20240806SWS to Staff 2A - scansubmissiion 2 a.pdf

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ST6NERDGE
Stoneridge Utilities
P.O. Box 298
Blanchard, ID 83804
Ph(208) 437-3148 Extn. 4
Seat by:priority Mai[
April 24, 2024
Commission Secretary
Idaho Public Utility Commission
11331 W.Chinden Boulevard
P.O. Box 83720
Boise, ID. 83720-0079
RE: StoneRidge Utilities, LLC General Rate Case Application SWS-W-24-01 Response to PR#2 &PR#3
Dear Commission Members:
Please find enclosed our completed response to Production Requests 2&3 on our General Rate Case
General Rate Case.
In addition to the enclosed 3 ring binder with printed documents please find a USB Thumb Drive with digital
Files etc.
Please let us know if y have any questions.
Sincerely
Chan h Mana Ing ember
1 -

Case # SWS-W-24-01-StoneRidge Water Company General Rate Case
2nd Production Request
REQUEST NO. 31: Please provide a schedule showing monthly revenue by
customer. Please break out this revenue by fixed charges, volumetric
charges, and any other charges the company used.
Answer: See attached excel spreadsheet of Monthly Revenue by Customer
(redacted) by Total Charges (fixed and volumetric/commodity) and gallons
used per month—sample month September 2023. Commodity rate is .79 per
1,000 gallons to determine commodity charge to subtract from total charge
to get base charges—this is the only way we can provide this data.
Company Response 4/24/2024

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Case # SWS-W-24-0 1-StoneRidge Water Company General Rate Case
2nd Production Request
REQUEST NO. 32: Please provide the amount of the Happy Valley Ranchos
DEQ Loan surcharge collected by month from the time the Company bought
the system until present.
Answer: Please see attached file showing the monthly billing for the Happy
Valley Surcharge from 2019-2024.
Company Response 4/24/2024

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Case # SWS-W-24-01-StoneRidge Water Company General Rate Case
2nd Production Request
REQUEST NO. 33: Please provide a list of employees by title who received
compensation in the test year along with their salary, job descriptions, and
the allocation of time to the water system.
Answer: See attached "Staffing Agency Contract" for compensation rates,
job descriptions, and allocation of time to the water system.
The current "Staffing Agency Contract" between Esprit and CDS StoneRidge
Utilities, LLC is a "Fixed Base Price Contract" which does not provide for any
Alovertime" costs to the Water Company. In the last couple of years this
clause has significantly reduced labor costs to the water company when
there was an extended problem with the water company alarm system,
which resulted in over 100+ hours of weekend and evening coverage from
the system operator and laborer to keep the system running 24-7 for almost
a year—ultimately it was discovered a wire on the antenna had been
"chewed through" by a rodent.
2023 Employees/Contractor Under the Staffing Agency Contract
Position Employee/Contractor Name
1. Owner Consultant Chan & Teresa Karupiah
2. Utility Administrator Teresa Zamora
3. Utility Operations Manager Steve Durbin
4. Bookkeeper Judy Duffy
5. Compliance/Process Lead Jeff Merkeley
6. Laborer Greg Ziel
Company Response 4/24/2024

Case # SWS-W-24-01 -StoneRidge Water Company General Rate Case
2nd Production Request
REQUEST NO. 34- Please provide all contracts for labor the Company has used
from 2022 to present.
Answer: the original agreement signed 1/2/2020 and the amended
agreement signed 1/4/2024 are in Question #33.
Company Response 4/24/2024

Esprit Staffing Contract
With StoneRidge Utilities Page 1 of 5
First Amended Original
S : NAGENCY
This"First Amendment"to the original"Staffing Agency Contract" (which is attached as
Exhibit 1 dated January 2, 2020(this "Contract")is made effective as of January 4, 2024 by and
between CDS StoneRidge Utilities, LLC-Water, (SRU), of 12 Holiday Loop, Blanchard, Idaho
83804, and Esprit Enterprises,LLC, ('Esprit"), of 364 StoneRidge Road, Blanchard, Idaho
83804.
The parties to the original agreement dated January 2, 2020, which is attached hereto as Exhibit-
1, by their signatures below agree to make the following changes to the original agreement.
1. Exhibit A-"Staffing Charge Rates for StoneRidge Utilities,LLC Water" has been
updated with additional Positions,Revised estimated hours per week,Hourly
Reimbursement Rate and addition of Chart of Account Numbers for contract
owners effective January 1, 2024,
PARTY CONTRACTV&SEIRVICES
CDS S n R� ge Utlitie LLC-Water
J/
By
Date:
�.
Chdn Karupiah Member
STAFFING AGENCY:
Esprit Enterprises, LLC
B _ Date: m
Teresa Karupiah
Member
TK
1
CK

