with
' the use of the surrounding premises by Lessor. Lessee shall not interfere with Lessor's
use of the Structure and agrees to cease all such actions that unreasonably and materially
interfere with Lessor's use thereof no later than three business days after receipt of
written notice of the interference from Lessor. In the event that Lessee's cessation of
� action is material to Lessee's use of the Premises and such cessation frustrates Lessee's
� use of the Premises, within Lessee's sole discretion, Lessee shall have the immediate
� right to terminate this Lease for cause and without payment of a termination fee.Further,
� Lessee shall be entitled to a reimbursement of prepaid rent covering the period
, subsequent to the date of interference from Lessor.
, (s) Lessee Interference With Higher Priori Users. If Lessee's Lessee Facilities cause
� impermissible interference with higher priority users as set forth under subparagraph
� 5(a) above or with pre-existing Lessees, Lessee shall take all measures necessary to
� correct and eliminate the interference. If the interference cannot be eliminated with 48
� hours after receiving Lessor's written notice of the interference, Lessee shall
immediately cease operating its Lessee Facilities and shall not reactivate operation,
� except intermittent operation for the purpose of testing, until the interference has been
' eliminated.If the interference cannot be eliminated within 30 days after Lessee received
Lessor's written notice, Lessee shall power down the interfering equipment until such
interference is eliminated.
(t) Interference Studv - New Occupants. U on written notice by Lessor that it has a bona
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�� fide request from any other party to lease an area in close proximity to the Premises
, ("Premises Area"), Lessee shall provide to Lessor within 60 days the radio frequencies
currently in operation or anticipated by Lessee to be operated in the future of each
, transmitter and receiver installed and operational on the Premises at the time of such
, request. Lessor may then have an independent, registered professional engineer of
� Lessor's choosing perform the necessary interference studies to determine if the new
i applicant's frequencies will cause harmful radio interference to Lessee. Lessor shall
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� require the new applicant to pay for such interference studies.
� (u} Interference - New Occupants. Lessor agrees that it will not grant a future lease in the
, Premises to any party who is of equal or lower priority to Lessee, if such party's use is
reasonably anticipated to interfere with Lessee's operation of its Lessee Facilities.Lessor
� agrees further that any future lease of the Premises will prohibit a user of equal or lower
priority from interfering with Lessee Facilities. Lessor agrees that it will require any
' subsequent occupants of the Premises of equal ar lower priority to Lessee to provide
� Lessee these same assurances against interference. Lessor shall have the obligation to
eliminate any interference with the operation of Lessee cause by such subsequent
occupants if such interference is not eliminated,Lessee shall have the right to terminate
this Lease or seek injunctive relief against the interfering occupant,at Lessee's expense."
i 5. Section 7 of the Lease shall be amended by the addition of the following language:
"(c)User Prioritv. Lessee agrees that the following priorities of use, in descending order, shall
� apply in the event of communication interference or other conflict while this Lease is in
effect, and Lessee's use shall be subordinate accordingly:
i. Lessor;
ii. Public safety agencies, including law enforcement, fire, and ambulance services
, that are not part of the Lessor;
iii. Other governmental agencies where use is not related to public safety;and
' iv. Lessee and other government-regulated entities whose antenna offer a service to
the general public for a fee in a manner similar to public utility, such as long
distance and cellular telephone, not including radio or television broadcasters
and pre-existing Lessees."
� 6. Section 12 of the Lease shall be amended to read as follows: "12. Insurance.
, a. Workers' Compensation. The Lessee must maintain Workers' Compensation insurance
in compliance with all applicable statutes. The policy shall also provide Employer's
� Liability coverage with minimum limits of$500,000.00 Bodily Injury each accident,
$500,000.00 bodily injury by disease, policy limit, and $100,000.00_Bodily Injury by
' disease, each employee.
