HomeMy WebLinkAboutHGR Signed Lease - - Contract 4 8522 Vendor: HGR Homegrown Lacrosse Amount: $61,975.20 Per year Term: Marl,2024-Feb 28,2045
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LEASE AGREEMENT
BETWEEN
THE LAWRENCE MUNICIPAL AIRPORT COMMISSION
AND
HOME GROWN LACROSSE,LLC
This Lease Agreement(the Agreement)having an effective date of March 1,2024 between the Lawrence
Municipal Airport Commission, a public agency duly created by the City of Lawrence, Massachusetts, and acting
pursuant to the statutory powers set forth under Massachusetts General Laws, Ch. 90, Secs. 51D through 51N,
inclusive, as the same may have been amended(the Lessor),and having its usual place of business at the Lawrence
Municipal Airport with a Post Office Address of 492 Sutton Street,North Andover,Massachusetts 01845 and Home
Grown Lacrosse, LLC, a Massachusetts limited liability company having a mailing address of 400 Osgood Street,
North Andover,MA 01845 (the Lessee),
Lessor is the proprietor of an airport known as the Lawrence Municipal Airport located in the Town of
North Andover,Essex County,Massachusetts,(the Airport).
Lessor has the right and authority to grant the leasehold interests in the land at the Airport;
Lessee will build and operate a 39,100 +/- square foot athletic facility to be used to train and teach youth
sports on a non-aviation lot of the Lawrence Municipal Airport(the Building)
Lessor desires to lease according to the terms contained within the Agreement a parcel of land upon which
to construct and operate the Building on said land comprised of approximately one hundred ten thousand, six
hundred seventy (110,670) square feet, as more particularly described in the Permit Site Plan of Home Grown
Lacrosse Sports Facility and Offices, dated, August 30, 2023, revised, November 27, 2023, prepared for Home
Grown Lacrosse, LLC by Hancock Associates, Civil Engineers, 34 Chelmsford Street, Chelmsford, MA 01824
(Plan). A true and accurate copy of the Plan is attached and fully incorporated herein as Exhibit A.
Now, therefore, inconsideration of the covenants and conditions herein contained, the Lessor and Lessee
agree as follows:
1. PREMISES
Approximately 110,670 square feet of land containing the proposed newly constructed 39,100 square foot
athletic facility as depicted on Sheet A-3 of Exhibit A.
2. DATE OF OCCUPANCY
The effective date of occupancy for the purpose of this Agreement is September 1,2024.
3. TERM
Subject to earlier termination as provided herein, this Lease shall be for a term of Twenty-one (21)years,
which may be renewed at the sole option of the Lessor.
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Contract#8522 Vendor: HGR Homegrown Lacrosse Amount: $61,975.20 Per year Term: Mar 1,2024-Feb 28,2045
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or Town of North Andover.The Lessee shall not use,or permit the use, of the leased property for any purpose which
will cause a cancellation of any insurance policy covering any building located on the leased property. The Lessee
shall not use or permit the use or sale of any article, substance or product which may be prohibited by any of the
foregoing restrictions or by any standard form of insurance policy. The Lessee shall, at no cost to the Lessor,
comply with all requirements pertaining to the Premises, necessary for the maintenance of insurance covering any
building or appurtenance at any time located on the leased property. The Lessor makes no guarantee, warranty or
representation that the leased property is fit for the uses they may be put by the Lessee, or of any other uses or
purposes whatsoever.
9. INSURANCE
The Lessee shall, at its own cost, insure the leased property against loss or damage by fire or other
casualties in an amount not less than the fiill insurable value.
The Lessee shall, at its own cost, secure and maintain, during the term of the Agreement, comprehensive
public liability insurance, insuring both the Lessee and Lessor, against claims for injury to persons or property
sustained by anyone while in or on the leased property with such coverage for personal injury to be not less than
$500,000 per person and$1,000,000 per accident and$100,000 for property coverage. Certificates of insurance of
all such policies will be filed with the Lessor,and the policies will provide for no cancellation of the policy without
ten days prior notice to Lessor. Cancellation of any policy, as a result of failure,by the Lessee,to pay the required
premium will be considered a breach of the Agreement.
Policies will be in insurance companies authorized to do business in Massachusetts. All such liability
insurance with respect to the premises shall be maintained in the name of both Lessee and Lessor, with Lessor
named as an additional insured. Certificates of insurance of all such policies shall be filed with the City Clerk of
Lawrence and the Airport Commission. The Lessee shall indemnify and hold harmless from any negligent act or
negligent omission by the Lessee, except those arising from the negligence,willful or wanton actions of the Lessor.
