2023-002 Schedule ATILLSONBURG AIRPORT HANGAR LEASE
This Lease is made this 1'1 day of December, 2022 (the "Effective Date").
BETWEEN
THE CORPORATION OF THE TOWN OF TILLSONBURG
-and -
1467246 Ontario Inc.
244779 Milldale Rd,
Otterville, ON
NOJ 1RO
(the "Landlord")
(the "Tenant")
WHEREAS the Landlord owns all and singular that certain parcel or tract of land and premises situated,
lying and being in the Township of South West Oxford in the County of Oxford, being compromised of:
PT LT 3-4 CON 7 DEREHAM; LT 5-6 CON 7 DEREHAM; PT LT 7 CON 7 DEREHAM PT 1, 2, 3, 4 & 5,
41R2877, PT 2 & 3, 41 R2714, PT 1, 2 & 3, 41 R4343, PT 1, 2, 3 & 4, 41R4545; SIT 406551; SOUTH-WEST
OXFORD;
PIN: 00016-0089 (LT); LRO #41;
municipal address being 244411 Airport Road, Tillsonburg, ON N4G 4H1;
referred to herein as the "Property", the "Airport" or the "Tillsonburg Airport" upon which is located the
Tillsonburg Airport which is owned and operated by the Landlord.
In consideration of the covenants, agreements, warranties and payments herein set forth and provided for,
the sum of two dollars ($2.00) paid by each party to the other and other good and valuable consideration,
the receipt and sufficiency of which is hereby acknowledged, the Parties hereto respectively covenant and
agree as follows:
1. LEASED PREMISES
(1) The Leased Premises shall consist of a portion of the Tillsonburg Airport identified as 50%
of Taxiway G2 Lot 5 on the plan attached as Schedule "A", being the area upon which the
Tenant's airplane hangar shall be located plus one (1) metre of land extended beyond the
exterior perimeter of the Tenant's airplane hangar building (the "Leased Premises").
(2) Notwithstanding the above, the Landlord reserves the right to assign an alternate lot to the
Tenant on thirty (30) days' written notice at any time prior to the commencement of
construction of the Tenant's hangar.
(3) The Landlord covenants and agrees to the construction by the Tenant of an airplane
hangar on the Leased Premises being a Hangar, (the "Hangar'') subject to the provisions
of Schedule "B". The Tenant shall complete the construction of the Hangar at its sole cost
and expense.
(4) The Landlord covenants and agrees that the Hangar on the Leased Premises is not owned
by the Landlord but is owned by the Tenant.
2. GRANT OF LEASE
(1) The Landlord leases the Leased Premises to the Tenant:
(a) at the Rent set forth in Section 3;
(b) for the Tenm set forth in Section 4; and
(c) subject to the conditions and in accordance with the covenants, obligations and
agreements herein including schedules.
(2) The Landlord covenants that it has the right to grant the leasehold interest in the Leased
Premises free from encumbrances except as disclosed on title.
3. RENT
(1) Rent means the amounts payable by the Tenant to the Landlord pursuant to this Section
and includes Additional Rent.
(2) The Tenant covenants to pay to the Landlord, during the Term of this Lease rent as follows
(thefj~ent"): for every year of the Term, the total sum of $520.80 per annum (based r
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upon $0.31 per square foot of Hangar building area) plus H.S.T., and any other applicable
services tax which may accrue on account of the Landlord collecting rent, payable yearly
in advance. Base Rent shall commence on the first day of the Term. If the first day of the
Term is not January 1st then Base Rent for the first year of the term shall be prorated until
December 31 of the initial year. Base Rent shall then be due on 1st day of the year
commencing on January pt, 2023 and every 1st day of January thereafter. The Parties
further agree that the Landlord may, in their sole and absolute discretion, increase the Base
Rent annually in accordance with the Town of Tillsonburg Rates and Fees Bylaw, as
amended. If the square footage of the Hangar on the Leased Premises expands then the
Base Rent shall accordingly increase in proportion to the additional square footage.
(3) The Tenant further covenants to pay all other sums required by this Lease to be paid by it
and agrees that all amounts payable by the Tenant to the Landlord or to any other party
pursuant to the provisions of this Lease shall be deemed to be additional rent ("Additional
Rent") whether or not specifically designated as such in this Lease.
(4) The Landlord and the Tenant agree that it is their mutual intention that this Lease shall be
a completely carefree net lease for the Landlord and that the Landlord shall not, during the
Term of this Lease, be required to make any payments in respect the Leased Premises
other than charges of a kind personal to the Landlord (such as income and estate taxes
and mortgage payments) and to effect the said intention of the parties the Tenant promises:
(a) to pay as Additional Rent: business taxes, real estate taxes and licenses if
applicable;
(b) to pay all annual fees in accordance with the Town of Tillsonburg Rates and Fees
Bylaw, as amended, as Additional Rent for such expenses incurred by the
Landlord for the maintenance and servicing of the Airport; and,
(c) to pay the Landlord a one-time capital recovery charge, based on actuals, for the
Landlord to construct the associated hangar apron, if applicable; and,
(d) to pay for or provide servicing and maintaining the Leased Premises and the
Hangar and shall include the following:
(i) all utilities and services including, but not limited to, electricity, water,
sewage, natural gas and propane. The Tenant acknowledges that
connection fees for utilities and services are entirely at the Tenant's cost.
Further, the Tenant acknowledges that nothing in this Lease, including in
this article, is a warranty, covenant or representation by the Landlord to
provide connections, utilities or services to the Leased Premises or that
the services or utilities can be extended to the Leased Premises;
(ii) snow removal and landscaping on the Leased Premises including cutting
the grass and weed control of the Leased Premises including the one (1)
metre area around the perimeter of the Hangar;
(iii) all repair, service and maintenance to the Hangar including reasonable
wear and tear; and,
(iv) to pay airport infrastructure fees in accordance with the Town of
Tillsonburg Rates and Fees Bylaw, as amended.
(5) The Tenant hereby agrees to indemnify and protect the Landlord from any liability accruing
to the Landlord in respect of the expenses payable by the Tenant as provided for herein.
