Item O19
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: 1/28/09
Division: County Attorney
Bulk Item: Yes No --1L-
Staff Contact PersonlPhone #: Suzanne Hutton. x3470
AGENDA ITEM WORDING:
Approval of First Amendment to Lease Between Strom bus Corporation and Monroe County, Florida, on
Behalf of Public Defender Offices.
ITEM BACKGROUND:
In February 2006, the County entered into a lease with Strombus Corporation for office space located at 801
Eisenhower Drive for the Public Defender's Office This office space is approximately 75% of the size of the
space previously leased by the County for the Public Defender's Office which was located at 524 Eaton
Street. An additional 570 square feet of space has become available at the 801 Eisenhower Drive location
which the Public Defender desires to utilize; however, the additional monies are not budgeted. Additionally,
the language in the First Amendment as presented to this office on behalf of the Public Defender's Office, and
included in the attached agenda back-up, must be revised as previously agreed upon by both parties in the
best interests of Monroe County.
PREVIOUS RELEVANT DOCC ACTION:
2/15/2006 BOCe approved 5-year Lease
CONTRACT/AGREEMENT CHANGES:
Additional 570 square feet of space.
STAFF RECOMMENDATIONS:
Denial unless the Public Defender finds the additional funds required within Public Defender's existing
budget.
TOTAL COST: $23.508.02 (remainder of current Fiscal Year)
INDIRECT COST: Est. $10.000
BUDGETED: Yes _No X
COST TO COUNTY: $18.595.25 per month through 3/31/2009 (3rd year of Lease Tenn) and
adjusting annually the remaining 2 years of the lease term)
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes
NoX
AMOUNT
APPROVED BY: County Atty ---1L- OMBIPurchasing _ Risk Management _
DOCUMENTATION:
Included xx
Not Required_
DISPOSITION:
AGENDA ITEM #
Revised 1/09
MONROE COUNTY BOARD OF COUNTY COMMISSIONERS
CONTRACT SUMMARY
Contract with: Strombus Corporation Contract #_
Effective Date:
Expiration Date:
Contract PurposelDescription:
First Amendment to Lease - additional 570 sq. ft. of space for Public Defender's Office
Increase in lease amount to $18.595.25 per month through 3/31/09 and adjusting annually the
remainin2: 2 vears of the lease term
Contract Manager: Rosemary Enright (304) 294- Public Defender
2501
(Name) (Ext. ) (Department/Stop #)
for BOCC meeting on 1/28/2009 Agenda Deadline: 1/21/09 (Revised)
CONTRACT COSTS I
-C'or S fJ1 0,,+/1 5
Total Dollar Value of Co~,ct: $ aJ ,5 0 ~ ,f) ) Current Year Portion: $
Budgeted?YesO NoM Account Codes: _-_-_-_-_
Grant: $ _-_-_-_-_
County Match: $ _-_-_-_-_
- - - -
ADDITIONAL COS~ - ~fJO +0 fI 1. po (I
Estimated Ongoing Costs: $-"yr For: (j fI//(fJO(AJfI 6t.t f fl0eI1--,/xc{h.l rR:';va-6;"
(Not included in dollar value above) (eg. maintenance, utilities, janitorial, salaries, etc.) it
CONTRACT REVIEW
Date In
Changes
Needed
YesDNoD
YesDNoD
Date Out
Reviewer
Division Director
Risk Management
O.M.B./Purchasing _ YesO NoD
County Attomey ');)o'7,YesGLrNOD ~d~ /-0"7
Comments: 0 MJJ can 7- OK becCtuJ'f -fill/€. jJ /10 6t-rfJel:
OMB Form Revised 2/27/01 MCP #2
Memorandum
To:
Monroe County Office of Management and Budget
From:
Rosemary Enright, Public Defender
Date:
10/22/2008
Re:
Budget Increase for Increased Space at 801 Eisenhower Dr.
The Board of County Commissioners approved a new lease agreement on
February 24, 2006 for the Public Defender's Key West office space with the
landlord, Dr. Craig Wagener effective April 1, 2006. the newly executed lease
agreement was for 5,000 square feet of space at 801 Eisenhower Dr., Key West,
at a much lower cost than the previous office space. Dr. Wagener has just made
available an addition 570 square feet of space in the building at the same cost
per square foot. Having moved from an office with over 8,000 square feet to
5,000, we can certainly use the additional space.
The budget request we submitted to the County Commission for the new fiscal
year 08-09 did not and could not have anticipated this unforeseen increase in
space and rent. Therefore I am requesting the County Commission approve the
proposed amended lease for the additional space, as well as provide the
additional funds for the Public Defender's Office budget in the amount of
$23,508.02 for the balance of the current fiscal year. A spreadsheet is attached
showing the current rent, anticipated CPI increase and the cost for the additional
space for the current year and the next fiscal year.
We request this item be placed on the agenda for the next available Board of
County Commission meeting. If you should need anything further, please contact
me.
1/22/2009
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FIRST AMENDMENT TO LEASE
BETWEEN STROMBUS CORPORATION AND
MONROE COUNTY. FLORIDA. ON BEHALF OF PUBLIC DEFENDER OFFICES
THIS FIRST AMENDMENT TO LEASE is made and entered into on the ~ day of
J Ct. ~. ,2009, amending that certain Lease, dated February 24,2006, between
the BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA, on behalf
of the Public Defender (''Tenant''), whose address is 1100 Simonton Street, Key West, Florida
33040, on behalf ofthe Public Defender, and STROMBUS CORPORATION, a Florida
Corporation ("Landlord"), whose address is 17131 Marlin Drive, Sugarloaf Shores, FL 33040.