The Lessor shall give the Lessee timely written notice of any claim made or suit instituted against the Lessor which
in any way results in indemnification hereunder, and the Lessee shall have the right to compromise the same, or
participate in the same to the extent of its own interest.
10. SPECIAL PROVISIONS
Said Lease is subject to all existing easements,restrictions and matters of record concerning the Premises
and terms contained herein,including all of the Lessee's rights, duties,and obligations as contained in the Special
Permit issued by the North Andover Planning Board,dated December 5,2023,and recorded with the Essex North
District Registry of Deeds in Book 17913,Page 1 (Special Permit),which is filly incorporated herein by reference,
the North Andover Planning Board Watershed Protection Special Permit,dated December 5,2023,recorded with
the Essex North District Registry of Deeds in Boom 17912,Page 344(Watershed Special Permit),which is fully
incorporated herein by reference,and the Special Permit issued by the North Andover Zoning Board of Appeals,
dated November 14,2023,recorded with the Essex North District Registry of Deeds in Book 17928,Page 331 (ZBA
Special Permit),which is fully incorporated herein by reference. The Lessee understands and agrees that any breach
of the provisions of the Special Permit,Watershed Special Permit,and ZBA Special Permit shall be deemed a
default of this Agreement. As such,Lessee agrees and shall indemnify Lessor from all fines,sanctions,suspensions
and costs imposed by the Town of North Andover resulting from failure of Lessee to comply with the terms and
conditions of the Special Permit,Watershed Special Permit, and ZBA Special Permit. Lessee shall notify the Lessor
in writing within three(3)business days of receipt of any notice of non-compliance that Lessee receives from the
Town of North Andover.
11. COVENANTS OF THE LESSEE
The Lessee shall:
Pay the Base Rent, and other charges specified in the Agreement when the same are due,without notice.
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In the event of any such occurrence as specified herein, the Agreement, at the option of the Lessor,
terminates, and the occurrence of such an event operates as a Notice to Quit, all other such Notices to Quit are
waived by the Lessee. The Lessor may then enter and take possession of the Leased Premises and maintain actions
for all remedies available and permitted by the General Laws of the Commonwealth of Massachusetts.
15. ASSIGNMENT AND SUBLETTING
During the term of the Agreement, the Lessee shall not assign the Agreement, nor shall the Lessee sell,
sublease or assign its business,buildings or other facilities, or any part thereof,of the Leased Premises, except with
the prior written approval of the Lessor.
Subject to such prior approval by the Lessor,any assignment,sublease or other activity as described above
will bind the purchaser or sublessee,who shall agree with the Lessor to be bound by all terms of the Agreement.
16. TERMINATION
Lessor may terminate the Agreement upon breach by the Lessee of any of the provisions contained in the
Agreement, provided that such breach continues without being remedied by the Lessee for a period of more than
thirty(30)days after receipt of written notice from the Lessor with respect to such breach.
Upon termination of the Agreement for any cause,the Lessee shall remove its buildings from the Leased
Premises and deliver up the Leased Premises to the Lessor in the approximate original condition of the Leased
Premises. If Lessee fails to comply with the Agreement to remove its buildings and other structures from the Leased
Premises, Lessor may give thirty(30) days written notice, mailed or delivered, to Lessee at its place of business of
Lessor's intention to remove Lessee's buildings or other structures from the Leased Premises. Upon the expiration
of the thirty days,if Lessee has not removed the buildings or structures,Lessor may remove them and cause them to
be sold. The Lessor also reserves its complete legal rights to any appropriate action to enforce the terms and
conditions of this Agreement.Lessor's right to damages for rent for the lease term shall continue should this lease be
terminated for cause.
Lessee may terminate this Agreement upon breach by the Lessor of the Covenants of the Lessor contained
herein, provided that such breach continues without being remedied by the Lessor for a period of more than thirty
(30)days after receipt of written notice from Lessee with respect to such breach.
17. FEDERAL,AVIATION ADMINISTRATION REQUIREMENTS
Nothing contained in the Agreement is to be construed to grant the Lessee any exclusive right to the use of
the Lawrence Municipal Airport or any of its facilities within the meaning of Section 308 of the Federal Aviation
Act of 1958, as amended, nor will anything contained herein be construed to prevent Lessor from entering into a
similar Agreement with any other person,firm or corporation for operation as a:fixed base operator at the Airport.
