Lease Agreement — Amphitheater, Lot 2 & 3 Copyrighted
September 18, 2023
City of Dubuque Public Hearings # 011.
City Council Meeting
IT EM T IT LE: Lease Agreement—Amphitheater, Lot 2 & 3
SUM MARY: Proof of Publication on notice of public hearing to consider of the lease
and CityAttorney recommending approval.
RESOLUTION Disposing of City Interest in Real Property Legally
Described as Lots 2 and 3 of Chaplain Schmitt Island in the City of
Dubuque, lowa According to the Plat Recorded as I nstrument#2023-
7679, Records of Dubuque County, lowa by Lease with Dubuque
Racing Association, LTD.
SUGGESTED Suggested Disposition: Receive and File;Adopt Resolution(s)
DISPOSITION:
ATTACHMENTS:
Description Type
Memo Staff Memo
Resolution Resolutions
Lease Agreement Supporting Documentation
Dubuque
THE CITY OF �
AIFAneriea Cil�
Du B E ��,����,����v��.
' � II ��'
MRSt� iece on the Mississi 1 zoo��zoiz=zois
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CRENNA M. BRUMWELL, ESQ.
CITY ATTORNEY
TO: MAYOR BRAD M. CAVANAGH & MEMBERS OF THE CITY COUNCIL
DATE: SEPTEMBER 13, 2023
RE: DUBUQUE RACING ASSOCIATION AMPHITHEATER LEASE
LOT 2-3 OF CHAPLAIN SCHMITT ISLAND
The City of Dubuque in conjunction with the Dubuque Racing Association (DRA) and
community participants have worked diligently for years to procure a Chaplain Schmitt
Island Master Plan and Schmitt Island Placemaking & Implementation Plan.
Work on implementation of the plans has been ongoing. The biggest project to date has
been the Veteran's Memorial. A Community Project Funding grant was received via
Representative Hinson for construction of the Veterans Memorial Trailhead Project and
will be constructed in 2024.
The Chaplain Schmitt Island Master Plan as adopted in 2014 and amended in 2017. The
Chaplain Schmitt Island Placemaking & Implementation Plan was adopted in 2017.
The goals of the plan were largely recreational focused and included connecting and
expanding access to the riverFront, creation of educational opportunities on the island,
highlighting the unique characteristics of the island, bringing new visitors to the island,
and offering activities and events for all seasons.
The largest tenant on the island is the DRA leasing and operating Q Casino. The DRA in
has proposed $130+ million dollars in public and private improvements to the island. The
improvements include:
Public Improvements
o lowa Amphitheater on Chaplain Schmitt Island
o Veterans Memorial Trailhead Project
Private Improvements
OFFICE OF THE CITY ATTORNEY DUBUQUE, IOWA
SUITE 330, HARBOR VIEW PLACE, 3OO MAIN STREET DUBUQUE, IA 52001-6944
TE�EPHONE(563)589-4381 /Fax(563)583-1040/Ennai�cbrumwel@cityofdubuque.org
• Construction of a new 8-story, 108 room Hilton Tapestry Collection hotel
adjacent to the existing Hilton Garden Inn, including an upscale rooftop
restaurant, lounge, and event space overlooking the Mississippi River
• Interior casino remodel, including elevated bar with bar top slot machines and
updated showroom, new Sports Book, and new sports bar.
• New banquet space and party rooms
• Additional of a family entertainment zone for all ages with high-end arcade
games
• Exterior upgrades including the fa�ade, signage, landscaping, and surface
parking
• included a recreational focus for the island and included the concept of an
amphitheater on the island. When funding through Destination lowa became
available the City applied for funding toward construction of lowa Amphitheater
on Schmitt Island. The City was successful in its application receiving $3 million
towards construction of an amphitheater from the state of lowa.
The lowa Amphitheater on Schmitt Island project will be a significant investment in an
outdoor amphitheater. The project is the centerpiece of ongoing efforts coordinated by
the DRA to create a recreational landmark and gateway into lowa — with the goal being
to enhance outdoor recreational amenities and activities on the island and increase
tourism in Dubuque and the tri-state region.
The DRA will contribute to the project financially, paying the City's debt payment related
to construction of the amphitheater and desires to lease the amphitheater property from
the City.
A lease has been negotiated between the City and DRA for Lots 2 and 3 of Chaplain
Schmitt Island which contains the area where the amphitheater will be constructed by the
City.
Public hearing for consideration of the lease is set for September 18, 2023. Staff
respectfully requests approval.
cc: Michael C. Van Milligen, City Manager
Teri Goodmann, Director of Strategic Partnerships
Marie Ware, Leisure Services Director
Wally Wernimont, Planning Services Director
Jill Connors, Economic Development Director
Steve Sampson Brown, Project Manager
Alex Dixon, CEO and President, Dubuque Racing Association
Mike Donahue, Dubuque Racing Association Board Chair
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RESOLUTION NO. 316 - 23
DISPOSING OF CITY INTEREST IN REAL PROPERTY LEGALLY DESCRIBED AS
LOTS 2 AND 3 OF CHAPLAIN SCHMITT ISLAND IN THE CITY OF DUBUQUE, IOWA
ACCORDING TO THE PLAT RECORDED AS INSTRUMENT #2023-7679, RECORDS
OF DUBUQUE COUNTY, IOWA BY LEASE WITH DUBUQUE RACING
ASSOCIATION, LTD.
Whereas, the City Council, by Resolution No. - 23, dated
2023, declared its intent to dispose of City interest in real property legally described as:
Lots 2 and 3 of CHAPLAIN SCHMITT ISLAND in the City of Dubuque, Iowa,
according to the Plat recorded as Instrument #2023-7679, records of Dubuque
County, Iowa.
(the Property); and
Whereas, pursuant to published notice, a public hearing was held on the
proposed disposition on September 18, 2023 at 6:30 p.m. in the Historic Federal
Building, 350 W. 6th Street, Dubuque, Iowa; and
Whereas, it is the determination of the City Council that approval of the Lease
Agreement with Dubuque Racing Association, Ltd. according to the terms and
conditions set out in the Lease Agreement is in the public interest of the City of
Dubuque.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY
OF DUBUQUE, IOWA;
Section 1. The Lease Agreement by and between the City of Dubuque and
Dubuque Racing Association, Ltd. for the lease of the Property, a copy attached hereto,
is hereby approved.
Section 2. The Mayor and Assistant City Clerk are hereby authorized and
directed to execute the Lease Agreement.
Section 3. That the Assistant City Clerk is hereby authorized and directed to
cause said Lease Agreement to be delivered to the City Attorney's Office, together with
a certified copy of the Resolution.
Passed, approved, and adopted this 18th day of September, 2023.
Brad M. Ca ag , ayor
Attest:
75G-33Cc
Trish L. Gleason, Assistant City Clerk
LEA�E r1URELM�NT'
I�ETW C;�N
TI�E C1TY OT' DUBI.JC�UC, IOWA -
AND
DUBUQUE RACING AS�(�CIATION, LrI'D.
This Lease Ageeement (this "Lease") is dated foi� re:ferenc� purposes as af t11e 19t!' day of
cepteinve�� 2423, and is by �iid between ttie City of' Dubuque, lowa, a municipal corpo�ation
("City_"), 1nc! Dub�ique Racing Assoaiation, Ltd., 1ii Iow1 nonprofit cur}�oratioti {"Association").
WI-��R11�1�, City and Association wecG parties to that cectain Le�se Agreement datad
.Tl.tly 6, 200.�d; ori�;inally between City ailcl Dubuque Casino Hot:el, L,L.G, ("DCH"}, as lmencleci
by tklat cert�iin t�meiidment No, 1 to Lease Agree��l��1t dlted M�rc1121, 2005, t1i�t ce�tain ��;corid
��Xnendtnerlt to Lease Agt,een�ent�dated �pi�il 4, 20Q5, and that acrt�iii� �naetldm�nt No, 3 to LPGtse
A�reerx��nt ciated Sep�et7�ber C, 20U5, and subseque�ltly assign�d b�� I�CI-I to Associati�il p�ii�suaiYt
ta tl�at certal.n Assi�nment ofl,ease Agreeir��;nt dltcc!.Tuiie 2; 2014, betweei�I?(;I-I�nd Association
ai�d co��sent�d-to by City (the"lIilton Garden Lease"), �hich Hilton G�rden IJe�se t�e'lat�;c� t� the =
pt•o�erty ora whieh Iloulihan's Restaur�«t�atld tl��e �iiltan Garden�Cni�� are locatecl aild�operated; � -
W�-1EItEE1�, C'ity and �lssociation were parties t� that certaiii Secai�d flmendeci ancl
R�stated .Lease Agreer��ent dated September 1�1�, 2021, as �iriended by that ce�•tain Iiix�st
A:or�endrnerzt ta tli� �€acond E1.imended and Restatcd I,easc A�reF�nlent dntecl t)ec;�i�ibrr 22'; 20�? -
(the"C;asino Leas�"), which Casino Le�lse r�lated to the pxoperty oh which the casina,ti�e �a�°lcing
I�ts,tlle do�tx�1c1<, dof; Icenriels and related l�uildings �re loc�tted;
W�iI3fiF'ts.S, a survey of��lat v��ith tlie eespect to the northern half of Chaplain Sch���itt
Island was recently p��epaced and t�ec;orded in order to, amon�other thin�;s,cl�rify ielse bo�tndaries
(the "Reeorded P(�t"), which Recoi°t�ed Pla� affeuts the l��al descr�iptions of the :f=Iilton G�rden
I.,eass arfd the Casirio Le�se; and �
WIIER�AS, sinlultaneously with the execution hereaf, City and A.ssociation hav� entei•�d -
into that cer�;ain l�.enended and Restated Le�ts� oF�v�i� ciate l��rewith (t11� "Air�ended 1nd R�stnted
Lease"), pursuant to whiah th�I��ilton Crar�de�1 Leas� a�1cl the Casir�a Lease were ame��tclecl, ��:stated, -
and con�olid�te�l in order to (i) amend c�itiain terins and provisioris tllereof, (ii� consolidate th�tn �
ii�ito one aiid th� san�e d�7cum�nt, (iii) delete the p�°ovisions thei°eof that are no io����er a�l��licable,
(iv) substitute and re�lace the legal descriptions s�;t forth the��ein with � riew le�al descliption �
�reated b,y virtue of the f�ccarded P11t, and (v) iemove certain real pcoZ��;rty fi•om tlle l�aseholci
pp�ei�ises subject to tl�c;Amenr�ed aric�Restated I.,ease, including those are�s on whicli the do�;tr�cic,
dog k�niyels and t•elat�d buildings are l�cated, as well as a parcel oi'land adjacent thei�etc�.
