Item F35 F.35
Coty f � ,�� ,' BOARD OF COUNTY COMMISSIONERS
�� Mayor David Rice,District 4
The Florida Keys � Mayor Pro Tem Craig Cates,District I
y Michelle Coldiron,District 2
James K.Scholl,District 3
Ij Holly Merrill Raschein,District 5
County Commission Meeting
November 15, 2022
Agenda Item Number: F.35
Agenda Item Summary #11368
BULK ITEM: Yes DEPARTMENT: Fleet Management
TIME APPROXIMATE: STAFF CONTACT: Daryl Greenlee (305)292-3452
N/A
AGENDA ITEM WORDING: Approval of a First Amendment to Lease Agreement with
Rockland Investment Corporation, Inc., for the temporary Rockland Key Fleet Garage Lease, to
include an additional parcel retroactive to July 17, 2022, and extend the lease term for an additional
year. The additional monthly rental amount is $2,100.00 Dollars for the additional parcel. Funding
is from the Fleet budget.
ITEM BACKGROUND: The County leases from Rockland Investment Corporation, Inc., as
Lessor, a building, and some surrounding property on Rockland Key to house a temporary fleet
maintenance garage until a permanent facility can be designed and constructed on Rockland Key.
The original lease term commenced on March 17, 2021, and terminates on March 16, 2023, before
the permanent fleet facility can be completed. The Lease provides for three (3) additional one-year
renewal periods. As operations developed, the amount of storage / parking space at the facility was
inadequate for the operation. The owner agreed to lease additional contiguous ground space of 8,625
square feet at the original price per square foot and this area is identified as the Third Parcel.
The additional monthly rental for the Third Parcel will be Two Thousand One Hundred and 00/100
($2,100.00) Dollars, which includes the base rent and common area maintenance costs. The rental
of this Third Parcel is for eight (8) months to commence retroactive to July 17, 2022, and terminate
on March 16, 2023, in conjunction with the termination date of the original lease term. Staff also
recommends exercising the first of three (3) one (1) year extensions in the lease for all three parcels.
The new lease term will commence on March 17, 2023, and terminate on March 16, 2024, unless
earlier terminated pursuant to the Lease agreement. Staff seeks BOCC approval of this First
Amendment to add the Third Parcel at the above additional monthly rental amount and extend the
term of the Lease.
PREVIOUS RELEVANT BOCC ACTION: BOCC approved the current Lease Agreement on
March 17, 2021.
CONTRACT/AGREEMENT CHANGES:
First Amendment to include an additional parcel and Extend the Current Contract term.
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F.35
STAFF RECOMMENDATION: Approval
DOCUMENTATION:
Monroe County First Amendment Lessor Signed 10.31.2022
Lease Agreement 03_17 2021 fully executed
MC Engineering Rental of Additional Outside Space Option 3 dated 05.09.2022 (corrected)
FINANCIAL IMPACT:
Effective Date: Retroactive to July 17, 2022, for the additional parcel & rental amount
Expiration Date: March 16, 2024
Total Dollar Value of Contract: $133,857.00
Total Cost to County: $133,857.00
Current Year Portion:
Budgeted: partially
Source of Funds: 504-23501-SC_00050 Rentals & Leases
CPI: N/A
Indirect Costs: N/A
Estimated Ongoing Costs Not Included in above dollar amounts:
Revenue Producing: No If yes, amount: N/A
Grant: N/A
County Match: N/A
Insurance Required: N/A to this Amendment
Additional Details: A Third Parcel is added to the lease space at a total monthly amount of
$2,100.00, retroactive to July 17, 2022, and the lease term is extended to March 16, 2024, for
all three parcels.
Amendment is being back-dated to July 17, 2022 - an additional $2,100 for July, August&
September @ $6,300 for FY 22 plus an additional $25,200 for FY 23 not budgeted.
11/15/22 504-23501 - FLEET MGT SVC ADMIN $31,500.00
Rent-Rockland Key
REVIEWED BY:
Daryl Greenlee Completed 10/31/2022 12:39 PM
Kevin Wilson Completed 10/31/2022 1:19 PM
Patricia Eables Completed 11/01/2022 11:03 AM
Purchasing Completed 11/01/2022 11:30 AM
Budget and Finance Completed 11/01/2022 3:55 PM
Brian Bradley Completed 11/01/2022 4:01 PM
Lindsey Ballard Completed 11/01/2022 4:04 PM
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F.35
Board of County Commissioners Pending 11/15/2022 9:00 AM
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FIRST AMENDMENT TO LEASE AGREEMENT
This First Amendment to Lease Agreement is made and entered into on this 15,h day of
November, 2022, by and between ROCKLAND INVESTMENT CORPORATION, INC. a
Florida Corporation, authorized to do business in the State of Florida, ("Lessor"),whose principal
address is 615-B United Street, Key West, Florida 33040, and MONROE COUNTY, a political
subdivision of the State of Florida, whose address is 11.00 Simonton Street, Key West, Florida
33040("Lessee"/"County").