Specifically, but without limiting the general obligations of the Lessee, Lessee shall adhere to all FAA
requirements.
The Agreement is subordinate to the provisions of any existing or future agreement between the Lessor and
the United States of America relative to the operation or maintenance of the Airport, the execution of which has
been or may be required as a condition precedent to the expenditures of federal or state funds for the past or future
development of the Airport.
During time of war or other national emergency declared by the President of the United States,Lessor shall
have the right to lease the landing area and other facilities of the Airport to the United States of America for military
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2) charge fair, reasonable, and not unjustly discriminatory prices for each unit or service;
provided that the lessee may be allowed to make reasonable and nondiscriminatory discounts,
rebates or other similar types of price reductions to volume purchasers.
F) It is mutually understood and agreed by the parties hereto that nothing contained in this Agreement
shall be construed as granting or as authorizing the granting of an exclusive right within the meaning
of Section 308(a)of the Federal Aviation Act of 1958.
G) The Lessee for himself,his heirs,personal representatives,successors in interest, and assigns,as a part
of the consideration hereof,does hereby covenant and agree as a covenant running with the land that in
the event facilities are constructed,maintained,or otherwise operated on the said property described in
this lease for a purpose for which a DOT program or activity is extended or for another purpose;
involving the provision of similar services or benefits, the lessee shall maintain and operate such
facilities and services in compliance with all other requirements imposed pursuant to 49 CFR Part 21,
Nondiscrimination in Federally Assisted Programs of the Department of Transportation, and as said
Regulations may be amended
H) The Lessee for himself,his personal representatives,successors in interest,and assigns as a apart of the
consideration hereof,does hereby covenant and agree as a covenant running with the land that:
1) no person on the grounds of race,color,or national origin shall be excluded from participation
in, denied the benefits of, or be otherwise subjected to discrimination in the use of said
facilities.
2) that in the construction of any improvements on, over, or under such land and in the
furnishings of services thereon, no person on the grounds of race, color, or national origin
shall be excluded from participation, denied the benefits of, or otherwise be subjected to
discrimination.
3) that the Lessee shall use the premises in compliance with all other requirements imposed by
or pursuant to 49 CPR Part 21, Nondiscrimination in Federally Assisted Programs of the
Department of Transportation,and as said Regulations may be amended.
In the event of any breach of the above defined nondiscrimination covenants, the Lessor shall terminate the
Agreement, and reenter and repossess the Leased Premises and facilities constructed upon them, subject to the
provisions of this Agreement.
18. USE OF THE AIRPORT
The Lessee and its agents, who lawfully use the Airport in compliance with the provisions of this
Agreement and the Airport rules and regulations as amended from time to time,are granted the use of the Airport in
common with others who are duly authorized. The use constitutes all facilities, equipment, improvements, and
services which have been,or hereafter are provided at the Airport from time to time.
This use includes, but is not limited to, the landing areas and any extensions or additions to the landing
area; the roadways, aprons, taxiways, floodlights, landing lights, beacons, signals, radio aids, and all other
conveniences for flying, Ianding, or departing, subject to the regulations and control of the Lawrence Municipal
Airport Commission.
19. INGRESS AND EGRESS
Lessee shall have the full right of ingress and egress to the Premises and facilities referred to in the
Agreement.This right extends to all employees,passengers,customers,guests and invitees of the Lessee.
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Lessee will comply with all Environmental Requirements at its sole cost and expense, and will hold
harmless, indemnify and defend Lessor from and against any and all claims, suits, damages, losses and expenses,
including reasonable attorney's fees, made against or sustained by the Lessor as a result of the Lessee's failure to
comply with any Environmental Requirements. Lessee will be responsible for cleanup or remediation costs to
restore the leased site and any surrounding area reasonably assumed to be contaminated by the Lessee, its agents,
employees or invitees, which is supported by credible engineering evidence. The representations, covenants,
warranties and indemnification contained in this section shall survive the expiration or cancellation of this Lease.
To the extent that any sub-lease of this storage facility commit any act or omission which would constitute a
violation of any of the provisions of this environmental indemnification,then the Lessee shall also provide the same
indemnification of the Lessor.
