Unit 201, 03/01/2007 to 02/29/2008
DANNY L. KOLHAGE
CLERK OF THE CIRCUIT COURT
DATE:
March 9, 2007
TO:
Dent Pierce, Director
Public Works Division
ATTN:
Beth Leto, Administrative Assistant
Public Works Division
Pamela G. Hanc~
Deputy Clerk
FROM:
At the F eburary 21, 2007, Board of County Commissioner's meeting the Board granted
approval and authorized execution of a Business Lease between Monroe County and Independent
Mortgage and Finance Company, Inc. for the 16th Judicial Circuit's Mediation Program office
space.
Enclosed is a duplicate original of the above-mentioned for your handling. Should you
have any qU(~stions please do not hesitate to contact this office.
cc: County Attorney
Finan~
File.!
BUSINESS LEASE
This Agreement, entered into this 12th day of February, 2007, between
INDEPENDENT MORTGAGE AND FINANCE COMPANY, INC., a Florida corporation
(hereinafter Owner or Lessor), party of the first part; and MONROE COUNTY, a political
subdivision of the State of Florida (hereinafter Tenant or Lessee), party of the second
part.
WITNESSETH
PART ONE
That the Lessor does lease unto Lessee professional office space upon the following
conditions:
1. The leased space, known as Unit 201, is identified in the attached Exhibit A, and is
leased for the exclusive benefit of the 16th Judicial Circuit and the
Monroe Board of County Commissioners.
2 . Owner discloses that all units, including Unit 201, of the property commonly known
as flOO Whitehead Street are being converted into a condominium to be called
JACKSON SQUARE COURTHOUSE CONDOMINIUM. A full legal description of
the property is found in attached Exhibit B.
3. The term is for twelve months, beginning on the 1st of March, AD 2007
("The Effective Date") and ending on February 29, 2008.
4. The total rent is ten thousand, eight hundred dollars ($10,800), payable in 12 equal
monthly installments of $900. the first payment being due, on the last day of March
2007 and on the last day of each succeeding month with the last monthly payment
due on last day of February 2008.
5. All payments shall be made promptly in accord with the Florida Local Government
Prompt Payment Act (F.S. 218.70).
6. Utilities to be furnished by the Lessor as Lessor's cost during normal office hours
are <electricity for ordinary office use and air-conditioning, water for restroom use,
and sewer. In addition, Lessor shall pay for cleaning of common areas (restrooms,
hallways, elevator, and stairs). Normal office hours are Monday through Friday
(exoepting holidays observed by Monroe County) from 8:30 A.M. to 5:00 P.M.
7. Lessee shall be responsible for cleaning its own office area and for disposal of the
solid waste it produces.
8. Use of the premises is restricted to office space for Monroe County.
9. LesHor waives demand for a security deposit from Lessee.
PART TWO
The following express stipulations and conditions are made a part of this lease and are
hereby assented to by the lessee:
FIRST: The lessee shall not assign this lease, nor sub-let the premises, or
any part thereof nor use the same, or any part thereof, nor permit the same, or any part
thereof, to be used for any other purpose than as above stipulated, nor make any
alterations therein, and all additions thereto, without the written consent of the lessor.
Lessor ag~ees that the right to sublet will not be unreasonably withheld; however, lessor
reserves the right to approve a transfer of the lease and this approval will require a
verification of the sub-lessee's credit. All additions, fixtures or improvements which may
be made by lessee, shall become the property of the lessor and remain upon the
premises BIS a part thereof, and be surrendered with the premises at the termination of
this lease.
SECOND: All personal property placed or moved in the premises above
described Hhall be at the risk of the lessee or owner thereof, and lessor shall not be liable
for any damage to said personal property, or to the lessee arising from the bursting or
leaking of water pipes, or from any act of negligence of any co-tenant or oocupants of the
building or of any other person whomsoever.
THIRD: That the tenant shall promptly execute and comply with all statutes,
ordinances, rules, orders, regulations and requirements of the Federal, State and City
Government and of any and all their Departments and Bureaus applicable to said
premises, for the correction, prevention, and abatement of nuisances or other grievances,
in, upon, or connected with said premises during said term; and shall also promptly
comply with and execute all rules, orders and regulations of the applicable fire prevention
codes for the prevention of fires..