� b. General Liabilitv. The Lessee must maintain an occurrence form Commercial General
Liability Coverage. Such coverage shall provide for third party bodily injury and
' property damage arising out of the use,maintenance or operation of the Lease Premises
, and Lessee Facilities. The Lessee must maintain aforementioned Commercial General
Liability Coverage with limits of Liability of $1,000,000.00 each occurrence;
i $500,000.00 personal and advertising injury, $2,000,000.00 general aggregate, and
$1,000,000.00 products and completed operations aggregate. These limits may be
' satisfied by the Commercial General Liability Coverage or in combination with an
Umbrella or Excess Liability Policy, provided coverage afforded by the Umbrella or
Excess Policy is no less than the underlying Commercial General Liability Coverage's.
c. Automobile Liabilitv. The Lessee must carry Commercial Automobile Liability
i coverage. Coverage shall afford total combined single limits in the amount of
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$1,000,000.00 er accident. The liabili limits ma be afforded under the Commercial
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Automobile Liability Policy, or in combination with an Umbrella or Excess Liability
Policy provided coverage afforded by the Umbrella or Excess Policy is no less than the
underl in Commercial Automobile Liabili Covera e.Covera e shall be rovided for
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I third party bodily injury and property damage arising out of the ownership, use,
maintenance or operation of all owned, non-owned and hired automobiles. Unless
rejectable by State law, the Commercial Automobile Policy shall include at least
statutory personal injury protection, uninsured motorists and under-insured motorist
coverages.
d. Lessee Propertv Insurance. The Lessee must keep in force for the duration of the Lease
II a policy covering damages to its property at the Premises. The amount of coverage shall
be sufficient to replace the damaged property,loss of use and comply with any ordinance
or statutory requirements.
e. Lessor's Insurance. Lessor shall maintain Commercial General Liabili insurance
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insuring Lessor against liability for personal injury, death or damage arising out of
Lessor's ownership, use or management of the Premises or Structure by Lessor, its
I employees or agents,with minimum limits equal to Lessor's statutory tort liability caps.
Lessor shall also maintain fire and extended coverage insurance insuring the Structure
for its full insurable value (subject to reasonable deductibles).
f. Adjustment of Insurance Covera�e Limits. Notwithstanding the foregoing insurance
requirements of Lessee, Lessee agrees to periodically review and adjust insurance
coverage limits in accordance with then-current market and industry standards during
the Initial Term and Renewal Terms.
g. Additional Insured-Certificate of Insurance.The Lessee shall provide,prior to tenancy,
evidence of the required insurance in the form of a Certiflcate of Insurance issued by a
company authorized to do business in the State of Minnesota, which includes all
coverage's required in this paragraph 12. Lessee will include Lessor as an Additional
Insured on the Commercial General Liability and Commercial Automobile Liability
Policies. The Certificate shall also rovide that the covera e ma not be canceled
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without 30 days prior written notice, 10 days for non-payment of premium, to the
certificate holder.
7. Section 17 of the Lease shall be amended to read as follows:
I "17. Hazardous Materials.An analysis of the Structure's paint content of Lead and Chromium
is provided in Exhibit A. Lessor represents and warrants that it is not aware of the existence of any
other Hazardous Material on the Premises, the Structure, or the real estate upon which the Structure is
I situated. Lessee represents and warrants that the use of the Premises will not generate, and Lessee will
not store or dispose of on the Lease Premises, nor transport to or over the Premises, any Hazardous
Materials, unless Lessee specifically informs Lessor thereof in writing 24 hours prior to such storage,
disposal or transport, or otherwise as soon as Lessee becomes aware of the existence of Hazardous
� Material on the Premises.Lessee shall provide initial and annual updates of Material Safety Datasheets
(MSD)on all hazardous materials that are part of, or necessary to,the operation of the Lessee Facilities
and maintenance thereof. Lessee warrants that no hazardous material supplies used in routine
' maintenance and or repair will be stored on the Premises.The obligations of this paragraph shall survive
the expiration or other termination of this Lease.
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� 8. Section 18 of the Lease shall be amended to read as follows:
"18. Defense and Indemnification.
