[PAGE 1]
MISSION STATEMENT: TO CREATE A HEALTHY, SAFE, DIVERSE, AND PROSPEROUS CITY
BY ENGAGING COMMUNITY MEMBERS TO DEVELOP AN ENRICHED QUALITY OF LIFE.
AIRPORT COMMITTEE MEETING AGENDA
CITY OF ONTARIO OREGON
MONDAY, MARCH 2, 2026, 6:00 PM, MT
Zoom Link
Pursuant to the Public Meetings Laws and Rules within the Oregon Revised Statutes, the Airport Committee has the authority, ability, and standing to take action on
any items on the Agenda, or add items to the Agenda, during a meeting, as long as all public meeting notice requirements have been met.
1) CALL TO ORDER
Roll Call: Bill Hager John Freeburg Pete Morgan Charlotte Hatch
Michael Franks Vice-Chair Rick Todd _____ Chairman Shawn Coleman ____
Alternate: Jim Beaumont _____
Council Liaison _____ City Manager ____ Airport Manager _____ FBO _____
2) PLEDGE OF ALLEGIANCE
This Agenda was posted on March 2, 2026. Copies of the Agenda are available from the City Hall Customer Service Counter and on
the city's website at www.ontariooregon.org.
3) MOTION TO ADOPT THE AGENDA
4) MOTION TO ADOPT MINUTES
A) Airport Committee Meeting Minutes February 2, 2026
5) Public Comment Citizens may address the Airport Committee; however, the Committee may not be able to provide an immediate answer or
response. Out of respect to the Committee and others in attendance, please limit your comment to three (3) minutes. Please state your name and city
of residence for the record.
6) PRESENTATIONS
7) OLD BUSINESS
A) Airport Budget Ranking
8) NEW BUSINESS
9) REPORTS
10) HAND-OUTS/DISCUSSION ITEMS
A) Silverhawk Aviation Agreements Renewal
B) Airport December Budget Status Report
11) CORRESPONDENCE, COMMENTS AND EX-OFFICIO REPORTS
12) ADJOURN

[PAGE 4]
Individual Budget Ranking - Airport Committee - 20260302
Infrastructure Infrastructure Infrastructure Infrastructure Infrastructure Infrastructure Infrastructure Infrastructure -
Item
- - - - - - - NE
Ex-Offico - Dan CCorpor 0 ate/GA Corpor 0 ate/GA Corpor 0 ate/GA Corpor 0 ate/GA Corpor 0 ate/GA Corpor 0 ate/GA Corpor 0 ate/GA (Beech 0 craft) -
Ex-Offico - Ken H Apr0on - Apr0on - Apr0on - Apron0 - NG Apron0 - Fire Apr0on - Apron0 - ISP Wa0ter
Jim Beaumont Wa0ter Se0wer Elect0ricity 0 Hyd0rant Taxi0ways 0 0
Shawn Coleman 0 0 0 0 0 0 0 0
Charlotte Hatch 0 0 0 0 0 0 0 0
Mike Franks 0 0 0 0 0 0 0 0
Rick Todd 0 0 0 0 0 0 0 0
John Freeburg 0 0 0 0 0 0 0 0
Pete Morgan 0 0 0 0 0 0 0 0
Bill Hager 0 0 0 0 0 0 0 0
Andy Wood 0 0 0 0 0 0 0 0
10 10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0
Voters # 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
Ranking 0 0 0 0 0 0 0 0
Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure -
Item
Corporate/GA Corporate/GA Corporate/GA Corporate/GA Corporate/GA Corporate/GA Corporate/GA NE
PArpiororinty -R WanakteinrgApron - Sewer Apron - Apron - NG Apron - Fire Apron - Apron - ISP (Beechcraft) -
1 2 Elec3tricity 4 Hyd5rant Taxiways Water
Highest Priority Lowest priority

[PAGE 5]
Individual Budget Ranking - Airport Committee - 20260302
Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure Infrastructure Infrastructure
NE NE NE NE NE NE - E (Alpha to - E (Alpha to - E (Alpha to
0 0 0 0 0 0 0 0 0
(Beechcraft) - (Beechcraft) - (Beechcraft) - (Beechcraft) - (Beechcraft) - (Beechcraft) - Foxtrot) - Foxtrot) - Foxtrot) -
Se0wer Elec0tricity N0G Fire H0ydrant Taxi0ways IS0P Wa0ter Se0wer Elect0ricity
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0 0 0 0 0 0 0 0 0
Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure -
NE NE NE NE NE NE E (Alpha to E (Alpha to E (Alpha to
(Beechcraft) - (Beechcraft) - (Beechcraft) - (Beechcraft) - (Beechcraft) - (Beechcraft) - Foxtrot) - Foxtrot) - Foxtrot) -
Sewer Electricity NG Fire Hydrant Taxiways ISP Water Sewer Electricity

[PAGE 6]
Individual Budget Ranking - Airport Committee - 20260302
Infrastructure Infrastructure Infrastructure Infrastructure Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure -
- E (Alpha to - E (Alpha to - E (Alpha to - E (Alpha to SE (New SE (New SE (New SE (New SE (New
0 0 0 0 0 0 0 0 0
Foxtrot) - NG Foxtrot) - Fire Foxtrot) - Foxtrot) - ISP development) development) development) development) development)
0 Hyd0rant Taxi0ways 0 - W0ater - Se0wer - Elec0tricity - N0G - Fire H0ydrant
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0 0 0 0 0 0 0 0 0
Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure -
E (Alpha to E (Alpha to E (Alpha to E (Alpha to SE (New SE (New SE (New SE (New SE (New
Foxtrot) - NG Foxtrot) - Fire Foxtrot) - PFroioxrtirtoy tR) -a InSkPingdevelopment) development) development) development) development)
Hydrant Taxiways 1 - W2ater - Se3wer - Elec4tricity - N5G - Fire Hydrant
Highest Priority Lowest priority

[PAGE 7]
Individual Budget Ranking - Airport Committee - 20260302
Infrastructure - Infrastructure - Infrastructure Infrastructure Infrastructure Infrastructure Infrastructure Infrastructure Infrastructure
SE (New SE (New - NW (Future - NW (Future - NW (Future - NW (Future - NW (Future - NW (Future - NW (Future
0 0 0 0 0 0 0 0 0
development) development) development) development) development) development) development) development) development)
- Tax0iways - I0SP - W0ater - Se0wer - Elec0tricity - N0G - Fire H0ydrant - Tax0iways - I0SP
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0 0 0 0 0 0 0 0 0
Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure - Infrastructure -
SE (New SE (New NW (Future NW (Future NW (Future NW (Future NW (Future NW (Future NW (Future
development) development) development) development) development) development) development) development) development)
- Taxiways - ISP - Water - Sewer - Electricity - NG - Fire Hydrant - Taxiways - ISP

[PAGE 8]
Individual Budget Ranking - Airport Committee - 20260302
Reinstate City-owned Equipment - Equipment - Equipment - Equipment - Equipment - Equipment - Equipment -
Crosswind ISP Joma Style Polyurethane Loader Forks Drag Chain Turf Roller Ingram 12 Ton 5,500lbTeleha
0 0 0 0 0 0 0 0 0
Runway Snow Plow Snow Plow Harrow (Tow behind, Tandem Statis ndler 4WD 19'
Layout0 - Near 0 Bla0des Cutting0 Edges 0 0 turf 0roller Roll0er or Re0ach
the ex0isting 0 0 (Cus0tom- 0 0 estim0ate: sim0ilar 0
lighted made) $2,000)
0 0 0 0 0 0 0 0 0
windsock west
0 0 0 0 0 0 0 0 0
to approx 2
mi0les 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0 0 0 0 0 0 0 0 0
Reinstate City-owned Equipment - Equipment - Equipment - Equipment - Equipment - Equipment - Equipment -
Crosswind ISP Joma Style Polyurethane Loader Forks Drag Chain Turf Roller Ingram 12 Ton 5,500lbTeleha
Runway Snow Plow Snow Plow Harrow P(rTioorwity b Rehainnkdi,ngTandem Statis ndler 4WD 19'
Layout - Near Blades Cutting Edges turf 1roller Roll2er or Re3ach
the existing (Custom- estimate: similar
Highest Priority
lighted made) $2,000)
windsock west
to approx 2
miles

[PAGE 9]
Individual Budget Ranking - Airport Committee - 20260302
Equipment - City Budget - City Budget - City Budget - Airport Land Airport Land Airport Land Airport Land Airport Non-
Boomlift 4WD Memorial Student Youth Use - New Use - New Use - Update Use - Update Aviation Land
0 0 0 0 0 0 0 0 0
65' platform Maintenance Sponsorship Sponsorship ( Build Hangars Build Hangars City Airport Airport Fee Use -
he0ight Bud0get (TVCC0, High JR Hi0gh {14 - Priv0ately - City-0owned Land L0eases Sche0dule Motor0sport -
0 0 Sch0ool yrs 0old}, ow0ned 0 0 0 motor0cycle,
Student) Soaring Club, ATV, etc
0 0 0 0 0 0 0 0 0
EAA)
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0 0 0 0 0 0 0 0 0
Equipment - City Budget - City Budget - City Budget - Airport Land Airport Land Airport Land Airport Land Airport Non-
Boomlift 4WD Memorial Student Youth Use - New Use - New Use - Update Use - Update Aviation Land
65' platform Maintenance Sponsorship Sponsorship ( Build Hangars Build Hangars City Airport Airport Fee Use -
he4ight Bud5get (TVCC, High JR High {14 - Privately - City-owned Land Leases Schedule Motorsport -
School yrs old}, owned motorcycle,
Lowest priority
Student) Soaring Club, ATV, etc
EAA)

[PAGE 10]
Individual Budget Ranking - Airport Committee - 20260302
Airport Non- Airport Non- Airport Non- Airport Non- Airport Non- Airport Non- Airport Non- Airport Non- Airport Non-
Aviation Land Aviation Land Aviation Land Aviation Land Aviation Land Aviation Land Aviation Land Aviation Land Aviation Land
Use - J 0 etboat Use - S 0 ports - Us 0 e - Use -C0ropland Use -C0ropland Use -C0ropland Use -0 Non- Use -0 Non- Use -0 Non-
0 fiel0d & Enterta0inment (acretra0der.com (acretra0der.com (acretra0der.com Irrigat0ed (abt Irrigat0ed (abt Irrigat0ed (abt
0 adve0nture - Co0ncert 0 ) 0 ) 0 ) $89/ 0 acre) $89/ 0 acre) $89/ 0 acre)
City-irrigated ( City-irrigated ( City-irrigated ( ⅓ to ⅔ 50/50 Zero
0 0 0 0 0 0 0 0 0
abt $211/acre) abt $211/acre) abt $211/acre) Sharecropping Sharecropping Sharecropping
0 0 0 ⅓ t0o ⅔ 500/50 Ze0ro 0 0 0
Sharecropping Sharecropping Sharecropping
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0 0 0 0 0 0 0 0 0
Airport Non- Airport Non- Airport Non- Airport Non- Airport Non- Airport Non- Airport Non- Airport Non- Airport Non-
Aviation Land Aviation Land Aviation Land Aviation Land Aviation Land Aviation Land Aviation Land Aviation Land Aviation Land
Use - Jetboat Use - Sports - Use - Use -Cropland Use -Cropland Use -Cropland Use - Non- Use - Non- Use - Non-
field & Entertainment (acretrader.co (acretrader.co (acretrader.co Irrigated (abt Irrigated (abt Irrigated (abt
adventure - Concert m) m) m) $89/acre) $89/acre) $89/acre)
City-irrigated ( City-irrigated ( City-irrigated ( ⅓ to ⅔ 50/50 Zero
abt $211/acre) abt $211/acre) abt $211/acre) Sharecropping Sharecropping Sharecropping
⅓ to ⅔ 50/50 Zero
Sharecropping Sharecropping Sharecropping