WIIEIZ��.,, City �xld Association now desire to enter intio � new lease with r�s���ect to the
ie�tl pi•ope��ty that was cernoved froin the leasehold preirrises subject to th�Ame��ided �nd R.estated
Le�tsu.
� NOW, TI�EFt�k;F'ORE; City arid Assoaiation, in ar,nsid�ratiai�► oi'tl�e.zr�utual eovenants �nd
conditioi�s�e��sinafter set forth, �gree as follows;
1, 'I'ei'k11 OlLease, The tet'i1� of this L�ase shall cominence on 12;O1 �.n�. on September
� 19, 20`L3, and�terminate at 11;59 p,n�,�on Decembei 3�1, 20�6�(the `°Tei°in"). � �� �
2, Lelsed Pi�emises. During the 'lerni City 1gt�ees to lease to" Assaciltion, nnd
Association agrees to lease fi�om City,the real est�te described on lttaahed Exhibit A (herein�fter,
the "L,eased Premises"), Association may grant utility easements for the purpose of obtaining
utility services ta the facilities loc�ted on the L,eased I'remises, provided thai sl�ch easetnents shall `
only be gianted wit}Z the written consent of City,
3, RentaL Association shall pay City One Htrndred T�oll�rs ($100.00} pei year as
annual�realt hereunder, which payments�shall be due oi��the �irst (�15t) day of each ye�r duririg the ��
Tei�m. City�anci Associa�ion further aclalawledge and agi�ee that, in addition to tlze �nrn«l rent
contetnplated by this paragr�ph 3, the rental coi�sideration to be paid by Association to City under
and pui�suant to che Amended and Restated Lease constitutes fucther consider�tion for the lease of
the Leas�d Premises hereunder. =
�, �ssociation PaXment of City Issued Uebt tor Construction or A,�1��itheater�City
intends to issue de6t in the amount of Eight Millioil �evei7 Hundreci Eighty-four Thous�nd Nine
I-Tundred Sixty-0ne Dollars ($8,78�,961) for the constructioi7 of an atnphithe'ater on the Leased �
1't•en�ises. Association acicnowled�es and agrees it shall be i°esponsil�le for the debt p�yt��ents�nd
shall n��lce aal such paym�nts proinptly w11erY due, City sliall notify Association wlien the de�t -
repaynient obligations begin and are due,
.5. NaiitransfecabilitxoCl-,ease.This Lease shall t�e aprivilege to be held forthe benert ,
of the put�lic by Association. This Lease shall not, in any event; be tr�nsferred, assigned, so(d,
leased, or disposeci of, in whole or in part, by ineans; without th� ��rior wiitte�� consent of City
expresseel by a reso[ution duly passed by tl�e City Cottncil of the City of Dubuque, Iowa arid then
t�nly�.�n�er such conditions as the City Co�►ncil may establisYi,
6, LTse_ofL,eased.Premises. Associltion wlrra�lts that it is validly existing and in good
sta��diii� under the laws of tlle State of Iowa 1s a nonplo�t orglnization. �ssociation w�rr�nts that
it has the necess�r� atiitl�ority to oper�.te its businesses in the State of Iowa,
The Leased Premises sh�ll be used by Associatio�l solely for purposes of conducting
entertnininent�ic�ivities, operatin�resta�,�raiats and providing�lodgin�unless,pri�r to the use oI'the �
Leased Pr�mises by Association t'or any other purpose, A.ssociation obtains the wcitten conser�t of
City witl� respect to such 1lternite use. City llereby ack�7owledges that, in order to facilit�te such
permitted ptrrposes, the dog track, do� 1<ennels and some oi' all of tl�ie other buildin�s and
improvements located oi�tlle Leas�d Piemises will need to be demolished and/or removed in order
to re�dy the Leased Premises for otller permitted uses including, without li�nit�tion, the
co��structio►7 of an amphitheater, which constructioi� is �nticipated to be completed�tt a futu�e d�te. �
City here�y coiise��ts to such anticip�ted demolition; reilloval, and c;c�nstructic�n of the dog ti�acic,
dog 1<eiliaels, and sonle or all�othei� buildings or improvetneiits located on the Le�secC Prenlises, at
the �xpens� of Associltion, sul�ject to the tei•ms �nd condit.ions set forth in this'Lease,
z
Associatian agi•ees that it will at all times hold ihe Leased 1'retnises available fdr use by
the general pubIic without regard to membership in tlie I�rotected classes covered by`Citle 8 o.f the
city code, �ts amended.
7. Licenses and Pern�its. Association shall procure and maint�in any and all licenses
and �ermits required by law far the operations at tlle Le�tsed Pi�emises.
8. Ins ection of Premises: An �uthorized iepresentatiue of City, as designated in
wt•ititlg by its City Manager, shall I1ave tlle right to ei�ter and have aocess to the Le�sed Premises,
whether or not evet�ts are in operation, at�11 reasonable times and for any re�sonable purposes, in � � ��
furtherance of City's responsibility to the public for tl�e aperation �f'the Leased Pre�ilises, as long
as such entrajlces do not unreasonably interfere witl� Assaciation's ri�;llt to c�uiet occ�i�ancy. Th�
author'rzed,►epres�ntative shall advise Assnciation's Presideilt and CE� of such r�preseiltative's
presence u��on arriVal at th� Leased Pz�emises,
9. Mainteiiance of Facilitv. Association agrees that, at �ll times during the Term, -
Association shatl, at its own expe�ls�, illaintli��, prc;s�;rve, and lceep the Leasecl Premises in gbod
i•ep��ii�, working ordee 111c� C011C{1t1011, . -
l 0. T�xes and I'ees. • �
(a} Pt�o��er� Taxes. Association sha11 pay all propei�ty taxes, Uoth real ancl pet�sonal,
befare tl�ey shall becoine delinyucnt, and which m�►y be levied and �ssess�;ci against
the Le�sed I?remises, E;ity shall not oppose aily application filed vy Association fot•
exemptian from the payinetit of property taxes, both real ancl persot�aL
In the event Association pays real estate taxes levied and assc�ssect ag�iinst the ,
� Leased Prei�lises, the portion oF the real estate taxes paid whiell is attribtrtable
exclusively to City are deductible from the next dt>te rental paymerits as set forth in
par�gr�ph 3 of this Lease and p�lragi�aph 3 of the Amended 2nd Restated Leas�. -
(b} Other Taxes and Fees. Associatiota shall be responsible foc and ag�•ees to pay ala
otller taxes, rates, charges, levies, and assessments, �;eneral �nd special, of every :
narne, n�ture, and lcind, whether now l�nown or he�°eafter created wllich may be
t�.xed,charged, assessed, levied or imposed, which bPcome pnyable du��ing the terin
� of the Lease�nd woulcl become delinqttent if not so�aid,arisin�from Associatio�l's
aperatioris at the Leased �'reinises.