WHEREAS, on the 1.7"1' day of March, 2021, the parties entered into a Lease Agreement
for the lease of that certain property, improvements and structures situated at and commonly
known as I I I Overseas Highway, Unit No. 300, Rockland Key, Monroe County, Florida 33040, 0
with Parcel Identification No. 00122070-000200, ("Property"), for use of certain areas of the 0
Property to provide a warehouse unit and limited surrounding land for use by the County as a
location for its Fleet Department operations for the Lower Keys area ("Original Lease
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Agreement"); and
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WHEREAS,the current initial term of the Original Lease Agreement was effective from
March 17, 2021,and terminates on March 16, 2023; and
WHEREAS,the Original Lease Agreement provides for three (3) additional one (1) year N N
extension periods after the initial term of the Lease; and
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WHEREAS, during the term of this Lease, Lessee in its use of the Property, determined T-
that it needed additional outside parking space to conduct its Fleet Department operations; and
WHEREAS,Lessor had additional space located on the Property, which is adjacent to the
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current Property being leased by the County, that was available for lease by Lessee; and U)
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WHEREAS,the parties negotiated and reached a mutual understanding on or about May
2022,for Lessee to access and lease another 8,625 square feet of the Property for use by Lessee as E
an additional outside parking area; and
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WHEREAS, Lessor and Lessee agreed that the lease term of the additional 8,625 square
feet of the Property will be for eight(8)months with an effective date retroactive to July 17,2022,
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and terminating on March 16, 2023, when the term of the Original Lease Agreement terminates;
and
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WHEREAS,the initial term of the Original Lease Agreement expires on March 16, 2023, 0
and the Lessee has notified Lessor pursuant to the Original Lease Agreement that it seeks to extend C
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the term of the Lease and the Lessor has agreed to renew the lease for an additional one (1) year 2
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extension period under the same terms and conditions as the Original Lease Agreement, which
shall also include the additional 8,625 square feet of the Property as set forth in this First E
Amendment; and
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WHEREAS, the parties have found the Original Lease Agreement to be mutually
beneficial; and
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WHEREAS, Lessor and Lessee agree to amend the Lease as set forth herein.
NOW, THEREFORE, for and in consideration of mutual promises contained herein and
other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged,the parties hereto covenant and agree as follows:
1. Paragraph 1,Premises,of the Original Lease Agreement,is hereby amended to include an
additional 8,,625 square feet of Lessor's property, which is situated adjacent to Lessee's current
leased area and is referred to herein as the"Third Parcel"and collectively known as the"Premises"
or "Sole Use Areas", as more particularly described on Exhibit "A — Revised", setting forth
Lessee's designated area of the parcel, attached to this First Amendment and made a part hereof.
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This First Amendment also continues to allow the exclusive use of certain other areas of the
building and/or surrounding property by the Lessor and/or its other tenants as set forth in the
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Original Lease Agreement.
2. Paragraph 2, Term and Effective Date, of the Original Lease Agreement is hereby U_
amended to include the lease term for this Third Parcel. The lease term for this additional Third N N
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Parcel shall be for eight (8) months which shall commence retroactive to July 17, 2022, and ri
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terminate on March 16,2023,in conjunction with the lease termination date of the term as set forth Ci
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in Paragraph 2 of the Original Lease Agreement, unless earlier terminated as provided in the
Original Lease Agreement.
3. Paragraph 5, Rent, of the Original Lease Agreement is hereby amended to include the 0
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additional monthly rental payment and Common Area Maintenance Costs("C.A.M.")for the Third
Parcel, with both payments commencing retroactive to July 17, 2022. Lessee shall pay to Lessor
an additional monthly rental of Two Thousand and 00/100 ($2,000.00) Dollars as the Base Rent E
for the Third Parcel. As"Additional Rent,"Lessee shall also pay monthly,a portion of the C.A.M.
costs in the amount of One Hundred and 00/100($100.00)Dollars per month for the Third Parcel. E
Monroe County is exempt from sales tax. The total monthly rental payment for the Third Parcel
shall be Two Thousand One Hundred and 00/100 ($2,100.00) Dollars for the first eight-month U_
rental term,of this Third Parcel,in addition to the monthly rental payments as set forth in paragraph
5 of the Original Lease Agreement for the Main Parcel and Secondary Parcel. 0
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4. Paragraph 2, Term and Effective Date, of the Original Lease Agreement, is further
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amended to extend the term of this lease for an additional one-year period for the Main Parcel 02
Secondary Parcel, and Third Parcel, with the new term to commence on March 17, 2023, and
terminate on March 16, 2024, unless earlier terminated as provided in the Original Lease
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Agreement.
