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TOWER /LAND LEASE AGREEMENT THIS TOWER /LAND LEASE AGREEMENT ( "this Lease ") is entered into this day of , 1989 between City of Little Canada, a Minnesota municipal corporation ( "Landlord ") and Minnesota Cellular Telephone Company, a Minnesota corporation, (d /b /a Cellular One), ( "Tenant "). In consideration of the terms and covenants of this Agreement, and for other good and valuable consideration, the parties agree as follows: 1. Leased Premises. Subject to the terms and conditions of this Lease, Landlord leases to Tenant and Tenant leases from Landlord a certain portion of real property owned by Landlord, which property is located in Ramsey County, Minnesota, and legally described in Exhibit A attached hereto (the "Property ") which Property is subject to all existing easements, covenants, conditions, and restrictions of record, if any. Landlord also leases to Tenant and Tenant leases from Landlord certain space on Landlord's water tower (the "Tower ") located on the Property, which location and orientation of space is more particularly described in Exhibit B attached hereto. The actual location of the leased premises on the Tower and on the Property shall be depicted by a drawing shown in Exhibit C attached hereto. 2. Term. The term of this Lease shall be five (5) years, commencing upon Landlord's receipt of written notification by Tenant of Tenant's receipt of all governmental approvals and necessary building permits (the "Commencement Date ") and terminating at Midnight on the fifth annual anniversary of the Commencement Date. Tenant shall have the right to extend this Lease for five additional five -year terms, subject to all of the terms and conditions of this Lease. This Lease shall automatically be renewed for each successive renewal term unless: (a) Tenant shall notify Landlord of Tenant's intention not to renew the Lease at least thirty days prior to expiration of the term of any original or renewal term, or (b) Landlord notifies Tenant of Landlord's intention not to renew the Lease at least thirty days prior to the expiration of the term of any original or renewal term. 3. Rent. a. Upon the Commencement Date, Tenant shall pay Landlord, as rent, the sum of Six Hundred and No /100 Dollars ($600.00) per month ( "Rent "). Rent shall be payable on the first day of each month in advance to the City of Little Canada at the address specified in Paragraph 12. On the fifth anniversary of the Commencement Date of the term and annually Page 20