(a) GeneraL To the extent allowed by law, Lessor and Lessee each indemnify the other
against and hold the other harmless from any and all costs (including reasonable
attorneys' fees and expenses) and claims, actions, damages, obligations, liabilities and
liens which arise out of(i) the breach of the Lease by the indemnifying party; and (ii)
, the use and or occupancy of the Lessor's Property, except for any claims, actions,
damage, obligations, liabilities and liens arising from any negligent or intentional
' misconduct of the indemnified party.This provision shall survive the expiration or other
termination to this Lease.
(b) Lessee's Warrantv. Lessee will be solely responsible for and will defend, indemnify,
and hold Lessor, its agents,and employees harmless from and against any and all claims,
cost, and liabilities, including reasonable attorneys' fees and costs, arising out of or in
connection with the cleanup or restoration of the
Premises to the extent caused by a release by Lessee of Hazardous Material. This
, defense and indemnification shall not apply to claims, costs, and liabilities arising from
Lessor's negligence or willful misconduct. For the purposes of this Lease "Hazardous
Materials" shall be interpreted broadly and specifically includes, without limitation,
� asbestos,fuel,batteries ar any hazardous substance,waste,or material as defined in any
federal, state or local environmental or safety laws or regulation including, but not
limited to the Comprehensive Environmental Response, Compensation and Liability
' Act (CERCLA). This provision shall survive the expiration or other termination of this
Lease."
(c) Lessor will be solely responsible for and will defend, indemnify, and hold Lessor, its
agents,and employees harmless from and against any and all claims,cost,and liabilities,
including reasonable attorneys' fees and costs, arising out of or in connection with the
' cleanup or restoration of the
Property associated with the Lessor's use of Hazardous Material. This defense and
indemnification shall not apply to claims, costs, and liabilities arising from Lessee's
negligence or willful misconduct.
9. E�ibit"B" attached hereto shall constitute Exhibit"B" to the Lease Agreement.
10. All other terms and conditions in the Lease not expressly modified herein shall remain in
, full force and effect.
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' IN WITNESS WHEREOF, the parties have caused this Amendment to be executed as of the date
set forth above.
LESSOR: LESSEE:
City of St.Joseph Sprint Spectrum Realty Company,LLC
By gY
, Rick Schultz,Mayor Its
, 4�,2'(`�'i'1P�},j����(iQ��Y
ATTEST:
By_Kris Ambuehl, City Administratar
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STATE OF ILLINOIS )
/ ) ss
COUNTY OF f'�-----
This ins ment was acknowledged before me o � �-�-, 2020,by
2-- C.Z �-c� ,the �-af the Sprint Spectrum Realty
Company,L C, a Delaware limited liability company, on behalf of said company.
NOTORIAL STAMP OR SEAL(OR
OTHER TITLE OR RANK)
JACQUEIINE D. HAL� � �
OFFICIAL SEAL
' Notary Public,State of Illinoi 1 otary Public or Other Official
nE
x
i s
My Commissio P
Docember 14,20 1
STATE OF MINNESOTA )
) ss
COUNTY OF STEARNS )
This instrument was acknowledged before me on ,2024,by Rick Schultz and
I Kris Ambuehl,the Mayor and City Administrator respectively, of the City of St. Joseph, a
Minnesota municipal corporation, on behalf of said City.
NOTORIAL STAMP OR SEAL (OR
OTHER TITLE OR RANK)
Signature of Notary Public or Other Official
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EXHIBIT B
[LESSEE FACILITIES]
12
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PROJECT INFORMATION:
S�U����,,,�oN APPLICANT PROJECT• Sprint
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GROUNDELEV: 106T OVFRLAND,KSMiSlti1111
SIIETYPE: WA7ERTOWER �'��
croo'rrv: e������ s�R s STI'E ACQUIS710N � �
NR�S°��°N: Sr.� S�°��5 SITE CASCADE ID• �. � .J
YNIW MADISON.ITIH F1.00R �
PROJECfDESCRIPT[ON CNICACA,IL60661 MS03NP423 w i R E � c s s
510 W. MADISON ST. 17TM FLOOR
EXIsfINGFAUIPMENTTOBEREMOVED CMICAGO.IL 60661
,,,�-z-,x,o.,,-�__,R,R.,��,,,��„�.,� A&EFIRM AUGMENT ID:MS03NP423Q17.1 ,,,,,a.„�,,,,��.:
,,,�����,�R�,S FVIIFRTONEN(i1NEYRINd SITE NAME• FULLERTON
NEWEOl1IPMEM70BE1NSTALF.D 1100EWOODFV7DROAD.SVf1E50D �
(31�RdUL12HbBIX1/19DD/LS(IOAMfENNAS SCNAUMBVRG.ILLP10LSb0113 ... .