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5. Except as set forth in Paragraphs one through four of this First Amendment to Lease
Agreement, in all other respects, the terms and conditions of the Original Lease Agreement dated
March 17, 2021, as amended, shall remain in full force and effect.
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IN WITNESS WHEREOF, the parties hereto have set their hands and seals the day and
year first above written.
LESSOR:
ROCKLAND INVESTMENT
CORPORATION, INC.,
A Florida Corporation
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LESSEE:
(SEAL) BOARD OF COUNTY COMMISSIONERS E
ATTEST: KEVIN MADOK, CLERK OF MONROE COUNTY, FLORIDA
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As Deputy Clerk Mayor/Chairperson 0
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tour,
Kevin Madok, CPA
•'' = Clerk f the Circuit Court&Comptroller— Monroe County, Florida
Gam,, Cle o p tY
DATE: March 19, 2021
TO: KeNrin G. Nilson, PE
Assistant County Administrator
Suzanne Rubio
Executive Administrator
FROM: I'aniela G. Hanc ck .C.
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SLT$]ECT: Marcli 17' BOCC Meeting 0
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Attached is an electronic copy of the following itein for your Handling:
0 R Lease Agreement with Rockland Investment Corporation, Inc-. (or a building and
ground space as ari interim Fleet Maintenance Facility on Rockland Key, at a cost of$103,257.00 E
per year [piers prorata share of property tax). Funding is from Fleet budget..
Should you liave any questions please feel free to contact me at (305) 292-3 5t1.
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Finance
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KEY WEST MARATHON PLANTATION KEY PKIROTH BUILDING
500 Whitehead Street 3117 Overseas Highway 88820 Overseas Highway 50 High Point Road
Key West,Florida 33040 Marathon,Florida 33050 Plantation Key,Florida 33070 Pl 0
305-294-4641 305-289-6027 305-852-7145 30 Packet Pg. 1850
LEASE AGREEMENT
THIS LEASE AGREEMENT is made and entered into on this 17'h day of March,,202 1, by
and between ROCKLAND INVESTMENT CORPORATION, INC. a Florida Corporation,
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authorized to do business in the State of Florida, ('*Lessor"), whose principal address is 615-B
United Street, Key West, Florida 33040, and MONROE COUNTY,a political subdivision of the
State of Florida, whose address is 1100 Simonton Street, Key West, Florida 13040
("Lessee'7"County"), and.
WHEREAS, the County has negotiated with the Lessor for the lease of that certain 0
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property, improvernents and structures situated at and coninionly known as I I I Overseas
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Highway, Unit No. 300, Rockland Key, Monroe County, Florida 33040, with Parcel Identification
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No. 001221070-000200, ("Property"), for use of certain areas of the Property to provide a
warehouse unit and limited surrounding land for use by the County as a location for its Fleet
Department operations for the Lower Keys area; and
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WHEREAS,as a condition of the Lease pursuant to Paragraph I of this Lease Agreement,
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the: Lessor and Lessee agree that upon execution of the Lease, the Lessor and/or Lessor's other CN
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tenants may retain use of certain other areas of the Property, in addition to the Use by the County
of the remaining areas, from the execution of the Lease date pursuant to the terms and conditions
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as set forth in this Lease Agreement; and
WHEREAS, the Lessor desires to lease the herein described Property to the County and
retain the current use of other areas of the I I I Overseas Highway,Rockland Key parcel to continue
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in any current operations while the County proceeds with its proposed use of its designated
Property, and
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WHEREAS, the Lessee is willing to lease the Property for the purposes of Lessee's
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operations and allow Lessor to retain control of certain other designated areas for its use during
the Lease term-,
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NOW,THEREFORE, IN CONSIDERATION of the mutual promises and covenants set
forth below. the parties agrees as follows:
1 Premises. The Lessor does hereby lease to Lessee and Lessee leases from the
Lessor., the Property situated at and commonly known as 1,11 Overseas Highway, Rockland
Key, Monroe County, Florida 33040, and more particularly described as a total of 5,834 Sq.
ft_ which consists of 91-8 Sq. ft. oft flice Space and 3,654 Sq. ft. of Main Warehouse Space,
both of which are on the ground floor of the building. and 324 Sq. ft, of Security Storage Space 0
and 928 Sq, ft. of Mezzanine Storage Space. both of which are on the Second Floor of the 0
building, Plus an additional 59 feet of the surrounding outside property initnediately North of the
existing building, referred to herein as the "'Main Parcel". Plus all additional (,,,round area of 40
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feet of the surrounding,outside property West of the building.referred to herein as the"Secondary
Parcel, and collectively known as the "Premises" or "Sole Use Areas", as niore particularly
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described on Exhibit -A" setting forth Lessee's designated area of the parcel. attached to this
lease and made a part hereof. This Lease allows the continued exclusive use of certain other
areas of the building and/or surrounding property by the Lessor andior its other tenants.