Environmental Indemnification
Lessee will comply with all Environmental Requirements at is sole cost and expense, and will hold
harmless, indemnify and defend Lessor from and against any and all claims, suits, damages, losses and expenses,
including reasonable attorney's fees, made against or sustained by the Lessor as a result of the Lessee's failure to
comply with any Environmental Requirements. Lessee will be responsible for cleanup or remediation costs to
restore the leased site and any surrounding area reasonably assumed to be contaminated by the Lessee, its agents,
employees or invitees, which is supported by credible engineering evidence. The representations, covenants,
warranties and indemnification contained in this section shall survive the expiration or cancellation of this Lease.
The Lease as herein set forth is a lease of land, and said land is provided in its "as is" condition. Lessor mares no
warranties or representation to the Lessee as to the nature, quality, topography or restrictions of said land. The
Lessee reserved the right to inspect said land as to its quality and condition prior to the execution of this Lease,and
the rate of rent established between the Lessor and the Lessee reflects this right.
To the extent that any or all portions of the leased area may be deemed a wetland or a flood plain,the Lessee shall
be responsible to ensure that all portions of the leasehold comply with all related local,state and federal laws,rules
and/or regulations.
Historical Preservation
If at the outset of this tenancy, or at any time during the tenancy hereunder,all or any portions of the leasehold shall
be deemed to be subject to the jurisdiction of the Massachusetts Historic Commission, any local historical
commission or district historical commission,then the Lessee shall be solely responsible to comply with guidelines
and ordinances of said commission and to assist such commission to the best of the Lessee's ability. If compliance
with such guidelines or ordinances are deemed by the Lessee to be financially prohibitive, then the Lessee may
terminate this tenancy by providing the Lessor with written notice of said termination. If the Lessor is unable to
relieve the burden as imposed by such commission within sixty (60) days of receiving written notice from the
Lessee,then the tenancy shall be deemed terminated.Termination by the Lessee based upon historical
preservation restrictions shall not be deemed to be a default by the Lessor or the Lessee, and Lessee shall not have
grounds for recourse against the Lessor,the Lessee terminates on that basis.
However, should the Lessee be in default due to other terms or conditions of the Lease at the time of such
termination, the Lessee shall be fully liable for such default, and the Lessor shall in no way be prohibited from
seeking damages or other recourse based upon such default.
Wetland Protection
If at any time during the tenancy hereunder, all, or any portions of the leasehold shall be deemed to be a wetland,
part of a wetland, a wetland buffer, or in any way subject to the jurisdiction of the Massachusetts Wetlands
Protection Act, the local conservation by-laws, or any other state or federal laws or regulations promulgated there
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results thereof shall be fully disclosed to the Lessor. Failure to initiate this study upon request, shall constitute a
default under the terms of this lease.
25. NOTICE
Notwithstanding anything in this Agreement to the contrary, any notice, demand, offer or other written
instrument (Notice)required or permitted to be given, made or sent under this Agreement must be in writing and
signed by the Parry giving such Notice,or its agent.
Notice must be sent,postage prepaid by Registered or Certified Mail-Return Receipt Requested,addressed
as follows:
For Lessor: For Lessee:
Lawrence Municipal Airport Commission '1 ,v--1
492 Sutton Street 05�5GvJ S4
North Andover,MA01845 14 dtd`ys'
ATTENTION:Commission Chair
With a Copy to: With a Copy to:
City Attorney: Lessee's Attorney:
Lawrence City Hall J q� ,-Je^'
200 Common Street `f 41da lv
Lawrence,MA 01840 11A Q/VO
ATTENTION:Timothy Houten,Esq.
Any party may change its address set forth in this section by giving notice to the other party in accordance
with the Agreement.
25. RECORDING OF THE AGREEMENT
A memorandum of the Agreement, in statutory form, may be recorded by the Lessee or Lessor and all
charges attributed to the recording are to paid by the Party doing the recording.
26. MISCELLANEOUS
a) Severability:Every term contained in the Agreement is construed to be a separate and independent
term.Except as otherwise agreed in writing,the breach of any term contained in the Agreement by
either party does not discharge or relieve the other party from its obligation to perform any other
term of the Agreement.
b) Holdover: Should Lessee or any of its successors hold over the Leased Premises,unless otherwise
agreed in writing, such holding constitutes a tenancy at will from month to month only, and all
existing terms of the Agreement remain in effect.
c) Agreement: The Agreement contains all the terms and conditions made between the parties and is
the entire embodiment of the understanding between the parties. The Agreement must not be
altered or modified except by concurrence of the parties in writing, signed by the parties or their
respective successors in interest.
d) Binding Effect: All of the covenants, conditions and obligations herein contained shall be binding
on and shall insure to the benefit of the respective successors and assigns of the parties.