(3)3101T{RRRNRFUOIFEOOMHz4PORTRRHS ��:�,,.� ST. JOSEPH
(3)RRN-BB 2500 MF1z RRHS ��E����A��
(3)MOVNTING%PFS AND SUPPOR'fS SOWI�UR4 RLl106 M177
•�•�WER�WN� ��70:M7-1MIIOD
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""'°��'°�'" SITE ADDRESS:
CT'Y HALL ANNFX
CA CRY(1FRK ADMIN. ENdEEIW011ClMfE t�u.
ST.IOSEPH.MN563I{ � Pp[N1RED!Y ME ONTUx[R�trt D EGiEnE
15 ELM TREET EA T SUGE1MSqN.�o�o�,�o�.,�o.o.�E eEs.
OF W KNpWLEDGE N10 B[Li[i C
ST. JOSEPH, MN 56374 TME REOu�tEMEHis OF nu�ov��C�B�E��E_
[ONlAAC10R SHALL FURNISN�LL M�IERIAI.WItN TIE '
EXCFPIION OF SPR1Ni SVrPLffD MAI4lt1AL. I
ALL MAhRW.SHALL BE MSTAI.II+D BY 7HE COM7tACi'OR I
SHEET INDEX: VICINITY MAP: AERIAL MAP:
NUMBIX SIIFETDF3(.RIPfiON RGVISpN D . ' _ " . � �I
T-1 COVER SNEF.T 2 �/ �
GI ENLARGEDSIiEP1.AN 2 a � � , � _ � �� II,
C-2 7YIWFRElEVAT10\ANDEQUIPMFNTDEfALLS : �D Z •`� - y�'' '
G3 EUUIPMFNTDFTARS 2 /�.Q m .�.., p -,� ��
C> EQUIPMtNTDtTA1IS ? �< < �
GS EUVIPMENTDFTAIiS 2 � .•*�• � � �- � � puwMc�mcE:
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SP-I SPRI�TSPF:CIFICATIO\S 2 C ; �L R� . 1HFSFDOCl1MENfSMECONWENINL�NOAIIE
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Ri-1 PAINTNOTES 2 V WI1�q�/TTM[F%MIESSWRIfTEMCONYNTOF
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r �� ; --�"�-• �'J � ,� � REV. FINFI 9 n�a ao i
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C O D E C O M P L I A N C E: �'�°� S� ``' � v �- = R�'A z os, Ro A
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ALL WORK AND MATERIALS SHALL BE PERFORMED M!D INSTALLED IN ACCORDANCE MS03NP423
WITH THE CURRENT EDITIONS OF THE FOLLOWING CODES�S AD07TED BY THE LOG1� p �' ' a � A�T�µ�����,�
COVERNING AUTHORITIES. �y �
BUILDING CODE 2015IN'IERNATIONALBU�.OPJfCVDE 3 Oate Vl W Q � i� .ti`pf ��yyE;
Y y. _ . _� _e � Za . '
ELECTRICAL CODE. ZO�IaNAIION F1LA ECIRICALCOOE � . � �L � _� '. .. __Y ' ST.JOSEPH
. FACILITY IS UNMANNED AND NOT FOR HUAl4N HPBRATION. �w� Q Co�x�ty Road 75 �S CO� g� �,�pp�g:
• ADA ACCESS REOUIREMENTS ME NOi REOVIRED. ���4 Birch 5t E �'�y'-��R 3i iS EI.M STREET EAST
• THIS FACILITY DOES NOT REQUIRE POTABLE WATER AND WILL � ' - g`
NOT PRODUCE AM!SEWAGE CQIR�1MiiI � 2 ��q y ST.JOSFPH,MN 56374
Park - --
DRIVING DIRECTIONS: W ���,� � ���= � �DO MACRO
N ,� W Ash St - UPGRADE B4
o ,o � Z � , -- ,�.�.�,.