Esprit Staffing Contract
With StoneRidge Utilities Page 3 of 5
First Amended Original
Daily System well Pump Volume Record keeping and Reconciliation of Water Pumped
to Water Sold each month for system loss calculation and preparation of annual report.
Monthly Water Quality Testing per DEQ requirements—take sample to testing laboratory
And update records.
New Connection Installations, locate, coordinate outside contractors and observe
installation and approve when complete.
Fire Hydrant seasonal/annual testing coordinated with Spirit Lake Fire.Dept.
Management of annual irrigation customer backflow prevention device monitoring
Annual winterization of water meters with insulation to prevent freezing
Annual Spring system startup including removing insulation from water meters etc.
Unexpected interruptions (power outages, leaks in distribution system, etc.) in water
delivery service require operator to respond to location 24/7, assess damage and call
contractor to affect repairs etc. Notification of loss of pressure notice to affected
customers by email and post paper copies on individual houses, flush system, chlorinate.
Keep system assets free of vegetative growth, fallen debris, and animal disturbance at all
times.
Completes"out of sequence" meter reads for property ownership transfer requests.
Coordinates any required or impromptu regulatory inspection requests by DEQ, IDWR,
or IPUC.
2. Op/Maint Laborer—Greg Ziel 2023 supports the Operations Manager in system
maintenance work.
3. Customer Accts. Admin—Teresa Zamora--Manages utility office responsible for
monthly billing and payment processing and maintenance of records etc.
Enter monthly meter reads to billing system.
Run Monthly Billing Statement Report and print postcard bills and postage deliver to
USPS.
Process all check/CC payments along with any online portal Payments.
Handle all customer calls and walk-ins, including new service connection requests, and
attendant paper work and file development.
Upon approval of a new connection application, updates the billing system with new
customer information and setup for monthly billing.
Transfer of Property requests from sellers/buyers, agents, escrow for payoffs etc.
Manage past due accounts and communicate with customers.
Prepare daily deposit paperwork and transfer weekly to GM for bank deposits.
Reconcile daily billing registry with daily bank deposit activity, coordinate with
bookkeeper.
Walk-in traffic with questions, new service, and reconnection/disconnection requests,
Prepares and notifies irrigation customers of need to file backflow prevention testing,
report, and fall/winter irrigation system blowouts. ,
s-'14,opa
C11

Esprit Staffing Contract
With StoneRidge Utilities Page 5 of 5
First Amended Original
Review and reconcile billing system A/R to Accounting system A/R
Reconcile monthly bank accounts.
Review monthly billing register from billing system and reconcile to monthly profit &
loss report from accounting system
8. Owner Contract—Chan & Teresa Karupiah--biweekly meetings with staff, professional
consultants etc.
Daily leadership of all staff implementing current strategies.
Including financial reporting, personnel matters, system maintenance and improvements.
Provides team with long-term strategic planning to improve water quality, system
efficiencies, cost controls and Company profitability.
TK
CK

DRIGINAL
Page 1 of 3
STAFFING A GENCY CONTRACT
This Independent Contractor Agreement(this "Contract") is made effective as of January 2,
2020,by and between CDS StoneRidge Utilities, LLC-Water, ("SRU'), of 12 Holiday Loop,
Blanchard, Idaho 83804, and Esprit Enterprises, LLC, ("Esprit"), of 364 StoneRidge Road,
Blanchard, Idaho 83804.
1. DESCRIPTION OF SERVICES.Beginning on January 2, 2020, Esprit will submit to
SRU the names and resumes of qualified candidates("Candidates")for the positions
with the skills and educational background necessary to fill the positions described in
the attached Exhibit A. (collectively,the "Services").
2. FIXER BASE PRICE CONTRACT. During the term of this contract Esprit shall
provide the listed contract labor services to SRU at the stated hourly rates and will
charge SRU the same rate for business hours as non-business hours and will not bill for
overtime.
3. INVOICES & PAYMENTS.
a. Esprit shall invoice SRU monthly for Contract Employees provided to SRU.
1 b. Payment to Esprit to be made within 10 business days of receipt of a valid
invoice.
4. SERVICE PROVIDER'S REPRESENTATIONS.Esprit represents and warrants that
Esprit and its supplied workers have the right to perform the services under and pursuant
to this Contract without violation of obligations to others, and that Esprit and its supplied
workers have the right to disclose to SRU all information transmitted to SRU in the
performance of services under and pursuant to this Contract and Esprit agrees that any
information submitted to SRU, whether patentable or not, may be used fully and freely by
SRU.
5. TERMITER.MINATION. This contract term shall be for five years and SRU shall have
an option to extend for an additional Five year by giving Esprit written notice a minimum
of 180 days prior to the original term expiring. This Contract may be terminated by
either party upon 60 days written notice to the other party.
6. RELATIONSHIP OF PARTIES. It is understood by the parties that Esprit is an
independent contractor with respect to SRU, and not an employee of SRU. SRU will not
provide fringe benefits, including health insurance benefits, paid vacation, or any other
employee benefit, for the benefit of Esprit.
T
CK