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REAL PROPERTY DISCLOSURE STATEMENT
Required by M.G.L. Chapter 7, Section 40 J
The undersigned does hereby state, for the purpose of disclosure pursuant to
Massachusetts General Laws, Chapter 7, Section 40 J, of a transaction relating to real
property as follows...
1. Real Property:
Land located at... Lawrence Municipal Airport
492 Sutton Street
North Andover, MA 01845
2. Term: Twenty (21)Years
March 1, 2024 to Feb 28, 2045
3. Lessor: Lawrence Municipal Airport Commission
4. Lessee: HQ*E GROWN LACROSSE, r,r C
5. Names and addresses of all persons who have, or will have, a direct or
indirect beneficial interest in the property:
Name: Address:
N A A Ile— 1?.4 01EY
6. None of the above-mentioned persons is an official elected to public office
in the commonwealth of Massachusetts or an employee of the Division of
Capital Planning and Operations except as follows:
Name Address
NONE
Signed under the penalties of perjury.
a o
Date: 2-1�=2U£4 � ��a�f
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Pursuant to M.G.L. Chapter 62 C, Section 49 A, I certify under the penalties of perjury
that I, to my best knowledge and belief, have filed all state tax returns and paid all state
taxes required under law.
HOME GROWN., LACROSSE LLC
Social Security Number or Signature of Individual or
Federal Identification Number Corporate Name
By:
Corp t4er is Poo applicable)
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Bk 17918 Pg18 #542
Standard 9: Operation and Maintenance Plan
A long-term operation and maintenance plan shall be developed and implemented to ensure that
stormwater management systems function as designed.
STORMWATER OPERATION AND MAINTENANCE PLAN--ITA7/ M
Preliminary Stormwater Operation and Maintenance Budget
Estimated yearly costs=$2,000 annually
-Covers cleaning and maintenance of porous pavement,roof leaders,outlet control structures,and grass swale.
Corporate Certification
(Home Crown Lacrosse,LLC-Owner/Developer)
I certify under penalty of law thatthe Owner/Developer and its associated entities established for purposes of
ownership,operations and maintenance ofthe leased area located at 492 Sutton Street,Worth Andover,is
solely and legally responsible for implementing the Stormwater Operation and Maintenance Plan. The
Owner/Developer has reviewed said plan and fully accepts all responsibilities inherent therein;including
inspection,maintenance,repair,modification and/or replacement ofthe recharge systems as may be required
tomaintain intendedrechargefunetions.The Owner/Developer shall file yearly maintenance reports including
annual certification that the plan has been fully implemented as outline herein and shall provide copies of
inspection reports and receipts to the Town of North Andover if requested.Furthermore,the
Owner/Developer understands various storrnwater management systems have a certain life expectancy and
that replacement of system components will be required.The Owner/Developer accepts all fmancial
responsibilities associated with futurereplacements.
Name:
Title:
Bate:
HOR Lacrosse
400 Osgood Street
North Andover,MA.01845
(978)208 2300
Bryan@hgrlaorosse.com
Bk 17913 Pg20 #542
Grass Swale
Inspect semi-annually the first year,and at Ieast once a year thereafter.Inspect the grass for growth and the
side slopes for signs oferosion and formation of rills and gullies.Plant an alternative grass species ifthe original
grass cover is not successfully established.If grass growth is impaired by winter road salt or other deicer use,re-
establish the grass in the spring,Trash/Debris Removal:Remove accumulatedtrash and debris prior to snowing.
SedimentRemoval:Check on ayearly basis and clean as needed,Use hand methods(i.e.,aperson with a shovel)
when cleaning to minimize disturbance to vegetation and underlying soils.
Annual Inspection&Maintenance Report
Attach additional pages as required to fully document conditions and maintenance performed.
Date Inspector Condition Maintenance Performed*
*Receipts must be attached to report showing payment for maintenance performed
Bk 17913 Pg22 #542
1 �
Roof Drain Leaders
Routine roof inspeotions shall be performed two times per year.The roof-shall be kept clean and free of debris,and
the roof drainage system shall be kept clear.Gutter and downspouts shall be cleaned at least twice per year,or mor
frequently as necessary.
Annual Inspection&Maintenance Report
Attach additional pages as required to fully document conditions and maintenance performed.
Date Inspeetor Condition Maintenance Performed*
�•r
*Receipts must be attached to report showing payment for maintenance performed.