(i) The Tenant on behalf of itself/himself/herself/themselves, its/his/her/their
heirs, executors, administrators and assigns, including its/his/her/their
successors in title, hereby covenants and agrees to indemnify and save
harmless the Landlord from all actions, cause of actions, suits, claims,
demands, damages, losses, costs, charges and expenses of every nature and
kind whatsoever by whomsoever make brought or prosecuted, including legal
fees, which the Landlord may incur or have to pay, which may arise either
directly or indirectly by reason of any activity, actions, performance,
negligence or non-performance of the Tenant, its employees, servants,
agents, contractors, subcontractors, architect, landscape architect, engineer,
surveyor, planner, consultant, project manager or any other person the Tenant
is responsible for at law during the duration of this Agreement; in executing
the Works under this Agreement; by reason of installation of any Works
required under this Agreement; by the failure of the Tenant to complete the
installation of the Works required under this Agreement; because of or on
account of the ownership, construction, use existence, or maintenance of the
property described in the Agreement; by the exercise of the Tenant's powers
under this Agreement; the construction, maintenance or the improper or
inadequate construction, installation and/or maintenance of the Works; any
act or omission of said parties while undertaking the Works; or by reason of
the neglect of the Tenant or its employees, servants, agents, contractors,
subcontractors or others for whom the Tenant is responsible at law.
(ii) Without limiting the generality of the foregoing, the Tenant agrees to indemnify
and save harmless the Landlord for any issues related to the alteration of any
grade or existing level construction, the maintenance or repair of any taxiway
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within the Airport, or by reason of the failure, neglect or omission of the Tenant
to do anything agreed to be done pursuant to this Agreement or by reason of
any act or omission of the Tenant, including failure of the Tenant to comply
with the Construction Act.
(6) Additional Rent shall be payable yearly in advance on the same dates stipulated for
payment of Base Rent in Section 3 (2).
(7) All payments to be made by the Tenant pursuant to this Lease are to be in Canadian funds
by bank draft, money order or cheque payable to the Landlord and shall be delivered to
the Landlord at the Landlord's address for service set out in Section 17 or to such other
place as the Landlord may from time to time direct in writing.
(8). All Rent in arrears and all sums paid by the Landlord for expenses incurred which should
have been paid by the Tenant shall bear interest from the date payment was due, or made,
or expense incurred at a rate per annum equal to the prime commercial lending rate of the
Landlord's bank plus two (2) percent.
(9) The Tenant acknowledges and agrees that the payments of Rent and Additional Rent
provided for in this Lease shall be made without any deduction for any reason whatsoever
unless expressly allowed by the terms of this Lease or agreed to by the Landlord in writing
and no partial payment by the Tenant which is accepted by the Landlord shall be
considered as other than a partial payment on account of Rent owing and shall not
prejudice the Landlord's right to recover any Rent owing.
4. TERMS AND POSSESSION
(1) The Tenant shall have possession of the Leased Premises for the period of twenty years,
and one month (the 'Term"), commencing on the pt day of December 2022 and ending
on the 31st day of December, 2042.
(2) The Tenant shall pay any and all connection costs for hydro, gas, water, heating, air-
conditioning and for all other services and utilities as may be provided to the Leased
Premises. The Tenant shall arrange with the local authority for connection of gas,
electricity and water in the name of the Tenant. Nothing in this paragraph or lease is a
warranty or representation by the Landlord that any utilities or services are extended to the
Leased Premises or can be extended to the Leased Premises.
(3) Subject to the Landlord's rights under this Lease, and as long as the Tenant is in good
standing, the Landlord covenants that the Tenant shall have quiet enjoyment of the Leased
Premises during the Term of this Lease without any interruption or disturbance from the
Landlord or any other person or persons lawfully claiming through the Landlord.
5. ABATEMENT OF RENT DURING CONSTRUCTION
(1) So long as the Lease has been fully executed, the Tenant has provided the Landlord with
proof of the Tenants insurance, and the Tenant has paid the first and last month's Rent to
be held as a deposit, the Landlord shall provide the Tenant with possession of the Leased
Premises for a period of up to six (6) months commencing on the Effective Date for the
purposes of constructing the Hangar on the Leased Premises. All terms of the Lease shall
be applicable from the Effective Date save and except for the payment of Rent, Base Rent
and Additional Rent which shall be payable as of the first day of the month of occupancy
of the Hangar or the expiry of the six (6) month construction period whichever occurs first.
(2) In the event the Tenant has not completed construction of the Hangar within the six (6)
month construction period, the Landlord, in its sole and absolute discretion, may extend
the construction period upon written request of the Tenant or terminate this Lease of which
then the Tenant's deposit provided in Section 5 (1) would be forfeited.
6. ASSIGNMENT
(1) The Tenant shall not assign this Lease or sublet the whole or any part of the Leased
Premises unless they first obtain the consent of the Landlord in writing, which consent shall
not unreasonably be withheld and provided the sub-Tenant and/or assignee signs a written
acknowledgement that he/she will be bound by the terms, conditions and rules as provided
for in this Lease. The Tenant hereby waives its right to the benefit of any present or future
Act of the Legislature of Ontario which would permit the Tenant to assign this Lease or
sublet the Leased Premises without the Landlord's consent.
(2) The consent of the Landlord to any assignment or subletting shall not operate as a waiver
of the necessity for consent to any subsequent assignment or subletting.
(3) Any consent given by the Landlord to any assignment or other disposition of the Tenant's
interest in this Lease or in the Leased Premises shall not relieve the Tenant from its
obligations under this lease, including the obligation to pay Rent, Base Rent and Additional
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Rent as provided for herein.
(4) If all or more than 50% of the shares in the Tenant should be sold, assigned or transferred
in any manner to a person other than the Tenant, then such transferee shall be bound by
the terms and conditions of this Lease.
7. USE
(1) During the Term of this Lease the Leased Premises shall not be used for any purpose other
than as an aircraft hangar for the storage, repair and operation of airplanes, without the
express consent of the Landlord given in writing. The Tenant shall not construct a new
hangar or any other building on the Leased Premises except in accordance to the terms of
this Lease.