ORIGINAL:
..�._ Page .3 of 3
-� exhibit A
Staffing Chap;g Rate for Stoneificl Utilities LLB:`-Water
Effective 1/212020
Esprit is responsible for all payroll items (withholding, FICA, SS, etc.) and benefit expenses on
the following provided individuals. SRU shall report the weekly hours "worked report' to Esprit
on a timely basis
Estimated Esprit Hourly
Position Hours/Week Reimbursement hate
1. Owner Consultant 4.8 $125,00
2. Utility Administrator 21 $26.00
3. Utility Operations Manager 28 $39.00
4. Accountant 8 $40.00
5. Compliance/Process Lead 28 $25.00
6. Laborer 5.6 $24.00
The staffing charge rates shall be subject to an annual 8%rate increase to be implemented
January 1st (commencing January 1, 2021) each year for as long as this agreement is in force.
Unless otherwise agreed upon by both parties.
JOB DESCRIPTIONS:
1. Utility Owner Consultant-biweekly meetings with staff, professional consultants et
2. Utility Administrator—Manages utility office responsible for monthly billing and
payment processing and maintenance of records etc.
3. Utility Operations Manager—Non-licensed Operations Manager responsible for keeping
the water plant, and distribution system operating 24/7 year-round.
4. Accountant—Responsible for Accounts Payable and banking reconciliation on a monthly
basis.
5. Process/Compliance lead—Responsible for system processes development and all
required regulatory filings.
6. Laborer—supports the Operations Manager in system maintenance work.
e.
CE..

Case # SWS-W-24-01-StoneRidge Water Company General Rate Case
2nd Production Request
REQUEST NO. 35: Please provide all supporting documents for the services
provided to the Company by Terri Hunter CPA from 2022 to present.
.Answer: Please see attached Documents.
Company Response 4/24/2024

Invoice
Terri j Punter CPA PLLC Date Invoice#
905 N Lakewood Dr Suite 301
Oeur iTAlene,ID 83814 9/11/2023 8062
(2208)664-1040
Bill To
CDS Stone-tidge Utilities LLC
Chan Karupiah
19705 SE 15th Place
Samman-iish,XVA 98075
Description Amount
2022 Business Tax Return Preparation 8 75.00
Total S875.00

Case # SWS-W-24-0 1 -StoneRidge Water Company General Rate Case
Second Production
Request
REQUEST NO. 36: Please provide the WSM contracts used in the test year.
Answer: Please see attached two contracts with Water Systems Management for the
StoneRidge Utilities, LLC, water system
Company Response 4/12/2024

WATER SYSTEMS MGT.., INC,
WSM,Inc.
67 Wild Horse Trail Water System Management/Operation
Wastewater System Management/Operation
Sandpoint, ID 838b�1 Backflow Prevention Assembly Testing
[phone](phone) Cross Connection Control Inspection
[phone] (fax) Consulting
[e-mail] (e-mail)
November 16, 2020
CDS Stoneridge Utilities
364 Stoneridge Road
Blanchard, ID 83804
RE: PROPOSAL, RESPONSIBLE-CHARGE AND SUBSTITUTE
RESPONSIBLE-CHARGE PUBLIC DRINKING WATER SYSTEMS
OPERATION, PWS #1090009 STONERIDGE UTILITES
Stoneridge Utilities:
Thank you for the opportunity to present the following proposal for responsible-charge
and substitute responsible-charge operation of your Public Water System (PWS)
treatment and distribution systems located at Stoneridge, 364 Stoneridge Road,
Blanchard, ID 83804.
^o As you are aware, your PWS is required to have a minimum of one responsible-charge
operator and one substitute responsible-charge operator licensed at a level equal to, or
greater than, the classification of the systems being operated.
We offer our services as responsible-charge and substitute-responsible charge operators
for your PWS. Water Systems Management, Inc. (WSM) does employ appropriately
licensed personnel for water treatment, water distribution, and backflow prevention
assembly testing.
As a corporation engaged in the general operation of water and wastewater systems,
backflow prevention assembly testing, cross connection control inspection, cross
connection control programs, and consulting, we are able to offer our contract services as
such, alleviating our customers of financial responsibilities generally associated with
payroll, payroll deductions, workers compensation insurance, social security deductions
and match, vehicles, vehicle insurance, vehicle maintenance, liability insurance,
employee benefit packages and other costs generally associated with direct hiring of
personnel.
Emergency contact phone numbers, including message and cell voice message are
available twenty-four hours a day.
Water Systems Mgt..Inc.
Proposal for:
CDS Stoneridge Utilities Page I of 3 November 2020