2. Terin and Effective Date. Subject to and tipon the terms and conditions as set
forth herein, the initial term of this Lease shall be for two (2) years, with the term to conimence X
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on March 17, 2021, and terminate on March 16, 2023), unless earlier terminated as provided in 2%
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this agreement. Lessee shall take possession upon approval of this Lease Agreenient by the 4-
Board of County Coninlissioners to initiate the build-out and improvements that are required for CN
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the Fleet Management operations on the Premises. The payment of rent shall commence at set CN
forth in Paragraph 8 herein,
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Extension Period. There
shall be three (3) additional one (I) year extension
periods anticipated as part of this Lease with annual renewals after the initial term of this Lease, E
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upon approval of both parties, In the event that Lessee chooses to exercise its option to extend
the lease term, Lessee will notify Lessor ninety (90) days prior to the expiration of the Lease. in <
writing that it desires a renewal of the Lease- upon the same terms and conditions, as set forth 0
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herein, and said Lease renewal shall be set forth in a written amendment to this I.ease.
4. Security Dgposit. No security deposit will be required. If the Lessee vacates or
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abandons the Premises in violation of this Lease, any property belonging to the Lessee that the
Lessee leaves on the Premises shall be deemed to have been abandoned and may be retained by
the Lessor as property of the Lessor, or be disposed of at a public or private sale, provided that
Lessor first provides twenty (20) days' written notice to the Lessee and provides a reasonable
opportunity for Lessee to retrieve such property. Any proceeds Of Such sale. at the current fair
market value, may thereafter be applied by Lessor against: (11) expenses of the Lessor for
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removing, storage or sale of the personal property. (2) the arrears of rent, or future rent, payable
Linder this Lease,and (3) any other damages to which the Lessor may be entitled hereunder. The
balance of any such amounts, of any, shall be given to the Lessee,
S. Rent. The amount Lessee shall pay to the Lessor for the Premises shall be as
follows.. Six Thousand Six Hundred Ninety-five and 00/100 ($6,695.00) Dollars per month as
the Base Rent for the Main Parcel and One Thousand Five Hundred and 00/100 ($1,500.00)
Dollars per month as the Base Rent for the Secondary Parcel. Other monetary obligations of
Lessee owes to Lessor under the terms of this Lease are herein referred to as "Additional Rent-.
Lessee shall also pay monthly, as Additional Rent, a portion of the Comnion Area Maintenance
Costs (--C.A.M.), in the amount of five percent (5%) of the base rent for the Main Parcel in the
amount of Three Hundred Thirty-four and 75/00($334.75) Dollars per month.
6 Taxes. 'The Lessor shall pay all taxes and assessments, if any, including any sales
or use tax, levied by any governmental agency with respect to the Lessor's operations on the 0
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Promises and ownership of the Property. Lessee is a political subdivision of the State of Florida 0
and is not obligated to pay any sales tax tinder this Lease Agreement, The ]eased Premises is a
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newly created parcel within the entire Property so the Lessee's baseline prorata share of the taxes. 0
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is unknown at this time. Lessee agrees to pay Lessor, as Additional Rent, Lessee's proportionate
share of the tax expenses in monthly installments once the rate has been agreed upon by Lessor E
and Lessee. Lessor shall furnish Lessee with a written Statement of the actual amount of Lessee's
proportionate share of the tax expenses and Lessee shall pay same as a part of its monthly payment
to Lessor for the base rent, C.A.M. costs, utilities, or any other such rent expense that may be due
to Lessor.
7. Utilities. Lessee shall be responsible for payment of all utilities on a monthly X
basis, including but not limited to the following as necessary, water, electric, sewer, solid waste, 2%
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trash removal, telephone, Internet service, cable. LP gas, insect and rodent extermination, or other 4-
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stich similar utilities, as used or consumed by Lessee in the Premises. If any such services are to N
be separately metered to Lessee- then Lessee shall be required to arrange and pay all charges C14
CUstornarily charged for connection of such services by the applicable provider thereof, including
connection fees, the cost of the meters therefore, and any required deposits or prepayments, In the
event separate bills are not obtainable for such utility expenses, Lessee shall pay to Lessor the
Lessee's proportionate share of such charges and expenses for its use and consumption, as billed E
monthly by Lessor, and shall be referred to as Additional Rent.