l L, Alt�rations, Association shall not commence �Iterations to atiy struc;ture or
structul�es o�°ma[ce additions to any exlsting structtues�or tacilities in �n amount e�ceeding One-
I-iui�dred� �Thousand Dollars ($100,000,00) �vvithout the prior written appcoval o� tl�e plans a��d
specifications by City,
An}'i111�71'OVE.ments,modifications or additions to the Leased Premises wheresoever located
oi° however financed shall become part of the re�l estate and awnecl by City upon ter�nination of
3
this Lease, City cc�iasent is not required fot� 1t�y itenzs in Associ�tion's CIP budget except for
iinprovei7ients ta the L,eas�d Pi�e�nises costin� ove�• $100,000,00, oi• for capital improvements to
be i"inanced by iilcEtrring debt in excess of$100,000,00, City consent is not t•equired far ec�ti�ipment '
re�laceanent in the noemal course of business. -
:
12. �ecu��itv and TrafF'ic Conti•al, Association s11�11 provide an intertial security force
sufficier►t in numbecs to tnaintain the inte�rity of Assor,iation and all of its opei�atiot�s. Association
may, in its sole discretion, su�plement its secur.ity fo��ce with a City ofDubuque iznifo�med police
of�cer (or, if a uniformeci police officei� is ilot �vailal�le, a unifo��med llubuque Cout�ty Sheriff
deputy peace affi.cer) at such times as it deei�ns �ppropriate, The cietermination of tlle days and
hours, if any, ciui�ing which Association shnll sttpplement its security force wiih a uniformed City ��
or County ��eacP oCficers shall be in the sale discretion of Association, 1 or such services of City
fo�r Couilty p�ace officexs�, Association shall reimb�.ii�se City at�the r�ttes establishecl f�y Git}�. City �,
sliall be ra�ponsil�le for all billings and payments to Deputies. Selection �nd respansibilities of
sucl�officers shall be l�y mutual consent of City Palice vepai�ti��ent ai�d Association:
� � 13.. Liability Ii�sui°ance arid Indemi7ification. Association shall defend, inden�nify and -
hold City, its of�cers, �mployees and lgents, harmless fi�om aild ag�tinst any and all claims, stiits,
actio��s, penalties, dainages ancl causes of action of azly lcind arising durin�the tei•in af this Lease;
including but not fimited�to costs, reaaonablo attoiney Cees, exp�nses and�liabilities��ii��c��tred by �
C'ity in �nd about s�ach claiin, suit, action, panalty, dai��a�e or cause of action, the investi�ation
t�lez�eof, or tlae defense o:C any action or proceedin� brought thereor�, 1s a �•esult of any ope►�ations -
occuz•ring at th� Leased Premises; for the failure by Association to Iceep, niaint�in and abide vy
each and every cavenank of th'ts I,ease on its part to be kept and pei�fot�mecl; oi� as a rFsult of any
ne�li�;ence, ac,t, error or omission of /�ssociation, its employees or agents; c�r third pat�ty
contractbrs; provided, however, tliat not�vitllstlnc�ing the f'oregoing; (a) Association sh�ll not be
i�ec�uit�ed to pravide such defense and indemi�ificatio�l with i�espect to any claitns, sLiits, actions,
penalties, damages and/or causes of action stemming fi•om (i) any action oe omission t�l<en by ,
Association witl� Che tull lcnowledge and �expre�s consent of City, or (ii) any negli�ence, act, e��ror
oi omission of Cii:y, its �mployees or agents, oz•thii°d pnrty cori�t�i•acto��s; and (b) to the eXte��1t of aiZy �����
inconsistency, co��flict or contradictio��between the terms and provisions of t�iis par�t�i��aph 13 ancl =-
the terms anci provisioi�is of par�graph 16 heieaf, the tern�s �nd provisioiis of para�eaph 16 skrall :
controL
� Association shall maintain,throughout the tern� of'this Lease, liability insurailce as set forth �
in City's stlndnrd Ins��i•ance Schedule For Lessees at` City Property, as such schedule t1�1y from
time t� ti�ne be amended,
14. . CJthec Insr.rrance. I�uring the teri�l of this Lease, Associatioi� shall purchase ancl
maintain piopei°ty insui�nce cover�ges in campanies licensed to do busin�ss in ttle Stat� of Iowa
with an A.M, Best ratin� of"A" oi� betiter ancl with a financial size category rat:in�of"�SC VIII",
C:ity sh�ill be incl�aded as a nanaed ii�sured, �overl�;e shall be pi°ovidecl on the:Followii�� l�asis; ;
(a) Bl�nl<et covez�a�e for buildings and contents, with an arr�ount equal to at '
least 90% of the insurable replaceia�ent value, �uch insu��able value shall be det:ermii7ed
annually by�qualified�ppi•aiser, I'or pui,poses of this pai•ag��ap11, additions, im�rovements, .
4
�xtures,t�,ade�xtures, ►11acl1ii�ery,and equipmeizt�ttached or uilattached to a building'sh111
be incIuded i�i elEterinining the total insurable value;
� (b} Covei°age sliall �n provided on an"all risk"covera�e that is at[east as broad
as is provided by the ISO "Special Causes of Loss Poi�i�1",
{c} All coverages should be provided oi7 a i•e�lacement cost basis. _
{c(} An Agreed V�lue �ndo��sement shall be �tt�ched to the policy, subject to '
�nnual agreed statements of values, The Agreed Value �ndocsemen# shall waive the
coinsur�nce,
{e) In the event of i�ew construction, coverages shall be provided on as broad,
or a broadec, l�asis than those iiadicated�above, with tl�e amount o�ii�surai�ce�o be equal to �
the completed value oI'the new c�iistruction.
(f} All policies shall be endorsed to p��ovide a thirty-d1y advancecl notice of -
Gancellltion, material ehan�;e, oi�non-eenewal of any coverage.
� {g) Caverage should ii�clude Ordin�iilce/I�aw Coverage (the equiva(ent of ISO �
endorse�nent CP0405), whicl7 covers:
(i) Increased cost of const�uctioa� fi•oin opec�tion of l�uilding cudes,
� (ii) Demolition cUsC�, 1�nd� �� � � �
(iii) Contiiagent liability from oper�tion of buildin� codes.
{l�} Coverage should also include. '
(i) Bacic-up of sewel•s 1nd drains;
(ii) I'ersnnal pioperty of employees,
(iii) Property in transii, -
(iv) Computer equipment, including data 1a1d media, and
(v) Equipment Brealcdowzl (Boiler& Machine��y),
(i) Business Income and Extra Expense
. (i) The business income litnit shall be;
(A) Net income (net pro�t oc loss befo��e 111CU111� taxes) that
would have been earned or incui°z�ed; and c�t�tinuing ric�rmal
opetating expenses incui�red, includin�payioll. �
(B) Extr�Expense limit shall be the necessaiy expenses incurred
durin� the period of restoi��tion that would not liav� beeiz
iilc��rred if there h1d been no physicll loss to the insured
propei�ty caused by � covered loss.
� (ii) Coveiage shall include aiz unlin�ited extended periad of indemzlit�,
5
(iii) Cover�ge sh111 be on an agreed lmount �asis,
(iv) During any period of business interruption, and to the eYtent of the
amounts �nd limits of coverage aifbrded by Associatian's business
interruptio�� coverages, Associltion shall contii�ue to make all
payments requii�ed l�y this Lease basecl upoi� t11e nverlge nlonthly �
��ent�ils for the six-montll period prioi' l0 llle C011�111811C0I11011C Of tI10
intercuption, including but not limited to rent, taxes, �nd
distributions. °
A cancellation or (apse of such policy without an immedi�te approved replacetnent shall be a
nlatei�ial violatiotl of this Lease, � � � �
15, Waiver of Sl.tbr_o�ati,�i1. �;ity �nd Association mutually release the other f'rom
liability and waive all ii�llt of recovery against the other for aily loss of or damage to the property '
of each, including ear�lings derived therefrom, caused by oi� i�esulting i'iom fire, c�ts�ialty or a��y
other peril insured against ancl for which pi�oceeds are payable under �ny irisurai7ce policies =
maintained by the parties hereto, regardless af the cause of sucl� loss nt� damage 1t�d eveil thotrgh
it eesults fiom son�e �ict �r iiegligence of either party hereto, or oi7e Qf CI1� party's a�ents,
en�ipl�yces, custorners or r�presentatives. All �re and extend�d cove�•a�e insurance policies shall
carry a» endorsement whei�ei�1 tl�e ii�sl.ri�aia�e co�n�any waives any and all r'ight of sublogation
against either party to tllis Lease by teasor� of any t�uch Fire, casualta� oi�other peril insured against
�i�d f�t•whicl�pr��ceeds aie ��ayable. -
16, EElvironmental Matteis.
{a} For va(uable �onsideration, the receipt: and suf�ciency of whicl�t �re het�eby
. acicnowledgecl, City hec�by releases and foi•ever discharges Associations and its
successors, affiliates, parents, subsidi�ries, lenders, members, officers and assi�ns fi•om
any Loss and all claims, acts, liabilities, l�e;nalties, damages (ii�cluding foreseeable and
unfor�seeable consequential da�na�;es), cicders,judgn�ents, liens, rights of action, causes of
action, costs and sxpenses of whatever lcind or nature, lcnown ar unknown, contingent or -
otherwise, which aiise out of oi relat�; in aizy way, clireCtly or ir�directly, to tl�ie _
Contaminiti�n, -
(b) ]�or valuable considei°ation, the receipt�and saf�ciei�cy oi'which are hereby
acicnowledged, only to the extent allowed by law, City shall i��dern��ify and may elect to
dafend Associatiorr and its successors, permitted assigns, affiliates, parents, subsidi�iiies,
lenders, members, and officers ("Iildei7�nified Part ies ") for and ��aii�st �ny Loss �nd
Litig�tion Expenses incurreci in any Proceediti� brought ug�inst �ny Indemnified Pacty
arising aut of the Contamination ("Contaminatioil Claim").