FOllRTH: In the event the premises shall be destroyed or so damaged by fire
2
or other casualty during the life of this agreement, whereby the same shall be rendered
untenantable, then the lessor shall have the right to render said premises tenantable by
repairs within ninety days therefrom. If the damage was caused by this Lessee, whether
through negligence or its act, then rent shall not be abated and Lessee shall be liable for
the damages. If the damage or destruction was not caused by this Lessee, whether
through ne,gligence or his act, then the rent shall be abated during the period of repair. If
said premises are not rendered tenantable within said time, it shall be optional with either
party hereto to cancel this lease, and in the event of such cancellation the rent shall be
paid only t() the date of such fire or casualty. The cancellation herein mentioned shall be
evidenced in writing.
FIFTH: The prompt payment of the rent for said premises upon the dates
named, and the faithful observance of this Lease are the conditions upon which the
Lease is made and accepted and, failure on the part of the Lessee to comply with the
terms of said Lease shall, at Lessor's option, work a forfeiture of this contract and of all of
lessee's rights hereunder.
SIXTH: If the lessee shall abandon or vacate said premises before the end
of the teml of this lease, or shall suffer the rent to be in arrears, the lessor may, at his
option, forthwith cancel this lease or he may enter said premises as the agent of the
lessee, without being liable in any way therefor, and relet the premises with or without any
fumiture and equipment that may be therein, as the agent of the lessee, at such price and
upon such terms and for such duration of time as the lessor may determine, and receive
the rent therefor, applying the same to the payment of the rent due by these presents,
and if the IFull rental herein provided shall not be realized by lessor over and above the
expenses to lessor in such re-Ietting, the said lessee shall pay any deficiency, and if more
than the full rental is realized lessor will pay over to said lessee the excess on demand.
SEVENTH: Lessee agrees to pay the cost of collection and ten percent
attorney's fee on any part of said rental that may be collected by suit or by attorney, after
the same is past due.
EIGHTH: The lessor, or any of his agents, upon twenty-four (24) hours notice,
shall have the right to enter said premises during all reasonable hours, to examine the
same to make such repairs, additions or alterations as may be deemed necessary for the
safety, comfort, or preservation thereof, or of said building, or to exhibit said premises,
and to put or keep upon the doors or windows thereof a notice "FOR RENT' at any time
within thirty (30) days before the expiration of this lease. The right of entry shall likewise
exist for thE~ purpose of removing placards, signs, fixtures, alterations, or additions, which
do not conform to this agreement or to the rules and regulations of the building.
NINTH: Lessee hereby accepts the premises in the condition that they are in
at the beginning of this lease and agrees to maintain said premises in the same condition,
order and repair as they are at the commencement of said term, excepting only
reasonable wear and tear arising from the use thereof under this agreement, and to make
good to said lessor immediately upon demand, any damage to water apparatus, or
electric lights or any fixture, appliances or appurtenances of said premises, or of the
building, caused by any act or neglect of lessee, or of any person or persons in the
3
employ or under the control of the lessee.
TENlTH: It is expressly agreed and understood by and between the parties to this
agreement, that the landlord shall not be liable for any damage or injury by water, which
may be sustained by the said tenant or other person or for any other damage or injury
resulting fmm the carelessness, negligence, or improper conduct on the part of any other
tenant or agents, or employees, or by reason of the breakage, leakage, or obstruction of
the water, sewer or soil pipes, or other leakage in or about the said building. However,
Lessor holds Lessee harmless for any damage to the premises by reason of blockage of
sewer or public water.
ELEVENTH: This contract shall bind the lessor and its assigns or successors,
and the he,irs, assigns, personal representatives, or successors as the case may be, of
the lessee.
TWELFTH: It is understood and agreed between the parties hereto that time is
of the essence of this contract and this applies to all terms and conditions contained
herein.
THIRTEENTH: It is understood and agreed between the parties hereto that written
notice by certified mail or hand-delivered to the premises leased hereunder shall
constitute sufficient notice to the lessee and written notice by certified mail or hand-
delivered to the office of the lessor shall constitute sufficient notice to the lessor, to
comply wH:h the terms of this contract; however, lessor also shall deliver or mail by
certified US Mail notice to Contract Monitor, Facilities Maintenance at 3583 South
Roosevelt Blvd., Key West, FL 33040.