8. Paymentof'Rent, The payrnentof rent shall commence on May 1, 2021, or upon U)
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Lessee actually commencing its daily Fleet Management operations, at the Premises, whichever
occurs first. Lessee shall pay to Lessor the Base Rent plus any other Additional Rent in lawful
money of the United States, without offset or deduction on a monthly basis. As a condition
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precedent for any payment due under this Lease, the Lessor shall submit monthly, on or before the
fifth (5"')day of each month, unless otherwise agreed in writing by the Lessee, a proper invoice to CU
the Lessee requesting payment for the then applicable monthly Base Rent and any Additional Rent,
if applicable. 1-he Lessor's invoice steal] describe with reasonable particularity the aforementioned
information in order to necessitate payment by the Clerk of the Court. The Lessor's invoice shall
be accompanied by such documentation or data in support of the Base Rent and/or any Additional
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Rent for is payment is sought as the Lessee may require. Lessor's invoice shall be submitted
to the Fleet Management, 3583 S. Roosevelt Blvd., Key West, Florida 33040. Payment of any
Base Rent or Additional Rent will be made pursuant to the Local Government Prompt Payment
act Section 218.70, Florida Statutes. Payment of Base Rent and Additional Rent shall be made to
Lessor at its address stated herein or to such other persons or at such other addresses as Lessor
may from time to time designate in writing to Lessee. Base Rent and Additional Rent are
collectively referred to as "Rent" or "rent". All monetary obligations of Lessee to Lessor under
the terms of this Lease are deemed to be Rent.
9. Insurance and Liabi i Lessor shall provide a commercial general liability
insurance policy with a coverage limit of no less than One Million and 00/100 ($1,000,000.00)
Dollars for the Property and its own operations. Lessor shall maintain its current property
insurance coverage on the entire Property insured for the full Replacement Value of the total
structure. Lessor and Lessee agree to waive coverage for wind or flood insurance by
either party. Lessee shall maintain sufficient insurance to insure the Lessee's contents 0
and any other personal property used by the Lessee in its Sole Use Areas and to protect 0
the Lessor and Lessee from all claims of property damage and personal injury, including
death, whether the claims are under the Worker's Compensation Act or otherwise, which
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may arise from its operations under this Lease.
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Lessee shall not occupy or use the dernised Premises or permit the to be occupied or used for
any business or purpose that would increase the premium for fire insurance on the building under
the normal rates applicable. Lessee agrees to be responsible and hold the Lessor harmless from
and against any and all loss, claims, liability or costs (including court costs and attorney's fees)
incurred by reason of Lessee's use of the property as an operations center for Lessee's Fleet
Department to the extent pennitted by Florida Statute Sec. 768.28. Notwithstanding anything X
contained in this Lease to the contrary, Lessee, as a political subdivision of the State of Florida 2%
does not waive and expressly reserves its sovereign immunity, except as provided in Florida 75
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Statute, Sec. 768.28. N
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10. Mechanic's Liens. Lessee further agrees that Lessee will pay all of Lessee's
contractors, subcontractors, mechanics, laborers, material men and all others, and, subject to the
limitations set forth in Fla. Stat. Sec. 768.28, will indemnify Lessor against all legal costs and
charges, bond premiums for release of liens, and counsel fees reasonably incurred in the E
commencement or defense of any suit by the Lessor to discharge any liens, judgments, or 2
encumbrances against the Premises caused or suffered by Lessee. It is understood and agreed
between the parties hereto that the costs and charges above referred to shall be considered as
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additional rent due under this Lease, payable upon demand.
The Lessee herein shall not have any authority to create any liens for labor or material on 0
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the Lessor's interest in the above- described property, and all persons contracting with the Lessee
for the of of work or the furnishing of any materials on or to the Premises, and all
material men, contractors, mechanics and laborers, are hereby charged with notice that they <
must look to the Lessee only to secure the payment of any bill for work done or materials
furnished during the term of this Lease. Pursuant to Section 713.23, Fla. Stat., the liens
authorized in C . 713, Fla. Stat. does not apply to the Lessee.
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11. RelationshiI2 of Parties. The Lessee is.and shall be an independent contractor
and not an agent or servant of the Lessor. The Lessee shall exercise control, direction, and
supervision over the rneans and manner that its personnel, agents, employees, and volunteers
perform the, work for which purpose this Lease is entered. The Lessee shall have no authority
whatsoever to act on behalf and for as agent for the Lessor in any promise, lease, or representation
other than specifically provided for in this Lease. 'The Lessor shall at no tirne be legally responsible
for any negligence on the part of the Lessee. its personnel, agents, employees, or volunteers
resulting in either bodily or personal injury or property damage to any individual, property, or
corporation.
12, Termination. This lease may be terminated at the discretion of the Lessor in
the following circumstances:
A. Lessee fails to pay the rent when due.
B. Lessee otherwise breaches the terms of this Lease. and 0
C, Lessor may terminate this Lease for convenience upon giving one hundred eighty 0
180) days' prior written notice to the Lessee.