� (i) To be entitled to indemi�ificatio►7 under pai°lgraph 16(b), an
Tndemni�ed Party shall pron7ptly (and ii� no event later thai7 �thirty (30) �business ����
days aft�i� the Indemnilied P�i�ty received written noti�c�tion of sucl7
Cantamination Claim) notify in wi�itin� City of the Contan�ination Claim reeeived
in wi�itin�; by �n Indemnified Party and cleliver to City a copy of all le�al pleadin�s,
6
ta��the ext�ent in such Indeninified� Party's possessiori, witl� respect t�a� the
Cont�t�nination�Claim. If tlie Ii�cleinnified Party fatls to pi°omptly notify ��ity of tlae
Cc����tamiiiation Claim aiid City is I�i•ejudiced in�ny mat�iial respect by suclz failtu�e,
City's obligatian to indemiiify the Indetx�niiied Party against any L�ss with respect -
� to that Cantamination Glairil will be lim�ited oi°reduced, as appropriate, on accou�ilt
O�SUCI1�t�ejudice, and City will not be reqtaii•ed to �eimburse the Indei�tnified P�rry
far any I,itigation Expenses the IndemniCied I'arty incurred during tlie period in _
which the Indemnified Party failecl to notify City as required hereby:
(ii) I'ollowin�r:eceipt o1'wtitten notice of a Contaminatian Claim under
paragraph 1 b(�i)(i)�, City sh��ll prom�tly ��otify the Indeir�nified Parti�s whetller it is �.
electing to defend the Indemnified ]?ai�ties and �ssume the defense of' tlie
�ontanlinatidn Clairn with counsel nf�ity's choosiilg. If City assumes the defense
oF the G�ntamination Cl�im, thetl City will not be requireci to reim�urse the
It�idem��i�ed :P�arties f�r any Litigation Expenses �i°ising oiit�o�f�tihe�Contamination
� Claiin, except �oi��th�se Litigation I;xpenses �iilcui�red by�any�Inde�nnified Pat�ties `
arisin� out of'the Contlminatian C(aii�1 befoi�e City na�kes its election to as5ume -
fhe defense. Aftec City assumes the defeilse of a Contarnination Clai�n, City i�nay
cantest,pay, r,i{ settle the C,ontan�inition Claim with the consent of Assaciation (or
itis successor or assign, ii` applic�ble), which consent shall �nc�t �be �.i��r�asona�ly �
_ withhc;ld, conditioned o� delayed, and (;ity shall pay t11e Indemnified Parties for :
a«y Loss resuiting firoir� tlle Coi7tamination Claim. -
(iii) An Indemnified P1rty tnay defend a Contan�ination CI1i�n with
cou�lsel�of its own choosing and without City p�rticipating only �if{A) City notifies �
the Indemnified�'arty that tlle does not wish to defend the Indemni�ecl Pa��ty against
. the C'onta«1.in�ttion Claiin,.(B)�City fails to proiTlptly notify the Tnde�ilni�ed P��rty �
whethet it is electing to defend tl�e Indemnif`"ied Parties and assu�ne tlle defense of :
tE�e C,ontamination Claim with counsel of City's choosing, or (C) joint
i•epcese��itatiori of City �lt�d the Tndemnified Pai�ty by�the san�e cout-�s�;l would, il�the ��
opinian of that caunsel, constitute a conflict of interests. If the Indemnified 1'a�ty -
does ret�in sepai°ate counsel for a reason peril�itted under this subparlgra�h, then
City shall pay all Liti�ation Lxpenses that each Indeznni�ed Party incurs in -
cannection with deCense of the Contamination Claim,
(c) For p�irposes of this para�raph 16, tlle fnllowin� tei•�ns hlve the following
meanii7�s:
"Contamii�ation" means H�zardous Materi�ls withii�, affectin�o�•under tl�e
Leased Preinises and t11at were not first i��troduced by Association at the Leas�d
Premises,
"Enviroa�m�ntal Laws" ineans the �'ederal Water P�llution Coiltrol Act
. (33 U,S.C. § 1?51, etseq., as amended), the TZesource Coilservation and Recov�ry
Act (�2 U.S.C, § C901, et seq., as amended), the Coz��pcel�ensive Enviconmei�tal
Response, Cornpensation,and Liability Act(42 U,S,C. � 9601 et seq.,as anlended),
7
tfie Toxic Substances Contral �1ct (1.5 U,S.C, § 2601, et sec�., as atnended), the "
Fiaz�rdous Niaterials 'I'ransport�tiion Act (49 U,S,C, § 1801, et seq.}, tihe Clean Air
E1.et (42 U;S.C, § 7401, et seq,, �s amendecl), the OCcu��tional Safety and Health
Act (29 U.S.C, § 6S l., eC seq., as amended), tha Enrergency Plantling and
Community Rigl�t�to-Know Act (42 U,S,C, 5 11001, et sec�,; as amendecl), the
I`ed�ral Insecticide, Fungicicle and Rodenticide Act (7'U,S.C. § I36 et seq,, as
amended), the Rivers and Harl�ors Act (33 U.S,C, § �Ol, et sec�., �s at�iended); the
�ndingered S�ecies Act (16 U,�.C, § 1.531, 1s amendecl), the Safe Dritzlcing Water
Act, 42 USC 3001' et, seq,, as amended; and al•1 ai�llogous state laws; including,
without limit�tion, Ghap�er 455B o� �the Iow� �Code and�the regutations and � :
publications issued under ariy such l�ws, and in any similar federal, state or 1oc11
l�ws or in the regulations adopted and publications}�romul�ateel pt�rsuant to �ny of
the foregoiil�; l�ws b,y any governmental �tutllority, agency, department,
commissiari, board or instri.rmentality of the United States of An�eri��; the State of
Iowa or �ny politicll subdivisio�� thereof.
� `�`H�zard�us Materials" rrieans (a) any material, substancE, c11e�1�ical, g�s, �'
Vil]?Oi' OC Wc�St� WI11CI1 IS C�8f117�C� ilS c'� 4°l1c'lZc`ll'C�OUS W1Ste�" "hazai'CJOUS 111110t'1c�I�"
"�1�IZ1Pd0US SLI�S��111C��" "(',XLCe111e1y hazat�dous waste," "1'�Stl'1Ct�d �1�1Z�Pd(7L1S
WaStE�f� "C011Li11111Tlitllt�" "�7011Utc`ltll�f5 `�tOXIC W��l:e" Ol' �6tOX1G SUbst111���� Ul1C��1' d11y
. provision of F,nvii�oni�leiital Laws oe any other foi°inulations inteilded to def'ine, list
t�t classify substanees by relson of deleterious pro�et•ties such as i�nitability, -
carrosivity, rc activity, Cili:C1ri0�0111C1ty, toxicity, rept•oduction taxicity, ""I'CLI'
t:axicity" or "EP toxiciry" oi words of similar import ttnder any pt�ovision of
Environmea�t:al Laws; (b) any asbestos or asbestos cont�ining materials in any form
that is or could become friable,tremolite, anthophyllite, actinolite;{c} any solvents, �
degreasers, heavy i��et.�ls,rei'rigei�a�7ts, niti�ates, urea formaldehyde,polychlorinated
� � k>iphenyls, dioxins, �petro�leum ancl petioleum products anci deiivatives, flrel
� additives, ethaiYol, l�io-fuels;�1lathyl tertiary butyl�ether, per- and polyflu��i�oallcyl
substances; ���d (d) any othe�•produat, byproduct, c�mpound, substance, chemical,
� rnate�ial, waste; solid, liquid, gaseous oc thein�al iri�itant; greenhous� gas; carbon -
emission; �toinic, moleculai• �li�d m�cromolecular nai�om�teri�ls; anci miccobial =
ma�erill ��hos�e presenae, chai°acteristics,nat��re, quantity, i�atensity, existence, usc, -
rnanuf�ct:ure, possession, l�andling, disposal, tca�asport�ttion, spill, Release,
thi°�atened R�le�se, remedial action or effect,�either by it:self or�in co���bination witll
ot(�er inatei�ials is or is �llegedly: (x) injtirious, dangerous, toxic, hazaido�.is to
humai� healtl�, safety or�veifare ot� any other portio�l of'the environment or nitui°�1
i°esources; (y)is now or at ai�y time in the f`uture becomGs��egulated, defined, listed;
prolail�it:ecl, e�nt�•olled, studied oi• monitored in any ananner by any governmental
�uth�ority oi°Lnviroi�mental�I,aws; or (z) a l�asis for�liability, resp�onsib�ilily,�or dury
owed to any govet°nmental �utllority or pi°ivate or public tllird pai•ty.