[PAGE 11]
Individual Budget Ranking - Airport Committee - 20260302
Windsocks - Windsocks - Windsocks - Airport Airport Public Data collection Data collection Airport
Colored additional Airport Master Rotating Rotating Restrooms - Runway Runway Security -
0 0 0 0 0 0 0 0 0
Internal lighted Plan - Long- Beacon - Beacon - Available to cameras - cameras - Fences and
lighti0ng of wind0sock term 0plan - Lig0ht Fra0me leaseho0lders/s Landin0g fees Airpo0rt data Gat0es -
wind0sock (locatio0n to be Relo0cate Cond0ition Cond0ition ubles0sees 0 colle0ction Repa0irs &
established) segmented near hangared Maintenance
0 0 0 0 0 0 0 0 0
windsock near areas
0 0 0 0 0 0 0 0 0
to the South of
0 0 RW0Y33 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0 0 0 0 0 0 0 0 0
Windsocks - Windsocks - Windsocks - Airport Airport Public Data collection Airport
#REF!
Colored additional Airport Master Rotating Rotating Restrooms - Runway Security -
Internal lighted Plan - Long- Beacon - PriBoreitayc Rona n -king Available to cameras - Fences and
lighting of windsock term plan - Light Fra1me leaseho2lders/s Airpo3rt data 4 Gat5es -
windsock (location to be Relocate Condition Condition ublessees collection Repairs &
Highest Priority Lowest priority
established) segmented near hangared Maintenance
windsock near areas
to the South of
RWY33

[PAGE 12]
Individual Budget Ranking - Airport Committee - 20260302
Airport Airport Airport Airport Airport Airport Aircraft Wash Aircraft Wash Mailbox -
Security - Security - Security - Security - Security - Security - Station - Station - Other Hanagar
0 0 0 0 0 0 0 0 0
Fences and Fences and Surveillance Surveillance Airport Airport EOBB Grant Grants Clusterboxes -
Gat0es - Gat0es - Cam0era - Cam0era - Signag0e - New Sign0age - 0 0 Not re0quired
Upg0rade Upg0rade Upg0rade Incr0ease 0 Mo0re 0 0 0
keypads Automatic airport Informative
0 0 0 0 0 0 0 0 0
sliders coverage
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0 0 0 0 0 0 0 0 0
Airport Airport Airport Airport Airport Airport Aircraft Wash Aircraft Wash Mailbox -
Security - Security - Security - Security - Security - Security - Station - Station - Other Hanagar
Fences and Fences and Surveillance Surveillance Airport Airport EOBB Grant Grants Clusterboxes -
Gates - Gates - Camera - Camera - Signage - New Signage - Not required
Upgrade Upgrade Upgrade Increase More
keypads Automatic airport Informative
sliders coverage

[PAGE 13]
Individual Budget Ranking - Airport Committee - 20260302
Mailbox - Mailbox - Mailbox - Mailbox - Ground leases Ground leases FBO Services FBO Services FBO Services
Hanagar Hanagar Hanagar Hanagar - Incentive - Promotional - 3-year - 5-year - 10-year
0 0 0 0 0 0 0 0 0
Clusterboxes - Clusterboxes - Clusterboxes - Clusterboxes - program budget (ads) Renewal Renewal Renewal
3200 0SW 4th 3165 0Airport 855 BL0M Way 581 SW0 33rd 0 0 0 0 0
A0ve W0ay 0 Str0eet 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0 0 0 0 0 0 0 0 0
Mailbox - Mailbox - Mailbox - Mailbox - Ground leases Ground leases FBO Services FBO Services FBO Services
Hanagar Hanagar Hanagar Hanagar - Incentive - Promotional - 3-year - 5-year - 10-year
Clusterboxes - Clusterboxes - Clusterboxes - Clusterboxes - program budget (ads) Renewal Renewal Renewal
3200 SW 4th 3165 Airport 855 BLM Way 581 SW 33rd
Ave Way Street

[PAGE 14]
Individual Budget Ranking - Airport Committee - 20260302
More More More More More More More More More gravel at
pavement at pavement at pavement at pavement at pavement at pavement at pavement at pavement at Runway,
0 0 0 0 0 0 0 0 0
EAA Parking EAA Parking FBO Parking FBO Parking Rehab public Rehab public Rehab public Rehab public Apron,
Lot -0 More Lot - A0sphalt Lot -0 More Lot - A0sphalt ap0ron ap0ron ap0ron ap0ron Taxiw0ays, &
gra0vel 0 gra0vel 0 pavem0ent - pavem0ent - pavem0ent - pavem0ent - Airport0 gravel
EAA, 33rd Gate Alpha Taxiway Other: (Please road - Safety
0 0 0 0 0 0 0 0 0
Museum, (fuel farm (airport state) Issue - No
0 0 0 0 0 0 0 0 0
Soaring Club side) eastside) more than 3”
0 0 0 0 0 0 0 0 st0ep
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0 0 0 0 0 0 0 0 0
More More More More More More More More More gravel at
pavement at pavement at pavement at pavement at pavement at pavement at pavement at pavement at Runway,
EAA Parking EAA Parking PFrBioOrit y P RaarkninkigngFBO Parking Rehab public Rehab public Rehab public Rehab public Apron,
Lot - More Lot - Asphalt Lot -1 More Lot - A2sphalt ap3ron ap4ron ap5ron apron Taxiways, &
gravel gravel pavement - pavement - pavement - pavement - Airport gravel
Highest Priority Lowest priority
EAA, 33rd Gate Alpha Taxiway Other: (Please road - Safety
Museum, (fuel farm (airport state) Issue - No
Soaring Club side) eastside) more than 3”
step

[PAGE 15]
Individual Budget Ranking - Airport Committee - 20260302
More gravel at Promotions - Promotions - Promotions -
Grass strip Grass strip Grass strip Grass strip Grass strip
Runway, power to sign sign upgrade Promotional
0 - gl0ider 0- - ST0OL - Gr0ass - Rel0ocate 0 0 0
Apron, board to digital sign budget (ads)
Taxiw0ays, & eve0nts backc0ountr ev0ent rehab0ilitatio Grass0 strip 0 0 0
Airport0 gravel 0 y fly 0 ers 0 n 0 0 0 0 0
road - Annual events
0 0 0 0 0 0 0 0 0
gravel
0 0 0 0 0 0 0 0 0
maintenance
budge0t ($5K - 0 0 0 0 0 0 0 0
$70K) 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0 0 0 0 0 0 0 0 0
More gravel at Grass strip - Grass strip - Grass strip - Grass strip - Grass strip - Promotions - Promotions - Promotions -
Runway, glider events backcountry STOL event Grass Relocate power to sign sign upgrade Promotional
Apron, flyers events rehabilitation Grass strip board to digital sign budget (ads)
Taxiways, &
Airport gravel
road - Annual
gravel
maintenance
budget ($5K -
$7K)

[PAGE 16]
Individual Budget Ranking - Airport Committee - 20260302
Generate Generate Generate Generate Designated Designated Designated Designated CIP - Current
more local more local more local more local Parking areas Parking areas Parking areas Parking areas CIP AS IS
0 0 0 0 0 0 0 0 0
community community community community - FBO long- - FBO short- - Student - Hangar - 2024- 2030
inter0est - inter0est - inter0est - inter0est - term p0arking term p0arking Parkin0g area Addi0tional 0
Seas0onal Supp0orting Cr0oss Clus0tering 0 0 0 Air0port 0
Activities: Ontario promoting with Community Parking Areas
0 0 0 0 0 0 0 0 0
Spring, Speedway more Events, the
0 0 0 0 0 0 0 0 0
Summer, Fall, community Venue being
Win0ter 0 eve0nts the A0irport 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0 0
10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0 0 0 0 0 0 0 0 0
Generate Generate Generate Generate Designated Designated Designated Designated CIP - Current
more local more local more local more local Parking areas Parking areas Parking areas Parking areas CIP AS IS
community community community community - FBO long- - FBO short- - Student - Hangar - 2024- 2030
interest - interest - interest - interest - term parking term parking Parking area Additional
Seasonal Supporting Cross Clustering Airport
Activities: Ontario promoting with Community Parking Areas
Spring, Speedway more Events, the
Summer, Fall, community Venue being
Winter events the Airport

[PAGE 17]
Individual Budget Ranking - Airport Committee - 20260302
CIP - Add CIP - Add CIP - Add CIP - Add CIP - Add CIP - Add CIP - Add CIP - Add
2027 Airport 2027 F-4D 2027 F-4D 2027 F-4D 2027 F-4D 2027 F-4D 2028 - 2030 2028 - 2030
0 0 0 0 0 0 0 0
Fire Hydrant Phantom Phantom Phantom Phantom Phantom City-owned City-owned
Pro0ject Static 0Display Static 0Display Static 0Display Static 0Display Static 0Display Han0gar Han0gar
0 - Prop0osed - Prop0osed - Prop0osed - Prop0osed - Prop0osed Const0ruction Const0ruction
mount design mount design Static Display Static Display Static Display Project - 3 - Project - One
0 0 0 0 0 0 0 0
- Pylon - Fenced Location - SW Location - SW Location - Staged Project project - up to
0 0 0 0 0 0 0 0
Platform - Ground 33rd Street 33rd Street 3165 Airport over 3-yr but not
0 Elev0ated Dis0play corner0 by Life near F0BO and Way n0ear the period 0(approx exceed0ing 45
0 0 0 Fli0ght Port0able well at 0hangar 15 han0gars/yr) han0gars
Classroom 260 Golf (G.
0 0 0 0 0 0 0 0
Taylor)
0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0
0 0 0 0 0 0 0 0
10.0 10.0 10.0 10.0 10.0 10.0 10.0 10.0
0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0
0 0 0 0 0 0 0 0
CIP - Add CIP - Add CIP - Add CIP - Add CIP - Add CIP - Add CIP - Add CIP - Add
2027 Airport 2027 F-4D 2027 F-4D 2027 F-4D 2027 F-4D 2027 F-4D 2028 - 2030 2028 - 2030
Fire Hydrant PrioPrhitayn Rtoamnking Phantom Phantom Phantom Phantom City-owned City-owned
Project Static 1Display Static 2Display Static 3Display Static 4Display Static 5Display Hangar Hangar
- Proposed - Proposed - Proposed - Proposed - Proposed Construction Construction
Highest Priority Lowest priority
mount design mount design Static Display Static Display Static Display Project - 3 - Project - One
- Pylon - Fenced Location - SW Location - SW Location - Staged Project project - up to
Platform - Ground 33rd Street 33rd Street 3165 Airport over 3-yr but not
Elevated Display corner by Life near FBO and Way near the period (approx exceeding 45
Flight Portable well at hangar 15 hangars/yr) hangars
Classroom 260 Golf (G.
Taylor)