WHEREAS, Tenant entered into a lease agreement dated February 24, 2006 with
Landlord, for premises located at 801 Eisenhower Street, Key West, Florida, to house the offices
of the Public Defender; and
WHEREAS, Landlord has an additional 570 square feet of space available in the building
at 801 Eisenhower Street; Key West, Florida, and
WHEREAS, Tenant wishes to lease the additional space from Landlord; now therefore,
IN CONSIDERATION of the mutual promises and covenants contained herein, it is
agreed as follows:
1. Paragraph 1 ofthe Lease shall be deleted and the following shall be added to and become
a new Paragraph 1 "Leasehold Premises" section to the Lease:
"1. LEASEHOLD PREMISES. Landlord hereby leases unto Tenant, and Tenant
hereby leases from Landlord, 5,515.83 square feet of commercial space comprising a portion of
those premises which are located at 801 Eisenhower Drive, Key West, Florida, depicted on a
sketch of the Premises (the "Premises") attached hereto as Exhibit" A" to First Amendment to
Lease, and including parking spaces at 801 Eisenhower for use of the Tenant."
2. Commencing February 1,2009, Tenant shall pay rent in the amount of$18,595.25 per
month through March 31, 2009, which is the end of Third Year of the Lease tenn. Rent will
adjust annually on the first day of the Fourth Year of the Lease (April 1, 2009 through March 31,
2010), and again on the first day of the Fifth Year of the Lease (April 1, 2010 through March 31,
2011) as referenced on the Lease Summary Page.
3. Notwithstanding the language of Paragraph 8 of the Lease, Landlord consents to
alteration of the Premises, at Tenant's sole cost and expense, as outlined on Exhibit "B" attached
hereto.
4. The remaining terms of the Lease not inconsistent herewith, shall remain in full force
and effect.
IN WITNESS WHEREOF TENANT and LANDLORD have executed this First
Amendment to Lease on the day and date first written above in four (4) counterparts, each of
which shall, without proof or accounting for the other counterparts, be deemed an original
contract.
(SEAL)
BOARD OF COUNTY
COMMISSIONERS OF MONROE
COUNTY, FLORIDA
Attest DANNY L. KOLHAGE,
CLERK
By:
Deputy Clerk
By:
Mayor George Neugent
Date:
Date:
Landlord:
STROMBUS CORPORATIO ,
By:
Date: / -/5 .-- '2...00 ~
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EXHmIT "A" TO FIRST A!"IENDMENT TO LEASE
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LOAD!NG AREA (50' x 12')
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b.n... _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ .. _
801 Eisenhower Drive, 'Key West, FL
First Floor
Monroe County Public Defender
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801 Eisenhower Drive, Key West, FL
Second Floor
Monroe County Public Defender
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EXHIDIT "B" TO FIRST AMENDMENT TO LEASE
APPROVED TENANT'S WORK
Construction of an interior wall on the northeast side of the Premises separating Tenant's space
from space occupied by Chicago Title Insurance Company, including installation of a double
locking security door.
LUD1.0ItD =
ADDIIU8 a
'1'aN!I1';
PROPBRn t.ocA7lO1ifa
ftRM ORIGIIW.=
Jtan'1
FIRS'!' ntAR.:
SBCORP mARc
THIRD YEAR:
FODR~!I YEAlh
FIPTD YEAR:
8SeuaIft HI08I1J
PrIIlNDI
PaEPlUUlTfOJl' OJ' 1I1taa1~lIt
8Ol~
LEAS= IIRJIIIMI\RI ...
S'l'ROMBUS CORPOltA'l'lON, Q J>lorida Corporat.ion
17131 Harlin Dr. Sugorloaf Shores, FL 33042
KOIlBOE COUNTY on bohal! of 'the PUBLIC DE?BNDER
801 EiBenhOWftr Dl'ivc, Key west, Flo.r:1da. 33040
FLve CSt Year., CC*IIencin9 April 1, 2006 and. ending
~llt'.f:b ll, ZD 1:;'.
$185,000.00 aonual ren~; $15.416.67 per month
ri.rat yen :rent IUIlOUnt plue ., 1ncr...@ or cp:r
increase for the preceding 12 IIIOntb.. whichever is
higher.
Socond year J:'ent amount P.tU8 n .1~a88 or CPI
bar_as. fOI: ~ preoecU.ng 1:11 moftt.h.. whioh.ve% is
niCJher..:,
Third year rent alllOUnt pIu. .4\ .increase or cpr
inc:re..e for tile pJ:ecediu9 12 JlIOntbs, 'Whichever ill
hiqher.
Fourth }l'8ilaJ:' rent.. AlIlOUnt Dlua '" increase Or CPI
increo_e for the precodln9 12 mont!ls, whichever it!
h1qllor.
rIA
Any c~rcial UH, proper1y penti.t'tttd aQd lioenoaci
by the City ot Key West, and/or any other applieable
gOY8rlUll8ntal agency.
"AS Ie"
RECEIVED
FEB 2 R JnU~
MONROE COUNTY ATTORNEY
1
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THIS LE~SE made and entered ~nto at ley West. Monroe county. Florid...
t h l.lJ
day of April, 2006, by and between StaoMBUS CORPORA~tOM. ~
1st
Flor.l.da eOI"por..t~on. heJ,"Qinaft.ot' ref.rred 1.0 as "l.andlord-; and MONROE COUN'J'Y
BOARD OF COUNTY CQMHISSIONERS on behalf of PUBLIC DEFENDER, here.l.nafter
referred to as "T4Inant".
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2: __
LtASEHOLP PRE"tS~S. L.ndlord hereby leases un~o Ten~nt, and Te~~~
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comp~~s.l.n9 a port.l.Dn ot those preM.l.SeB wh.l.cb are located at 801 ~1$.n~~ :i
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. . '. N
Dri'Je. Key ~est. Florida (the "Pr8Jllises"J. and more pllrticulllrly delSc~e4.-;:>Jl ..
'> l"1 en
Exlub.:.t ".~" ",1:ta~:"e::l :\ere~Or and .1ncll.ldlng parlnng splices at 801 EJ.sel1hower Q
WIT K E SSE T H;
1.
horeby ltt08tla from lJandlQJ'd, 3,000
square feet Of commerc~al spllce
fer the use of the Tenant.