Additional available services:
1. Repeat sample testing due to original sample failure.
~- This service generally runs $45.00/hr. NO CHARGE for mileage.
2. Lead& Copper testing, sampling, customer notifications, and cert. to DEQ.
This service generally runs $45.00/hr., plus lab fees. NO CHARGE for
mileage.
3. Oversight of others for system repair and/or maintenance.
This service generally runs $45.00/hr.
4. Response to non-emergency call outs for items identified during periods when
we are not on site.
This service generally runs $45.00/hr. NO CHARGE for mileage.
5. Response to emergency call outs for items identified during periods when we
are not on site.
This service generally runs $67.50/hr. NO CHARGE for mileage.
6. Preparation of annual Consumer Confidence Report (CCR)
7. Backflow prevention assembly testing.
This service runs $50.00 for each unit tested.
8. Backflow prevention assembly repair.
This service runs $45.00/hr. plus material.
9. Consulting
This service generally runs approximately $60.00 per hour.
10. Develop a Cross Connection Control Program
This service generally runs approximately $495.00 for program
development. Implementation and maintenance of a cross connection
control program is charged out by the hour; however, you may choose to
maintain the program inhouse. It has been our experience that the first
year of implementation is relatively time intensive and after the first year,
routine maintenance requires relatively little time.
All billing will be on the first of each month for work performed during the previous
month. Payment is due twenty days after receipt of invoice.
Enclosed you will find a copy of our very general contract highlighting those items
required by the Idaho Department of Environmental Quality (IDEQ). Upon agreement
please complete, sign and return the original contract.
Thank you for the opportunity to submit the above proposal and if you have additional
questions please feel free to contact me at your convenience.
Sincerely,
AZ/A41 ,G_ .•
Robert Hansen
ENCLOSURE: Proposed responsible charge&substitute responsible charge systems operation contract.
Water Systems Mgt.,Inc.
Proposal for:
CDS Stoneridge Utilities Page 3 of 3 November 2020

CDS STONERIDGE UTILITIES
PUBLIC DRINKING WATER SYSTEMS CONTRACT
FOR
RESPONSIBLE & SUBSTITUE RESPONSIBLE
CHARGE OPERATION
WITH
WATER SYSTEMS MANAGEMENT, INC.
This agreement between Water Systems Management, Inc. (Robert Hansen, licensed
water treatment and Distribution systems operator or appropriately licensed personnel
such as may be available and CDS Stoneridge Utilities is being issued to provide for both
a licensed responsible charge operator and a licensed substitute responsible charge
operator for the CDS Stoneridge Utilities Public Drinking Water Systems, PWS
#1090009, located at Stoneridge. All terms and conditions of Water Systems
Management proposal dated November 16, 2020 attached, are herby incorporated into
this contract.
Contract Duration: The starting date is December 1, 2020 , and considered to be
automatically renewed each succeeding year with the stipulation that either party may,
for any reason,void the contract with thirty day written notification.
Compensation: Water Systems Management, Inc. (Contractor), an independent
company, is supplying services for a monthly fee of $1,600.00 ,plus hourly
compensation as outlined in the WSM proposal dated November 16, 2020. Wages,
health benefits,workman's compensation, vacation, sick time, disability, retirement
benefits,holiday time and paid paternity or maternity leave are the sole responsibility of
the contractor. From time-to-time additional reasonable expenses may be reimbursed for
miscellaneous items such as mileage for hauling supplies, required travel for meetings
outside of the area, or additional services not specified under operator responsibilities
below.
Operator Time: Time required for general systems operation is as outlined in the Water
Systems Management proposal dated November 16, 2020, attached. The maximum
acceptable response time when responding to an emergency or to troubleshoot
operational problems is eight hours. In no instance, should the response time for an
emergency or a problem that could result in public health impacts,be longer than four
hours.
Operator Responsibility: The Contractor is responsible for maintaining licensed
operators with valid licenses that are equal to or greater than the classification of the
systems served. The contractor is responsible for operating the systems within the
framework of current Idaho Rules,permits and guidelines.
CDS Stoneridge Utilities
Public Drinking Water Systems
Operational Contract
Page 1 of 2

Case # SWS-W-24-0 1-StoneRidge Water Company General Rate Case
2nd Production Request
REQUEST NO. 37: Please provide a description of the services provided by 713
Engineering.
.Answer: 713 engineering provides engineering analysis for hook-up fees and
a recent estimate for developing PER's for Capital Expenditures we have
proposed in this general rate case along with a proposal for an update to the
Water Company Facility Plan.
Quick review of QB shows at least one sewer invoice ($5,800.00) was
mistakenly paid by the Water Company.
We have reversed this entry and show that BUS owes the Water Company
for this payment and this correction will reduce the 2023 Test Year operating
expenses.
Company Response 4/24/2024