(2) The Tenant shall not do or permit to be done at the Leased Premises anything which may:
(a) contravene any Airport use, standards, or tenant policy as established by the
Landlord from time to time;
(b) cause damage to the Leased Premises;
(c) cause injury or annoyance to occupants of neighbouring premises;
(d) make void or voidable any insurance upon the Leased Premises;
(e) constitute a breach of any by-law, status, order or regulation of any municipal,
provincial or other competent authority relating to the Tillsonburg Airport, the
Leased Premises including any septic bed or other property, equipment or
appurtenances; and,
(f) create an environmental hazard. The Tenant shall not store, allowed to be stored
or do anything that creates hazardous waste or toxic material as defined by the
Environmental Protection Act or any related or successor legislation. If an order is
made by any level of government, including all agencies, crown corporations,
municipal bodies, or a court is made as a result of the Tenant's, or its servants,
directors, employees, invitees, customers or agents, actions or inaction under this
Article or Article 7(2)(e) above or as a result of the septic bed system used by the
Tenant then the Tenant shall satisfy the terms of such order including, but not
limited to, paying all costs of the work required and shall indemnify and save the
Landlord harmless from any costs, including legal costs, if the Landlord suffers any
damages or pays any costs associated with such order.
(3) The Tenant shall:
(a) not interfere in the use of the Airport or any other use of the Property. The Tenant
acknowledges that there are other uses of the Property and it shall not interfere in
any other use of the Property. The Tenant further acknowledges that there are
other Tenants and users of the Airport and it shall not unreasonably interfere in the
use or operation of the Airport in any manner nor shall it do, or allow to be done by
any of its invitees, customers, employees or agents, anything that would cause or
constitute a nuisance, safety violation or hazard to any other Tenant or any user
of the Airport who are acting reasonably;
(b) comply with all federal and provincial transportation guidelines, regulations, rules,
by-laws, statutes, directives and any other such matter that governs the flight, use
or operation of aircraft;
(c) not block or obstruct the taxiways or runway and permit the ingress and egress to
adjacent hangars, aprons and parking areas;
(d) not conduct any major repairs to any motor vehicle of any kind other than an aircraft
or any vehicle or machinery ancillary to or connected with aircraft;
(e) not perform aircraft repair or maintenance outside of the Leased Premises;
(f) not start any aircraft in the Hangar;
(g) not store any items on the Leased Premises, surrounding Property or in the Hangar
other than aircraft and related aircraft items except as specifically permitted in this
agreement;
(h) not store any flammable products inside the Hangar or on the Leased Premises
with the exception of fuel or necessary aircraft related products;
(i) notify the Landlord of any public activities and/or events no less than thirty (30)
days before such activity and/or event with approval by the Landlord, in its sole
and absolute discretion and such approval not to be unreasonably withheld;
U) comply with all rules and regulations of the Airport and ensure the compliance of
all the Tenant's contractors, employees, agents, customers and invitees;
(k) comply with the Town of Tillsonburg's relevant policies and codes of conduct such
as but not limited to the RZone (Respect) Policy which requires persons using a
Town facility to respect others and take responsibility in maintaining a safe and
comfortable environment for all participants, spectators, volunteers and staff. The
Rzone policy enforces zero tolerance of inappropriate behavior, threats, violence
and vandalism at all Town facilities, properties, Town sponsored events, programs,
in written or verbal communications (including email or phone); and,
(I) provide proof of documentation showing current and proper insurance coverage of
any aircraft stored inside the Hangar.
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(4) The Tenant covenants and agrees that the Landlord may require the adjustment in the
Airport leases and as such may demand the Tenant move the Hangar and the location of
the Leased Premises. The Landlord shall compensate the Tenant for any expenses in
moving the Hangar as agreed between the Parties.
(5) The Tenant shall be permitted to construct and maintain one (1) aircraft hangar (the
'Works") on the Leased Premises as follows:
(a) the dimensions of the Hangar shall be 56 feet by 60 feet for a total floor area of
3,360 square feet; the half of the hangar for this lease agreement is 28 feet x60
feet for a floor area of 1680 square feet
(b) the style of the Hangar shall be either a pole barn style building or a metal frame
building;
(c) the siding, siding colour, roof colour, hanger number, and height of the building will
be maintained in accordance with current Airport standards as approved by the
Landlord;
(d) the hangar apron shall be constructed of a hard surface (i.e. asphalt or concrete)
with a minimum 300mm (12") structural sub-base to the satisfaction of the
Landlord;
(e) construction, renovation and maintenance shall comply with the construction and
maintenance requirements of the Landlord in its sole and absolute discretion
including the construction requirements detailed in Schedule "B" to this Lease and
all applicable Ontario Building Code standards and by-laws of the municipality in
which the Leased Premises are located and any federal or provincial statutes, rules
or regulations; including specifically the Fire Protection and Prevention Act 1997,
S.O. 1997, c.4, and Ontario Regulation 213/07 the Ontario Fire Code and any
amendment thereto.
(f) prior to the commencement of construction, the Tenant shall submit, at its sole
cost, a site plan and drainage/grading plan which shall include, but not limited to,
the information required in this Article 7(5) of this Lease and the proposed floor
elevation, which all shall be subject to the approval of the Landlord;
(g) the Tenant agrees to maintain the lot grading during and after construction and
erection of the Hangar and shall comply with the lot grading and drainage
requirements of the Landlord at the sole cost of the Tenant;
(h) obtain all necessary permits, as applicable, at the expense of the Tenant; and,
(i) the Tenant shall be responsible for and pay the cost of all repair, renovation, and
maintenance and nothing in this Lease shall render the Landlord responsible for
any such costs.
(6) The Landlord acknowledges that it has granted access to the Tenant for the Tenant to
maneuver its aircraft from the Hangar to the adjacent taxiway and runway of the Airport.
Further, the Landlord hereby grants to the Tenant, its successors and assigns, free and
uninterrupted access in, over, upon, across or through the Hangar apron area, defined as
approximately 6 metres wide and approximately 6.5 metres from the front of the Hangar to
the adjacent taxiway. The Landlord grants to the Tenant the right to enter upon the Hangar
apron area at all times and to pass and re-pass thereon as may be required by the Tenant,
and its licensees, successors, assigns, servants, agents, employees and contractors
including all necessary vehicles, equipment and machinery, from time to time, for the
purposes of installing, maintaining, replacing, and reconstructing a suitable surface
treatment to the Hangar apron as approved by the Landlord in its sole and absolute
discretion. Any cost of installing, removing, maintaining, replacing and/or reconstructing
the Hangar apron shall be at the sole expense of the Tenant without contribution of the
Landlord. The Tenant covenants that it shall not conduct such work to the Hangar apron
without first obtaining the consent of the Landlord and such consent shall not be
unreasonably withheld. The Tenant hereby releases the Landlord from any and every claim
which may or might arise out of the proper exercise by the Tenant of any of the rights
granted herein.