SCAN QR CODE , y� W �S� � Q .� �_'' � * COVFR SHEET
FOR LINK 7'O SiTE `
IACAT[ON MAP �y h'��
p� • �ro�a, Z � =.. . ' ��:;:, owo.s�an� .reer,,...nc
�
P� � N o�„�� � T-1
DRAWING SCALES ARE FOR I I"xl7"SHEE'I'S . _ cHEc�o er: no
Paaecr,/zoi�.o�ot000i
.�.�.,��
GENERAL ABBREVIATIONS
AF� ABOVE FINISHED ROOR
AGL ABOVE GRADE LEVEL
AMSL ABOVE MEAN SEA IEVEI ��� S p ri n t
APPROX APPRO%IMATE �����
AT$ AUTOMATIC TRANSFER SWITCII
AWG AMERICAN WIRE GAUCE � 1p•
BLDG BUILDING �f(Sf,�0'
fE CENTERLINE q y��
CLR CLEAR REq
COL COLUMN � � � �
CONC CONCREfE /
CN� CONDUIT
DIA DIAMETER '0 4T
DWC DRAWING � 1!M YNIf CCU�AEM
FT FOOT(FEET) ^,o� � �QO$�(•�� • I R E l E 5 S
ECB EOUIPMENf CROUND BAR � ' /
ELEC ELECTRICAL '-.-�/ 5�w�C�IC GO ILT60661 FLOOR
EAIT ELECTRICAL MEfALLiC TUBING El(ISPNC SHELTER
ELEV ELEVATION
E(OUIP EOUIPMENT EUISTINC FENLE -}� R'��'��'
E%T E%ERIOft '/ �3,E%ISTINC SPRINT FULLERTON
MYBRID GBLES RWTED
FND FOUNDATION INSIDE EXISTNG BEIOW . .
F FIBER 7 CRADE CONDUIi
CA CAUGE
CALV GALVANIZED � 1100 E vVO001E1D AOAD,SURE SOD
GPS GLOBAL POSITIONING SYSTEM
GND GROUND � �M�•��
LP LIOUID PROPANE '+'���^M�iim^'
y(�( MA%IAIVM
MFR MANUFACTURER
MCB MASTER GROUND BAR flqNEEluq4CEWEaffI�l ',
AIIN MINIMUM n C[rtnn rw� w[5[Drt��CS MErtE '
MTS MANUAL TRANSFER SWITCN �vrtEv��ED er�E onTUMDErt vt wrt[c*
N.T.S. NOT TO SCALE ��. / .
O.C. ON CENTER S�tt�pn�MD COM1NOL�w0�0 TwE BES* �
OE OT OVERNEAD ELECTRIC/iELCO mGE�wD eEUEv Cowiv wrtw
PPC POWER PROTECTION CABINET �f� mE x[ou�+Ercrrts or�LL�evL�E Coo[5. II
PL PROPERtt LINE f� ������a� I
RCS RICID CALVANIZED STEEL E%SnNG wATER iOwER � �
IN WCH(ES) �N�a.a',•n�•i„�', I
INT INTERIOrF / '�.
LB(5).N POUND(5) / \ \ ����d+ ,
STL 50 EARE Koor I �� 1 \ ��_�,aanse• �'.