"Liti�ation Ex�enses" t�7eans �ny reasonable out-of-pocic�t expealse
incureed in a Proceedin�, incliidin� court filing fees, court casts, arbiti°�tio�1 fees,
witt�ess fees, and attocn�ys' and ather �rof'essionals' fees arid disbursetnents,
8
"Loss" me�ns any lmount awarded iii, or paid in settlemcnt of; any
Proceecling, including aily in�erest but excludiilg any Litigation Lxpenses.
"Procee�din�" ine�ns �ny judicial, administrative, n�ediltion, settlernent, oi,
at�bitr�tion action, suit,claim, iilvestigation, ot•proceeding.
"Rele�se" means any i•elease, spill, emission, leal<ing, pw�zping, pouring,
injectiun, escapin�, deposit; clisposal; c{ischarge, dispeesal, dumpii�g, leaching or
tnigratic7n of Hlzardous iV[aterials into the indoor or outdoar envirotlment
� � {including, witlloL�t limitation, tl�e abando�tmet5t or disposal of a.ny bacrels,
containei�s or otller closed receptacles containing any I-iazardous M�terials), or into
or out of tlle Leased Premises, structure, vessel or vehicle, including; without ,
limitation, the i7�ovei7lent of any Hazlrcious 1Vlaterials into or through the air, soil,
� soil �as; sut�face wlt�ei°, groui�dw�tel oi° other�meciia, � � � �
� � � � � 1%. Terminatioil,��itller City o� Associatiion m�ay teii�inate this Lease whenever the
other p��°ty has f'ailed to comply with a material condition of this Lease, provided tlle non�
defaultin�party has provide� wi�itten notice of default as pi°ovided herein �tnd such ciefault h1s not -
beeil reniedied ar cure��within tl�e tina�: frairre provided IZere�in,� � � � � � � � �
� Tf�e��•itten n�tice of def�ult delivered to tha dei`aulting party sl�all specify the default an�i
_ state t17at this I,easF shall be termin�ted and fc��•feited sixty (60) days after th� date of such notice
unless s�.�ch default is remedied withiii that sixty (GO) day period. ;
i
;
Upon i•eceip� of notice ot' termination by either party, neither party silall incu�� new
obligatior�s for tl�e terminated poction �f the Lease af'ter the �ffective clate of the termination and
s11a11 c�ncel as many outstanditlg obligations as p�ssible.
_ � 1�8. Recoi�ds, Re�urts a�ld Filiil�s, Assoeiation sl�iall maintair�, or cau�e to l�e
maintairied, accu���te and proper books oi:' record showiiag aomplete Gu1d current e�ltcies �f all
t��ailsae;tions rela.ti�1� to the operation of the Lelsed Premises. Such records sh�.11 'be fially
subst�ntiated �vith docun�entation su�Cticient ta s�tisfy standards for certified audits. �
Copies of all petiti�ns, �pl�licatioris or comi�nu�lications subi�litted by flssociation to any -
state regul�tory c��mmission or agency having juriscliction in respect to any mattei�s aff�ctii�� th�
1,�ased Pi°emises' oper�ations or the iinancial r�cords thereof sl�iall be subi�litted si�n�.tltaneausly to
the City Mana�er.
Repceseatatives af City sh�ll 11�ve the right to inspect such records, �c;cou�xts, and boolcs
upon written re,quest by the City Mana�ei�. •
� 19, t�n�lual Repoi�ts. Association sh�ll file, no later tllan Marcl� 31 of each�y�ar, with -
the City Clerlc, two copies of an �udit of the financial recai°ds �f Association; �re��ared by an
it7dependent certified public accountant, sh�wing all receipts and disbursernents, together with the
co�nments af the auditor con�;ernin�; whethei° the boolcs and records �re being Ice�t in cornpli�nce
with this Lease, i°egulatians of the State of Towa, and in accardance with i�eco�a�ized �lccounting
practices.
9
20. Coaflict of Interest. City agcees that no off icei�, �tTlployee af City,or ine�ilber of tlle
�overriin�hody of City who exercises or has exet•cised any funGtions of t°esponsibility with respect '
to Associatiori and/oe the Leased Premises shall have aiiy iriter�;st,direct or indirect, islltty contr�tct
or suhcontract, ar the proceeds thereof, for w�rlc to be performed in connection with the Leased -
Premises or in any activity or benefit theiefroi�t t��hich is part of this project at any ti�ne during
such petson's tetlt�re or for a period of one year thereafter, subject to the exceptiat�s otitlined in
Iowa Code §36'L.S, �s amended.
Associatiotl agi•ees that no menlber or of��cer who exercises oi�h1s exei°cisecl any functions
of responsibility with �•espect to Associltion sliall have any interest, dire�t or indirect, itl any '
� � contract oz subcantract, �or the proceeds tllereof, in connection witl� �iny c�nti�acts awarded by �
Associ�ltion or City for w�rk to be peiforiYled oi° services tc� l�e provided to Association or City at
any time during such �ersoi�'s tenure, subject to the excepti�ns outlined in Iowa Code §362.,5, ns
�mended.
21, Re, re�enta�ioti, Association shall i°eseive�tl�ree�positions on its l3oard��of�IJirec�ors =
for City Ca�.inci!`members as appointed by the City Council of Dubuque, It7W11C1.0011SUItc�t1011 Wlth
Associatio»and one positic�n on its Board of Dicectors f��•the City Ma�laget•or the City Mana�er's
desi�nee. E�ci� af the appointments is sttbject to removal by Association in th� event of failure to
com�ly witl�the cesol�rtions ai.1d bylaws of A.sso�;i�tion, i
�
Associatio�� sk�►all reserve on its Executive Committee, or its governing coinmittee by '
whatever nafne such conimittee is desigaated, ane posilion for the City M�na�er.
?_.2, Public Pur ose. City has deterininc:�l that the operltions of Associatian acconiplish
a public purpase by pcomoting community development and tourism for tlle civic betterme�lt �nd
soci�l welfare of�ity. Association has been designitec� b,y City as an 1ppropriata nonpro�t entity
to fui°ther and advance s�.�ch purpose, Both parties acknowled�e that�ssociation's pricnary purposc '
in the opei�ltio�l of its businesses is to p�•omote such community developinent, toucism, civic .
t�etterinent, and sncial welfaee for the benert of City aild its citizens. -
23. Nat�i�°e of Relatiionship, The i°elatiionshi� created in til�is �L,ease is �t l�n�llord-tei�ant -
t{elationship, �t1d elch party shall be lilble for its own action and shall hold the other h�rmless
fi�om any li��ility ai�isi�7g fro�11 the action of it oc its ���nts or employees.
24,. CO111(�I1�111Ce W11I1 A]�]�I1C1�It; L1WS, Association, in the operation a�1c� ►1�anagement
of its busin�sses, shall co��lply with all appliclble federal, state, �nel local l�ws, ocdinances and �
r•egulatioi7s.The parties shall comply with all applicable 1oc11, state at7d federal l�ws or regulations
relatin�to tl7is I,ease and/oi�the Leaseci Premises.
2.5; Pcotection of Associatian Proaertv. City acl<nowled�es th�t property, both i�eal and
peisoilal, owned or uncler the control of Association is �ntitled to all protection pcovided for by
law for the protection of private propert,y even if located on public land unless otherwise sp�cified
herein, ;
�� '
26., Notice, Both City and Assoaiation sh�tll �ive pi�ompt �lotice in writiilg t� the other
pat�ty of �i�y adve��se development, financial or otherwise, which would materially afFeat the
operation of Assaciation,
27. Ri�l�t of I�1tei�vei�tion. City ar�d Association shall have'�he iight of intervention in
ai�y suit or judicial or regulatoiy proceedin�to which tlle other is a pat•ty and which ►nay affect the
rights of�ilher plrt,y:Neither City nor�-lssociation sh111 oppose 1n,y such ititerv�i�tian. ;
;
28, Discriminition. In carryiilg out all of its activities, Associatian shall not
discrimialate against any employee or applic�nt for employment because of the piatected classes
covered by Title 8 of the city code,�as amendecl, Associatiori shall tal<e af�rmative lction to assure
that applicants for employment are ei�ployed and tl1�t employees are treated during employinei7t �
without re�ard to their u�embership in a p�eotected class, as outlined in Title $ of tl�e city code, as ��
amencled, Such action sl�all �include, but�Zot be limited to, the following: einployi�rent, upgi•aclii�.�;, � �
demotion �r tt�aasfGr; rates of pay or othe�� forms of cornpens�tion; and selectiai� far tcainin�,
including �pprenticesliips, Association shall }�ost notices settin� fc�rth tl�e �rovisions of this =
nondiscriniin�tion clause ort employee bulletin boards. The notices sh�ll state that all qualified '-
a�plicants will receive consider�tion for employment with regard to the protected classes cnvered
l�y Title 8 bf the city eode, as ameilded.