2, TERM - ORIGIXAt. The original lease tern hereof shall be five IS)
ye.r8 .s deSl9TIated on ~he Summary paqer 9ubjec~ to early termlnat10n
provIsions of th1S agree~ent.
J. RENT. T~e ~onu.l r~n~ !QC t~c leaae ~erm ~h~ll be 4. ..~ forth on ~he
Summary page. SGla tent .hall be payable in arrears upon receipt of ~ proper
lnvo~ee pursuant to ~he Florlda Promp~ P.y~~t ~e~, S6e~lonS 219.10, Flor~da
Statutes, et. seg.
On the l8~ day of April, 2001. and annually thereafter. ~here shall be
an adjustment ~Q the ~se r.n~ ~h~ch .hall be derlved by taking the precedIng
i-9.;;J r r $ nmt a=,C _!'l.::rea6:..nq t.nf' $)'111' f)Y four percent (4\} or the percentage
change of the Consumer PrLce Index fQC the preceding twelve (12l months,
whlcheve~ tS nigher.
.. Index" liIhaJ..l /llean thA "CnnAlUlI_r 'PI"H~~ Index tor Urban Wagp earnQ1'9 and
Clerl~al Work=rs, U,S. Ci&y ^verage. all ~tems {1967-100)' iS8ued b1 the
Bure~u of Labor St.t~stic. of ~~e United Statea Depa~t~n~ of Labor. In the
event the IndeX shall here4f~er be converted to a different B~andard
ROIF~
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reference base or otherwlse rev1sed, the determlnDt~on of the Percen~age
Increasea (detlned abOVQI shall be made with the Use of 8uch cORverBion
f.c~or, formula, or table for conv.rtl~9 the lndex as may be published by the
aureau of L4bor 8~a~istlca or. if ea~d DUl~.U ahall not publ~ah tb~ a~.
then with the use of such converslon factor, for~ula or table as may be
pub11shed by Prent1ce Hall, Inc., or, fa.llng sueh pub11catlon, by any Dtber
nationaLly reco9n~zed pUbliSher of sImilar statlst1cal 1nformatLon. In the
event the Index ehall cease to be publlShed, then for the purposes or th1s
loase, the~e shalt be substituted for the rndox. such other index 80 Landlord
shan det.ermlne.
For any pa~tlal mon~h within the term hereof s&Ld rent Dh41l be payable
on 4 prorated basis. All rents shall be paid ~h8n due and interest for late
payments DhalI be .. set by the Pr~pt Payment Act.
In the event that fund8 cannot be obta~ned or cannot be continued At a
:iP~;",._ ,:-t~ ," -ert" _.~ rl~j.f ~~~ ...e.-)'O-I?' r.;.....t-. ;t -re ::.::.::.._::.- :'e-f~u""J;~'C'! ~f!lL.tI'
acqulrea adequate o!f~ce apace in a Coun~y-owned or State-own~d bu~ld1n9,
~h~& lease may be termInated by the Tenant prOVIdIng LQ Landlord a~ leas~ s~~
months prior written ~otice ot the termination. Paymen~ under a multIple
year 6greement is COntlnqent upon annual approprlation by the Board of County
COII\nIUUI10ner$ .:..
4. g:CUR~"Y"'pEPOSIT! N/A.
S. ~!1lTI~S: Tn. Landlord .hall p.y all eh.r9~S fer oloetr1city, w.t~r,
948. solid waste, sewera9V, a~f conditioning and heating 5~rV1cea uaed at the
PrernSQG dunng the lease eerm. OU9 to the J.nstabil~ty of fuel
pr1ces and other 8conom~c factors affecting the cost of
uti11t~es in recent years, the parties agree that 5hould the
J.ncreaSQ in costs of utilities escalate at a ra~e higher than
the cpr spec~fied here~n, the partles may renegotiate the rental
801 E'lW~n
3
amount to reflect the change in ut~lit~e5. Any such change
shall be incorporated in a wrltten addendum to this agreement
and signed by both parties
6. ACC!:P'1'ANCE OF THE PREMISES "AS IS". Tenant agrees to Ace~pt the
preml.lses J.n "as .1.:1" IlIld "where .1.8" condition, without any agreements.
repre8entat~on~, under8tand~n9s or obl~9&tJ.ons on the part ot Landlord
whatsoever to pe~form any alterations, r~paJ.r8 or Lmprovements. Tenant's
hDvJ.nq ~aken pu..a88ion of tne premiBea shall be conclu8.1.ve eVJ.dence thAt thR
promJ.ses were in good order and sat18faclory eonditlon on the day Tenant took
possession.
1. U~E~~~ Tenant ahall not use the premJ.ses, or perml~ any part
of such pr~.e8 to be used for any unlawful or hazardous purpOse, nor shall
Tfl'nant' opor.u.e QY conduet its business in a manner C'onlStil'nt~n9 a nIl1&411C4" of
any k~nd. The use of the pr~lses pe~tted hereunder J.IS any lawful U8e,
proV1ded .a~d use 1. properly permitted and 1~cen8ed by tne Clty of Key west,
Flor.1.da and/or any other Appl1~able governmental agencies.
NQ ~.. Qf ~ho p~em~.aa ah&~l be made ~r pe~tted to be n.d., at acta
done, that w~ll CauDe a eancellat10n of any insurance policy coverinq the
bU1Id~ng: nor shall Tenant sell. or per.ml~ to be ~ept. uaed, or $old, in or
.bout the pre~leeB, any artlcle prohlblted by the 9tandard form of tlre
insurance pollcies.