E/UT UNDIERGROUND ELECTRIC/TELCO / 1 I 1I I \ , � r��
UNO UNLESS NOTED OTHERWISe � \ �.�. �����
VIF VERIFY IN FIELD / 1 I 1
W/ WITH
%kMR TRANSFORMER
TELECOM ABBREVIATIONS / �
�w.io�:
B85 BAITERY BACKUP STATION \ �ME3[DONMEMiSM1ECOMRDENIML�MOAIIE
BBU BASE BAND UNIT TMFSMEMpE1lT'Oi5�11MiN1DM��IqfEE
MMBS/MAIBTS MULi1MODE BASE STATION \ �M��O��1R ����E�D
MW MICROWAVE
pry NETWORK VISION �'
ODU OUTDOOR UNIT
RBS �DID&SE STqT10N 1 ��� DESCMPTqN DATE BV
RET REMOTE ELECTRIC TILT
RRH/RRU REAIOTE RADIO HEAD I
TMA TOWER MOUNTED AMPUFIER
REV. FlNAL 0 26 1 RD 2
REV. FINAL 9 21 18 RD 1
STMBOLS I R[VLB 2?I 18 RD B
m RENSION I I REV A 2 05 I RD A
Q WORK CqNT �u��o
,a, �,�m,� \ / MS03NP423
O BRILK AUGMCMTIAMSOiNPy:tQi7.l
911E INYE:
� —� COMPRESSED STONE \
o cor+cR� ST.JOSEPH
'--� FnarN arc�oo�as:
r-- cru�� \ / 15 ELM STREET EASi
————— CENiERLINE \ $T.IOS�H.MK�1374
———— PROPER7Y LME /
�——� LFlSE LINE \ ��
— — — FASEMENT LME DO MACRO
iENCE \ /
—X—X— CHVNLINK
0 o w000 � / AD
—E��— ELECiMMAOUGHT IRON � / elECT oexl�nae
—OE—OE— OVERHEnD
—UE—UE— UNDERGROUND � ENLARGED
—F—F— i1BER
—oF—o�— oveaHr�o STI'E PI.AN
—Uf—U�— UNUERGROUND
—T—T— TELEPHONE
—OT—OT— OVERNUD ����� ���R
—Ui—UT— UNDERGROIMD �'I
—DC—DC— DCPOYIER ���' � ■ �
ENI.ARGEDSI7EPI.AN �-s ,oE'_o. 1 CNECKED BY: RD ��
FRQIECT/2017.OAO10001
.,,�.�.,�.�
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(7YP.1 PO!SECfOR)
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OVERALL HEICHT 3)Nfll tTCR-6S�112116 O E%ISTINC ANTENNAS 5s0'N�CH�CAGO,ILT 60661 FL�
9 ELEVATION 148-0 3 ACL �����Z��� E%STING WWORAIL
(TYP. 1 /ER SEC10R) SUPPORT RAlerrtv�lEDsv:
E�„�,�„„� __ "°� FULLERTON
(3)Ex15MIC RRH-Pa
��T�-0� 1900 MHz RRHS TO RELWN
T EXISTING WATER TOWER � � (TY7. 7 VER SECTOR) ��EWOOOIRLDROAD,SUfE500
O EIEVAT10N 137-0 3 AGL SQIAUMKIRG WNOIS NI]7
iR:N7.101A100
I www FJere�E^�e�Yt.m^
(3)O75IING MM-C7A
(3) E%ISTING RRH-P4 ���5 ro��� �RC,[rttm nu�n�ESE Dn�wmCS wErtE
1900 MHI RRHS i0 REMAIN I ortEa�rtED ar uE ox uMDEn ur D��tEtr
(m. 1 PER SECTOR) � ' ��� ow�ocE�x0 BEu[r Cam�v wm�
SUVEPNSqM N1D COMiROI.NID i0 TwE BESi
�,��'� TM NEWIREYENfS Oi/iLL MPIKABIE CODES.