Association agrees �n�i will undeit�ke wl��tever affiri�aative measures �re necessa�y so that �
no }�erson shtiti; ori the gcounds af tlle ���otected class�s covcred by Title � of the city eode, �s r
amended, be exe[uded froim participation in, denied the bene�ts of, oi: i�e subjected to ,
disc�•iminatian under any progcam oe activity ass�ciated with opet•ation oPAssociatian ar any othei� ;
opei•ation on tl�e Leasecl Pcetllises. ;
Associ�.tian further agrees tha.t these i�olldiscriminatioi� provisions shall be incorpor�ted
iiito any ancl a11 third-party coritracts,
29. Candemnation,
-- (a} If a�nny tiine during the terin�of this Lease all subst�nti�lly al[of the Leased
1'remises or the iiuprovements tl��reon shall be taken i�� the e�ercise of th� power af
einii�ei�� donl�in i�y any s�veieigi�, municipa(ity or other �u�lic or private authority, then
this L�ase shall�t���n7inate on the date of vesting oi'title in stirch taking �i3d atty prepaici re�1t
shall be appartioned as of said date. Substantially all 01' the Leased Premises �nd the
improvemei�tts thereon shall be deeined to have been taken if the i°emainir►g portion of the
Leased P�eiYlises s1lal�l�not be of suf�cient size to pe�•�n�it Association; in it� sole discretioi7, �
to opei°�te its business thereon in a manner siinilar to tliat pri�i't0 SLICl1 t1ICt11g,
� � � Any awaed 1:or such��tal�ing of all or substantially all of the Leaseci Pi��niises�shall
be paid-to the parties hereto in accordance with the following; (i) to City, the amount of
the aw�rd attribut�ble to the Leased Premises, determined as if tllis Lease was not in effect
at the time oF such award, �xcluding thei�efram the an�ount of the �tward attribut�ble to the
in7provements thereari, ancl all ather sums not directly attributable ta tl�e value oI'the land
11 '
constituting the Leased Pz'�1111S�S; �nd (ii) to Association, the entire award except that `
poi�tion allocated to City al�ove,
. (b} If less thatl all �r substanti�lly all of the Leased Pz�en�iises oi� the
im��rovements thereon shall be take�l iri tlle exercise of tlle power �f eminent doi�lain by -
any sovereign, mu«icipality or other'public oi, private autllority, then �ssociation, at its
option, nlay elect to coiltinue this Lease in full force and effect or tei•ii�inate this Lease. lf
Associ2tion shall elect to m�intain this T,�ase in full force and eff�ct, the awlt'CI f01 SUCI1
partial canden�n�tion shall be allocated as provided in subpai�a�rapll {a}, above, and .
Association shall pcoceed with reasonable dili�ence to cari•y otit any necessary repaic and
� restoration so th.at the �remairiing irnproverncnts and a�purtei��i�ces s1l�all constit�ute a
� � complete str�ictur�l unit oi� units whicli ean �b�e operatied on ai7 ec�nomical(y feasil�le�basis
unc�er the pcovisioris of this Le�se, In tl�e t;vent Associatioi� elects to continue tlris Lease in
full fnrce ancl effect after a partial corrdeann�ltiot�, the p�rties shall m�itLially ageee upon a
� rndt�ctiori in��11e rent and distributioiYs��aid to City pursu�nt to this Lease to �ecount for the
area of the L�.ased Premises taken. =
S1lould Assaciatioi7 elect to tecmii�ate this Lense upon a partial aondemnation,
�ssociati�oi� shall provide City with wi°itte�1 notice of such election witl�in thirty (30) days �
after the date of vestizl� of title for�suctl taking, Association shall spe�ify ir1 such written �
notice tlie datc on wl�ieh this Lease shall teri�nina.t�, whicll date sh�ll l�e i�at less tllan sixty �
(�0) days iioi �nore than 360 days after delivery of sucf� notice t:o City. In tlie event �
flssociatiot� te�•minates this Lease as pr�vicied for in this sub�ai�a�r�ph (b}, City shall ba '
entitleci ta th:e entire awacd fo��such partial talciii�. -
(e} [i'the tempo��ar,y tase oCtlle wl�ole or any part of'the Leased Premises oc the
, ia��provements the�°eoi� shall be taken at �ny tinle durin� the term ol' this Lease 'tn the :
exercise of the powei�of eminent domain l�y any s�vereign,municipality,or other authority,
the term af this Lease shall not be reduced or affected in an,y way, and Association sh�ll ,
conti�l�Fe to pay in �'ull the rant, distcibutions i°ei7t and other sum or sunls ��f money ai�d
char�es l�ecein t�eserved and ptovided to be p�id by Association, and the entice a�vaid for -
such te�npornry t�lcing shall be paic�tc�Assoeiation.Association shall repair�nd restor� �ti2y
ai�d ali dama�e to the Leased Preinises and tl�e improvements thereon as sooit as reasonably
practicabtc after such temporaiy takilag.
;
30, Ri�1t of First Refusal. Association sh�all have the pree�nptive riglati during the Terir► �
to puicllase the Leas�d]?remises o�� the saine terrns and conditioi�s as those oi'any bona�d� oi'I'er
�•eceived by and �cceptable to City. Before m�kin� s�le �r.any ��reement to sell, City shall notiFy
Association in writin�;of the terms azld conditiorls of tlie offer. Association, withit�sixty (60)days
�ft�r ruceipt of such notice, i7�ay e�ercise this preemptivc; right by w�•itten notice to City. �'ailure
of Associatio�i to exei�cise this pree�nptive rigl7t on one or mare OCC�1S10115 shall not alfect
Association's ri�ht to exe�•cise it on any subsequent occasion, Any sale or transfer of the Le�sed
P�emises, or any pai�t thereof, or of aixy lar�er tt�act of land of wh'ich the Le�secl Pr�alises may be
a part, shall be expressly made subject to all of the tei•ms, covenants aiid conditions of this Lease.
12
31, A�liendments, TI1is Lease may be modified ot� �inended, in writing, followin� '
proper authorizatian by each party's�ove��nin�;L�ody, This Lease may not be anlended o�°�ilodified
by oi�al agi•een7ent or undei�st�nding between the pal�ties �.inless the san�e shall be in writin�, duly
approved,a��ti executed l�y both parties, Notwithst�nding the foi'eg�ing, City�nci,�1ssc}ciation shall =
entet ialto an at��endment to t�lis I,ease to tlle extent necess���y;
{a} to confor�il with a<>hinge in fedet'al oc stlte(aw or regulation,adtninistrai:ive
rulir�g or judicial decisian; 1nd/or
{�} to comply with any i�cquirenients of Ic�wa l�iw and the Iow� Racing and
� � � Gaining Cominission, includin�all matters required in orde�•Co obt�in,iY�aintain,and renew
the app►�oprilte licerises required by state law. �
� 32��,� 5everabilitv,I�'any pi°ovis�ions of this Lcase ai ai�y a�l�plicat:ion tl�ereofto an�y person �
�r circutnstance shall be held invalid by judic;ial decision, the invllidity sh�ll not �ffect otl�er
pi�ovisions or applir,atio�ns of this Lease th�t can 1�e �iven effect without tl�e il�vali���provis�i�t� o� =
application, and to this end and exte�lt, the provisions of tl�e Lease aie severable. -
If any provision of this Lease 1�ecomes invalid and results in a si�nificaiat loss of bene�t to :
City oi�Associa.tion or both, �s determined by eithe��p�:rty,tlZe pa�°ty claimin�th� loss may tle�natZd
�•ez�egotiation. �uch demand for renegotiation must t�e ix�acie and delivered to tlae othec pa�ty within
one� y�ar after the date both �;ity and Assoc'tatior► have received notice of th� inval�dity, Within -
i'ifteen (15) days of receipt o:f st.tch a deiYiand, City and .Association s1�a11 meet and begin
r.enegotiatiozls. T'i1e rene�otiations shall be linlited to refoi•ming tlais Lease ancl restoring the party
suffering tl�e loss to its fotmer position with �quivalezit benefits. The lease sl�ail be �ifective fro�n '
the date tl�� invalidity toolc place, evei� if s�tclt refori7�ation is retroactive �znd involves a settlement
for loss of past ben�fits.
The pt�rpase of this plragraph is to rnaintain the coi�tinuity .of this Le1se aric� conformity �
with the expressed intentioi�s of the party when this LP�se was formec�,
33. Mailii�Addresses, Notices to City and to Association shall be se��t by certifieci
mail as follows:
Ifto City: City M�na�er
City of Dubuque
City Hall - SO West 13t11
T�ubuque, IA 52001
With a copy to: City Attorney
City of Duhuque
300 Main 5treet, Suite 330
Dubuque, IA. 52001
If ta,�lssociation: President
DU�)L1l�L1G �c1C111g f�.SSOC1c�t1011� L,tC�.
1�
P. O. Box 3190
Dubuque, IA 52001
With a copy to: Corporation Counsel
O'Connor & Thomas, P.C.
Attn: Tanya A. Trumm
1000 Main Street
Dubuque, IA 52001
or to such other address as either party shall, by written notice, request.
34. Approval Contingency. This Lease is contingent upon the prior approval of the
City Council of the City of Dubuque, Iowa, the Iowa Racing and Gaming Commission, and
Association's board of directors.