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This Lease may be terminated by Lessee in the following circumstances:
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A. The County of Monroe. or any other applicable governmental entity shall raise a
zoning challenge, in which case Lessee shall be entitled to terminate this lease E
upon giving one hundred eighty (1,80) days' written notice to Lessor;
B. The County's perforniance and obligation to pay Under this Lease is contingent
upon an annual appropriation by the Board of County Commissioners and the
approval of the Board members at the time of the Lease initiation and its, duration, X
C The Lessee acquires adequate space in a County-owned or State-or vned building or 2%
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other real property sufficient to allow Lessee's current use of the Premises herein 4-
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to be transferred to such other COLinty or State owned property: and N
D. Lessee may terminate this Lease for convenience upon giving one hundred eighty NI
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180) days' prior written notice to the Lessee,
13. Uses. The Premises shall be used solely for the purposes of conducting the
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Lessee's proposed Fleet services/activities related to its Fleet Department operations or other such 2
County uses. Lessee shall neither commit, nor permit waste of the demised Premises, shall use
with care and shall not destroy or remove without consent of the Lessor, any fiXtUres or U)
improvements of the Premises, Lessee shall not maintain, commit., or permit, the maintenance or
commission of any nuisance on the Premises. Any damages resulting from misuse shall be borne
by the Lessee. cr
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Lessee shall be permitted to erect signs on the Premises with prior perniission of Lessor,
including but not limited to a sign containing the name of Lessee's operations. The Lessor's
decision on signage will be delivered no later than fifteen (15) days after the Lessee's request.
Lessor and/or its other tenants retain the right to display signage for its own purposes provided it
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meets all legal requirements. Lessee shall not remove any interior or existing signs without
Lessor's consent/pen-nigsion.
14. Maintenance. During the term of this Lease'. Lessee agrees to be responsible
for the maintenance and janitorial services of all areas, both interior and exterior, of the leased
Premises, which Lessee utilizes, Lessee shall also maintain the exterior grounds of its leased
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Premises. All maintenance and janitorial service shall be completed within a reasonable
tinieframe. The foregoing provision notwithstanding, the Lessor and/or its other tenants agree to
be responsible for maintenance and janitorial service of the other areas of the Property. Lessee
must keep thel"remises under the sole use and control of the Lessee in good order and condition.
At the end of the term of this Lease, the Lessee must surrender the Premises to the Lessor in the
same, good order and condition as the Premises were on the commencement of the term, normal
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wear and tear excepted.The Lessee shall not cornmit waste on the Premises,nor maintain or permit U
0
a nuisance on the Premises. After termination or expiration of this Lease, the Lessee shall pay the W
0
Lessor the cost of any repairs and clean-Lip necessary to restore the Premises to its condition at the
commencernent of the Lease, normal wear and tear excepted.
E
15. LMprovements and B"airs. Lessee reserves the right from time to time to make
E
such improvements, alterations, renovations. changes and repairs in and about the Premises as
Lessee shall deer desirable; and Lessee shall make no claims against Lessor for the interference
with Lessee's leasehold interest, or loss of damages, to its operation during such improvements.
alterations, renovations, changes and repairs.
X
Lessee shall have the right at Lessee's own expense to improve or alter the interior and 0
exterior of the leased Premises, Any improvements or alterations proposed must first be submitted 2%
4-
in writing for approval by the Lessor. N o im CN
provernents or alterations shall be made without the V_
prior written consent of the Lessor, which consent shall not be unreasonably withheld. The CD
1 CN
Lessor's decision on Lessee's request fear consent will be delivered no later than seven (7) days I
after the delivery of the request. If no decision is issued, then the Lessor shall be deemed to have
consented. If Lessee's improvements or alterations result in the need to retrofit or alter the existing
structure, such additional work shall be at Lessee's expense, E
Lessee covenants that any such improvements and alterations shall be made in a
workmanlike manner and in compliance with all federal, state, and municipal laws and U)
requirements, including all permits and approvals required in connection with any improvements,
alterations, or repairs,. Lessee's improvements or alterations erected or made on the demised
Premises shall, upon expiration or sooner termination of this Lease, belong to the Lessor. E
With respect to repairs and/or replacement of all mechanical infrastructures, Lessee and
Lessor shall mutually agree that the repair and/or replacement is necessary. The Lessee shall bear
the first One Thousand and 00/100 ($1,000.00) Dollars of the cost of repair and/or replacement of
mechanical infrastructures.. Thereafter- the Lessor shall bear one hundred percent (100%) of any
6
Packet Pg. 1856
cost of repair andJor replacement in excess of One"I"housand and 001100 ($1,000.00) Dollars. For
purposes of this paragraph, the term "mechanical infrastructure" means the roof' and air
conditionin6p(heating systems, Except, as set forth herein, Lessee shall be responsible for
maintaining. repairing or replacing all existing electrical/plumbing infrastructures and components
on or in the Premises.