8. CONSTRUCTION IMPLEMENTATION SCHEDULE (Not Applicable I Existing Hangar)
(1) The Tenant hereby 1JmJertakes to comf)lete the work herein in accoreance with the
timeframes set 01Jt in the ::e;che91Jle "C" (the "Constr1Jction ::e;che91Jle"). The Tenant shall
s1Jbmit a flFOflOSeEi constrnction sche91Jle which shall be s1Jbject to amenements ans
aflflFOval by the banelore ans attaches hereto as ::e;chee1Jle "C". /\ variance to the
timeframes will only be allowee if af)flFOVeEi in writinQ by the banelore. f'ail1Jre to comfllY
may res1Jlt in the Tenant beinQ in eefa1Jlt of this AQreement ans the banelore may seek
remeey fl1Jrs1Jant to this AQreement.
(2) The banelore aflflFOvee work shall be carries 01Jt by the Tenant in a flFOfler ans flFOfessional
manner so as to eo as little EiamaQe or Eiist1Jrbance as flOSsible to the Airf)ort lanes or the
Airf)ort's infrastrnct1Jre. The Tenant shall ref)air ans make QOOEi all EiamaQe ans Eiist1Jrbance
that may be ca1Jsee to the Airf)ort lanes or the Airf)ort's infrastr1Jct1Jre, to the satisfaction of
the bane lore, actinQ reasonably, at the sole exfJense of the Tenant.
(J) 01JrinQ constr1Jction, the works to be carries 01Jt by the Tenant, shall be maintainee in all
resf)ects in a state of QOOEi ref)air by the Tenant, incl1JEiinQ keef)inQ the site in a so1Jne, neat,
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safe amJ Glean Gen9itien te the satisfaGtien ef the ban91eF9. If the site is net kef;)t in a state
ef Qee9 Fef;)aiF, ldJO>en seven (7) IJldsiness 9ays wFitten netiGe te the Tenant (eF SllGh sherteF
tiFRe as FRay Ile re€jldire9 in the Gase ef an eFRerQenGy eF etheF ldrQent FRatlers er as
ether\Nise JO>FeVi9e9 herein}, the ban91eF9 shall have the FiQht te 9e any werk neGessary te
fulfill this Gen9itien an9 all Gests inGldrre9 ey the Lan91er9 shall Ile reGevere9 freFR the
Tenant an9 FRay Ile reGevere9 as A99itienal Rent.
9. REPAIR, MAINTENANCE INCLUDING THE RIGHT TO INSPECT
(1) The Tenant covenants that during the term of this Lease and any renewal thereof, the
Tenant shall keep the Leased Premises and Hangar in good condition including all
alterations and additions made thereto, and shall, with or without notice, promptly make all
needed repairs and all necessary replacements as would a prudent owner. The Tenant
shall be responsible for all wear and tear to the Hangar and shall affect all repairs as
necessary. Save and accept the Landlord's, or its agent's, contractor's and employee's
negligence or intentional actions, at no time is the Landlord responsible for any repairs or
damage to the Hangar or the Leased Premises.
(2) The Tenant shall permit the Landlord or a person authorized by the Landlord to enter the
Leased Premises including the Hangar to examine the condition thereof and view the state
of repair at reasonable times:
(a) and if upon such examination repairs are found to be necessary, written notice of
the repairs required shall be given to the Tenant by or on behalf of the Landlord
and the Tenant shall make the necessary repairs within the time specified in the
notice; and,
(b) if the Tenant refuses or neglects to keep the Leased Premises including the
Hangar in good repair the Landlord may, but shall not be obliged to, make any
necessary repairs, and shall be permitted to enter the Leased Premises and
Hangar, including by its servants or agents, for the purpose of effecting the repairs
without being liable to the Tenant for any loss, damage or inconvenience to the
Tenant in connection with the Landlord's entry and repairs. If the Landlord makes
such repairs the Tenant shall pay the cost of them immediately as Additional Rent.
(3) Subject to any renewal, upon the expiry of the Term or other determination of this Lease
the Tenant agrees to surrender peaceably the Leased Premises to the Landlord in a state
of good repair and subject to the conditions contained in this Article 9(3). The Tenant may
remove the Hangar provided the Tenant places the Leased Premises back into a similar
condition as it was in prior to the construction of the Hangar even if the construction of the
Hangar predated this Lease. At any time during the Term, expiry of the Term, if an Act of
Default occurs or upon termination of this Lease if the Tenant is in arrears of any rent
whatsoever the Tenant agrees that the Landlord shall be permitted to register such lien on
the Hangar under the Personal Property Security Act and possession of the Hangar will
not be obtained by the Tenant until the lien is paid in full with all accrued interest and legal
fees.
(4) The Tenant shall immediately give written notice to the Landlord of any substantial damage
that occurs to the Leased Premises including the Hangar from any cause.
(5) The Tenant hereby agrees that at no time is the Landlord responsible for any damage,
including damage to property or personal injury, as a result of the Tenant's use of the
Leased Premises, Airport or Property and the Tenant hereby waives any cause of action
in law, equity or by statute as against the Landlord for any loss. The Tenant acknowledges
that it shall not institute any claim or make any demand against the Landlord, or anyone
that may claim indemnity from the Landlord, for any personal injury or damage to property,
including aircraft, as a result of the Tenant's use (including storage) of the Hangar, Airport
or Property. The Tenant acknowledges that the use of the Airport, Hangar or Property is
at its own risk.
(6) The Tenant hereby forever releases the Landlord from any and all claims in law, equity or
by statute as a result of any intentional or negligent acts of any other Tenant and/or user
of the Property and/or Airport, or their agents, contractors, invitees, customers or
employees that may cause death, personal injury or property loss to the Tenant or its
agents, customers, employees, contractors or invitees.