FOURTEENTH: The rights of the lessor under the foregoing shall be cumulative,
and failure on the part of the lessor to exercise promptly any rights given hereunder shall
not operatEl to forfeit any of the said rights.
FIFTEENTH: It is further understood and agreed between the parties hereto that
any chargEls against the lease by the lessor for services or for work done on the premises
by order of the lessee or otherwise accruing under this contract shall be considered as
rent due and shall be included in any lien for rent due and unpaid.
SIX'TEENTH: It is understood and agreed that any signs or advertising to be used,
including llwnings, in connection with the premises leased hereunder shall be first
submitted to the lessor for approval and further approved by HAR.C. before installation
of same. Further, any improvements to said premises by the lessee shall be at lessee's
expense and shall be first submitted to the lessor for approval.
SEVENTEENTH: RADON GAS NOTIFICATION: Radon is a naturally occurring
radioactive gas that, when it has accumulated in a building in sufficient quantities, may
present health risks to person's health who are exposed to it over time. Levels of radon
that exceE~d federal and state guidelines have been found in buildings in Florida.
Additional information regarding radon and radon testing may be obtained from your
county public health unit.
EIGHTEENTH: LESSOR'S REMEDIES ON DEFAULT. If lessee defaults in the
payment of rent, or any additional rent, or defaults in the performance of any of the other
covenants or conditions of this agreement, lessor may give lessee notice of such default
I
and if lessEle does not cure any rent, or additional rent, default within fifteen (15) days,
after the giving of such notice (or if such other default is of such nature that it cannot be
completely cured with such period, if lessee does not commence such during within such
fifteen (15) days and thereafter proceed with reasonable diligence and in good faith cure
such default), then lessor may terminate this lease on not less than ten days' notice to
lessee and the lessee shall have the option to remove all equipment, tables and fumiture.
NINETEENTH: SUBORDINATION OF LEASE. This lease shall be subject and
subordinatEl to all underlying leases and to mortgages and trust deeds which may now or
hereafter affect such leases on the real property of which the premises form a part, and
also to all renewals, modifications, consolidations, and replacements of the underlying
leases and the mortgage and trust deeds. Further, Lessee acknowledges that this Unit
205 (along with all other units in the property) is being converted into the JACKSON
SQUARE COURTHOUSE CONDOMINIUM. Lessee irrevocably names Lessor its
attorney-in-.fact for the execution of any subordination and attomment agreements;
however, if requested by owner or lender, Lessee pledges to execute any additional
documents provided such documents maintain his right of non-disturbance during the
term of the Lease as long as Lessee is not in default.
TWENTIENTH: ETHICS CLAUSE. Lessor (entity) warrants that it had not
employed, retained or otherwise had act on its behalf any former County officer or
employee subject to the prohibition of Section 2 of Ordinance No. 010-1990 or any other
County officer or employee in violation of Section 3 or Ordinance No. 020-1990. For
breach or violation of this provision the County may, in its discretion, terminate this
contract without liability and may also, in its discretion, deduct from the contract or
purchase price, or otherwise recover the full amount of any fee, commission, percentage,
gift, or consideration paid to the former County officer or employee.
TWENTY-FIRST: PUBLIC ENTITY CRIME STATEMENT. "A person or affiliate
who has bl3en placed on the convicted vendor list following a conviction for public entity
crime may not submit a bid on a contract to provide any goods or services to a public
entity, may not submit a bid on a contract with a public entity for the construction or repair
of a public building or public work, may not submit bids on leases of real property to public
entity, may not be awarded or perform work as a contractor, supplier, subcontractor, or
consultant under a contract with any public entity, and may not transact business with any
public entity in excess of the threshold amount provided in Section 287.017, for
CATEGORY TWO for a period of 36 months from the date of being placed on the
convicted vendor list."
TWENTY-SECOND: The obligations of the Lessee under this Lease
Agreement are subject to the availability of funds lawfully appropriated annually for its
purposes by the Monroe County Board of County Commissioners.
5
REOF, the parties have executed this instrument.
lESSOR
INDEPENDENT MORTGAGE AND
FINANCE CO., INC.