16. Assjpn ment. Lessee may not assign this Lease or assign or subcontract any of
its,obligations under this Lease without the prior written approval of the Lessor. All the obligations
ofthis Lease will extend to and bind the legal representatives, successors,and assigns of the Lessee
and the Lessor,
17. Subordination. This Lease is subordinate to the laws and regulations of the
United States, the State, of Florida, and Monroe County, whether in effect on commencement of
this Lease or adopted after that date,
0
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18. Licenses. Lessee shall be responsible for and provide all licenses required by 0
all local, state. and federal agencies,
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19. Premises to be Used for Lawful Purtrttses, It is expressly covenanted between
the parties hereto that the Lessee will not use, suffer nor permit any person to use in any manner E
whatsoever the leasehold property, nor any portion thereof, for purposes calculated 10 injure the
reputation of the leasehold property or of the neighboring property. nor for any purpose or rise in U.
violation ofthe laws ofthe United States,or of the State of Florida,or of the Ordinances of Monroe
County, Florida. oi- of the Ordinances of any applicable ix-runicipality. Lessee will keep and save
the Lessor forever harmless from any penalty or damage or charges imposed for any violation of
C, X
an,),, of said laws, whether occasioned by neglect of Lessee and Lessee will indernriffi,and save and
keep harmless the Lessor against and from any loss, cost, damage, and expense arising out of any
y 75
4-
accident or other occurrence, causing injury to any person or property whomsoever or whatsoever. It-
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and due directly or indirectIv to the use of the leasehold Premises or ativ part thereof by Lessee, Q
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Limitation of Lessor's Liabilitv. It is, further agreed that in no case shall the
Lessor herein be liable, tinder any express or implied covenants in the Lease, for ally darriages
whatsoever to the Lessee beyond the rent reserved by the Lease accruing, for the act, or breach of
E
covenant, for which damages may be sought to be recovered against said Lessor. and that in the
event said Lessee shall be, ousted frorn the possession of said property by reason of any defect in
the title of said Lessor or said Lessor's authority to make this Lease, said Lessee shall riot be
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required to pay rent under this Lease while it is so deprived of said property, and that said Lessor
.shall not incur any liability as a result of such ouster.
21. No Waiver of Breach, It is further mutually covenanted said agreed between the E
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parties hereto that no waiver of a breach of any of the covenants of this Lease shall be construed
to be a waiver of any succeeding breach of the same covenant.
Lessor's Right of Entry, The Lessor reserves the right hereLInder to enter upon
the Premises at any reasonable time during normal operating hours for the purpose of inspecting
said Premises to detertnine whether Lessee has complied and is complying with the ternis and
Packet Pg. 1857
/V,
conditions of this Lease. The Lessee hereby agrees to keep the Premises at all times in a clean and
sanitary condition, and not to maintain or keep upon said Premises any properties or equipment
not used in connection with the operation of said business, unless authorized by the Lessor to, do
so.
23, Responsibility for Property on Leasehold. All property of any kind that may be
on the Premises during the term of this Lease shall be at the sole risk of the Lessee. The Lessor
shall not be liable to the Lessee or any other person for any injury, loss, or damage to property or
person on the Premises,
24. Dainage to Leasehold. In the event that the demised Premises. or a major part
thereof, are destroyed by fire, storm, or any other casualty. the Lessor at its option may forthwith
repair the damage to the Premises and any structures located thereon at its own cost and expense.