[PAGE 50]
AIRPORT GROUND LEASE FOR AERONAUTICAT USE IMPROVEMENTS
(Fixed Based Operator Lease - Office and Fuel Farm)
This Airport Ground Lease for Aeronautical Use lmprovements (Fixed Based Operator Lease - Office and
Fuef Farm) (this "Lease") is dated effective for all purposes as of October 7,2021(the "Effective Date") and is
entered into between City of Ontario ("Landlord"), an Oregon municipal corporation, whose address is 444 SW 4th
Street, Ontario, Oregon 97914, and Silverhawk Properties Oregon LLC ('Tenant"), an Oregon limited liability
company, whose address is 581 SW 33'o Street, Ontario, Oregon 979L4.
RECITALS:
A.
Landlord is the owner, sponsor, and operator of the Ontario Municipal Airport, a public municipal
airport located in Ontario, Oregon (the 'Airport"). Landlord is the owner of certain real property at the Airport
consisting of approximately 13,375 total square feet commonly known as 581 SW 33'd Street, Ontario, Oregon
97914 (the "Property"). As of the Effective Date, a portion of the Property has been improved by, and consists of,
the foffowing: (a) an approximatelv 2,A24 square foot fixed base operations office building (the "Office") and
associated parking space located immediately adjacent to the office consisting of approximately 9 unassigned
parking spaces (the "Parking Area"); and (b) fuel farm area consisting of approximately 5,200 square feet (the "Fuel
Farm"). For purposes of this Lease, the term "lmprovement(s)" means the Office and/or fuel tanks and related
equipment located on or about the Fuel Farm. The Property is identified and depicted in the attached Exhibit A.
B.
Tenant provides certain fixed based operator ("FBO") services at the Airport for and on behalf of
Landlord under the terms of a certain Fixed Based Operator Services Agreement (Silverhawk) dated effective
October 1,2021between Landlord and Tenant (the "FBO Agreement"). Pursuant to the terms of a certain Airport
Ground Lease for Aeronautical Use lmprovements (Fixed Based Operator Ancillary Lease - Hangars A and B) dated
as of the Effective Date between Landlord and Tenant (the '?ncillary Lease"), Landlord has leased certain real
property to Tenant to facilitate Tenant's provision of the FBO services subject to the FBO Agreement. The real
property subject to the Ancillary Lease includes, without limitation, certain Landlord real property upon which
Tenanfs (a) approximately 4,000 square foot airplane hangar (commonly known as Hangar A), and (b)
approximately 4,800 square foot airplane hangar (commonly known as Hangar B) are located.
C.
Pursuant to the terms of a certain Airport Ground Lease for Aeronautical Use lmprovements
(Fixed Based Operator Modular Lease) dated as of the Effective Date between Landlord and Tenant (the "Modular
Lease"), Landlord has leased certain real property to Tenant to facilitate Tenant's provisions of the FBO services
subject to the FBO Agreement. The real property subject to the Modular Lease includes, without limitation,
certain Landlord real property upon which Tenant's approximately 1,848 square foot modular building is located.
D.
Tenant desires to lease the Property from Landlord for purposes of owning and operating the
lmprovements, operating the fuel farm, and providing the FBO services on and at the Airport. Subject to the terms
and conditions contained in this Lease, Tenant will lease the Property from Landlord, and Landlord will lease the
Property to Tenant, for the Permitted Use (as defined below).
AGREEMENT:
NOW, THEREFORE, in consideration of the parties' mutual obligations contained in this Lease, and for
other good and valuable consideration, the receipt and sufficienry of which are hereby acknowledged, the parties
hereto hereby agree as follows:
1.
LEASE; OCCUPANCY
t.t
Lease Term. Subject to the terms and conditions contained in this Lease, Landlord leases the
PropertytoTenantandTenantleasesthePropertyfromLandlord. ThetermofthisLease,Tenant'srightto
possession of the Property, and Tenant's obligation to pay Rent (as defined below) commenced on the Effective
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Date and will continue, subject to the terms and conditions contained in this Lease, until September 30, 2026 (the
"lnitial Term"), unless sooner terminated as provided under this Lease. For purposes of this Lease, the term "Lease
Term" means the InitialTerm and Extended Term (as defined below), if applicable.
t.2 Extended Term. lf Tenant is not then in default under this Lease, Tenant has the option (the
"Extension Option") to extend the lnitial Term for one consecutive additional term of five years (the "Extended
Term"). Tenant will exercise the Extension Option by providing Landlord written notice (the "Notice of Extension")
no less than 120 days prior to the last day of the Initial Term. Subject to the terms and conditions contained in this
Lease, providing the Notice of Extension will be sufficient to make this Lease binding for the Extended Term. The
Extended Term will commence on the day immediately following the expiration of the Initial Term. The terms and
conditions for the Extended Term will be identical with the Initial Term except for (a) Base Rent (as defined below),
(b) Additional Rent (as defined below), and (c) Tenant will no longer have the Extension Option that has been
exercised.
1.3 Airport Facilities. Subject to the terms and conditions contained in this Lease, during the Lease
Term Landlord grants Tenant a limited, revocable, non-exclusive license to use the Airport's common hangar
related facilities (if any) and that portion of the Airport's approach areas, runways, ramps, taxiways, and aprons
reasonably necessary to facilitate the expeditious movements of aircraft to and from the runway and takeoff
areas. Tenant's use of the Airport's common hangar related facilities (if any) and Airport approach areas, runways,
ramps, taxiways, and aprons will be for the sole purpose of Tenant's use of the Property for the Permitted Use.
Tenant's use of the Airport facilities (and all flight and ground operations on and at the Airport or otherwise) will
be made subject to and in accordance with the Laws (as defined below).
L4
Tenant's Financial Capabilitv: Authoritvt lmprovement Ownership. Tenant represents and
warrants the following to Landlord: (a) Tenant has sufficient assets and net worth to ensure Tenant's performance
of this Lease and the payment of its obligations under this Lease as and when they become due; (b) Tenant has full
power and authority to sign and deliver this Lease and to perform all Tenant's obligations under this Lease; (c) this
Lease is the legal, valid, and binding obligation of Tenant, enforceable againstTenant in accordance with its terms;
(d) Tenant is the sole, fee simple owner of the lmprovements and no other person has any ownership, rights,
and/or interests in and to the lmprovements (except Landlord as provided under this Lease); and (e) the
lmprovements are free from all Encumbrances (as defined below) and Tenant will keep the lmprovements and
Property free from all Encumbrances. Tenant represents, warrants, and covenants that as ofthe Effective Date, (y)
Catherine Weber is Tenant's only member and no other person has any ownership rights and/or interests in and to
Tenant, and (z) Catherine Weber has full power and authority to sign and deliver this Lease on behalf of Tenant,
For purposes of this Lease, the term "Encumbrance(s)" means any lien, mortgage, pledge, security interest,
reservation, restriction, adverse claim, and/or other encumbrance.
1.5 No Representations or Warranties. Tenant is bound in accordance with the terms of this Lease
fromandaftertheEffectiveDate, TenanthasenteredintothisLeaseonthebasisof itsownexaminationand
personal knowledge of the Airport and Property. Tenant accepts the Airport and Property in their "as-is" and "with
all faultsanddefects"conditionasoftheEffectiveDate. Tenanthasnotreliedonanyrepresentationsor
warranties made by Landlord and/or Landlord's Agents (as defined below). Provided Tenant is not in default of
this Lease, Landlord will defend Tenant's right to quiet enjoyment of the Property from the lawful claims of all
persons during the Lease Term. Except for Landlord's covenant of quiet enjoyment contained in the immediately
preceding sentence, Landlord makes no representations or warranties of any kind, whether express or implied,
with respect to all or any part of the Airport and/or Property. Landlord has made no promise or agreement to
repair, alter, construct, and/or improve all or any part of the Airport, lmprovements, and/or Property,
L.6
FBO AereemenU Ancillarv and Modular Leases. Notwithstanding anything contained in this Lease
to the contrary, Tenant acknowledges and agrees that Landlord's lease of the Property to Tenant is conditioned on
Tenant's timely payment and performance of all its obligations arising out of or under the FBO Agreement,
Ancillary Lease, and Modular Lease. A Tenant default under this Lease constitutes a default by Tenant under the
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FBO Agreement, Ancillary Lease, and Modular Lease. A default by Tenant under the FBO Agreement, Ancillary
Lease, and/or Modular Lease constitutes a default by Tenant under this Lease.
L.7 Parkine Area. The Parking Area consists of 18 unassigned parking spaces for use by Airport pilots,
contractors, invitees, employees, representatives, and/or agents. Tenant has a nonexclusive license to use the
Parking Area for the benefit of Tenant and Tenant's Agents (as defined below). Landlord will not be liable for any
damage or destruction of any nature to, or any theft of, vehicles, or contents therein, in or about the Parking Area.
Overnight parking in the Parking Area is prohibited and any vehicle violating this restriction is subject to removal at
the owne/s expense. Notwithstanding anything contained in this Lease to the contrary, Landlord will have the
right to implement any reasonable parking restrictions (including, without limitation, assigning parking spaces to
tenants and/or restricting parking in close proximity to the lmprovements either for customer-only parking or for
limited-duration parking) at any time upon 10 days' prior written notice to Tenant, which parking restrictions will
be binding on Tenant and Tenant's Agents. Tenant acknowledges and agrees to the following: (a)the Parking Area
is an Airport facility of which Landlord is the sole owner; and (b)Tenant (and/or any other person) has no rights
and/or interests in and/or to the Parking Area whatsoever other than as expressly provided under this Lease.
1.8
Fuel Farm. Tenant will maintain and manage the Fuel Farm (and all associated lmprovements) in
accordance with the Laws. Landlord reserves the right to construct an additional fuel farm in another location
within the Airport.
2.
BASE RENT: ADDITIONAL RENT; TMES; ASSESSMENTS
2.L Base Rent. Subject to the terms and conditions contained in this Lease, Tenant will pay Landlord
guaranteed minimum annual base rent, without offset, in the amount of 52,091.85 (S0.1554 per square foot), per
year) ("Base Rent"). Base Rent will be 52,265.73 (S0.1594 per square foot) commencing on July 1, 2023 (subject to
escalation as provided under this Lease). Base Rent is payable annually in advance of each year on or before the
30th day of June without invoice from Landlord. Tenant's first payment of Rent is due and payable on the Effective
Date. Base Rent will be prorated with respect to any partial year in which the Lease Term commences and ends.
Base Rent will be payable to the order of Landlord at the address first shown above or any other address
designated by Landlord from time to time.
2.2
Base Rent Escalation. Notwithstanding anything contained in this Lease to the contrary, Landlord
may adjust (increase or decrease) the Base Rent at any time and from time to time during the Lease Term through
council resolution. Landlord will provide Tenant no less than 30 days' prior written notice of any Base Rent
adjustment. Unless otherwise adjusted by council resolution and/or as provided in Section 2,1, commencing on
the first-year anniversary of the Effective Date, during each year of the Lease Term upon the anniversary of the
Effective Date, Base Rent will escalate (increase) by 3% over Base Rent for the immediately preceding twelve-
month period. Tenant will pay the Base Rent established by Landlord from time to time.
2.3
Additional Rent.
2.3.L Tenant will timely pay in full the following charges, costs, and expenses related to or
concerning (whether directly or indirectly)the Property and/or lmprovements (collectively, "Additional Rent"): (a)
all taxes (real property and personal property, if any), general and special assessments, insurance costs, telephone
charges, licenses, utility charges, fuel, and all costs, expenses, and/or charges identified under Sections 2.3.2 and
2.3.3, below; (b) all costs and expenses incurred in connection with Tenant's ownership (in the case of the
lmprovements), use, occupancy, maintenance, improvement, and/or repair of the Property and/or lmprovements;
(c) all applicable Airport charges, fees, and/or assessments that may be imposed or assessed from time to time;
and (d) all other sums Tenant is required to pay Landlord or any third party under this Lease or otherwise.
Additional Rent is due and payable to the applicable payee commencing on the Effective Date. All Rent payable