In the event thAt Tenant Keeps or per.2tR to be kept any artlcle 1n or
abou~ ~he premises, or dce. some act on the premilea WhlCh results 1n an
increAse of preaiuna owed by Landlord for fJ.re, flood, w~nd.torm or other
1nsuranCR pol1Cles, Tenant .hall pay all of such ~ncrea.ed premiums 6.
adcbt1.onal l'enL
110' {,1!IoI!IllIowa
4
a. ALTERATIONS Am> llBPlU]!. The Tenant will, at 'l'enMt' 0: 1I01e eo.t and
expenBe, keep that portion of tbe premises utili%ed by it in good repair and
tenantable condition aurin; the te~ of ~hls l~~.e. The Tnnant w~Llt at the
t~min4lion at': t..l\1s htnge r,"urn the prf!tn188S to the Lan.dlord i.n .. 9001:'1
condition as when received. orClinary wo.r and t.eal' RXcept.ed.
'renant shall IUJtc no alten tiona. addit1on.s, or 1l1lPrOv81llOnt.$ to the
prem.iaes without t.ba prior writt.en CODsant. of Landlord. Alterations
requiring Landlo~d'& prior writ~en consont i.nclude. but are not limited to.
structural or cosmetic alteration to the premises and any alteration or
decoration, whether exterior or interior, which. ill visible from outsidll of
the beilding.
All. a4cl1 tl,OnS t chiln9f!!l, and ot.hl:!r J.mpravClll'l'!ftts er"ct.Nl or pl.acrd on the
Pt'8I'It:sel sball remain thor~ and $ball ~ot. be r8ftOved the%efTO'lII. At thQ
expiration af th~. lease all auch 1mprovemen~8 shall be ~b. property of the
Landlord. at the Landlord's option. In the .vellt the Landlord 80 eleet:st the
'rGha12t shall r~ove .\lcll .i.DlDrovenent5 frotll the property alld rClIItora t.n.
property to .t. original condition all at Tenant'. ~n...
9. SIGNS. Landlord shall provide a .lngl. siqnpost outsidA of the
premisoD. and ~enant sball, at ite sole coat and expensQ. provide ui;fto for
attai:'~t to liud 81qnpoat.. af:'t.er reee1.pt: of .n recruil'ed pe.rmits and
aopprovoJIJ. TIUlont. wJ.ll not eXl1:l.b1t. irlaerJ.be. point, or affix any sign,
adWlrt.lIl8rl\G:llt. aotice, or ot:fHIr letter-inti On any part of the! Qut.ei.de of the
premises or of the bQilciinq of wbi:ch the 1e&lehold pl'emisea are a part, or
lpside tbe prellilKl' if vieible from the outddCI, without f.u-.t obt.ining
~OqU1r~d governmectal ePP~Y.l. thQrPOf, and Tf!nan~ t~~ther agrees to
maintain .~ch aiqn, let..t:ering, etc., ae !\lay be app:I:'Qvftd. in good ~ondil;ion
and repair at &1\ ~ime..
10, ~NANCE. Tenant Rhall maintain the intar~or of ~he premi.p~. and
sl1.1l make an nee.-.ltuy repair. the:nlin. .including vi~ho1,lt:. 1 h"'i.to.t.1.0n..
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malntnnance and repair of interior walle, win4owB, AftC doors. ?cn~nt shall
provide monthly maintenonce to ~he air conditionin9 units within the
prD~&a$. Tenant ,hall be responsibte for cleaning the interior of the
pre.i8AB and .ain~inin9 all light fixt~. in work~n9 ordQ~. Landlord is
respo1\l.uble 'toO maiDtain and :repair the exteriQr walla and roof of the
buildin9. as well 4D the eleo~ric.l wlrinq, thA plu~~inq system Bervin~ the
premises, and the air conditionin9 water tower equipment.
11. rKSURa5Ct. ~andlord sball obtaln .nd keep in force, insurance
covoraQe insurinq aqainat any 10s8 or dR~ge to the premises caused by fire.
w~nd9torm, flood. or o~ber lI~eh ha~ard., 08 well as ill pDl~cy of comprehensive
publio liability in.~~an~e inaurlnq Landlord and -.nant against any and all
cla1~ for dasage. to per.on or property, or loss of life or of propor~y,
oceurr~n9 upon, in or .bout tb. pr~..., _ubj~t to the llmLta~ion. of
Seetton 768.18, Plorida Statute..
It ~hBll be the exclusive obligation of Tenant to insure any and all
conten~a of thn lQa.~hold prp~ise. and it .B hereby a~reed that the ~'~dlord
_hall bave no ~i4bi1ity !O~ 10B8 or dBma~o to the .ame from' any ~~UDe
"lbat.uoevalC .
L2. ~S1'll.UCTtON OR. D.MAOE.
A. I~ t.he premises are, or IIDY part. U,onof .hall be damaged by fire or
other oasualty, TeDant shall give illlll8diAte notiee t.hereaf f;O Landlord
and this ]e~se Dhall continuq in full fo~ee and effect ekc~p~ a~
hereinafter .et forth.
8. If the premises are partially damaged or rAndQ~ed partially unusable by
fire or other casualty insured under the cover.ge obtained by the
~ndlord. the d~9Qa lbar.~o _hall b4 ropaired b7 LandlQrd, to the
egtent inauran~. proc~d8 are aYa~l.ble. Landlord will nake the
repairs and ~88tor.t20n. with all ~aaonabl~ expedit~OB. subject ~
deJays due to adjustment o~ insurance cIal..; labor ~oubln~f and
1lO I "iOfIlIIDwt'I
6
cauue beyond L.fIndlordt IJ control. After any suc:t\ cuual t.y. 'l'Gna'llt. will
cOQpera~G with t.e.ndlQrd'. ~e.to~a't.iQn by removing froro the prl!lllU.ses as
pt'ORptly as 'POt)'lIib).8, aU of T8non~' II SlIi l vageablo J,ltVffl1~ory and
mOve4ble equipment, furniture and other prQpor~y.