35. Entire Agreement. This Lease contains the entire agreement between City and
Association, and any statements, inducements or promises not contained herein shall not be
binding upon the parties.
36. Memorandum for Recording. The parties mutually agree that this Lease shall not
be recorded but that if necessary or desirable for title purposes, a Memorandum of Lease
Agreement shall be executed and filed of record.
CITY OF DUBUQUE, IOWA DUBUQUE RACING ASSOCIATION, LTD.
By.
Its: {y1 c�� _ Its: rek e,/, - ,j t e 6(2 Vz.
�i
Date: -, ear 19 Date: . "it 2_3
14
��I�I]31T .A.
I.]CAS�D P1�Eli�T�ICS
Lots ? and 3 of CHAPLAIN �CIrM1'TT ISLAND in the City af Dubuque, Iowa, accocdi�zg to the
Plat recorded as InstrtuZ�ent#202,3-7679, .tecords of Dubuque County, Iowa. -
�;X�IIBI'I" �
CI�'Y I1�ISURAI�C]C ��lIEI9UL�
City of U�abuquQ Ir�suranca F�eq�airemant�fnr L.e�se�s of�ity Praparly and Ftight of Way
Licens�ss or Parmittees
IN�Ut�,AN�� �C�l�I��?'�11�� A
�. Lessee shall furnish�signed c�rtlPicate of insurance to the City of L7ubuque, lowa for the
coverage requirec�.in Exhlbft I prior ta the le�se, IiGens�,or permit cQmmencemerit.All le�sees oP
Glty�roperty anel rlght of way Iice;n���s or p�rm.ittees shall suk�mit an updateel certiflcafe
annu�lly.�ach certificate shall be prepare:�on the rnost current ACORD Form ap�rov�cl Ysy the
lowa Insurance Divislon or�n eyuivalent. �:�ch ce:rtific�ate shall fnclude a stafement under
Description of Uperatior�s�s to why the oerCiPicate w�s i�sued Lease Agreement dated �
,D�,e;�mher�� .2�1.
2. 1�11�aUcle�of insurance r�qulr�d her.eund�r�hall be wiih ar�in�ursr auth�rized t4 do krusines�1'n
Eow�ar�el�II in5urers shafl h�ve�r7ting c�f�ar b�kter fn tYie ourrent.A.M.Re�t's Rat[rrg�uide,
3. C-..ach cei�fiGflcate sh�ll be furni�h�d to th�.�in�na�>Departmenk of the City of C�ubuque.
�. The lease�, Iicense�, or permittee shall be requir�d to o�rry the rriinimum cnverac�e/Ilmlts,:o.r
greater if required by law�r other legal�c�reerr�et7t, In Exhibit I. F'ailure ta providP the required
minimu.n�ccavet�a�e shall not be doeimed a waiver of such rec�ulr�rnei-�is lay tfie City af C�ubiaqua,
5. �'�ilure to ok�tali-�nr m�li�t�a�n th�requirecl insurance shall b�:r,onsider�d a m�terial br�aoh of tMe '.
Ir�as�, Ifcense,or p�r�mit,
6. Aif requir��l endorsements sl�all b�attractied to certifica�t�,
I, Whet�eV�r a sper,iflc 15C.J form Is r�o��renr.ed th�current eelition of the form must be �as�sG unCe�� _
an�q�Uvalent farrr�is�pprovQc�hy the Dlreckar pf rinance�r7d Budget.The le.snea, lice��se�, or
perniitt�o rnust identify and Iist in writing�all d�vlatfr�ns ar7d�xcluslons from the ISC�fcrrm.
t3. !f lessee's, IIcE;nsei's, or permitf�e's I�rnits oi Ilablllty are highnr thar�the reyulred mfnlrnu�77 lirrift�
then the leesee:'s, Iloense�'s,ar p�n�itt�e's Iirt�its ahall k��ihis a�reement's rec�uir���3kmits.
9. LesseF,Ilcc:ns�;�, or�Prmiitee shall require�II sul�contr7ctiors and,sub-subcontractors to nbtain
ancl i�alntalr�i durii�g tl�e�erforrn�nce of work Insur.ance for the couera,r�es ciesoriher�in thls
Insurance Schedule and shall obtain aertificates of insurar�ce from�all such s�ibcontraot�r�and
su�-subcantraotors. Lesses, licensee, or p�rmitke�agrees that it shall be liable forthe faflure of�
suboontractor ancl sub-subcUntractor tc��btali7 and'maint�in such couerage.The City rr��y
€oquest�copy of sucl�.certitica#es from the le5see; licensee,or permlttee.
10. L.easee„Ilcense&permltt�es shafl b�r�s�onsible ferr dediactik�les and self-insured retention�nd :
far payment of�ll policy prerr7lums and other oa�ts assoo(ated with the insur�ncp p�licl�s
rQqukred belc�w:
��t. /�II�ertffic�tes o.f insur�ric�must:inr,lud�agents i��im�, phc�ne numb�r and orna11-addfo�s,
1�. " The City af Dul�uque resprves tf7e rigl�t to rec�uh�e cornpl�te; certlfled capieb df all reqi�ir�d
insurance p.olici�s, irialudiny e�7dc�r�Gments, requir�d by th�s�oh�c�ule at any tim�.
13; 'i'he�.Ity of C7ubuque r�serve�th�rlght ta modlfy th�so requfrei�nents, inalud'in�Iirnits, ba�ed an
change�;in th�rlsk or other special circumstances during the fierrn raf the ac�reeme.nt; sub}Pci to
mutual agrc.ement of the parties,
Paqs'I of 4 �ch�dula A L�sueas of C:ity nrap�rty; Rlght af Way Lipen�ties qr Pe��rnittees April-2b2.1
City of ddiutrq�re Iilsuranae Ft�quir�ments Por l:assQ�as af City Prap�rty€�ud Rl�ht of Way :
Lla�nsee��r�r F�erit�itte�s
INSUR�INC� SCf�1CI�lJL� A (�ontinu�d)
�x�iiair i .
A) CUMMEFiCIAI,QENEF2AL,L,IAI3ILITY
General Aggregato Llmit $2,OOq,Q00 ;
Proclucts-Gompleled OperationsAg�reg�te Limlt $1,OOD,000
Persnnal and Ad�e�tisfriyirijury Llmit $1 000,000 ,
Each Occureence �1,b00,000
f-Ire C�amac�e Limit(�ny ons oaaurrence) $5�,p00
Medioal P�ym�nte $5,dQ0
1) Cnvera�e shall be written`on an occurrence,not al�ims ntad�,farm.The gonecal
� Ilabilliy cov�ra�e shall he wriktan�ln�oo�rd wlth I�t�fcacrri Ct�Oq��01 ar bu�Cr�es� �
awners'form f�P GJO q?„. All:devlaflan�fram th�standar.d IStS oamm�rcl�l��neral
liability fiorm C'G 0001,or E3usiness own�rs Pori�n E3p�0 02,sh�ll Is�clear,ly
Identi�lec�.
�) Inr:lude ISc��ndor��mcntf��m G�7_5 p4"Des(gnated:L�a�#lon(s}Gan�.ral
Ac�gregake Limit."
3) Inalude�ndorsement IndlcaHnc�that coverage fs prUmary and nnn-�ontributary:
�4) Includ�Pre�er�,�tlan af Governmet���l Imrnui�lties End�r:�emont��ampL�
attaohed},
5J Include additianal insureci endorae�rent for;
Tfi���Clty of bubuque,,9ncludiih,g all Its r�l�cted�nd�ppnlnteci offioi�ls�,�ail Its� � �
em�+lnyees:�nd valurtteera,all its k�oarels,r.ammissinns and/or autlioritl�s.and
their board rnembers,ernploye�s�nd volunteers.Use 15n farm CC�?_41�1
(Ongoing operations)or its et�uiValent.
6j Rolicy shall Include W�iver of f�ight tn Rec�v�r from Others Fncl�rsernet�f.
F39 WGFiFC•L"•RS'CQMF'ENSNTI�N 8��MPl.OYFRS.I,IAB'ILITY
�tatutory C3erief.its aouerfng all em�lc�y�es injured on tho job by�ccidc�nt or disease ae
prescribed by lowa Code Chapter 85.
Cover��ye A St�tutory--5t�te of I�w�
Goverag�!3 Ernpinyens Lidbllity
Each Accident $100,OOP
�aah�mplayee-bisease $1d0;Op0
Polir,y L:imit-bise�s� $500,000
f�olicy shall Incl��do W�Iver af�igt�t ta f�e�ovc�r frnm C�thers en�ar��ment.