under this Lease will be net to Landlord and all costs, expenses, and obligations imposed on Tenant under this
Lease and/or arising out of Tenant's ownership (in the case of the lmprovements), use, occupancy, maintenance,
and/or repair of the Property and/or lmprovements will be paid by Tenant. Tenant will furnish Landlord with
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receipts or other proof of payment of Additional Rent within 10 days after Landlord's written request. For
purposes ofthis Lease, the term "Rent" means both Base Rent and Additional Rent.
2.3.2
Without otherwise limiting Section 2.3.1, Tenant will pay when due all costs, expenses,
and charges for services and utilities incurred in connection with the ownership (in the case of the lmprovements),
use, fease, occupancy, operation, repair, maintenance, andf or improvement of the Property and/or
lmprovements, including without limitation, charges and expenses for fuel, connection fees, water, gas, electricity,
sewage disposal, power, refrigeration, air conditioning, telephone, internet, and janitorial services (including,
without limitation, all connection fees, costs, and expenses related thereto),
2.3.3
Tenant will pay before delinquency all real and personal property taxes, general and
special assessments, system development charges, and all other charges of every description levied on and/or
assessed against the Property, any improvements located on the Property (including, without limitation, the
lmprovements), and/or personal property and/or fixtures located on the Property. Tenant will make all such
payments directly to the applicable governing authority. lf any such tax assessment or charges may be paid in
installments, Tenant may elect to do so provided each installment together with interest is paid before it becomes
delinquent.
3.
USE OF PROPERTY
3.1
Permitted Use. Subject to the terms and conditions contained in this Lease, Tenant will use the
Property for Tenant's operation of the Business (as defined below) and maintenance, repair, use, and/or operation
of the lmprovements (collectively, the "Permitted Use"). Tenant will not use the Property for any purpose other
thanthePermittedUse, ForpurposesofthisLease,theterm"Business"meansTenant'sFBOservicesbusiness
performed on and from the Property pursuant to the FBO Agreement.
3.2
Conditions. Limitations, and Restrictions. In addition to any other conditions, limitations, and/or
restrictions contained in this Lease, Tenant represents, warrants, and covenants to perform and comply with the
following conditions, limitations, and restrictions concerning the Property, lmprovements, and/or Airport:
3.2.1
Tenant will conform and comply with the Laws. Without otherwise limiting the
generality of the immediately preceding sentence, Tenant will conform and comply with the Laws in connection
withTenant'suseofthePropertyforthePermittedUse. Tenantwill correct,atTenant'sownexpense,anyfailure
of compliance created through Tenant's fault, the Permitted Use, and/or by reason of Tenant's use of the
Property, lmprovements, and/or Airport. Prior to the Effective Date, Tenant had the opportunity to review (and
ask questions concerning) and understands all Laws. Tenant will obtain all necessary permits, licenses, reviews,
studies, inspections, reports (including, without limitation, environmental reports), and approvals required under
the Laws to lease the Property and occupy and use the lmprovements for the Permitted Use, including, without
limitation, all reviews, studies, and approvals required under Landlord's leasing policies and regulations. For
purposes of this Lease, the term "Law(s)" means all policies, rules, leases, covenants, conditions, restrictions,
easements, declarations, laws, statutes, liens, ordinances, orders, codes, and regulations directly or indirectly
affecting the Property, lmprovements, Airport, and/or Permitted Use, including, without limitation, fire and/or
building codes, Airport master plan, the Americans with Disabilities Act of 1990 (and the rules and regulations
promulgated thereunder), Environmental Laws (as defined below), any rules or regulations promulgated by the
Federal Aviation Administration ("FM") and/or any other federal airport authority (including, without limitation,
Landlord's Grant Assurances and requirements under 14 CFR Part 77), Title 3, Chapter 9 of Landlord's municipal
code, Landlord's policies governing agreements involving the lease, use, and/or disposition of Airport property for
aeronautical activities, and the Rules and Regulations (as defined below), all as now in force and/or which may
hereafter be amended, modified, enacted, and/or promulgated.
3.2.2
Tenant will store all aircraft, vehicles, machinery, equipment, tools, and/or supplies
within the Property boundaries and in a safe, neat, clean, and orderly manner; Tenant will not permit any
machinery, aircraft, vehicles, equipment, tools, and/or supplies to remain unattended on or about the Property.
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Tenant will refrain from any activity which would make it impossible to insure the Property against casualty, or
would prevent Landlord from taking advantage of any ruling of the Oregon Insurance Rating Bureau (or its
successor) allowing Landlord to obtain reduced premium rates for long-term fire insurance policies, unless Tenant
pays the additional costs of the insurance. Tenant will refrain from any use and/or activities which would be
reasonably offensive to Landlord, other users of the Airport, and/or neighboring property, and/or which would
tend to create or cause fire risk, a nuisance, and/or damage the reputation ofthe Property and/or Airport, all as
determined by Landlord. Tenant will conduct and operate the Permitted Use and all activities at the Airport in a
safe, prudent, professional, and lawful manner.
3.2.3 Tenant will not cause and/or permit any Hazardous Substances (as defined below)to be
spif ed, leaked, disposed of , and/or otherwise released on, under, and/or about the Property and/or
f
lmprovements. Without otherwise limiting the generality of the immediately preceding sentence, but subject to
applicable laws, Tenant may use, store, and/or otherwise handle on or in the Property only those Hazardous
Substances typically used, stored, sold, and/or handled in the prudent and safe operation of the Permitted Use;
provided, however, Tenant will use, store, and/or otherwise handle on or in the Property the Hazardous
Substances in a safe, neat, clean, and orderly manner consistent with applicable Laws. Upon the earlier
termination or expiration of this Lease, Tenant will properly remove and dispose of all Hazardous Substances from
the Property. For purposes of this Lease, the term "Environmental Law(s)" means any federal, state, and/or local
statute, regulation, and/or ordinance, or anyjudicial or other governmental order, pertaining to the protection of
health, safety, and/or environmen! the term "Hazardous Substance(s)" means any hazardous, toxig infectious,
and/or radioactive substance, waste, and/or material as defined or listed by any Environmental Law, including,
without limitation, pesticides, aviation fuel, paint, petroleum oil, and their fractions
3.2.4 Tenant will conform and comply with all rules and regulations concerning the Airport,
lmprovements, and/or Property, which now exist or may hereafter become effective, including, without limitation,
af f Airport security, screening, and/or fire safety rules, regulations, and procedures (collectively, the "Rules and
Regulations"). Tenant will not perform any acts or carry on any practice prohibited by the Rules and Regulations.
Tenant acknowledges and agrees that Landlord is permitted to adopt new Rules and Regulations, or amend the
Rules and Regulations, from time to time as Landlord determines necessary or appropriate. Any adoption or
amendment to the Rules and Regulations will be effective 30 days after Landlord provides Tenant notice of such
adoption or amendments.
3.3
Aviation Easement; Aeronautical Uses. Tenant's use of the Property and lmprovements is
secondary and subordinate to the operation of the Airport and Laws. Landlord reserves for itself, and for the
public, a right of flight for the passage of aircraft in the airspace above the Property and lmprovements together
with the right to cause noise, vibration, dust, fumes, smoke, vapor, and other effects inherent in the navigation or
flight of aircraft and/or operation of the Airport. Notwithstanding anything contained in this Lease to the contrary,
Tenant will protect the Airport and Airport property for aeronautical and related uses, will not interfere or impede,
and will conduct all activities in a manner that will not adversely affect or interfere with, Landlord's operations
and/or those of other tenants and authorized users of the Airport or general public. Any Tenant activities that
Landlord determines interfere or impede with the operation, use, and/or maintenance of the Airport, Airport
property, and/or aeronautical activities is specifically prohibited and will constitute an Event of Default (as defined
below) under this Lease.
3.4
Airoort Operations; Securitv. Notwithstanding anything contained in this Lease to the contrary,
Landford reserves the right to control and regulate all Airport property, facilities, and/or operations, including,
without limitation, taxiways, ramps, runways, improvements, aprons, fuel areas, and parking facilities. Landlord
may impose certain taxi proceedings, requirements, and/or controls to promote efficient and orderly operation of
other operators. Tenant acknowledges and agrees that Landlord does not provide continuous security for the
Property, lmprovements, and/or Airport (including, without limitation, the Parking Area). Tenant is responsible for
securing and safeguarding the Property, lmprovements, and all aircraft and other personal property located on or
about the Property. Landlord will not be liable for any loss and/or damage to Tenant's property due to theft,
vandalism, and/or any other causes, including forces of nature.
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3.5
Construction Activities. Tenant's use of the Property and/or lmprovements may be disrupted by
certain expansion, improvement, construction, development, remodelin g, and/or other activities on or at the
Airport, including, without limitation, runway maintenance and repairs. Landlord will not be in default under this
Lease (and Tenant will not be entitled to any abatement of Rent and/or other concessions) if Tenant is disrupted
(temporarily or otherwise) in the use of the Property, lmprovements, and/or Airport due to the aforementioned
activities.
3.6
Non-Discriminationr Unfair Practices. Tenant covenants and agrees as follows: (a) if any facilities
and/or improvements (including without limitation, Alterations (as defined below) are constructed, maintained,
and/or otherwise operated on the Property and/or lmprovements for a purpose for which a DOT program or
activity is extended or for another purpose involving the provision of similar services or benefits, Tenant will
maintain and operate such facilities and services in compliance with all requirements imposed under 49 CFR Part
21, Nondiscrimination in Federally Assisted Programs of the Department of Transportation, as amended; (b) no
person will, on the grounds of race, color, national origin, and/or other protected classification, be excluded from
participation in, denied the benefits of, and/or otherwise subjected to discrimination in the use of any facilities
located on or in the Property and/or lmprovements; and (c) in the construction of any improvements on, over,
andlor under the Property and/or lmprovements and the furnishing of services thereon, no person will, on the
grounds of race, color, national origin, and/or other protected classification, be excluded from participation in,
denied the benefits of, and/or otherwise subjected to discrimination.
3,7
Notice of Action. Tenant will immediately notify Landlord in writing of the occurrence of any of
the following events: (a) any enforcement, clean-up, removal, and/or other governmental or regulatory action is
instituted, completed, and/or threatened concerning the lmprovements and/or Property pursuant to any
Environmental Laws; and/or (b) any claim is made or threatened by any person against or concerning Tenant,
Tenant'sactivities,and/ortheconditionofthePropertyand/orlmprovements. Tenantwill provideLandlord
copies of any written documentation related to the foregoing.
3.8
Subordination - United States. Notwithstanding anything contained in this Lease to the contrary,
(a) this Lease is subordinate to the terms of any agreement between Landlord and the United States concerning
Airport operations and/or maintenance (the terms of such agreement will supersede the terms of this Lease), and
(b) during times of war or national emergency, Landlord may lease the Airport's landing area (or any part thereof)
to the United States for military or naval use (and, in connection therewith, the provisions of this Lease will be
suspended to the extent inconsistent with Landlord's lease with the United States).
4.
ALTEMTIONS
Except any ordinary and necessary lmprovement maintenance and/or repairs performed (or caused to be
performed) by Tenant, Tenant will make no additions, improvements, modifications, and/or alterations in or to the