10. ALTERATIONS AND ADDITIONS
(1) If the Tenant, during the Term of this Lease or any renewal of the Lease, desires to make
any alterations or additions to the Leased Premises, including but not limited to; erecting
partitions, attaching equipment, and installing necessary furnishings or additional
equipment of the Tenant's business but not including erecting a new hangar or any other
accessory building, the Tenant may do so at his own expense provided that any and all
alterations or additions to the Leased Premises made by the Tenant must comply with any
requirement of the Landlord including Schedule "B" and all applicable building code
standards and by-laws of the municipality in which the Leased Premises are located and
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any federal or provincial statutes, rules or regulations.
(2) The Tenant shall pay Rent at the rate prescribed in paragraph 3 above based upon the
area of the Hangar subsequent to any addition or alteration.
(3) The Tenant shall be responsible for and pay the cost of any alterations, additions,
installations or improvements that any governing authority, municipal, provincial or
otherwise, may require to be made in, on or to the Leased Premises.
(4) No sign, advertisement or notice shall be inscribed, painted or affixed by the Tenant, or
any other person on the Tenant's behalf, on any part of the outside of the Hangar unless it
is located along the facade of the Hangar's front and provided it complies with the
Landlord's signage requirements and with all applicable laws, by-laws and regulations and
is in good workmanlike manner. No other sign, advertisement or notice shall be erected
unless it has been approved in every respect by the Landlord in writing.
(5) The Tenant agrees, at its own expense and by whatever means may be necessary,
immediately to obtain the release or discharge of any encumbrance that may be registered
against the Landlord's property in connection with any additions or alterations to the
Leased Premises made by the Tenant or in connection with any other activity of the Tenant.
(6) The Tenant shall, at his own expense, if requested by the Landlord, remove any or all
additions or improvements made by the Tenant to the Leased Premises during the Term
and shall repair all damage caused by the installation or the removal or both.
(7) The Tenant shall not bring onto the Leased Premises or any part of the Leased Premises
any machinery, equipment or any other thing that might in the opinion of the Landlord, by
reason of its hazardous nature, weight, size or use, damage the Leased Premises or the
Property. If the Leased Premises or Property are damaged the Tenant shall restore the
Leased Premises or Property immediately or pay to the Landlord the cost of restoring the
Leased Premises or Property.
11. INSURANCE
(1) The Tenant covenants to keep the Landlord indemnified and save harmless the Landlord
at all times against all claims, suits, procedures, actions and demands (including but not
limited to all legal costs) whatsoever and howsoever arising by any person, entity or
corporation whether in respect of damage, loss or death to person or property, arising out
of or occasioned by the maintenance, use or occupancy of the Leased Premises, Airport
and Property or the subletting or assignment of same or any part thereof. And the Tenant
further covenants to indemnify the Landlord with respect to any encumbrance on or
damage to the Leased Premises occasioned by or arising from the act, default, or
negligence of the Tenant, its officers, agents, servants, employees, contractors,
customers, invitees or licensees. The Tenant agrees that the foregoing indemnity shall
survive the termination of this Lease notwithstanding any provisions of the Lease to the
contrary.
(2) The Tenant shall carry insurance in its own name insuring against the risk of damage to
the Tenant's property and the Hangar within the Leased Premises caused by fire or other
perils.
(3) The Tenant shall carry such general liability and property damage insurance including
personal injury and property damage coverage with at least two million ($2,000,000.00)
dollars in limits of each occurrence with respect to the Leased Premises and Tenant's
occupation of the Leased Premises. Such insurance policy shall contain no airport site
exclusion.
(4) All insurance policies in this Section 11 including this Article shall name the Landlord,
where applicable, as an insured and loss payee and the policy shall include a cross-liability
endorsement. All policies shall be applicable as primary insurance, taking precedence
over any other insurance protection owned by the Landlord. The Tenant shall insure that
each insurance policy contains a waiver of subrogation rights which the insurer may have
against the Landlord and the persons for whom is legally responsible.
(5) Upon demand of the Landlord, the Tenant shall provide a copy of any and all policies of
insurance including renewals and terms of such policies to the Landlord. If any policy of
insurance is canceled the Tenant shall inform the Landlord without delay of such
cancellation and shall obtain a replacement policy without delay on the same terms as set
out in this Section 11. Under no circumstances shall delivery of and review by the Landlord
of any certificate set forth or any insurance policy or any other proof of existence of the
insurance coverage release the Tenant of its obligations to take out insurance in strict
compliance with the present provisions or constitute a waiver in favour of the Tenant of any
of the Landlord's rights.
Landlord's Initials~ Tenant's Initials C L
8
12. ACTS OF DEFAULT AND LANDLORD'S REMEDIES
(1) An Act of Default has occurred when:
(a) the Tenant has failed to pay Rent for a period of 45 consecutive days from the date
that payment was required to be paid to the Landlord;
(b) the Tenant has breached its covenants or failed to perform any of its obligations
under this Lease for a period of 45 consecutive days and:
(i) the Landlord has given ten (10) days' notice specifying the nature of the
default and the steps required to correct it; and,
(ii) the Tenant has failed to correct the default as required by the notice;
(c) the Tenant has:
(i) become bankrupt or insolvent or made an assignment for the benefit of
creditors;
(ii) had its property seized or attached in satisfaction of a judgment;
(iii) had a receiver appointed;
(iv) committed any act or neglected to do anything with the result that a
Construction Lien or other encumbrance is registered against the
Landlord's property; or,
(v) taken action with a view to dissolution or liquidation;
(d) any required insurance policy is cancelled or not renewed by reason of the use or
occupation of the Leased Premises, or by reason of non-payment of premiums;
(e) the Leased Premises:
(i) has become vacant or remain unoccupied for a period of 180 consecutive
days. For the purposes of this section the Parties agree that the terms
"vacant and "unoccupied" shall mean no use or utilization of the Hangar
and/or no storage of necessary tools, implements or equipment in the
Hangar; or,
(ii) is used by any other person or persons, or for any other purpose than as
provided for in this Lease without the written consent of the Landlord;
(f) failure to install or remedy faulty work,
if, in the opinion of the Landlord the Tenant:
is not proceeding or causing to be proceeded the works required in
connection with this Agreement within thirty (30) days' of notice given; or
ii. is improperly performing the works; or
iii. has neglected or abandoned before the completion, or unreasonably
delayed the same, so that conditions of this Agreement are being violated or
carelessly executed or being carried out in bad faith; or
iv. has neglected or refused to renew or again perform such work as may be
rejected by the Landlord as defective or unsuitable; or
v. has defaulted performance of the terms and conditions of this agreement;
then, in any such instance, the Landlord shall promptly notify the Tenant, in writing, of such
default or neglect and if such notification be without effect within ten (10) business days
after such notice, the Landlord shall thereupon have full authority and power to purchase
materials and employ workers and machines for the proper completion of the works at the
cost and expense of the Tenant. The cost of such work shall be calculated by the Landlord
whose decision shall be final and be paid to the Landlord by the Tenant on
demand. Should payment not be received following the issuance of an invoice from the
Landlord, the Landlord shall collect same as Additional Rent in addition to any other
remedy available to the Landlord.