11:52 AM CDS Stoneridge Utilities LLC -Water
04/19124 All Transactions for 713 Engineering
All Transactions
Type Num Date Account Amount Aging Memo Open Balance
Check 1003 12/11/2019 Washington Trust Bank-1D64 -1,225.84 -1,225.84
Check 1023 02112/2020 Washington Trust Bank-1064 -1,725.00 -1,725.00
Big 1812-... D6/0112020 231.1 Accounts Payable -600.00
Bill 1812-... 06/01/2020 231.1 Accounts Payable -1,200.00
Big Pat-Check 1092 07/03/2020 Washington Trust Bank-1064 -1,800.00
Check 1153 03/02/2021 Washington Trust Bank-1084 -2,677.30 -2,677.30
Big 2047-... 10/012021 231.1 Accounts Payable -491.10 921 491.10
General Journal 96 121312021 231.1 Accounts Payable 491.10 JE to adjust A... 491.10
Total
A
Page 1

12:13 PM StoneRidge Utilities, LLC--Water 2022
04/19/24 All Transactions for 7B Engineering
All Transactions
Type Num Date Account Amount
Check 1462 06/22/2023 131.1 WTB 1064 Ckg -5,800.00
Check 1407 12/15/2022 131.1 WTB 1064 Ckg -1,500.00
Check 1404 11/29/2022 131.1 WTB 1064 Ckg -1,488.96
Total
Page 1

Case # SWS-W-24-0 1-StoneRidge Water Company General Rate Case
2nd Production Request
REQUEST NO. 33: Please provide a list of all contaminants tested for by the Company
and include the cost and frequency of each test.
Answer; See the attached DQ Water system Testing Reguirements.The
Company tests monthly at a cost of $30/test.
Company Response 4/24/2024

DEQ Public Drinking Water System
Monitoring Schedule Report
Print Date: April 22, 2024
ID1090009 - STONERIDGE UTILITIES
Co unity water system serving 1000 people and 370 connections.
RE"Nd by: COEUR D ALENE REGIONAL OFFICE
The following schedules include monitoring periods between 1-1-2024 and 12-31-2024
Schedules for Distribution Systern(s)
Code Group/Analyte Name Monitoring Frequency Season Begin Date Season End Date Satisfied
3100 COLIFORM(TCP) 1 per MN 1/1 12/31 Monthly
DEP2 DBP2-STAGE 2 1 per YR collected in 2024 taken 7,11 through 9/30 7/1 9/30 *FUTURE
1 set TTHM/HAA5-STONERIDGE BOOSTER(DBP2A)
Schedules for Distribution Systerns(s) Lead and Copper
Code Group/Analyte Name Monitoring Frequency Season Begin Date Season End Date Satisfied
PEiCU LCR-LEAD COPPER 10 per 3Y collected in 2024 taken 6/1 through 9130 6/1 9/30 *FUTURE
Note:Consumer notice of lead tap results,regardless of lead level,is required within 30 days after receiving results.For templates and more information,please visit:
https://www2.deq.idaho.gov/water/PublicNotificationTemplates
Schedules for tag#: ID1090009WH
Please Label Sampling Point/Location as:"WELLFIELD(1&2)"
Code Group/Analyte Name Monitoring Frequency Season Begin Date Season End Date Satisfied
ZN03 NITRATE I per YR due between 01/01,12024 and 12/31/2024 n/a n1a YES
—FUTURE"in the"Satisfied"column indicates the sampling requirement begins sometime in the future.Sampling before the monitoring period begin
date will not satisfy the requirement for the monitoring period,
—See CO"in the"Satisfied"column indicates the operator needs to contact his or her compliance officer(CO)to verify that samples have been taken
and the schedule has been satisfied.
IMPORTANT NOTICE:This monitoring schedule is provided to you as a courtesy and is current as of April 22,2024 Surface water systems and
systems that are disinfecting have additional sampling that is not reflected in this monitoring schedule report.This monitoring schedule may be
cbo'"V or modified as needed.This monitoring schedule does not show past unfulfilled schedules for which violations may exist.Please revisit the
n Ing schedule tool and review the system's monitoring schedule prior to sampling to ensure compliance with the most current monitoring
r&, Contact your public water system regulating agency if you have any questions.
Date Pentad: Mo-ndav,April 22,2024
Page'of 1