(S)E%ISTINC SPRINT IttBRID OppX19p0 MI[SIWIOIIYlS _�
CABLES DOUBLE STACKED Tp![IIEMpVEp ��p�����
AND ATfACHED TO EXISTING (n'', � pQ$�q� P�Mu��rw��a�+� �
E%PANSION BRACKET ��"""d �PfO�"o"'�
SUGPOR(5 INSIDE TOWER � �xwer�..A.Ne laws W tlw
son d ro�woo
� N ���.,
I EXISTING ANIENNA AND EQUIPIvtENT LAYOUT �E: 2 g �. .
�} t/a•. �'-o•
EXISTING OTHER GRPoER I140 I 0400 pqµyMp�.
ANTENNAS(TYP.) u TI(S(DO[l1MENRMEC01Ni0EMfNL�ND�I1E
I SECTOR 1 .r�sae reweln or snewr�wo nur rar ec
AZIMUTH 0' �maouao,orssEranunoaiReasrnie�o
WfflqIRTNE E%ME55 WItRtENCpISENTOF
5'IIIIIf.
I (3)NEM IIIM-!!tS00 Mlh RRfiS nevwu�c
(m. � rEit 9Etrpt) �)ue�cTo�-�itNs oescmPrror, wre er R
, �.�. soo/�sao/xeoo r�
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EXISTING WATER TOWER I ����6 �T������ REV. FINAL 0 26 1 RD 2
REV. FINAL 9 2]18 RD 1
�I I (IYP. 1 PE1t SEC10�) FlNAL 2 27 18 RD 0
REV B 2 14 18 RD B
� (S)NEN 3/0 R�R Illtll IIF001F REV A 2 OS I RD A
�O INI[�IR 9REC.t5G�0ED.
' I �"p' ' '°`�`�10R� MS03NP423
AUGMENT ID:M503NPJ23Q17.1
I O a11E N�ME:
I ST.JOSEPH
� ��:
I ��� � ts�.n�s�x�er E,e,sr
� � ST.JOS�Fi.IoW 56374
SECTOR 2 �o,Ecr:
AZIMun� t 20' DO MACRO
SECroR a p UPGRADE B4
nz�Mun� 240' ti „�,xw.n,or�
T/cwwc
o e� nnor+o-o L. � TOWER E[,EVATION AND
(3)E%STING SPRINT HYBRID A' EQUIPMENT DETAIL.S
CABLES ROUTED INSIDE Ex15PNG 1 V
BELOW GRADE CONDUR �K�'Mllok mEF��MlE/R�
SCALE: SGV.E: DRAwN BY: ND ���
SITEELEVATION �•_20._o. 1 NEWANTENNAANDEQUIPMENTI.AY0117' ���.a �._o. 3 �MEGKED BY: MU
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ADDITIONAL NOTES:
i. a.��rr�c�rtnrs ro v,uirrm w��s Mc ro iNauoe nc n�eanrt
OF NEOPRENE SIPoPS BEIWEEH HMDN'ME MiD POIHfS Oi CONTACf TO '� IfAT 411RI( yI[�caiertoR
REDUCE/EUMRNTE DAMACE TD THE PMIIED SURFACE MEfIL 5711�I5 ME (CIFM)
aeouirsm m snMnoris w��wmc�a�uw ewr c�uu n� iu►tn'►J ^1
neorrtQ+e ro�ve c�wsnc�rw ro►�[rw c;orrticr.wHtnc rossre� taac w�vcn(n►. aio��o v�e
EXPOSm NEOPRENE SIKKM BE NWWPED 111M N7ATE TME FAS'TEMHC NEN PIPE MOUNf 4Wl MT MWIE11(M.
scaio�cc s�+ano wauoe wnan Nwvexs eErwev�n+c PwHrtn Nauoe�¢xo/rmco uv(s) rew xsoo�a m� `• •J
wnF�u�o t�rxvlwrcm wa�p.
z. rnavosm u+rermtis.ersr�um ar nrc oeroeon ov nc w�hae to�n an rcw uou�r � � R E � e s s
SwHi BE 5��PNHIfD TO w�iCH nE COLpt Ov 7HE MAIEN TOMER 2.0 57D.(4-S/e'o.C.) sao w. nuoisor+sr. i m�FLOOR
(VFRIF1'COLOR). O E'-E'lEN4'1N fIAT IMFIER R�'r.