C. ]! the premises Bre rendered wholly unusable or, if ~ho building be so
damaged that the Landlord shall de~ide to demolish i~ or rebQila i~.
t.hen. in such events, Landlord or 'tenant ma.y elect to t.erminate thb
1..ZI~ br writ:.tcn not:.ic~ to t.he ot~('~ 9i~ within 90 dayu o~ llIuch fi.re
or easualty, apecifyin~ a date for ~he expiration of the lease, which
w~ll not be sore t~lln 60 day. .ft~~ 9ivi~9 Iuch notice. and ~pon the
date spp.cified in such not1ce the te~ of the lease ~111 eKp~re fully
and cOIlplet.ely as if SUCh date were tbe dat.e set forth above for the
t.~inat~on of thi~ lea... Tn sueh event. Tenant wll1 forthWith qUl~,
Gurrenaer and vacate the premLs.. without pr.i~di~. however to
Landlord's ri9hta aRQ remedies againat ~ant under the lea..
provL&iona in effect prior to such t~~iaQ~ion, and ~ny rent owjng will
be pald up to ouch date.
D, Nothing contained h.~eiQabov. will ~elleve Tenant from any liability
that ~y I!l~ist D~ a result of dama~ trQm tire or o~er casualty.
Tenant acknowledge. thAt Landlord wLll not carry insurance on Tenant'.
.Lnveru;ory IIndfol'" rurn18hia.lJtI or any fixtU%ell or eql:l~pment.
i11IproVP.1'I9l1ta. or appurtf!nanc... r_lrOvable ~ the T4!:"Ilatl~, and .agrees the
Landlord will Qat be obliged to repair any dmur,9f: \-h.y.to or replace
t.he -arae. E.xcept. as 8x:S;lI:eslIly provided herain to th,. con~~ary, thiB
le:arJQ Abell not taminitttll nor .hd: '-he:-" be any lIbatelumt of rr.nt ...~ Q,
r..alt: of a fire or ot.hf"r casualty ",hieh i. the faul1:. Qf, or ciluued by
't.he 'l'ella.nt. 1'8nant shall be responsible tQ il'lllll1:e the i2prov..ent:.1I and
repairs which 'l'Imant providetl t.o the p~1!I~~. Except.a provided for
In th~. lca~e, the T~nan~ doe~ Aot have the ri9hl to cancel or
!101~
7
tcrainate tbi$ ~ea.c.
13 . EVENTS OF l)ErAUlo'l'. The OC!cunence ot any of 'the followi.nq sball
constitute an even~ of defaul~ her~ubderr
A. Dksoont~nu.neo by ~~n4n~ o~ ~c qonuuot of its bU5~neBs in th~
p:t'mn~ee$# for a periOd of tbuty days or 10n9lt%'.
B. Tne filing of a petition by or against TaRant tor adjud1ca~ion a5 a
billlkrupt o.r .ul801vent. or for i1;8 reorglll1.1.u<;:.l.on or tor t.ho appoinuo.ent
of a receiver or proceCldil19s lJude:t' Ch.aptftr It andlor Chap'ter XX ot tno
FedGral BankruPtcy ~~ an a98ig~~p.nt by Tenant tor the benefit ~f
cre1:titors; or the takinq posse..ion of the praperty of Tenant by any
qo~er~ntAl Qfficer. Court Appointed receiver or agency pursuant to
atatutory Autbo~ity for the dissolution or lLquidation of ~enant.
c. Jo'aiture Dt Ten.ant t.o pay when c!U& i11'1Y installMn.t Df rGtlt bereunder or
any Other sum herein requ~r8d to be paid by Tenant-
n. Abandonment or desartion ot the premisea or peraitting the S~ ~q pq
OIIpty and dnOClC'up1edf tor any conlleC!1.1tive per::a.od of th1J:t'f days or
longer.
B. ~cnAnt'$ fatlure to perform Any aOD-~onetary covenant or condition of
th~8 lea.. vithin ten (10) days after wrl~ten notice and demand.
14 . RIGHTS OF .~~ UPOK D!lFAUL'l' BY -rmwrr.
It the ~nant ia in default as dp.fin~ 1n $Ubpar6grQpba A to D
inelQsiVQ of paraqrapb 13 and if the 8a.G t. not eu~Gd ~y ~h. T.n.ft~ vi~hin
throe (3) c!aya after written notico to t.he Tenant or .if the Tenant i8 in
default pursuant to tho provisions of sQb-paraqrapb ~ of paragraph lJf the
IAncU.Ol:'dr in adcU.tion to all righU and relllBdies qronWd \l.nder t.he law. of
the Sta~n or Florida sball have Q~Y or all of tb. foltawing rightot
~. TO rc-en~~ and remove all porions and property from the pren!s8a. and
such p~Qperty mey be ~vod .nd stored in II public warehouse or
Ale_here lit tho cost o.f and for the accollnt of Tf>1Ulftt, all withOut
liOJ ~
l'I
service of ~otice or resort ~o le;al process and without ~in9 dee~~ci
guil t.y of troBp'-iulI. or becoaing liable for loss Qr damaqe which may be
occasioned thereby: and/or
D. To ternU.l1lu;.. tho lea... "nd ro-lot ~he pr.ndee. fQJ:' acC!ount of the
Landlord or within the sole di~crction of Lar~lord the premi.ea may b$
rc-1R~ for the ~cco~n~ of t~o Tenant.
15. L~~DL~PO'3 a:GH~ TC DAY~GES IN rHE E~~! OF Tg~~lNAT!ON. In the event
~t La~Qlor~'s tcrmin3t~cr. c~ Cnl$ lease to~ Ten&~t'~ br~Q~r. nereunder, in
addition ~ any othor rOmGdy otherwise ~vailAblQ at law Dr equity~ Landlord
may recover fror. Tenant all damages incurred by rea_OD of such breach,
~ncludin9 the coat of recovering the premissa.
L6. A~RNEY'S riBS ~D COSTS. tenant sball pay rea~~~~bLe a~tctn~y'~
feeD and all re.~onable cost. in ~he cv_nt ~h&t Ten.at f.ilD to comply w~th
~t$ ~ol~qat~Qr.s u~der ~hl$ l~~5a and the ~~~=er 13 ~cfe~r~~ ~o ~a~al~~u'$
at.torney.