Goverage B Iimits shall be gre�ter if rPquirad by tihe umbrellalexresa li7surer,
O,{�
� IP,b,y�low�Code��cti�n����61 f�,th€�I�s,seo�, Ilaensee,�r permlYtee is nQt��re�u�r�d'tt�
puroliasF Wc�rkers'Gampensatinn'lnsuranGe,tha lesse�,Ifcense�,ar p�rmlttee shal[
have�oopy ai tf7e Sfate's Naneler,tion of Workers':Campensatlon ar�rn�layera' L.iablliky
Cavecage farm on file with tha lowa Workers'Corn�aerisation Insurana�Cornrnissloner,�s
required by lowa Cnde 5ection�7:22 Cnmpleted fbrm must be attaohed,
f��ge"2�if 9 Schedt�le A L�sseas of City Proporty Rlght af Way Lieqnsees or('ermftteflsAprll 20:?9
17
G1ty of Dub�ique Instirai�ce Requlreinents for L.dsseeb qf City Prnpetfiy ai�d Riyht ofi VUay
�Icensees or f�erm(xtaes �
INSU�t�Ne� �C1,1��1UI�E A (Continued)
C} pOLLUTION LIABILITY
Coverac�e requieecl; �,_Yes X No
Pollutlon liabillty coverage shall ue requlred if the lessee,contracting party,or per�nittee
has any pollution exposure for abafement af hazarclous or contaminated materiais
Including,but not Iimited to,pett`dleum products,the remo�al of laad,asbestos,or PGBs.
Pollutiai product and completed operationr c�v�r�ge shail also be covereci,
Eacl�occurrenc� $2,Oq0,q0o
Paliay A�gr�gats $4,QQO,Q00
1) f�olicy to IncludeJob sfte nnd tr�nsportatfnn coverac�e.
2.) Inolude additional insured for:
� T11e Cliy of C7ubuque,,)ncludli�g all its Ple�ted and appoint�cl oPflolals����ll 1fs
employeeU and volunteers,all its boards,commisslans and/or authorlties and
lhQir bo�rd members,empinyeae�nd volunteers.Use 15U fann GG 2t)1D,
(Onyoing operakiona)nr ifs equlvalont�nei�G2q37(oampletQd npecatlan5j or -
i#s equiv�lerit,
3) Include Pre�ervation of Governmenf�l Iminunitles Enciorsemel7t
�I) f'ravide evidenoe af aouerac��for 5 yeare aft��aompletlan af projeei,
p} PROi�C:F27^!INSURANC�REQIJIR�p k�Y I.�ASE,LIC�N�S�,�62 F'�RMIT
,�„Yes __Na '
Evldence�f�aroperty��v.Arage proufde�i: _,��Yes .
Inalude tha�Ity of Uubuc�u��s Lend�C L'oss F�ayaUle.
F) F21,OHT-AF•WAY WQRK 9NLY:
UIVIt3R6l.LA1�XC�Sa �1,OOD,�00
�,Yes � Na
The General L(ability,Au#amoblle I.I�bility ancl Worl<ers Compensatlor�i'nsuranee •
req�ilremenis may be sa#Isfied with a coml�inatian of�rimary arrcl U�nhrella or Excess
Llat�lllty ln�Urai7�re, IP th�Umbrell�rrr�xo�as Ins�ar��noe policy daes not�faUaw the#or�af �_
thti prlmary polic�es, it ahall U7clude+the same endn.rsements as required of iha�rimary -
pnllales inoludinc�W�Iver nf�ubragation_AND Primary and Noi�-contributory in favar�f -
the Git�. � �
F) C�Lq.pq INSUI�F�NG�
,X Yes �,No
If Required Gaveragn Fecleral Fload Pragram Maxirniam :
�'�ge 3�sf�1 Scheduls A Lass�os of C.fty F�raperry;I�ight af Way Llcensees or F'ermCttaas AprU 2021
18
City af Rubuque Insuranca f^tequlra�nants for l.essees of Gliy Praperty ancl Ric�ht ot'Way '
. l.ic�n�eas or Permitt�es
�'leaso be aware thati narriing the City oP dubuque�s an addltionaf.Iri�ured as Is required bythls
Insurance Sr,hedule rnay result in th�wal�er a�the City s govornmental Immuniti�s pravieled in I�w�Gade
sea 670.�1. If ynu would lll<e to preserve those Imtnunfties,please use,this endorsement or an equivaletit
form.
�'������dVATIQN �F C�DV'ERNMENI"AL. IMMIJNITI�S CNDOR�CMENT
1. Nnnw7lver C��.G,o„y,ernmental Immunitv,,THe lnsurer expressly agrees and et�tes that the�urctiase
o#ttils policy ancl iha-lncludlnc�of the City c�f bubuque, lowa a�an i�ddiklanal fnsurecl cicaes not waive any
of the defenses of government�l Imrnunity available ta the�ity af DuUuyu�, low�under Cocl�of iowa
Sectlor�G70,4 as it is�iow exists and as it m�y bo amended fi�a�Yi time tn time.
2. Claimu Covcra P.The fnsurer further agre�s ih�E ihfs pc�licy af'insurance shall c�ver only those _
cl2lrns nUt sGibjpot ta the defense of govai�nmental Immunily under tha Cod�of Ic�w�Sectlan 67Q;4<as it =
nnw�xisfs�nd as It m�y be a�nended from tima tt�tirne.7hase claims not subJect ta�ade af lowa
Se:sfian G70.4 shall b�covered by the t�rma and conditlnns af thi�in�urance policy. -
3.. As.�er.tlo af Government Immunii,.The�(ty af bubuque, lowa shall b�resppnsible for.au�e:rtinc�
anq=defen��nf ga�ernmenEal immunity,and may du sa�t�ny time anc�sh�ll do so upon th�tirn�ly written �
�e:questioPthe ins�ir�r,
A. nr-n�,r , of C`,pV21'�qe;,1"h�insurer shall not deny coverage under this C�r�licy 7nd the Inaurer
shall not deny any of#17e rights and benefits aocr4afnc�Yr�the City af p,uUuque,l�wa under this policy f�r _
reasahs flf,yavernme[ital immunlly unless and until a court�F campcfent juriscliction ha�ruled in favor of
fho defenae(s)�f guv�cnmental immunity asserted by the City of(�uhuque,lowa.
No O h�r anye,jn f�ol c .The abo�e pr.eserv�tlo.n>of g�varr�rn�ntal'Irrlmunitlos sh�ll not othetwise
change o�alfer the�ovqrac�e�vail�able undEr the pali'cy;
(p�PARTNIEN°C MANAC3�Ft: Fll,.l.IN AL�.RLANIT�AN�7 CH�'CK�6X�u)
I-��ge 4 of�1 �Chatlule A L'ossees of Gity I�rqp�rty;�2ight nf Way Licensaea nr Pei�rnitte�s Al�ril 2Q21
19
hP
STATE OF IOWA SS:
DUBUQUE COUNTY
CERTIFICATE OF PUBLICATION
I, Kathy Goetzinger, a Billing Clerk for Woodward
Communications, Inc., an Iowa corporation, publisher
of the Telegraph Herald, a newspaper of general
circulation published in the City of Dubuque, County
of Dubuque and State of Iowa; hereby certify that the
attached notice was published in said newspaper on the
following dates:
09/13/2023
and for which the charge is 36.98
Subscribed to before me, a Notary Pub W in and for
Dubuque County, Iowa,
this 13th day of September, 2023
Notary Pu
and for Dubuque County, Iowa.
4,AL s JANET K. PAPE
7 Commission Number 199659
My Commission Expires
a 1201 /2025
Ad text :
CITY OF DUBUQE, IOWA
OFFICIAL NOTICE
PUBLIC NOTICE is hereby given that the City Council of the
City of Dubuque, Iowa, will hold a public hearing on the 18th
day of September 2023, at 6:30 p.m. in the Historic Federal
Building, 350 West Sixth Street, 2nd floor, Dubuque, Iowa, at
which meeting the City Council proposes to dispose of an
interest in the following described real property to the
Dubuque Racing Association Ltd. by Lease Agreement
Lots 2 and 3 of CHAPLAIN SCHMITT ISLAND in the City of
Dubuque, Iowa, according to the Plat recorded as Instrument
#2023-7679, records of Dubuque County, Iowa.
At the meeting, the City Council will receive oral and
written comments from any resident or property owner of said
City to the above action. The official agenda will be posted.
the Friday before the meeting and will contain public input
options,
The City Council agenda can be accessed at:
https://cityofdubuque,novusagenda.corn/AgendaPublic/ or
by contacting the City Clerk's Office at 563-589-4100,
etyclerk@cityoklubuque.org,
Written comments regarding the above public hearings may be
submitted to the City Clerk's Office before said time of
public hearing:
Via email at ctyclerk@cityofdubuque.org or
By mail to City Clerk's Office, City Hall, 50 W. 13th St.,
Dubuque, IA 52001.
At said time and place of public hearings the City Council
will receive any written comments.
Copies of supporting documents for the public hearings are
on file in the City Clerk's Office and may be viewed Monday
through Friday between 8:00 a.m. and 5:00 p.m.
Individuals with limited English proficiency, vision,
hearing, speech, or other impairments requiring special
assistance should contact the City Clerk's Office at (563)
589-4100, ctyclerk@cityofdubuque.org as soon as feasible.
Deaf or hard -of -hearing individuals can use Relay Iowa by
dialing 711 or (800) 735-2942.
Published by order of the City Council given on the 1 lth day
of September 2022,
Trish L. Gleason, Assistant City Clerk
lt 9/13