Property andlor lmprovements of any kind or nature whatsoever, including, without limitation, the installation of
any improvements, fixtures, andf or devices on or to the Property and/or lmprovements (individually and
collectively, "Alteration(s)"), without Landlord's prior written consent. Any Alterations approved by Landlord will
be made in a good and workmanlike manner, in compliance with applicable Laws, at Tenant's cost and expense,
and consistent with the general appearance, quality, and d6cor of the Property and/or lmprovements and
surrounding property. Subject to Section 8.4 Alterations performed in or to the Property and/or lmprovements by
either Landlord or Tenant will be the property of Landlord. Construction of any exterior Alterations must be
approved (i.e., must receive a "no objection" determination) by the FM through the notice of proposed
construction review process, submittal of FAA Form746O-'J., and will be subject to all applicable Laws. Tenant will
timely file FAA Form 7460-2 Supplemental Notice concerning the Alterations.
5.
MAINTENANCE AND REPAIRS
5.1
Landlord Maintenance and Repairs. Notwithstanding anything contained in this Lease to the
contrary, Landlord has no obligation to make or perform any repairs, maintenance, replacements, alterations,
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and/or improvements in or to the Property (and/or the lmprovements), including, without limitation, snow
removal. All repairs, maintenance, replacements, alterations, and/or improvements in or to the Property and/or
lmprovements will be made by Tenant at Tenant's cost and expense.
5.2
Tenant Maintenance and Repairs. Tenant will maintain, at Tenant's cost and expense, the
Property and lmprovements (interior and exterior) in good condition, repair, working order, and appearance, and
will preserve the Property and lmprovements, normal wear and tear excepted, and will not commit or permit
waste. Without othenrtrise limiting the generality of the immediately preceding sentence, Tenant will perform, at
Tenant's cost and expense, the following maintenance and repairs:
5.2.1 Repair and maintain the roof, gutters, bearing walls, structural members, foundation,
walls (exterior and interior), ceilings, doors, windows, and related hardware, light fixtures, switches, wiring,
plumbing water, sewage, gas, and electrical services concerning or related to the lmprovements.
5.2.2
Repair and maintain the plumbing system, electrical system, and HVAC system
concerning or related to the lmprovements. Repair and maintain lmprovement-related boilers, lighting facilities,
fired or unfired pressure vessels, fire hose connections, fire sprinkler and standpipe and hose, and all other aspects
of the fire extinguishing system, including, without limitation, the fire alarm and/or smoke detection systems and
equipment.
5.2.3 Repair and maintain the sidewalks, driveways, and landscaping, including without
limitation, all necessary or appropriate snow removal.
5.2.4 All sweeping, mopping, trash collection and removal, and washing required to keep the
Property and lmprovements clean and orderly,
5.2.5 All repairs or maintenance necessitated by the acts or omissions of Tenant and/or
Tenant's Agents.
5.2.6 All repairs, maintenance, andf or improvements required under Tenant's obligation to
comply with the Laws.
lf Tenant fails or refuses to perform or complete the repairs, maintenance , andf or improvements required
under this Section 5.2 within 10 days after Landlord's written notice, Landlord may make the repair or
improvement or perform the maintenance and charge the actual costs and expenses of repair, improvement,
and/or maintenance to Tenant; provided, however, if Tenant's failure or refusal to perform or complete the
repairs, maintenance , andf or improvements causes or threatens loss of life, injury, significant damage, and/or
destruction to person or property, human suffering, and/or significant financial loss, Landlord may make the repair
or improvement or perform the maintenance (and charge the actual costs and expenses of repair, improvement,
and/or maintenance to Tenant) without first having provided Tenant written notice. Tenant will reimburse
Landlord for the costs and expenses of repairs, improvements, and/or maintenance on demand, together with
interest at the rate of L2% per annum from the date of expenditure until paid in full.
5.3
Signage; Encumbrances.
5.3.1. Tenant will not be permitted to erect or maintain any signage on or about the Property
without Landlord's prior written consent. Any signage authorized by Landlord will be erected and maintained at
Tenant's cost and expense. Signage installed by Tenant will be removed by Tenant, at Tenant's cost and expense,
upon the expiration or earlier termination of this Lease and the sign location restored to its former state unless
Landlord elects to retain all or any portion of the signage.
5.3.2
Tenant will keep the Property and lmprovements free from all Encumbrances. Tenant
will pay as and when due all claims for work done on and for services rendered or material furnished to the
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Property. lf Tenant fails to pay any such claims to discharge any Encumbrance, Landlord may do so and collect the
costs as Rent. Any amount so added will bear interest at the rate of t2% per annum from the date expended by
Landlord and will be payable on Landlord's demand. Landlord's payment of Tenant's claims or discharge of any
Tenant Encumbrance will not constitute a waiver of any other right or remedy which Landlord may have on
account of Tenant's default. lf an Encumbrance is filed due to nonpayment, Tenant will, within 10 days after
knowledge of the filing, secure the discharge of the Encumbrance or deposit with Landlord cash or sufficient
corporate surety bond or other surety satisfactory to Landlord in an amount sufficient to discharge the
Encumbrance plus any costs, attorney fees, and other charges that could accrue as a result of a foreclosure or sale
under the Encumbrance. Tenant will indemnify, defend, and hold Landlord harmless for, from, and against all
claims, losses, and/or liabilities arising out of Tenant's failure to comply with this Section 5.3.2.
ASSIGNMENT; INSURANCE; lN DEMNI FICATION
6.1
Transfer.
5.1.1 Tenant will not sell, assign, mortgage, sublet, lien, convey, encumber, and/or otherwise
transfer (whether directly, indirectly, voluntarily, involuntarily, and/or by operation of law) all or any part of
Tenant's rights and/or interests in or to this Lease, the Property, andf or lmprovements (including, without
limitation, any Alterations) (collectively, "Transfe/') without Landlord's prior written consent, which consent
Landlord will not unreasonably withhold, condition, and/or delay. For purposes of this Lease, a "Transfe/' includes
the sale, assignment, encumbrance , andf or transfer - or series of related sales, assignments, encumbrances,
and/ortransfers -of 51r%ormoreof theshares,membership,andfor otherownershipinterestsof Tenant,
regardless of whether the sale, assignment, encumbrance, and/or transfer occurs voluntarily or involuntarily, by
operation of law, or because of any act or occurrence.
6.I.2 Tenant will provide Landlord no less than 30 days' prior written notice of a proposed
Transfer (the "Transfer Notice"), which Transfer Notice will include the name and address of the proposed
transferee and a true and complete copy of the proposed Transfer documentation and/or instruments. Landlord's
consent to any proposed Transfer is conditioned on the following: (a) Tenant demonstrating (to Landlord's
reasonable satisfaction) that the proposed transferee's condition (financial and otherwise), style of operation,
business reputation, and use of the Property and lmprovements is consistent with the terms of this Lease and that
Landlord's interests in the Property, Airport, and lmprovements will not be adversely affected in any material
respect; (b)Tenant reimbursing Landlord for the costs and expenses incurred by Landlord in connection with its
review of all Transfer documentation and/or instruments (and otherwise related to Landlord's determination as to
whether to consent to the proposed Transfer); (c)the transferee agreeing in writing to comply with and be bound
by all the terms, covenants, conditions, provisions, and agreements of this Lease; (d) Tenant's assignment of the
FBO Agreement, Ancillary Lease, and Modular Lease to the proposed transferee (and the transferee assuming all
Tenant's obligations arising out of or under the FBO Agreement, Ancillary Lease, and Modular Lease); and (e) any
other conditions that Landlord may reasonable impose under the particular circumstances surrounding the
proposed Transfer. Tenant acknowledges and agrees that Landlord's conditioning of its consent to any proposed
Transfer on Tenant's satisfaction of the conditions contained in this Section 6.1 is reasonable under this Lease'
5.1.3 lf Landlord consents to a Transfer, the following will apply: (a) the terms and conditions
of this Lease will in no way be deemed waived or modified; (b) consent will not be deemed consent to any further
Transfer byTenant or any transferee; (c) the acceptance of Rent by Landlord from any other person will not be
deemed a waiver by Landlord of any provision of this Lease; and (d) no Transfer relating to this Lease and/or the
lmprovements, whether with or without Landlord's consent, will modify, relieve, and/or eliminate any liabilities
and/orobligationsTenantand/oranyguarantorofthisLeasemayhaveunderthisLease. Landlordmayconsentto
subsequent assignments, subletting, and/or amendments or modifications to this Lease with assignees of Tenant
without notifying Tenant, or any successor of Tenant, and without obtaining its or their consent thereto and such
action will not relieve Tenant of any liability under this Lease.
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6.2 Tenant lnsurance. Tenant will keep the lmprovements insured against fire and other risks
covered under a standard fire insurance policy with an endorsement for extended coverage. Tenant will maintain,
at Tenant's cost and expense, a policy of fire, extended coverage, vandalism, and malicious mischief insurance
insuring the personal property, furniture, furnishings, and fixtures belonging to Tenant located in or on the
lmprovements. The amount of the insurance will be no less than 100% of the replacement cost of the
lmprovements and will also be sufficient to prevent Tenant from becoming a coinsurer under the provisions of the
policies. Landlord will not be responsible for any loss or damage to Tenant's personal property, whether or not
insured.
6.3 Liabilitv lnsurance. Tenant will procure, and thereafter will continue to carry, (a) general liability
insurance (occurrence version) with a responsible licensed Oregon insurance company against personal injury
claims arising directly or indirectly out of Tenant's activities on, or any condition of, the Property and/or
lmprovements, whether or not related to an occurrence caused, or contributed to, by Landlord's negligence, and
will insure the performance by Tenant of Tenant's indemnification obligations under this Lease, and (b) aircraft
liability insurance. Tenant's general liability insurance required to be carried under this Section 6.3 will have a
general aggregate limit of no less than $4,000,000,00, a per occurrence limit of no less than 52,000,000.00; the
aircraft liability insurance will have a general aggregate and per occurrence limit of no less than 51,000,000'00.
Each liability insurance policy required under this Lease will be in form and content satisfactory to Landlord and
will contain a severability of interest clause. By separate endorsement, each liability insurance policy will name
Landlord and Landlord's officers, employees, agents, and volunteers as additional insureds. The insurance Tenant
is required to obtain under this Lease may not be cancelled without 10 days' prior written notice to Landlord.
Tenant's insurance will be primary and any insurance carried by Landlord will be excess and noncontributing.
Tenant will furnish Landlord with policy copies (including applicable endorsements) evidencing the insurance
coverage, endorsements, and provisions Tenant is required to obtain under this Lease upon Tenant's execution of
thisLeaseandatanyothertimerequestedbyLandlord. lfTenantfailstomaintaininsuranceasrequiredunder
this Lease, Landlord will have the option, but not the obligation, to obtain such coverage with costs to be
reimbursed by Tenant immediately upon Landlord's demand. Notwithstanding anything contained in this Lease to
the contrary, Landlord may increase the minimum levels of insurance Tenant is required to carry under this Lease
by providing Tenant 90 days' prior written notice. All policies of insurance which Tenant is required by this Lease
to carry will provide that the insurer waives the right of subrogation against Landlord'
6.4 Tenant Release and lndemnification. Tenant releases and will defend, indemnify, and hold
Landlord and Landlord's present and future officers, employees, contractors, representatives, and agents
(collectively, "Landlord's Agents") harmless for, from, and against all claims, demands, charges, proceedings, costs,
expenses, losses, damages, and/or liabilities, including, without limitation, attorney fees and costs, resulting from