Case # SWS-W-24-0 1-StoneRidge Water Company General Rate Case
2nd Production Request
REQUEST NO. 39: Please provide copies of all lease contracts the Company has
entered into. Please ensure they include the building lease, vehicle and equipment
leases, and the ROW, water Rights, and Easement Leases.
Answer: See attachments:
.. Building Lease
2. ROW, water rights & equipment lease.
Company Response 4/24/2024

ori is
Page 1 of 5
office
This Lease Agreement(this"Lease") is dated January 01, 2020, by and between Esprit Enterprises, LLC
("Landlord"), and CDS StoneRidge Utilities, LLC-Water("Tenant").The parties agree as follows:
PREMISES. Landlord, in consideration of the lease payments provided in this Lease, leases to Tenant
1,200 Square Foot Furnished Office Space in StoneRidge Event Center(the"Premises") located at 12
Holiday Loop, Blanchard, Idaho 83804 and approximately 200 Square Feet Furnished Office Space in
StoneRidge Sales Office (the"Premises") located at 364 StoneRidge Road, Blanchard, Idaho, 83804.
TERM.The lease term will begin on January 01,2020 and will terminate on December 31, 2025.
LEASE PAYMENTS.Tenant shall pay to Landlord a"base"monthly rent of$1,470.00 In addition tenant
shall pay landlord a "Supplemental Services"monthly rent of$331.00 per month for a total payment of
$1,801.00 per month for the 12 Holiday Loop Office and Sales Office space. Lease payments shall be
made to the Landlord at 364 StoneRidge Road, Blanchard Idaho 83804,which address may be changed
from time to time by the Landlord. See Attached Exhibit A regarding services and items to be provided by
landlord for tenants benefit with all costs included in the base rent and the"Supplemental Services" rent.
Rents shall be increased by eight(8) Percent every 12 months, unless mutually agreed upon otherwise by
landlord and tenant.
POSSESSION.Tenant shall be entitled to possession on the first day of the term of this Lease, and shall
yield possession to Landlord on the last day of the term of this Lease, unless otherwise agreed by both
parties in writing.At the expiration of the term,Tenant shall remove its goods and effects and peaceably
yield up the Premises to Landlord in as good a condition as when delivered to Tenant, ordinary wear and
tear excepted. Landlord promises to place Tenant in peaceful possession of the Office Space, and
Tenant, by taking possession of the Office Space, will have acknowledged that the Office Space are in
satisfactory and acceptable condition. Landlord promises to place Tenant in peaceful possession of the
Office Space, and Tenant, by taking possession of the Office Space,will have acknowledged that the
Office Space are in satisfactory and acceptable condition.
USE OF PREMISES. Tenant may use the Premises only for Utility Office and related functions The
Premises may be used for any other purpose only with the prior written consent of Landlord,which shall
not be unreasonably withheld. Tenant shall notify Landlord of any anticipated extended absence from the
Premises not later than the first day of the extended absence.
PROPERTY INSURANCE. Landlord and Tenant shall each maintain appropriate insurance for their
respective interests in the Premises and property located on the Premises. Landlord shall be named as an
additional insured in such policies. Tenant shall deliver appropriate evidence to Landlord as proof that
adequate insurance is in force issued by companies reasonably satisfactory to Landlord. Landlord shall
receive advance written notice from the insurer prior to any termination of such,insurance policies. Tenant
shall also maintain any other insurance which Landlord may reasonably require for the protection of
Landlord's interest in the Premises. Tenant is responsible for maintaining casualty insurance on its own
property.
LIABILITY INSURANCE.Tenant shall maintain liability insurance on the Premises in a total aggregate
sum of at least$300,000.00. Tenant shall deliver appropriate evidence to Landlord as proof that adequate
insurance is in force issued by companies reasonably satisfactory to Landlord. Landlord shall receive
advance written notice from the insurer prior to any termination of such insurance policies.
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DESTRUCTION OR CONDEMNATION OF PREMISES. If the Premises are partially destroyed by fire or
^� other casualty to an extent that prevents the conducting of Tenant's use of the Premises in a normal
manner, and if the damage is reasonably repairable within sixty days after the occurrence of the
destruction, and if the cost of repair is less than$50,000_00, Landlord shall repair the Premises and a just
proportion of the lease payments shall abate during the period of the repair according to the extent to
which the Premises have been rendered untenantable. However, if the damage is not repairable within
sixty days, or if the cost of repair is $50,000.00 or more, or if Landlord is prevented from repairing the
damage by forces beyond Landlord's control, or if the property is condemned,this Lease shall terminate
upon twenty days'written notice of such event or condition by either party and any unearned rent paid in
advance by Tenant shall be apportioned and refunded to it.Tenant shall give Landlord immediate notice
of any damage to the Premises.
DEFAULTS.Tenant shall be in default of this Lease if Tenant fails to fulfill any lease obligation or term by
which Tenant is bound. Subject to any governing provisions of law to the contrary, if Tenant fails to cure
any financial obligation within 10 days (or any other obligation within 10 days) after written notice of such