It is further understood and agreed between the parties hereto that such entry upon the
Premise shall be as an agent for the Tenant and shall not be deemed, for any purposes
whatsoever, as an acceptance of the works by the Landlord.
(2) When an Act of Default on the part of the Tenant has occurred:
(a) the current year's Rent together with the next years' Rent shall become due and
payable immediately; and,
(b} the Landlord shall have the right to terminate this Lease and to re-enter the Leased
Premises and deal with them as it may choose.
(3) If, because an Act of Default has occurred, the Landlord exercises its right to terminate this
Lease and re-enter the Leased Premises prior to the end of the Term, the Tenant shall
nevertheless be liable for payment of Rent and all other amounts payable by the Tenant
Landlord's Initials~ Tenant's Initials C. L
9
in accordance with the provisions of the Lease until the Landlord has re-let the Leased
Premises or otherwise dealt with the Leased Premises in such manner that the cessation
of payments by the Tenant will not result in loss to the Landlord and the Tenant agrees to
be liable to the Landlord, until the end of the Term of this Lease for payment of any
difference between the amount of Rent hereby agreed to be paid for the Term hereby
granted and the Rent any new Tenant pays to the Landlord.
(4) If when an Act of Default has occurred, the Landlord chooses not to terminate the Lease
and re-enter the Leased Premises, the Landlord shall have the right to take any and all
necessary steps to rectify any or all Acts of Default of the Tenant and to charge the costs
of such rectification to the Tenant and to recover the costs as Rent.
(5) If, when an Act of Default has occurred, the Landlord chooses to waive its right to exercise
the remedies available to it under this Lease or at law the waiver shall not constitute
condonation of the Act of Default, nor shall the waiver be pleaded as an estoppel against
the Landlord to prevent his exercising his remedies with respect to a subsequent Act of
Default. No covenant, term, or condition of this Lease shall be deemed to have been
waived by the Landlord unless the waiver is in writing and signed by the Landlord.
13. TERMINATION UPON NOTICE AND AT END OF TERM
(1) If the Leased Premises and/or Property are subject to an Agreement of Purchase and Sale:
(a) The Landlord shall have the right to terminate this Lease, notwithstanding that the
Term has not expired, by giving ninety (90) days' notice (the "Notice") in writing to
the Tenant and, at the Tenant's option, the Landlord shall pay to the Tenant the
fair market value for the Hangar or the Tenant agrees to remove the Hangar and
comply with Articles 9(3) and 10(5) of this Lease. Upon expiry of the Notice the
Tenant shall provide vacant possession of the Leased Premises provided the
Landlord pays to the Tenant a bonus of $500.00. For the purposes of this Article
and Articles 13(3) and 13(4) fair market value shall be determined as of the date
of the issuing of the Notice.
(2) If the Tenant remains in possession of the Leased Premises after termination of this Lease
as aforesaid and if the Landlord then accepts Rent for the Leased Premises from the
Tenant, it is agreed that such overholding by the Tenant and acceptance of Rent by the
Landlord shall create a monthly tenancy only but the tenancy shall remain subject to all the
terms and conditions of this Lease except those regarding the Term. The Parties agree
that if the Term is not renewed then upon expiry of the Term or if the Tenant is an
overholding tenant then either Party may terminate the lease upon sixty (60) days written
notice to the other party and the Tenant shall comply with Articles 9(3) and 10(5) of this
Lease.
(3) Other than a termination of this Lease in accordance with Article 13(1) of this Lease, the
Landlord shall, at any time and notwithstanding that the Term has not expired, have the
unqualified right to terminate this Lease upon one year's prior written notification (the
"Notice") if the Leased Premises are required for any reason or purpose of the Landlord in
which event the Landlord shall pay to the Tenant the fair market value for the Hangar, if
erected by the Tenant, unless the Tenant agrees to remove the Hangar and comply with
Articles 6(3) and 7(5) of this Lease, and the Tenant shall provide such vacant possession
upon the expiry of the Notice provided the Landlord pays to the Tenant a bonus of $500.00.
(4) The Parties agree that it is their mutual intention that at the end of the Term of this Lease
the lease shall be renewed upon such conditions and terms as agreed between the Parties.