or arising out of, whether directly or indirectly, the following: (a) any damage, loss, and/or injury to person or
property in, on, and/or about the Property and/or lmprovements provided such damage, loss, and/or injury to
person or property is not caused by Landlord's gross negligence or willful misconduct; (b) Tenant's and/or Tenant's
directors, otficers, shareholders, members, managers, employees, agents, representatives, invitees, and/or
contractors (collectively, 'Tenant's Agents") acts and/or omissions, including, without limitation, Tenant's and/or
Tenant's Agents operations at the Airport, lmprovements, and/or Property; (c) Tenant's use of the Property,
lmprovements, and/or Airport; (d) Tenant's construction, maintenance, repair, and/or occupancy of the Property
and/or lmprovements and/or any condition of the Property and/or lmprovements; (e) the use, storage, treatment,
transportation, presence, release, and/or disposal of Hazardous Substances in, on, under,andfor aboutthe
property and/or lmprovements; and/or (f) Tenanf s breach and/or failure to perform any Tenant representation,
warranty, covenant, and/or obligation under this Lease. Tenant's indemnification obligations under this Section
6.4 will survive the expiration or earlier termination of this Lease.
5.5 Reconstruction After Damase. lf the lmprovements are damaged or destroyed by fire or any
other cause at any time during the Lease Term, whether or not covered by insurance, Tenant will promptly repair
the damage and restore the lmprovements. The completed repair, restoration, and/or replacement
lmprovements will be equal in value, quality, and use and will be restored to the condition of the lmprovements
immediately before the damage or destruction. Tenant will pay all costs and expenses of repairing and restoring
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the lmprovements, which repairs and restoration will be completed no later than 365 days after the date of the
fire or other cause of damage. Tenant will not be entitled to any abatement of Rent on account of any damage to
or destruction of the lmprovements, nor will any other obligations of Tenant under this Lease be altered or
terminated except as specifically provided in this Lease.
6.6
Waiver of Subrosation. Neither party will be liable to the other (or to the other's successors or
assigns) for any loss or damage caused by fire, or any of the risks covered by the property insurance policies
required underthis Lease, and in the event of insured loss, neither party's insurance companywill have a
subrogated claim against the other. This waiver will be valid only if the insurance policy in question expressly
permits waiver of subrogation or if the insurance company agrees in writing that such a waiver will not affect
coverage under the policies. Each party agrees to obtain such an agreement from its insurer if the policy does not
expressly permit a waiver of subrogation.
7,
DEFAULT:REMEDIES
7,1
Default. The occurrence of any one or more of the following events constitutes a default by
Tenant under this Lease (each an "Event of Default"): (a) Tenant's failure to pay Rent and/or any other charge,
cost, and/or expense underthis Lease when due; (b) Tenant's breach andlor failure to perform any representation,
warranty, obligation, andlor covenant contained in this Lease (other than the payment of Rent or other charge,
cost, and/or expense under Section 7.1(a)) within 10 days after written notice from Landlord specifying the nature
of the breach and/or failure to perform with reasonable particularity; provided, however, if Tenant's breach
and/or failure to perform causes or threatens loss of life, injury, significant damage, andf or destruction to person
or property, human suffering, and/or significant financial loss, Tenant must cure or remedy such breach and/or
failure to perform immediately upon receipt of written notice from Landlord; (c) attachment, execution, levy,
and/or other seizure by legal process of any right or interest of Tenant under this Lease if not released within 30
days; (d) Tenant dies, dissolves, becomes insolvent within the meaning of the United States Bankruptcy Code, as
amended from time to time; a general assignment by Tenant for the benefit of creditors; the filing by Tenant of a
voluntary petition in bankruptcy; an adjudication that Tenant is bankrupt or the appointment of a receiver of the
properties of Tenant; the filing of any involuntary petition of bankruptcy and failure of Tenant to secure a dismissal
of the petition within 30 days after filing; attachment of or the levying of execution on the leasehold interest and
failure of Tenant to secure discharge of the attachment or release of the levy of execution within 30 days; (e)
Tenant's breach and/or failure to perform Tenant's obligations, representations, warranties, and/or covenants
under the FBO Agreement, Ancillary Lease, and/or Modular Lease; and/or (f) Tenant's failure for 30 days or more
to occupy the Property and lmprovements for the Permitted Use.
7.2
Landlord's Remedies. Upon an Event of Default, Landlord may elect any one or more of the
following remedies:
7.2.L
Landlord may terminate this Lease, the FBO Agreement, Ancillary Lease, and/or Modular
LeasebynoticetoTenant. lfthisLeaseisnotterminatedbyLandlord,Landlordwill beentitledtorecoverdamages
from Tenant for the default. lf this Lease is terminated by Landlord, Tenant's liability to Landlord for damages will
survive such termination, and Landlord may reenter, take possession of the Property and lmprovements, and
remove any persons or property (including the lmprovements) by legal action or by self-help with the use of
reasonable force and without liability for damages. Landlord may pursue all rights and remedies provided
Landlord under the FBO Agreement, Ancillary Lease, and/or Modular Lease, including, without limitation,
termination. Notwithstanding anything contained in this Lease to the contrary, upon termination of the FBO
Agreement, Ancillary Lease, and/or Modular Lease, Landlord will have all rights and remedies available to Landlord
under the FBO Agreement, Ancillary Lease, Modular Lease, and/or applicable law.
7.2.2
Following reentry or abandonment, Landlord may relet the Property, and in that
connection may make any suitable alterations or refurbish the Property or lmprovements (or both), or change the
character or use of the Property and/or lmprovements, but Landlord will not be required to relet the Property
and/or lmprovements for any use or purpose other than compatible uses or which Landlord may reasonably
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consider injurious to the Property, or to any tenant which Landlord may reasonably consider objectionable.
Landlord may relet all or part of the Property or lmprovements, alone or in conjunction with other properties, for a
term longer or shorter than the term of this Lease, upon any reasonable terms and conditions, including the
granting of some rent-free occupancy or other rent concession.
7.2.3 Upon the happening of an Event of Default, Landlord will be entitled to recover
immediately, without waiting until the due date of any future Rent or until the date fixed for expiration of this
Lease, and in addition to any other damages recoverable by Landlord, the following amounts as damages: (a)the
loss of reasonable rental value from the date of default until a new tenant has been, or with the exercise of
reasonable efforts could have been, secured; (b) the reasonable costs of reentry and reletting including, without
limitation, the cost of any demolition, construction, clean-up, refurbishing, removal of Tenant's property and
fixtures, or any other expense occasioned by Tenant's failure to quit the Property and lmprovements (if applicable)
upon termination and leave the Property and lmprovements (if applicable) in the required condition, including
without limitation, any remodeling costs, attorney fees, court costs, broker commissions, and advertising costs;
and/or (c) any excess of the value of the Rent, and all of Tenant's other obligations under this Lease, over the
reasonable expected return from the Property and/or lmprovements for the period commencing on the earlier of
the date of trial or the date the Property and/or lmprovements are relet and continuing through the end of the
Lease Term.
7.3
Cumulative Remedies; Rieht to Cure. Termination of this Lease will not constitute a waiver or
termination of any rights, claims, and/or causes of action Landlord may have against Tenant; Tenant's obligations
under this Lease, including, without limitation, Tenant's indemnification obligations under Section 5.4, will survive
the termination. Landlord may sue periodically to recover damages during the period corresponding to the
remainder of the Lease Term, and no action for damages will bar a later action for damages subsequently accruing.
The foregoing remedies will be in addition to and will not exclude any other remedy available to Landlord under
applicable law. Unless a shorter time is otherwise provided in this Lease, if Tenant fails to perform any obligation
under this Lease Landlord will have the option to do so after 10 days' written notice to Tenant specifying the
nature of the default. Landlord's performance of any Tenant obligation under this Lease will not waive any other
remedy available to Landlord. All of Landlord's expenditures to correct the default will be reimbursed by Tenant
on demand with interest at the rate of 12% per annum from the date of expenditure by Landlord until paid in full.
7.4
Termination Riehts. Notwithstanding anything contained in this Lease to the contrary, this Lease
may be terminated (a) at any time by the mutual written agreement of Landlord and Tenant, (b) by Landlord
immediately upon notice to Tenant if Landlord reasonably determines that Tenant's acts or omissions cause or
threaten loss of life, injury, significant damage, and/or destruction to person or property, human suffering, and/or
significant financial loss, and/or (c) by Landlord upon termination of the FBO Agreement, Ancillary Lease, and/or
Modular Lease. Termination of this Lease will not constitute a waiver or termination of any rights, claims, andf or
causes of action Landlord may have against Tenant; Tenant's obligations under this Lease, including without
limitation, Tenant's indemnification obligations under Section 6.4, will survive the termination. Tenant will not be
entitled to damages and/or any other recovery if Landlord exercises its termination right under this Section 7.4.
8.
SURRENDER; HOLDOVER
8.1
lmorovements and Alterations. In addition to all other Tenant obligations required under this
Lease, upon the earlier termination or expiration of this Lease, Tenant will, at Tenant's cost and expense, pay and
perform the following: (a) perform all Property and lmprovements maintenance and repairs for which Tenant is
responsible under this Lease; and (b) surrender the Property and lmprovements (subject to Section 8.4)to
Landlord in good condition, repair, working order, and appearance, free of waste and debris. lf Tenant fails to
timely surrender the Property and lmprovements in accordance with this Section 8.1, the following will apply: (x)
by written notice given to Tenant within 10 days after Tenant's surrender obligations were required to be
performed, Landlord may elect to hold Tenant to its surrender obligations under this Section 8.1; (y) Landlord may
cause Tenant's surrender obligations to be performed in accordance with this Section 8.1., at Tenant's cost and
expense; andlor (z) Landlord may treat Tenant as a holdover tenant under Section 8.3. Tenant is liable to Landlord
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for all costs and expenses Landlord incurs to cause the Property and lmprovements to be surrendered in
accordance with this Section 8.1 with interest at 72% per annum from the date of expenditure by Landlord until
paid in full.
8,2
Tenant Personal ProperW Removal Obligations. Prior to the earlier termination or expiration of
this Lease, Tenant will remove from the Property and lmprovements all aircraft, vehicles, furnishings, furniture,
equipment, tools, trade fixtures, and personal property which remain its property, including all resulting waste
and/or debris. lf Tenant fails to timely remove the aircraft, vehicles, furnishings, furniture, equipment, tools, trade
fixtures, personal property, and all resulting waste and/or debris, the following will apply: (a) at Landlord's
election, Tenant will be deemed to have abandoned the property, and Landlord may retain the property and all
rights of Tenant with respect to the property will cease; (b) by written notice given to Tenant within 10 days after
removal was required, Landlord may elect to hold Tenant to its removal obligations (provided, however, if
Landlord elects to require Tenant to remove, Landlord may effect a removal and place the property in storage for
Tenant's account); (c) Landlord may cause the property to be removed in accordance with this Section 8.2, at
Tenant's cost and expense; and/or (d) Landlord may treat Tenant as a holdover tenant under Section 8.3. Tenant is
liable to Landlord for all costs and expenses Landlord incurs to cause the property's removal and/or storage with
interest at72% per annum on all such expenses from the date of expenditure by Landlord until paid in full.