CHICAGO.IL 60661
3. ���,�ro�,�.�,����T��. .� °�T`"'�' � FULLERTON
�. CON7R�Cfqt 70 TOUCH UP PNMMG ON EI(ISTING M11EMN5.SPOT I@TAIIK
M�DE WfIH BRUSH N1D W/O FEAT7ERMG.AIOUD BE COMPlE7ELY ROL1ID
FOR UNIFORMITY. 1M0 1101[IONL MIIIIEL �
5. CONTPACTOR TO TOUCH UP DOSIRIC ANT�1M PPE WlS7S.OEPQdIC IIPON
n�n conomon(duucm/►�xm)nc an wr nEoucsr�xacw�r. 1 o r�c sow corra wc
E YFJ
6. AMQMA F�LNES.JUMPERS.CM%AW If1BPoD CIBLE SIMLL 1qT 1 I10!E WOOORRD ROA0.SUfE S00
ttAEAFERE WRN TOP OF 1HE INNDRAL MID MU51�RW1ED 50 TMT THEY i� MII-OAQqqN COMPOUND AT So1MRfuRG�ul��aswin
oowv�r wmi osu�rtEown�rtnrs rsECNeaNc Furort�ns. � eom oos or ewa wwc F
7. 7HE MSf�l1A710N OF NEW EWIPMENf NRL SE PIACm BEIINID tFE EXISTING HANDRAIL �^�"'��^^E"tl�+«�ba^^'
ANIENNAS AND M A MYNER i1MT MYNWNS TIIE WNDRAIL'S CpIPlL1NCE 0 NEM!W MHz Ie01 QIOIMD M71E
1YI1H CURREWf OSiN GAOE1116 FDR ACCESS.
ON NEN NOIX/f v'o�eta�uuceruEa�a:
E. ptlWNG HOlES M EX511NG RAILM/C 5 NOT ACC�fPBIE i0R AN MM:LE r r�can ccmirr TM..hcx au.mcs wcrtc
RtON N�NDAM.971 I�COMMEHDS USMG v�t110Nf 9i[vrto SCFcdc �r p�15 p�pnpyp�pµy9 1 � Y SUrc�m,'Sa�x.x�o CONT�ROL�MO 10 TNE BESi
MOUHIING BRACI�T Kff(SEE ATTMCIIMQln. PARf/Cq-100 OR APPROVm 1 � or W NN0IYLEDGE NID BELIEf COYPLv wm�
IHE FEOUiREMENtS Of�Lt�WPLIC�BLE CODES.
9. ALl E%PoSED JUYPE1t5 AND C�8L6 ARE TO BE PROVIOW NrtM EOUNALENf
MMiUFACfURED NHTE JNCI(EIINC OR TMm WHI1E. GROUNDING LEGEND N T '"•"'*�°^o""°�•a'^
70.ALL PROPOSm MOUMIHG PIPES AND IUIlON�ARE AqE TD 9E CAWAMZm E%ISTINC WATER TOWER 0 ES; ,,,��,p� „o„„„
�wo�a+vaow�oco w�won-connoaNc w�m�. av�•a�a�•b••�,
11.N.L Afl4iDOnED�w1EMMM5�CW7al GBLE MD DETI�CW�BIE EOUPIENf YEpMn61l C0IRACIION • t. Nl�wIDwME A1Q1 AS BOLiS.NUIS.ANt 1�t51EM 511111 s.u.iw.�ea�a�aN��,m
!E fe-a SfMIlESS SIEEL a�b t�.ea vwewew
TNT ARE NO Ld1GER USED ANE 70 BE REYOJED IXl1eNG TIE FRML /6 AMC SiRMIDED RIAl1A7ED O 2 �vr�r wm-o�ad�na�cwraMo m W1NC SUIIFICE OF WC See y��m�doaW�aw W dw
YIf.R/�7�ON. �OPPEIt p10lIND 1AK
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