default is provided by Landlord to Tenant, Landlord may take possession of the Premises without further
notice (to the extent permitted by law), and without prejudicing Landlord's rights to damages. In the
alternative, Landlord may elect to cure any default and the cost of such action shall be added to Tenant's
financial obligations under this Lease. Tenant shall pay all costs, damages, and expenses (including
reasonable attorney fees and expenses) suffered by Landlord by reason of Tenant's defaults. All sums of
money or charges required to be paid by Tenant under this Lease shall be additional rent,whether or not
such sums or charges are designated as"additional rent".The rights provided by this paragraph are
cumulative in nature and are in addition to any other rights afforded by law.
HOLDOVER. If Tenant maintains possession of the Premises for any period after the termination of this
Lease("Holdover Period"), Tenant shall pay to Landlord lease payment(s)during the Holdover Period at a
rate equal to the normal payment rate set forth in the Renewal Terms paragraph.
CUMULATIVE RIGHTS.The rights of the parties under this Lease are cumulative, and shall not be
construed as exclusive unless otherwise required by law.
NON-SUFFICIENT FUNDS.Tenant shall be charged $50.00 for each check that is returned to Landlord
for lack of sufficient funds.
GOVERNING LAW.This Lease shall be construed in accordance with the laws of the State of Idaho.
ENTIRE AGREEMENTIAMENDMENT.This Lease Agreement contains the entire agreement of the
parties and there are no other promises, conditions, understandings or other agreements,whether oral or
written, relating to the subject matter of this Lease. This Lease may be modified or amended in writing,if
the writing is signed by the party obligated under the amendment.
SEVERABILITY. If any portion of this Lease shall be held to be invalid or unenforceable for any reason,
the remaining provisions shall continue to be valid and enforceable. If a court finds that any provision of
this Lease is invalid or unenforceable, but that by limiting such provision, it would become valid and
enforceable,then such provision shall be deemed to be written,construed, and enforced as so limited.
WAIVER.The failure of either party to enforce any provisions of this Lease shall not be construed as a
waiver or limitation of that party's right to subsequently enforce and compel strict compliance with every
provision of this Lease.
A
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Exhibit A
Effective 11112020
Supplemental Services to Be Provided by Landlord
In exchange for rental payments described in the"Lease Payments"section, Landlord agrees to provide
the following, at Landlords sole expense the following to Tenant:
1. Telephone system and monthly telephone service, including long-distance calls only for water
company lines.
2. Alarm Service-24-hour coverage.
3. Internet Service for Event Center office lines only
4. Janitorial services weekly, bathrooms, and office space
5. IT Support Technician
6. Landscaping per landlord schedule
7. Power, water, sewer, propane, garbage
8. Parking and snow maintenance (plow when 3+ inches new snow)
9. Furnishings in place
10. Office supplies & office equipment
11. Casualty and liability insurance coverage as recommended by Philadelphia Insurance
12. Pest Control Services per vendor recommended schedule.
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ORIGINAL Page I of 6
sGRt UNp CATER RIGI TS UI ME.AIr AND EASEME'.NT LEAS'
This Equipment Lease(this "Lease")is made effective as of January 1, 2020,between Esprit
Enterprises,LLC(the "Lessor"), 364,Blanchard,Idaho 83804, and CDS StoneRidge Utilities,
LLC--Water(the "Lessee"), 12 Holiday Loop,Blanchard,Idaho 83804, and states the agreement
of the parties as follows:
PROPERTY AND RIGHTS SUBJECT TO LEASE.The Lessor shall lease the ground, water
rights and easements listed on the attached Exhibit"A". The Lessor shall also lease the
equipment listed on the attached Exhibit`B".
PAYMENT TERMS.The Lessee shall make monthly payments of$2,000,00 for the items
listed on Exhibit A and monthly payments of$1,500.00 for the items listed on Exhibit B.
Payments shall be due on the first day of each month, with the first payment due on 1/l/2020.
The lease payments shall be due whether or not the Lessee has received notice of a payment due..
Both the monthly payments shall increase 8% annually on January 1 each year(beginning
January 1, 2021) of the lease, unless mutually agreed upon otherwise by both landlord and
tenant.
NON-SUFFICIENT FUNDS. The Lessee shall be charged$30.00 for each check that is
returned to the Lessor for lack of sufficient funds.
LEASE TERM. This Lease shall begin on the above effective date and shall terminate on
December 31, 2025, unless otherwise terminated in a manner consistent with the terms of this
Lease.
OPTION TO RENEW.If the Lessee is not in default upon the expiration of this lease,the
Lessee shall have the option to renew this Lease for a similar term on such terms as the parties
may agree at the time of such renewal.
OPTION TO PURCHASE.If the Lessee is not in default under this Lease, the Lessee shall
have the first right of refusal option to purchase the real estate, and water rights at the end of the
lease term for a price agreed upon by both parties.
LIABILITY AND INDEMNITY.Liability for injury, disability, and death of workers and
other persons caused by operating, handling, or maintaining the ground and/or water right during
the term of this Lease is the obligation of the Lessee, and the Lessee shall indemnify and hold the