The Parties further agree that although it is their mutual intention to renew the lease
nevertheless either party may decide not to renew the lease for any reason. The Parties
acknowledge that upon such renewal all terms and conditions shall be negotiated between
the Parties. If the Parties do not renew this Lease then the Parties agree that the Landlord
shall be granted the Right of First Refusal to purchase the Hangar (the "Option"). The
Tenant covenants that it will not sell the Hangar, or any part thereof, to any person, firm or
corporation, without first providing the Landlord to exercise its Option as set out in the terms
of this paragraph. Upon the Tenant receiving a bona fide offer in writing (the "Third Party
Offer'') the Tenant shall deliver to the Airport Office, 244411 Airport Road, Township of
South-West Oxford, Ontario, a copy of the Third Party Offer and the Landlord shall have
twenty business days (the "Notice Period") from the date of receipt of the Third Party Offer
to exercise the Option to match the Third Party Offer. If the Landlord exercises its option
in the Notice Period then it must inform the Tenant at the Property in writing that it will
purchase the Tenant's interest in the Hangar on the same terms and conditions, or more
favourable terms to the Tenant at the Landlord's discretion, as contained in the Third Party
Offer (the "Landlord's Offer''). If the Landlord exercises its Option in the Notice Period then
the Tenant must sell the Hangar to the Landlord upon the terms and conditions as
contained in the Landlord's Offer. If the Landlord does not exercise its option in the Notice
Period then the Tenant shall be at liberty to accept the Third Party Offer provided that there
are no modifications to the Third Party Offer. If any modifications are made to the Third
Party Offer then the Landlord shall be permitted to exercise its option pursuant to the terms
Landlord's Initials~ Tenant's Initials
10
of this paragraph. For the purpose of this paragraph, if the Tenant is a corporation, the
word "sell", in addition to its ordinary meaning, shall be deemed to mean and include a sale
or disposition of the corporate shareholding of the Tenant by the person or persons who,
at the date of the commencement of the lease holds or hold a majority of the corporate
shares. Subject to the conditions contained in Article 4 of this Agreement, the Parties agree
that prior to the expiry of this Lease if the Tenant seeks to assign this Lease to a third party
then the Landlord will agree to examine a proposal to extend the term of this Lease
however nothing in this paragraph shall require the Landlord to accept any amendment of
the term or new term.
14. ACKNOWLEDGMENT BY TENANT
(1) The Tenant agrees that it will at any time or times during the Term, upon being given at
least forty-eight (48) hours prior written notice, execute and deliver to the Landlord a
statement in writing certifying:
(a) that this Lease is unmodified and is in full force and effect (or if modified
stating the modifications and confirming that the Lease is in full force and
effect as modified);
(b) the amount of Rent being paid;
(c) the dates to which Rent has been paid;
(d) other charges payable under this Lease which have been paid;
(e) particulars of any prepayment of Rent or security deposits; and,
(f) particulars of any sub tenancies.
15. SUBORDINATION AND POSTPONEMENT
(1) This Lease and all the rights of the Tenant under this Lease are subject and subordinate
to any and all charges against the land, buildings or improvements of which the Leased
Premises form part, whether the charge is in the nature of a mortgage, trust deed, lien or
any other form of charge arising from the financing or re-financing, including extensions or
renewals, of the Landlord's interest in the Property.
(2) Upon the request of the Landlord the Tenant will execute any form required to subordinate
this Lease and the Tenant's rights to any such charge, and will, if required, attorn to the
holder of the charge.
(3) No subordination by the Tenant shall have the effect of permitting the holder of any charge
to disturb the occupation and possession of the Leased Premises by the Tenant as long
as the Tenant performs his obligations under this Lease.
16. RULES AND REGULATIONS
The Tenant agrees on behalf of itself and all persons entering the Leased Premises with the
Tenant's authority or permission to abide by such reasonable rules, standards and regulations of
the Airport and/or Property which shall form part of this Lease and as the Landlord may make
and/or amend from time to time.
17. NOTICE
(1) Any notice required or permitted to be given by one party to the other pursuant to the terms
of this Lease may be given
To the Landlord at:
Tillsonburg Regional Airport
Attn: Airport Administrator
244411 Airport Rd
South-West Oxford, On
N4G 4H1
Fax: 519-842-3445
To the Tenant at the Leased Premises or at:
1467246 Ontario Inc.
244779 Milldale Rd,
Otterville ON,
NOJ 1RO
(2) The above addresses may be changed at any time by giving ten (10) days written notice.
(3) Any notice given by one party to the other in accordance with the provisions of this Lease
shall be deemed conclusively to have been received on the date delivered if the notice is
served personally or seventy-two (72) hours after mailing if the notice is mailed.
Tenant's Initials G L
II
18. REGISTRATION
The Tenant shall not at any time register notice of or a copy of this Lease on title to the Property of
which the Leased Premises form part without consent of the Landlord.
19. INTERPRETATION
(1) The words importing the singular number only shall include the plural, and vice versa, and
words importing the masculine, feminine or neutral gender shall include the other genders,
and words importing persons shall include firms and corporations and vice versa.
(2) Unless the context otherwise requires, the word "Landlord" and the word "Tenant" wherever
used herein shall be construed to include the executors, administrators, successors and
assigns of the Landlord and Tenant, respectively.
(3) When there are two or more Tenants bound by the same covenants herein contained, their
obligations shall be joint and several.
20. MISCELLANEOUS
(1) Unless otherwise stipulated, parking, if applicable, in the common parking area shall be in
common and unreserved.
(2) If a dispute should arise between the Parties in the interpretation of this Agreement then
both parties agree that such dispute shall be referred to binding arbitration and be bound
by the result of such arbitration. The terms, form and procedure of the arbitration shall be
in accordance with the Arbitration Act or any successor legislation. The parties further
agree that the arbitrator shall be jointly chosen and the arbitrator shall have the ability to
award costs of the arbitration. This clause shall not apply if the Tenant is in default under
the terms of the Lease which include but are not limited to:
(a) its obligations to pay Rent, Base Rent and/or Additional Rent;
(b) non-repair or maintenance of the Leased Premises;
(c) subleased the Leased Premises without the authorization of the Landlord,
acting reasonably;
(d) changed its use of the Leased Premises; or,
(e) used the Leased Premises in any manner contrary to Article 7.
(3) In the event that any clause herein should be unenforceable or be declared invalid for any
reason whatsoever, such enforce ability or invalidity shall not affect the enforce ability or
validity of the remaining portions of the covenants and such unenforceable or invalid
portions shall be severable from the remainder of this Lease.
(4) This Lease shall be construed and enforced in accordance with the laws of the Province of
Ontario. Any proceeding shall be brought at the City of Woodstock in the County of Oxford,
Ontario.
(5) The Tenant hereby agrees that it has had an opportunity to review the terms of this Lease
and seek independent legal advice.
(6) Should any provision of this Lease require judicial interpretation or arbitration, it is agreed
that the court or arbitrator interpreting or construing the same shall not apply a presumption
that the terms thereof shall be more strictly construed against one party by reason of the
rule of construction that a document is to be construed more strictly against the party who
itself or through its agent prepared the same, it be agreed that both parties have
participated in the preparation hereof.