If any action .t. law or in. equi.ty shall be bro\l9ht under thia leNe. or
:or or on account or any breach Of, or to enforoe at interpret Any 0: tr~
covenants, terns. or conditicns of th1a lease, or tor the recovery of
poBlession of the demi.ed precis.s. the prevai11Bq party a~all be ent1t:ed to
recover from the other party. reasonable .ttam.y. fees and coat., the &Dount
of which shall be f.ixed by the court and shall be tdde ... part. of any Judgment
or decree rendered.
\7. !!QJHSIFICATION. HOLD HARKLESS. Subject to Section 768.28. florida
S1;at.u'tes. Ten.nt shall indemnify and hald hanLtellUl Lan~lord r.gain.st. and frOD.
any acd all cl.1ms arising fram Tenaut's use of the p~e=i.eft tor tho conduct
of it. busine.. OJ:' from any activity, work, or other thiR9 doQc, per.mitted or
lIutfol''''d by the Tenant 1D or about. t~. l:uildinq, &nd Bhall further indeztn1fy
and hold har~le.s Landlo~d Again.t And fTca any and all cla~8 arising from
any breach or default in the performance of on, obliqation on Tenant's pa~t
!Ill ~
g
to be perforl!led under the terq of this lease, or ar.l.aln9 from any ac:t ar
ne91iqGnc& of the Tenant, or any ~ffiQ.r. .gent. e~loy~~, guest, or iuv.l.tee
of Tenant. and from all end IlgaiulSt Bll 'Cost., at.torney' 8 fees, expenses and
l:.a.bil.tica ini:\)%'x~ in or 4bou~ D.ny .ueh claim Dr Any a.etion or pTQeoedJ.ng
brought thereon. 1'enUR1:, as a material part of the conlilj,der...tion to
Landlord, hereby ...~8 all risk of aan.ge to property or injury to porsons.
ln, upOn or about ~he pr~8es, fr~ any cause o~her than Landlo~d'.
ne91~gence, and Tenant heroby wa~ves all claims .l.D reapect t~ereof 69~~nat
I.al'ldlol"d.
18. WA!VER. The failure of eit~er the LaDdlord or Tenant to in_ist in ar.y
on~ or moro in.tanceR upon the strjct perfo~nce of any oae or BOre of the
obli.gations of this lease. or to eger<:'is~ Any right or elect.ion herein
co~t~i~ed, shall not be con.~rued .. a wa1ve~ O~ relLn~~.hmant tor the
fU1:Ure of tlte pcl"fOrmsnce of Buch obligations of this ~eQBe, or or. toh.... right
to exereise such electioD( but the .sUItt: shall bot.h contine.. and telll&ln in
full force and effect with respect to any subsequent br~achl act or omi..ion.
19. ~t:!J5.! 'retiA" t'Qrthar aqreca chat. Ten.,.-:- Will pay aU. ot Tonant.' s
contr.ctors, subcontractors. mechanics, lQborer8, materialmen and all others,
...nd wi 1 i 1ndennify Ludlord 4qllillat 411 legal coate and ChOlrgelil, bOnd
prl!lll1.LQ1\8 for release of liens, MId counsel feu reAlilonably incurred .LD tne
CQlIllDetu:eDent or defense of any Buit by the l.andlord to d1I1c"ar!Je any hens,
Jud~nt.. or encumbrAnceR 49ainat tnd ~~OMi.e. caused or 8uffered by Tenant.
It is understood and ~9reed between the partie. ~eteeo that the co.ts and
ch.r~eg ~ ref.rr~ to shall be considered .. Gdd~tlon.l rent due under
th1a le..e, payable upon d...n4.
~b~ Tan~~~ herein .hall no~ ~~vo .ny m~th~ritr to c~p~~ ~ny 11.ne fo~
labor Or mBtAr1al on ~he Landlord's inter.at in the .bove~described property,
And all person. contraeting ~ith the Tenant for the doin~ Q~ wo~k or the
furniRhing of any ma~rio18 an or to ene premi~~. and all $at.rial~n.
aol~
10
eon~ractor8, rpcnanics aDd laboreT9, a~ h.~eby ehar90d vith notice tnat th~y
~UB1; look to t;he Tenant only to 8e~ure the paynent of any bUl for work done
or ~a~eria18 furnished 4urin9 the ~erm of this lease.
20. F.r~f.C~ O~. 'rtmAN':" S HQ.L-2nt1. (~ "ny hCtldil'lq over aftor Us
expira~ion of the term of this lease, with the censent of Landlord. shall be
conBtJ'!:iOO to be i1 tenancy from mont.h ~o lllOnth, ilt the 8~ mnl'thly relit U
required for the periOd immediately prior to the e~iration of the lease.
21. PEACeFUL POSS8&StON. So long "5 'tenant,. plLYI5 o.~ 1. of the Tent and
charges due Ilnd performs o.ll of Tenant.' 8 otber obligGitJ.ona herellnor. Tenant
!lhall po.a....bly and q\\i.et1.y tuave, hold. and enjoy tlUl pr4Nllill.. throughout the
tGrDl of this lease, without interference or JU.ndrance by Lanc!lord.
22. ~~S~!~~D~. In thQ ~ve~t of tu~in.tion of Landlord'.
OWtler.bI.p of the premioDII by Oplill'.t.101l of law OT by bona t:ldo 11.1. of ~be
prellUl!Iea or for uy other reason, than J.andl0rd IIl1.a11 be ~(>1.-n..fl.d f~am .11
liab.11itv and responsibility hereunder. In 6uch e-yenl., J.a1l.dl.orci'u successor,
by accepeanee of reu~ from Tenant, shall bDcome liabl8 and responsible La
~~n.n~ in r.a~t to all ~uch Qb~i9atioPB of ~andlord under t~1. tease.