Lessor harmless from and against all such liability. Lessee shall maintain liability insurance of at
least$1,000,000.00_
Ground, Water Rights, Equipment and Easement Lease
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ORIGINAL Page 2 of 6
-� CASUALTY INSURANCE.The Lessor shall be responsible for maintaining casualty insurance
with respect to loss or damage of the ground and/or water right.
DEFAULT.The occurrence of any of the following shall constitute a default under this Lease:
A. The failure to make the required payment under this Lease when due.
B. The violation of any other provision or requirement that is not corrected within 180
day(s)after written notice of the violation is given.
C. The insolvency or bankruptcy of Lessee.
D. The subjection of any of Lessee's property to any levy, seizure,assignment, application
or sale for or by any creditor or government agency.
RIGHTS ON DEFAULT.In addition to any other rights afforded the Lessor by law, if the
Lessee is in default under this Lease, without notice to or demand on the Lessee, the Lessor may
take possession of the ground and water right as provided by law,deduct the costs of recovery
(including attorney fees and legal costs), repair, and related costs, and hold the Lessee
responsible for any deficiency. The rights and remedies of the Lessor provided by law and this
Agreement shall be cumulative in nature. The Lessor shall be obligated to re-lease the ground
and/or water right, or otherwise mitigate the damages from the default, only as required by law.
—� NOTICE.All notices required or permitted under this Lease shall be deemed delivered when
delivered in person or by mail,postage prepaid, addressed to the appropriate party at the address
shown for that party at the beginning of this Lease.
ASSIGNMENT. The Lessee shall not assign or sublet any interest in this Lease or the ground
and/or water right or permit the ground or water right to be used by anyone other than the Lessee
or Lessee's employees, without Lessor's prior written consent. Lessor agrees that Lessee may
share the equipment with Blanchard Utility Services, an entity owned by Lessor.
ENTIRE AGREEMENT AND MODIFICATION. This Lease constitutes the entire agreement
between the parties.No modification or amendment of this Lease shall be effective unless in
writing and signed by both parties. This Lease replaces any and all prior agreements between the
parties.
GOVERNING LAW. This Lease shall be construed in accordance with the laws of the State of
Idaho.
SEVERABILITY.If any portion of this Lease shall be held to be invalid or unenforceable for
any reason, the remaining provisions shall continue to be valid and enforceable. If a court finds
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ORIGINAL Page 3 of 6
that any provision of this Lease is invalid or unenforceable,but that by limiting such provision, it
will become valid and enforceable,then such provision shall be deemed to be written, construed,
and enforced as so limited.
WAIVER.The failure of either party to enforce any provision of this Lease shall not be
construed as a waiver or limitation of that party's right to subsequently enforce and compel strict
compliance with every provision of this Lease.
CERTIFICATION. Lessee certifies that the application, statements, trade references, and
financial reports submitted to Lessor are true and correct and any material misrepresentation will
constitute default under this Lease.
DISPUTE RESOLUTION. The parties will attempt to resolve any dispute arising out of or
relating to this Agreement through friendly negotiations amongst the parties. If the matter is not
resolved by negotiation,the parties will resolve the dispute using the Alternative Dispute
Resolution (ADR) procedure below.
Any controversies or disputes arising out of or relating to this Agreement will be submitted to
mediation in accordance with any statutory rules of mediation. If mediation does not successfully
resolve the dispute, the parties may proceed to seek an alternative form of resolution in
accordance with any other rights and remedies afforded to them by law.
SIGNATORIES. This Lease shall be signed on behalf of Esprit Enterprises, LLC by Teresa
Karupiah,Member, and on behalf of CDS StoneRidge Utilities, LLC-Water by Chan Karupiah,
Member, and shall be effective as of the date first above written.
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ORIGINAL Page 4of6
LESSOR:
Teresa Karupiah
Esprit Enterprises, LLC Member
LESSEE:
t
By
Date.
Chan Karul iah,
CDS StoneRidge Utilities, LLC Member
Ground, Water Rights,Equipment and Easement Lease
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EXHIBIT A
_jq " L ,.Ground and Water b
Ground Lease Locations:
1. Tower Site--Fast Skyline drive
2• Happy Valley RanchosMid Booster Sitea�ltn View Road
e Forest'4' ay Storage Tan Booster Site
44 Well Site
5, 12t3W Easements for all water/power associates) line
Water Rights:
round Water i its
1. 95-9587 58 .6-acre feet
Total Monthly Payment for the above items leased is$2,000.00 per month
^� commencing January 1,2020
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ORIGINAL Page 6of6
EXHIBIT
Description of Leased Eguipment
Monthly Lease Rate
1. Case Backhoe $600.00
2. Kubota UTV $180.00
3. Ford F-150 Pickup $180.00
4. Ford Ranger Pickup $120.00
SUBTOTAL $ 1,080.00
n..= Add-on Licenses, insurance&fuel $420.00
Not maintenance
Total Monthly Lease Expense for Equip $1,500.00
Leasee has rights to purchase additional equipment and/or office improvements at Lessee's
prerogative
Ground, Water Rights, Equipment and Easement Lease
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