8.3
Holdover. lf Tenant does not vacate and surrender the Property and lmprovements in
accordance with Sections 8.1 and 8.2 at the time required, Landlord will have the option to treat Tenant as a
tenant from month-to-month, subject to the provisions of this Lease (except the provisions for term and
extension), except that Base Rent will be equal to t5O% of the then-applicable Base Rent. Failure of Tenant to
timely surrender the Property and lmprovements and remove its aircraft, vehicles, trade fixtures, furniture,
furnishings, equipment, tools, and/or any other personal property in accordance with this Lease will constitute a
failure to vacate to which this Section 8.3 will apply. lf a month-to-month tenancy results from a holdover by
Tenant under this Section 8.3, the tenancy will be terminable at the end of any monthly rental period on written
notice from Landlord given not less than 30 days prior to the termination date which will be specified in the notice.
8.4
Removal and Ownership. Notwithstanding anything contained in this Lease to the contrary,
upon the earlier termination or expiration of this Lease, Landlord may (a) require Tenant to remove the
lmprovements and/or Alterations from the Property (and surrender the Property to Landlord in good condition,
repair, working order, and appearance, free of waste and debris), at Tenant's cost and expense, prior to the earlier
terminationorexpirationofthisLease,or(b) purchasethelmprovementsinaccordancewithSection8.5. lf
Tenant fails to timely remove the lmprovements and/or Alterations from the Property under this Section 8.4 to
Landlord's reasonable satisfaction (including all resulting waste or debris), Landlord may, in addition to any other
Landlord rights and remedies, (y) cause the lmprovements and/or Alterations to be removed at Tenant's cost and
expense, and/or (z) treat Tenant as a holdover tenant under Section 8.3. Tenant is liable to Landlord for all costs
and expenses Landlord incurs to cause the removal of the lmprovements and/or Alterations and Property's
restoration with interest at t2% per annum on all such expenses from the date of expenditure by Landlord until
paid in full.
8.5
Landlord Purchase. lf Landlord purchases the lmprovements in accordance with Section 8.4,
Landlord will purchase the lmprovements for the fair market value of the lmprovements as of the expiration or
earlier termination of this Lease. The purchase will be made effective as of the date of the expiration or earlier
termination of the Lease, Landlord will obtain ownership of the lmprovements free and clear of all Encumbrances,
including, without limitation, any Tenant rights or interests in and to the lmprovements. Tenant will sign and
deliver all documents and instruments Landlord determines necessary or appropriate to effectuate the transfer
and conveyance of the lmprovements.
8.5
Fair Market Value. lf Landlord elects to purchase the lmprovements, then the fair market value
of the lmprovements will be determined by the parties through good faith negotiation, which the parties will
commence at least 90 days before the expiration or earlier termination of the Lease (unless not known) and
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pursue with diligence. lf the parties cannot reach agreement within 30 days, then the fair market value will be
determined by the following process:
8.5.1
no later than 90 days before the expiration or earlier termination of this Lease, each
party will submit in confidence its written evaluation of the fair market value of the lmprovements. At the same
time, the parties will attempt in good faith to appoint a mutually acceptable, independent, qualified appraiser. No
later than 30 days after the appraiser is appointed, the appraiser will choose one of the two proposals as the fair
market value of the FBO, which determination will be final and binding,
8.6.2
lf the parties cannot agree on an appraiser, then each party will appoint a qualified,
independent appraiser no later than 75 days before the expiration or earlier termination of this Lease. The
appraisers appointed by each party will select a qualified, independent appraiser, who will choose one of the two
proposals as the fair market value of the lmprovements, which determination will be final and binding. lf a party
fails to timely appoint a qualified appraiser, then the one appraiser timely appointed will determine the fair market
value by choosing one of the two proposals as the fair market value of the lmprovements, which determination
will be final and binding. lf a party fails to timely submit its evaluation of the fair market value, then the timely
submitted evaluation will be the final and binding fair market value of the lmprovements.
8.6.3
Each party will bear one-half of the expense of the mutually appointed appraiser and
the entire expense of any appraiser appointed by the party individually. Landlord will pay Tenant the agreed or
determined fair market value, as the case may be, no later than 30 days after it is determined; provided, however,
if Landlord determines necessary or appropriate, Landlord may pay the agreed or determined fair market value
over an installment period not exceeding 48 months. Tenant will defend, indemnify, and hold Landlord harmless
for, from, and against all liability and loss arising from Tenant's failure to deliver the lmprovements free and clear
of all Encumbrances.
9.
MISCELLANEOUS
9.1
Non-waiver; Attornev Fees. No waiver will be binding on a party unless it is in writing and signed
by the party making the waiver. Waiver by either party of strict performance of any provision of this Lease will not
be a waiver of or prejudice the party's right to require strict performance of the same provision in the future or of
any other provision. lf an Event of Default occurs, Tenant will pay Landlord, within 10 days after Landlord's
demand, all attorney fees and costs Landlord incurs to enforce the terms of this Lease whether or not Landlord
instituted arbitration or litigation proceedings. lf any arbitration or litigation is instituted to interpret, enforce, or
rescind this Lease, including, without limitation, any proceeding brought under the United States Bankruptcy Code,
the prevailing party on a claim will be entitled to recover with respect to the claim, in addition to any other relief
awarded, the prevailing party's attorney fees, expert fees, and other fees, costs, and expenses of every kind,
including, without limitation, the costs and disbursements specified in ORCP 58 A(2), incurred in connection with
the arbitration, the litigation, any appeal or petition for review, the collection of any award, or the enforcement of
any order, as determined by the arbitrator or court.
9.2
Addresses for Notices; Bindine Effect. All notices or other communications required or permitted
by this Lease must be in writing, must be delivered to the parties at the addresses set forth above, or at any other
address that a party may designate by notice to the other parties. Any notice will be considered delivered upon
actual receipt if delivered personally, via email or facsimile (with electronic confirmation of delivery), or an
overnight delivery service, or at the end of the third business day after the date deposited in the United States
mail, postage pre-paid, certified, return receipt requested. Subject to the limitations under Section 5.1 concerning
the Transfer of this Lease by Tenant, this Lease will be binding upon and inure to the benefit of the parties, their
respective successors and assigns. This Lease (or any memorandum of this Lease) will not be recorded. Tenant will
cause Tenant's Agents to conform and comply with this Lease.
9.3
Entrv for lnspection; Late Fees: lnterest. Landlord may enter the Property and lmprovements for
the purpose of investigating compliance with the terms of this Lease, general safety inspections, and/or for any
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other reasonable purposes (as determined by Landlord), including without limitation, to show the
Property/lmprovements to a prospective tenant. Except in the case of an emergency, Landlord will endeavor to
provide Tenant no less than 24 hours' prior written before entering the Property. ln addition, Landlord will have
the right, at any time during the last 90 days of the Lease Term, to place and maintain upon the
Property/lmprovements notices for leasing the Property/lmprovements. lf Rent (or other payment due from
Tenant) is not received by Landlord within 10 days after it is due, Tenant will pay a late fee equal to 10% of the
payment or 5100.00, whichever is greater (a "Late Fee"). Landlord may levy and collect a Late Fee in addition to all
other remedies available for Tenant's failure to pay Rent (or other payment due from Tenant). Any Rent or other
payment required to be paid by Tenant under this Lease (and/or any payment made or advanced by Landlord in
connection with Landlord's performance of any Tenant obligation under this Lease) will bear interest at the rate of
L2% per annum from the due date (or, if applicable, the date of Landlord's payment) until paid by Tenant in full.
9,4
Severabiliw; Further Assurance: Governine Law: Venue: Joint and Several. lf a provision of this
Lease is determined to be unenforceable in any respect, the enforceability of the provision in any other respect,
and of the remaining provisions of this Lease, will not be impaired. The parties will sign such other documents and
take such other actions as are reasonably necessary to further effect and evidence this Lease. This Lease is
governed by the laws of the State of Oregon, without giving effect to any conflict-of-law principle that would result
in the laws of any other jurisdiction governing the Lease. lf any dispute arises regarding this Lease, the parties
agree that the sole and exclusive venue for resolution of such dispute will be in Malheur County, Oregon. All
parties submit to the jurisdiction of courts located in Malheur County, Oregon for any such disputes.
9.5
Entire Asreement; Sisnatures: Time. This Lease contains the entire understanding of the parties
regarding the subject matter of this Lease and supersedes all prior and contemporaneous negotiations and
agreements, whether written or oral, between the parties with respect to the subject matter of this Lease. This
Lease may be signed in counterparts. A fax or email transmission of a signature page will be considered an original
signature page. At the request of a party, a party will confirm a fax or email-transmitted signature page by
delivering an original signature page to the requesting party. Time is of the essence with respect to Tenant's
performance of its obligations under this Lease. lf the date for performance of an obligation or delivery of any
notice hereunder falls on a day other than a business day, the date for such performance or delivery of such notice
will bepostponeduntil thenextensuingbusinessday. ForpurposesofthisLease,a"businessday"meansa
normal working day (i.e., Monday through Friday of each calendar week, exclusive of Federal and state holidays
and one day following each of Thanksgiving, Christmas, and New Yea/s).
9.6
Discretion: Landlord Default. When a party is exercising any consent, approval, determination,
and/or similar discretionary action under this Lease, the standard will be the party's commercially reasonable
discretion, which discretion will not be unreasonably withheld, conditioned, and/or delayed. No act or omission of
Landlord will be considered a default under this Lease until Landlord has received 30 days' prior written notice
from Tenant specifying the nature of the default with reasonable particularity. Commencing from Landlord's
receipt of such default notice, Landlord will have 30 days to cure or remedy the default before Landlord will be
deemed in default of this Lease; provided, however, that if the default is of such a nature that it cannot be
completely remedied or cured within the thirty-day cure period, there will not be a default by Landlord under this
Lease if Landlord begins correction of the default within the thirty-day cure period and thereafter proceeds with
reasonable diligence to effect the remedy as soon as practical.
9.7
Additional Provisions; Attachments: Interpretation. The provisions of all exhibits, schedules,
instruments, and other documents referenced in this Lease are part of this Lease. All pronouns contained herein
and any variations thereof will be deemed to refer to the masculine, feminine, or neutral, singular or plural, as the
identity of the parties may require. The singular includes the plural and the plural includes the singular. The word
"or" is not exclusive. The words "include," "includes," and "includingl' are not limiting. The term "person" means
any natural person, corporation, limited liability company, partnership, joint venture, firm, association, trust,
unincorporated organization, government or governmental agency or political subdivision, or any other entity.
The titles, captions, or headings of the sections herein are inserted for convenience of reference only and are not
intended to be a part of or to affect the meaning or interpretation of this Lease.
14 - AIRPORT GROUND LEASE FOR AERONAUTICAT USE IMPROVEMENTS (FIXED BASED OPERATOR LEASE - OFFICE AND FUEL FARM)
{21789014-01t141304;6}