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B G Carter, Managing Director
"Seal"
TENANT
Attest:
Danny L. K:olhage, Clerk
G.. ..1.rJ;!."..~Y>.'-
,,' F::S 2 1 2007
BOARD OF COUNTY COMMISSIONERS
OF MONROE COUNTY, FLORIDA
~A}~
MONROE COUNTY ATTORNEY
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JAC~KSON SQUARE
C:OURTHOUSE
2ND FLOOR PLAN
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Jackson Square Courthouse
600 Whitehead Street Key West FL. 33040
CONDOMINIUM iSURVEY 05-1'16
SHEET 7 OF 1<1
FREDERICK H. HILDEBRANDT
ENGINEER Pl..JWNER SURvEYOR
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JAC~KSON SQUARE
C:OURTHOUSE
LEGAL DESCRIPTION
Ef~ib;-t- 8
On the Islond of I(ey West, Monroe County, Florida. and known on the mop of said
City of Key West, delineated in F'ebruory. A.D.. , 829. by William A. Whitehead as
Port of Lot Numbl~r Two (2). in Square Number Sixty-Three (6'3) and more
particularly described os commencing at the Southerly corner of SQvthgrd Street
and Whitehead Streel. cnd running thence Southeasterly olong the Southwesterly
side of Whitehead Street Fifty (50) feet; thence ot rigrt angles in a Southwesterly
direction Slxty..LJw() (62) feet: thence at right ongles in Q 'Northwesterly direction
Fifty (SO) feel to the Southeasterly side of Southard Street; thence running
Northeosterly 01009 the said Southeasterly side of Southard Street Sixty-Two (62)
feet to the Piece of Beginning.
LESS
On the Island of ,Key West, Monro~ CQi,tnty. Florida. and known on the mop of ~oid
City of Key West. delineated in February, A_D.. 1829, by William A_ Whitehead os
Port of Lot 2. in Square 63 ond more particularly d~cribed os commencing at
the Southerly eomer of $outhord St~et and Whitehead Street. and running thence
South~O$~~rly QIO'1!~ the Southwesterly side of Whih:heod Street 50 feet; thence ot
right angles in 0 Southwesterly direction 61 feet to the Point of Beginning of the
parcel hereinafter described; thence continue Southeasterly one foot; thence ot
right angles in 0 Northw6terty direction Fifty (50) feet to the Soutneo5terly side
of Southard Street; thence running Northeosterly clang the said Southeesterly side
of Southard Street one foot: thence at right angles in a Southeosterly direction 50
feet to the Point of Beginning.
Subjei:-t to an eo1itement for ingrcs:!i and ogress olong the We5terly ~ide of said
property described as follow!;:
On tn~ Is-land of Key West. Monroe County. Florida, Clnd known on -the mop of -said
City of Key We-sl. delineated In February. A.D.. 1829 by WlIliom A. Wliiteheod a~
Port of Lot 2, in Square 63. and more particularly ducribed os commencing at
the Southerly corner of Southard Street and Whitehead Street, o~d running th~n<;~
Southeasterly 010"19 the Southwesterly 5ide of Whitehead Street 50 feet; thence at
right ongle5 in 0 Southwesterly dk'eetlon 61.0 feet; thence at right ongles in 0
Northwe:!iterly diredion 6.0 feet to the Point of aeginning; thence continue
Northwe~terly on the Westerly boundary line of soid pro~rty Q distance of 44.0
feet to a point on the Southerly right of way of Southord Street; thence at right
angles in 0 North,easterly direction on the Southerly right of way of Southard
Street 0 distance of 5_3 feet: thence ot ri9ht angles in a Southeasterly direction
along the Westerly fo~~ Of Q two-story building Cl distance of 44.0 feet; thence at
right angles in 0 Southwesterly direction 0 distance of 5.3 feet bock to the Point
of Beginning.
SHEET 13 OF 14
Jackson Square Courthouse
600 Whitehead Street Kl'y West FL 33040
CONDOMINIUM SURVEY
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05-146
FREDERICK H. HILDEBRANDT
EWOINEER P\.ANNEfl: ~lJ1'I;\I'EY01\
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Key WMl. Fl 33040
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