(7) This Lease and it's schedules constitutes the entire agreement between the Parties hereto
pertaining to the subject matter hereof and supersedes all prior and contemporaneous
agreements, understandings, negotiations and discussions, whether oral or written, of the
parties and there are no warranties, representations or other agreements between the
Parties in connection with the subject matter hereof, except as specifically set forth herein.
No supplement, modification, waiver or termination of this Lease shall be binding unless
executed in writing by the Parties.
Tenant's Initials {; L
12
(8) The Tenant agrees that it has not relied upon any representation, promise or warranty of
the Landlord with respect to the condition of the Leased Premises, Hangar or any
representation or promise of the Landlord to repair, renovate or otherwise alter the Leased
Premises in any manner prior to or after commencement of the Term. The Parties agree
that the Leased Premises are being offered to the Tenant in an "as is" condition. The
Tenant shall not call on or demand the Landlord to perform any repairs or renovations prior
to or after it obtains possession. The Tenant acknowledges that ii has performed its own
due diligence in establishing the state of repair of the Leased Premises including the
Hangar.
In Witness of the foregoing covenants the Landlord and the Tenant have executed this Lease.
Witness
Landlord's Initials~
Per:
Name
Tenant
Landlord
Deb Gilvesy, Mayor
The Corporation of the Town of Tillson burg
Landlord
Kyle Pratt, Chief Administrative Officer
The Corporation of the Town of Tillsonburg
We have authority to bind the Corporation.
Tenant's lnitialsC L
Landlord's Initials m_
13
Schedule "A"
THE "LEASED PREMISES"
50% of Taxiway G2 Lot 5
G2-5
Tenant's lnitialsG L
14
SCHEDULE "B" (Not Applicable I Existing Hangar)
CONSTRUCTION REQUIREMENTS
.:f.-o The Tenant shall censtruct an airµlane han(lar l:luilain!J with aµµrexirnate Elirnensiens ef
XX feet wiae l:ly XX feet Eleeµ cernµrernisin!J a fleer area ef XXXX sc;iuare feet.
b The Tenant ce'Jenants ana a(lrees, netwithstanain!l any ether statute, re!Julatien er
µrevisien re(larain!J the feaeral !Jevernrnent's autherity te re!Julate the aerenautics
inaustry, te:
tat el:ltain frern the Lanalera an Airµert Develeµrnent Perrnit µrier te censtructien;
fbt te µay te the Lanalera a flat fee ef $000 te aaminister the Airµert Develeµrnent
l2ei:rnit;
fGf te censtruct the airµlane han(lar, ana any ether l:luilain!l that rnay !:le µerrnittea, te
the stanaara ef the Ontarie Builain!J Ceae, 0. Re!J. JJ2/12 as amenaea er
reµlacea frern time te tirne (the "OBC") ana te the satisfactien ef the Lanalera in
its Sele ana al:lselute Eliscretien, ana;
tat te ensure all µersens retainea l:ly the Tenant have aµµreµriate health ana safety
µelicies, insurance ana VI/SIB cevera(le.
~ The Tenant shall µreviae te the Lanalera the fellewin!l in eraer te el:ltain an /\irµert
Develeµrnent Permit ana aµµre\•al fer use ef the Leasea Prernises ana han(lar lhereen:
tat µrier te censtructien, sul:lmissien ef:
.:f.-o all aµµlical:lle fees;
b 2 ceµies ef a site µIan shewin!J the µreµesea lecatien ef the han!Jar ana
Elirnensiens te the acljacenl l:luilain(ls;
~ 2 ceµies ef censtructien Elrawin!Js (feunaatien µIan, fleer µIan, l:luilain!J
elevatiens, Eliaµhra!Jrn/truss l:lracin(l, anchera(le, censlructien
Eletails/finishes, etc.) starnµea l:ly a µrefessienal en(lineer;
4.-2 ceµies ef the truss Elrawin(ls slarnµea l:ly a µrefessienal en(lineer; ana
~ Cernrnilrnent te General Reviews ferm cernµletea l:ly l:leth the l:luilain!l
ewner ana µrefessienal en(lineer;
fbt wier le eccuµancy ana acceµtance:
.:f.-o insµectien ef the censtructien ana acceµtance ef sarne ey the Lanalera in
in resµecl ef cernµliance with the OBC, the terrns ef this Airµert Lease
ana all µelicies ana rules re!Julatin!J the Tillsenl:lur!J Airµert; ana
b sul:lrnissien ef all site reµerts (feetin!J insµectien, frarnin!J insµectien,
eCCl,lf)ancy insµectien) ana an eccuµancy reµert frern the µrefessienal
en(lineer; ana,
fGf final aµµre•,cal:
.:f.-o µreviae a final reµert (verifyin!J eutstanain!J items net cernµletea al
eccuµancy have l:leen cernµletea/cerrectea) frem the µrefessienal
en(lineer if aµµlical:lle.
4.-The µarties cevenanl ana a(lree that the Tenant is net rec;it,lirea te el:ltain a St,lilain!J µermit
frern the Tewnshiµ ef Seuthwest Oxfera fer censtructien ef l:luilain!JS en the Tillsenl:lur!J
~
~ The Tenant cevenants ana a(lrees that failure te cernµly with the µrevisiens ef this
scheaule shall !:le an e•1enl ef Elefaull ef this Lease ana in the al:lsence ef rerneayin!J such
Elefault, shall µerrnil the Lan91er9 te lerrninale this Lease ana seek any ana all ether
receurse a(lainsl the tenant in such instance.
Landlord's Initials~ Tenant's Initials {;,. L
15
SCHEDULE "C" (Not Applicable I Existing Hangar)
CONSTRUCTION SCM!;;ClJb!;;
PreviEleEI ey the Tenant prior to execution of the lease agreement anEI approves ey the
banEllorEI.
Preliminary Construction ScheElule: Start of Construction Insert Elate
EnEI of Construction Insert Elate
Mote: Tenant has expresses that a EletaileEI construction scheElule will ee proviEleEI once
contractor anEI Tenant have finalizes.
Landlord's Initials a Tenant's Initials G L