[PAGE 64]
lN WITNESS WHEREOF, the undersigned have caused this lease to be binding and effective for all
purposes as of the Effective Date.
LANDLORD: TENANT:
City of Ontario, Silverhawk Properties Oregon LLC,
an Oregon municipal corporation an Oregon Limited tiability Company
By: Catherine Weber, Manager
],5 - AIRPORT GROUND LEASE FOR AERONAUTICAL USE IMPROVEMENTS (FIXED BASED OPERATOR LEAsE - OFFTCE AND FUEI TARM)
{2178s014O1441304;b}

[PAGE 65]
Exhibit A
Property Description and Depiction
Exhibit
'tArr
a,
F
*
I
H
E
H
EXHIBIT A - PROPERTY DESCRIPTION AND DEPICTION
{2178901+01441304;6}

[PAGE 82]
General Ledger
Budget Status
User: kari.ott
Printed: 2/25/2026 - 1:52 PM
Account: From 120-00-010050 To 120-335-999999
Period: 6, 2026
Include: Revenue and Expense
Include Uncommitted JE's: True
Account Number Description Budget Amount Period Amount YTD Amount YTD Var Encumbered Amount Available % Available
Fund 120 AIRPORT FUND
Dept 120-000
R04 AIRPORT
120-000-406000 AVAILABLE CASH ON HAND 81,196.00 0.00 0.00 81,196.00 0.00 81,196.00 100.00
120-000-441000 INTEREST ON ACCOUNTS 100.00 0.00 64.65 35.35 0.00 35.35 35.35
120-000-441410 BLM LEASE 18,862.00 0.00 38,420.00 -19,558.00 0.00 -19,558.00 0.00
120-000-441420 KITIMURA LEASE 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-000-441430 GC Lease 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-000-441445 MONTGOMERY LEASE 2,000.00 0.00 1,000.00 1,000.00 0.00 1,000.00 50.00
120-000-441450 GRANT 0.00 0.00 61,872.05 -61,872.05 0.00 -61,872.05 0.00
120-000-441451 CARES ACT FUNDING 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-000-441452 FAA GRANT 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-000-441453 BLM PROJECT REVENUE 0.00 -276,548.00 -12,584.90 12,584.90 0.00 12,584.90 0.00
120-000-442000 FIBER REVENUES 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-000-443000 STOL SPONSORSHIP 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-000-444000 EVENT INCOME 0.00 0.00 150.00 -150.00 0.00 -150.00 0.00
120-000-458000 TRANSFERS IN 117,100.00 0.00 0.00 117,100.00 0.00 117,100.00 100.00
120-000-469200 MISC AIRPORT REVENUE 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-000-469201 REIMBURSEMENTS 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-000-469205 RESERVATION INCOME - ECLIPSE 0.00 0.00 0.00 0.00 0.00 0.00 0.00
R04 Sub Totals: 219,258.00 -276,548.00 88,921.80 130,336.20 0.00 130,336.20 59.44
R05 AQUATIC
120-000-441440 GOLF STORAGE LEASE 1,200.00 100.00 600.00 600.00 0.00 600.00 50.00
R05 Sub Totals: 1,200.00 100.00 600.00 600.00 0.00 600.00 50.00
R1 REVENUE
120-000-441100 HANGAR SPACE RENTALS 29,333.00 0.00 26,455.98 2,877.02 0.00 2,877.02 9.81
120-000-441200 TIE DOWN FEES (ANNUAL & TEMP) 5,000.00 0.00 0.00 5,000.00 0.00 5,000.00 100.00
120-000-441300 OTHER RENT/USE FEES 1,500.00 0.00 0.00 1,500.00 0.00 1,500.00 100.00
120-000-441400 COMMERCIAL AIRPORT USE FEE 5,000.00 0.00 0.00 5,000.00 0.00 5,000.00 100.00
120-000-469204 MISC INCOME AIRPORT 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-000-471500 FUEL GAS SALES 12,500.00 1,186.51 6,696.21 5,803.79 0.00 5,803.79 46.43
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[PAGE 83]
Account Number Description Budget Amount Period Amount YTD Amount YTD Var Encumbered Amount Available % Available
R1 Sub Totals: 53,333.00 1,186.51 33,152.19 20,180.81 0.00 20,180.81 37.84
Revenue Sub Totals: 273,791.00 -275,261.49 122,673.99 151,117.01 0.00 151,117.01 55.19
Dept 000 Sub Totals: -273,791.00 275,261.49 -122,673.99 -151,117.01 0.00
Dept 120-006 AIRPORT
01 PAYROLL RELATED EXPENSES
120-006-511000 WAGES & SALARIES 60,545.00 5,248.43 31,490.58 29,054.42 0.00 29,054.42 47.99
120-006-513100 VACATION/SICK BUYOUT 1,165.00 0.00 0.00 1,165.00 0.00 1,165.00 100.00
120-006-514000 EMPLR-PAID EMPLE BENEFITS 247.00 20.99 125.94 121.06 0.00 121.06 49.01
120-006-514100 MEDICAL INSURANCE CO-PAY 29,070.00 2,510.31 14,189.26 14,880.74 0.00 14,880.74 51.19
120-006-514200 DEFERRED COMPENSATION 1,800.00 0.00 0.00 1,800.00 0.00 1,800.00 100.00
120-006-515000 WORKMANS COMP 1,226.00 1.33 641.28 584.72 0.00 584.72 47.69
120-006-516000 RETIREMENT 15,724.00 1,316.31 7,897.86 7,826.14 0.00 7,826.14 49.77
120-006-516005 RETIREMENT - EE SHARE 3,703.00 314.91 1,889.46 1,813.54 0.00 1,813.54 48.97
120-006-516500 SOCIAL SECURITY 4,859.00 378.55 2,271.30 2,587.70 0.00 2,587.70 53.26
01 Sub Totals: 118,339.00 9,790.83 58,505.68 59,833.32 0.00 59,833.32 50.56
02 MATERIALS & SUPPLIES
120-006-610660 MEDICAL EXAMS 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-610850 CELL PHONE 520.00 39.58 262.41 257.59 0.00 257.59 49.54
120-006-610900 CHEMICAL / FERT / SEED 5,000.00 0.00 0.00 5,000.00 0.00 5,000.00 100.00
120-006-611100 MEETING MEALS 250.00 0.00 0.00 250.00 0.00 250.00 100.00
120-006-612000 LICENSES / PERMITS / FEES 200.00 0.00 0.00 200.00 0.00 200.00 100.00
120-006-612400 ELECTRICITY 13,275.00 729.01 5,778.17 7,496.83 0.00 7,496.83 56.47
120-006-613300 FUEL HEAT 2,000.00 171.06 320.23 1,679.77 0.00 1,679.77 83.99
120-006-613400 GARBAGE SERVICE 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-613500 GENERAL SUPPLIES 3,500.00 0.00 78.48 3,421.52 0.00 3,421.52 97.76
120-006-613600 COURSE MAINTENANCE 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-613700 ECLIPSE EXPENSES 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-613800 EVENT EXPENSES 4,000.00 47.55 47.55 3,952.45 0.00 3,952.45 98.81
120-006-613900 LIABILITY INSURANCE 3,893.00 0.00 4,379.00 -486.00 0.00 -486.00 0.00
120-006-614900 OFFICE SUPPLIES 5,700.00 88.50 1,062.96 4,637.04 2,624.26 2,012.78 35.31
120-006-615100 PETROLEUM SUPPLIES 2,500.00 367.39 957.05 1,542.95 1,742.95 -200.00 0.00
120-006-615200 POSTAGE 150.00 0.00 22.36 127.64 0.00 127.64 85.09
120-006-615300 PRINT / AD / RECORD 275.00 0.00 0.00 275.00 0.00 275.00 100.00
120-006-615500 PROPERTY TAXES 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-615550 CONTRACT SERVICES 84,464.00 0.00 42,087.66 42,376.34 49,220.44 -6,844.10 0.00
120-006-615551 CONTRACT LABOR 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-615600 RADIO MAINT. 200.00 0.00 0.00 200.00 0.00 200.00 100.00
120-006-617100 UTILITIES 250.00 0.00 0.00 250.00 0.00 250.00 100.00
120-006-617300 TELEPHONE 0.00 0.00 0.00 0.00 0.00 0.00 0.00
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[PAGE 84]
Account Number Description Budget Amount Period Amount YTD Amount YTD Var Encumbered Amount Available % Available
120-006-617330 INTERNET 4,300.00 344.47 1,377.88 2,922.12 0.00 2,922.12 67.96
120-006-617510 RECRUITMENT 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-617520 UNEMPLOYMENT CLAIMS 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-618000 PROFESSIONAL DEVELOPMENT 2,000.00 100.00 898.38 1,101.62 0.00 1,101.62 55.08
120-006-618300 VEHICLE REPAIR 500.00 0.00 34.40 465.60 0.00 465.60 93.12
120-006-618310 EQUIPMENT REPAIR 2,400.00 0.00 0.00 2,400.00 0.00 2,400.00 100.00
120-006-618950 OFFICE LEASES 7,200.00 0.00 3,636.00 3,564.00 3,708.00 -144.00 0.00
120-006-619000 MINOR AIRPORT IMPROVEMENTS 11,000.00 0.00 538.90 10,461.10 258.24 10,202.86 92.75
02 Sub Totals: 153,577.00 1,887.56 61,481.43 92,095.57 57,553.89 34,541.68 22.49
03 CAPITAL OUTLAY
120-006-711000 AIRPORT IMPROVEMENTS 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-712100 CAPITAL OUTLAY 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-712102 EQUIPMENT 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-712103 IRRIGATION SYSTEM 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-712104 BLM CONSOLIDATION OF EFFORTS 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-712105 AIRPORT MASTER PLAN 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-712106 PHANTOM CONCRETE PAD 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-712107 AIRPORT FENCING 0.00 0.00 154,850.88 -154,850.88 0.00 -154,850.88 0.00
120-006-712108 SECURITY IMPROVEMENTS 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-712109 AIRPORT POWER LINES 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-712110 WELL WATER METERS 0.00 0.00 0.00 0.00 0.00 0.00 0.00
120-006-712111 AIRPORT LIGHTING IMPROVEMENTS 0.00 0.00 0.00 0.00 0.00 0.00 0.00
03 Sub Totals: 0.00 0.00 154,850.88 -154,850.88 0.00 -154,850.88 0.00
05 TRANSFERS
120-006-832000 TRANSFER TO GRANT FUND 1,875.00 0.00 0.00 1,875.00 0.00 1,875.00 100.00
120-006-899999 TRANSFER TO PERS RESERVE 0.00 0.00 0.00 0.00 0.00 0.00 0.00
05 Sub Totals: 1,875.00 0.00 0.00 1,875.00 0.00 1,875.00 100.00
Expense Sub Totals: 273,791.00 11,678.39 274,837.99 -1,046.99 57,553.89 -58,600.88 0.00
Dept 006 Sub Totals: 273,791.00 11,678.39 274,837.99 -1,046.99 57,553.89
Fund Revenue Sub Totals: 273,791.00 -275,261.49 122,673.99 151,117.01 0.00 151,117.01 55.19
Fund Expense Sub Totals: 273,791.00 11,678.39 274,837.99 -1,046.99 57,553.89 -58,600.88 0.00
Fund 120 Sub Totals: 0.00 286,939.88 152,164.00 -152,164.00 57,553.89
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[PAGE 85]
Account Number Description Budget Amount Period Amount YTD Amount YTD Var Encumbered Amount Available % Available
Revenue Totals: 273,791.00 -275,261.49 122,673.99 151,117.01 0.00 151,117.01 55.19
Expense Totals: 273,791.00 11,678.39 274,837.99 -1,046.99 57,553.89 -58,600.88 0.00
Report Totals: 0.00 286,939.88 152,164.00 -152,164.00 57,553.89
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