'l'hh lease may be ..S1.qued by ~fl9 trandlorcl in which case. Tenant. upon
request by ~ndlord, shall i8SU~ a letter stating that the lease is ~n full
fOJ:ee and effect. AIld that there IU'(:! no set.offs., claLtrs, or otheX' defenqes to
rent:,
23. ASSIGNM!;t!t OIl $lnU.ET BY: ':'f:W\K'r. ':enant 1CILy not ...ign this Le.... loll
whole or in put, nOJ: aubl1)t, any portion of the p1"C!lOlise., \titho.J~ .'....ndllJ.td.~
prior writton ~on8on~1 which consent may be arbitrar41~ wit~hetd.
The Tenant. and B1gnatoJ:Y to this lftaec, DDd any autaGql,lent. o...!gnees or
sUblc&8.ee, ahall r~a~n 11able to L.ndlo~d under the te~ of ~nt8 leaDe.
reqard1ege of the n~r Of intervening aa8ignment8 and auble.eea, without
cons.at eo such furtber aa.1g~nt. and ~uble..ft$ bein~ required, unless and
until Landlord e~.,r..llJly rollt!L8e$ lIIoll.14 Tenet, assignee or sublesee from
aoJ~
11
li.b~lity under this le~se, And Buch liability Shall not be in any way
affected o. reduced by any modifica~ion of the loase between Landlord and the
occupant a8signrn, ev~n 1f such mod~f1eat1on 1s Made withOut the pr~or
t~na~t~' c~~~~~t.
t.a:'\dl cr.,' ~ .:onse~:; tc a;ly aSS: gr,:rl"'nt. :!';'*.iQ1;':l(l.q, c=c~pi:l.ti~::\, er ".l1$e u'j
Another person, shall not be deemed 1:0 be a CODIU!I!:l1: to IIny subsequent
aS8ignnent, 5ublettinq, occupation, or nse by any other person, or a wlI~ver
o! .ny ~i~b~ of Landlo~d to deny .~ch ceneent p~r.u.n~ to the p~ovia~on.
hereof. Furthermore. Tenant utLde:eatands and agrees t.hat, ahoulci Li).lUUord
approve any aB5~9nment or Bublease. Landlord shall bave the rlqht to b~
re~mbursed for legally-related expenses 1n connectio~
with the review. preparat.ton, and proCeSB~n!i of Any doC'~nt.B bl5oc.:lat.ed with
said ass~q~nt/~obte.s~.
:f Tenant is an entity other than a nttgral person, a change in the
contro:ling interest of Bald entity ahall be deemed an as.iq~~t of this
leaae ond tbe~~by subject to consent by Landlord.
24.~ SU901\l)tNA't't~. MOll-DISTURBANCE: dD A'M'OSmHl'$'t'
1\. subordj,n4tton bY Tell~t. Te13ant hereby subordinates ita ri9h~.
hereunder to the lien of Any nortg49C:t or mort;ll9... or the lien
resulting frem any other methOd of finAncing or refinancing, now or
he~e~ftcr in tocce against the prr.ml'88. and to &11 advances made or
hereflfter to be made ulJQn ~he securit.y thereof. Tbu shall be ll~:lt-
operative and no further instrument of aubordination shall be reqaired
by any a:ortgagee. However, 1'enant, upon ::eque8t of any party in
~ntexest. 5ball execute p~tly sueh iD.tr~An~ or certi!~cate. and
irrevocably appoi.nts Landlord as IIIttortley-in-l'act for Tenant, wi~h full
power and 4u~horlty to execute and deliv.~, in the nama of Tenant, any
such 2~.tr~nt O~ certificatoB.
~op~l Cert~ficAto~ K1~~ ten (10} days after request by Landlord,
B.
&01~fl'
12
or J.n the event that. in connection with any sale. usiqnment or
nypotheeat1on of the prQm18es by Land~ord. an estoppel cereit1cate
shall be required from Tenant. Tr~ant a9r~$ to delIver, in recordable
~orm, an ~toppel cortif~Cb~O to ~ny p~po..d ~ortg.90., pu~ch..er, or
to ~andlord, ~ertifY~9 (if such be the case, that tbis lease is in
full force and affect and :ba~ there are DO dofenses or olfuotB
thereon, or stating those clai~ by ~Dant, as long AS those are
fa~tu.l statementu when made.
C. Atto~~ In tbe event of a 8.1e or ...i9nm8nt of Landlord's
intereat in the pr~e., or if the pre=isaa c~s 1nto the hands or a
mortgagee, or any ot~~r person, WhDth$r beca~ac of A nortqaqe
foreolooure, exerC188 of a power of Bale. or othftr reason. Tenant shall
rec09lu.ae ..id sortlJa9_ or other per.on &8 t;he same as Wln4iorQ
hereunder. TOUDt shall execuu. at. LaJldlord'lS reqQ.6Gt. ~nY attOitl\tJlPn't.
_greell'ent. reqQired by any DiOX't.IJ&iJfla. or other such person eon~a1n1r.9
sucb provieions a. &u~h ~ortqa;ee or other person requires.
25 . ~ROR I8!'1'I"OK AGAIliIS't INVOLUfi'1'AIIlT ASS 1 G.......BIL't . Neit her "h) ~ le.ae. nQr
lb. leasehold estate ot Tonant, nor ~y tntgr~8~ of T.nan~ in the dODdsad
pr~e$. shall be subject to involuftta~y ~s.ignment, tran8fer, or aale by
operAtion ot law, or otbervae:. (except. thrO\\9h ot""t;Qt,Ol'Y Ml'98Z' or
cOQsolidation, duviue. or la~e.~a~ succ~'8ion). Any such attempted
involuntilry ilB.iq~nt. t.-rlUI8fer. Dr sale shall be void, and of no effect.
26. NOTICE. All noti~ OT d9lt'lnda g1".n Of; :setlt :by eit-tler party ~Q t.ho\)
other Under this lease., ul\all be deeaed to have been ful::'y given ilnc:l/or sent.,
vhen made in wr~t~ng and deposited in the United States mai~. certified or
register~d and posta98 p~opa14. Dr when received, via hand del ivory nT
'at~Onal~y recQ9ni~ed overni9ht ~ourier and addres.ed as follow~:
'1'0 LAtlDLORDJ
S'tROHBUS CORPORATION
17131 HarliD Dc.
,jUI&cn/tor.N
13
Suqarloaf Shorea. fL 1)04~
and to:
SUSAN H. CAlU)B'NU, ESt!.
Stone, & Cardenas
221 S.i-monton Street
Key ~e8~, Florida 33&4&
TO TENANT;
~Nl\OJ!j COUNTY P1l3LIC DEFENI)ER
801 Ei8onhowar "Dri.ve
ICe)' W~.t, FL 33040
and to~
DIRECTOR, MDlfROE COUNT!r PUBt.1C "OMS
l100 Si30nton Street
XE!Y West, 1'lorida 3::J040
27. Wf.IV2R Of ..tUI\';f "~JM.. EXOl:P1" AS PltOHIBI'1'ED BY UH. r.Al(OLORD ANb
'1'2lflUM.' SnESY DrOMtKOLY, VOLtm'1'u'UY AND nt'ftlWlIOHAt.LY "AIVB ?HE aIGfl'!' 'l'O A
TRIAL D'f JURY It( USPEC'l '1'0 MY Ll'1'.J:GA'1'10N BASJD HCRBON, oR A.RISING Otrt' Of.
Ul:'l!.R 01l. Itt Cv.tr.ICTtmt "ITS THIS LBASl:. 'l'HIS WAIVER BBING A Mt,T?!tIAL
tNOUCEtfJW':' FOR I.n~DLOllD '1!0 EK'm1l. Ul'1'O 'mE 1ZU1.
28 . :BAN1tRUP"!'CY OF 'l'EHAWr. 1U '1'U EVENT 1'lmAR1' .PItts ANY FORM OF
BlItlRl1P'l'CY. t.aBDLORD SHALT. BE Ell?ITLED 'to XHMEDlATE 'l'l':1l!'<'[NA'l't.ON OF TltE
AU'I"mtA'tXC STAY PRovtSIOlfS OF 1l IJ.S.C. S352, GRAWl'ING LAN1)~JU) ~IJn~
tu:LlEF AND ALLOWING '1'8E LUlDLOllD 'J!O EUltCIS!: ALL OF 1'1'S LEGA!. un EQut'1'MlU!:
tuGR'I:S UD B2:o1EUIBS, tNCtUDDG, KI1'ftOUT LUt:[TA'1'10H, 't1fE RIGIt'1' TO 'l'JI!1Ul111'ATE
1'8:tS LEASE: AND DISPOSSESS 'tItlWC'l' J11KlIS ~F. DE!4IS~ PRIIIiSES IN ACCOR1>ANCE N: '~H
FLORIDA tJ\"~ &DDt'llOMLt.~, TDAlrr AG1U:Il:S Mar TO DDlKTLY QR tlCOI1lIlC1'LY
OPPOSE Oft O'lHF.mtTSE ~~HO AOAllfS'1" I.AIIlDLOR>>' S EFFORT '1'0 GAIN !tELIEF FROM THE
AtJTOH.ftTIC MAY. Ll\lU)J.OIU) SI1ALL DB ElrrU'LED AS MORBSAI:D TO 'rH~ M~ING OF
THE AUTOMA'1'IC STAY WITBOU'J' T8 treCEBSI'1'f OF A!Il SVIDEllTlu'Y HUIUG DO
Wt'M'lOIJT -rUE NE(:ISS:lTY OA UQUI~r OF THE LMDLORD 'l'O ESTABLISH OR P1I.OV1:
THE VAt.tm QP 'l!HE. LRUBROLD, TAP. loACII or ADZQUATB PROTI/lCl'IOJi OP ITS :rr':'!:RES't'
or THE J&ASUHOLP, OR THE' LACK or EQurn lK or" SLo.m. TJnQJiT SPBCIP'ICALLY
AGlU:'BS ANt) ACJtROWLBDGES THAT 'nIB t.1FTIIfG or fIlE AUTOMATIC STAY H!1\1:1JItDU BY
THE APPMtlUA'rE fWtlUWP'l'C'Y COURT SHALL n: DUMel) TO .. "FOR CAUSI!:- PURSWW~
TO SKerXaK 362(D) (ll. TRIS ct.AUS'E "'M A MA'fEB1M. COItSJ:DXM.TIC"'l ~n L1INnLO"I"
TO GIVE THtS t.EAS.t, AND BAD TENMT NO'l' JlGRE~O '1'0 l'RxS i'R01IIS100. LANDLORD
'l<<IUt.D HOT H1t.VE tm'I'ERB2) IW'l'O 'l'JUS 1.D.SE.
:I!iI. JlI!3IJ:DtM CUHULATn>B. All relUldJ.e~ eonfes:: red on. t.anll.lol;cl tlerain ahA J :
be deeMed c~l.tive ll;n~ shall no~ be excluai.e of any other ~y eonferred
by 1,,,,,,..
30. ENTIRE AG~T I PAIt.TIII BOUND. 'rhis leu.. c:cttt.ains the cnt:ire
49r~n~ between the parti.a hereto end all prev10us neqot1Ations lead1n9
hereto find il. lItay be modified only by 8n agr__ent in writ.iuli Jligned by t.he
801 encoa-r
14
Landlord and Tenant. The covenants and cond~tLon. h~reln contained shall
a.S~9ns of the parties to thl1 lease.
Apply to end bind the heirs, successors, e~ecutors, adminlstratorB and leq41
IN HITNtSS WHSREOF, the Landlord and Tenan~ nave duly signed and
executed these pre.entll on t.JUB ~ day of ~ ~
1006.
Signed, sealed and del~verGd
in tne presence of:
~--~
.;~:f.fdl.
Witness as o~
l!CIl~wcr
STR
.LAlfOLORO"
By:
"TEftANT":
~ME~mYBOMDOFCOON~
COHMISS1 OtfBRS
By~
~
Mll.yOt:
15
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