The rental thereon shall cease until the completion of such repairs. If Lessor exercises its option to
repair the Premises, Lessee agrees to assign its right to the insurance proceeds to the Lessor. 0
W
0
Condemnation. If the whole of the leased Premises, or such portion thereof as
will make the leased Premises unusable for the purposes leased hereunder, shall be taken by any E
public authority under the power of eminent domain or sold to any public authority under threat
or in lieu of such take, the Term shall cease of the day possession or title shall be taken by such E
public authority, whichever is earlier ('*Taking Date"), \vhereupon Rent shall be paid up the the,
"Faking Date with a proportionate refund by Lessor of any Rent paid for a period subsequent to the E
W I U-
Taking Date, If less than the whole of the leased Premises, or less than such portion thereof as
wi I I make the leased Premised unusable for the purposes leased hereunder,shall be taken.the Tenn
shall cease only as to the part so taken as of the Taking Date, and Lessee shall pay Rent up to the
'Taking Date, with appropriate credit by Lessor (toward the next installment of Rent due from X
0
Lessee) of any Rent paid for a period subsequent to the Taking Date. Base Rent and other charges 2%
75
payable to Lessor shall be reduced in proportion to the amount of the leased Premises taken. All 4-
V-
compensation awarded or paid upon a total or partial taking of the leased Premises including the CN
value of the leasehold estate created hereby shall belong to and be the property of Lessor without CN
any participation by Lessee; Lessee shall have no clairn to any such award based on Lessee's
leasehold interest, Ho�N!ever, nothina contained herein shall be construed to preclude Lessee. at its M
cost, from independently prosecuting any clairn directly against the condemning authority in such
condemnation proceeding,for damage to, or cost of removal of, stock, trade fixtures, furniture, and E
other personal property belonging to Lessee, improvements, paid for by Lessee, and moving and
other reasonable relocation expenses; provided., however. that no such claim shall diminish or
otherwise adversely affect Lessor's award. U)
26. Estoppel Certificate. Lessee shall, at any time and from time to time, within ten 4i
C
(10) business days,after written request by Lessor, execute. acknowledge and deliver to Lessor, or 0
1 V E
its mortgagee or trustee, a statement in writing duly executed by Lessee (i) certifying that this
Lease is in full force and effect (if that be the case) without modification or amendment (or. if
there have been any modifications or amendments, that this Lease is in full force and effect as
modified and amended and setting forth the triodifications and amendments), (ii) certifying the
dates to which rental have been paid.and (iii) either certifying that to the knowledge of the Lessee
no default exists under this Lease or specifying each such default; it being the intention and
Packet Pg. 1858
agreement of Lessor and Lessee that any such statement by Lessee may be relied upon. by a
prospective purchaser or a prospective or current mortgagee of the leased Premises. or by others,
in any matter affecting the leased Premises.
Z11
2 7 ffights Reserved. Rights not specifically granted to Lessee by this Lease are
reserved to the Lessor.
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28. Indemnification/Hold Harmless. Subject to and without waiving the protections
of Section 768.28, Florida Statutes, Lessor and I-essee shall each indemnify, defend, and hold
harmless the other party and the other party's employees,, agents, guests, invitees, and contractors,
(the*'Indemnified Parties") frorn and against any and all loss, damage, claim,deriland, liability or
expense (includhig, reasonable attorneys' fees) resulting frorn claims by third parties and based on
any acts or omissions(specifically including negligence and the failure to comply with this Lease)
of the Indemnitor, its employees, agents, guests, invitees, and contractors and only to the extent
caused in whole or in part by acts or omissions of the Indernnitor, its employees, agents, guests. 0
invitees,and contractors regardless of whether the claim is caused in part by any of the Indemnified W
1 0
Parties. When any claim is caused by the joint acts or omissions of the Indemn,itor and the
indemnified Parties, the Indemnitor's duties under this paragraph shall be in proportion to the
E
Indernnitor's allocable share of the joint liability.
E
2 , Governing Law, Venue, and Interpretation. This Lease shall be governed by
and construed in accordance with the IaNvs of the State of Florida applicable to contracts made and
to be perforated entirely in the State. In the event that any cause of action or administrative
proceeding is instituted for the enforcement or interpretation of this Lease, the Lessor and Lessee
agree that venue will lie in tile appropriate court or before the appropriate administrative body in
Monroe Countv, Florida. X
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The Lessor and Lessee agree that, in the event of conflicting interpretations of the terms or 4-
V-
a term of this Lease by or between any of them the issue shall be Submitted to mediation prior to CN
1 CD
the institution of any other administrative or legal proceeding. CN
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30. Forcemajeure, Any prevention,delay, or stoppage due to strikes, lockouts, labor M
disputes, acts of God, including inclement weather and/or periods of rain or other weather
conditions, inability to obtain labor or materials, or reasonable substitutes therefore, governmental E
restrictions or requirements. governmental regulations, governmental controls, inability to timely 2
obtain governmental approvals, failure of power,riots, insurrection, ware or other enemy or hostile
oovernment action,, civil commotion, fire or other casualty, early closure of asphalt plants, and
other causes beyond the reasonable control of tile party obligated to perform. shall excuse the
performance by such party for a period equal to any such prevention,delay, or stoppage,, including
E
the obligations of Lessor to deliver the leased Premises. The foregoing force majeure provisions
are inapplicable to any payments of money due under this Lease
3 1, Severabillily. If any term, covenant, condition, or provision of this Lease (or the
application thereof to any circumstance or person) shall be declared invalid or unenforceable to
any extent by a court of competent Jurisdiction, the remaining terms, covenants, conditions, and
9
Packet Pg. 1859
f provisions of this I-ease. shall not be affected thereby and each remaining term. covenant,
condition, and provision of this Lease shall be valid and shall be enforceable to the fullest extent
permitted by law unless the enforcement of the remaining terms, covenants, conditions. and
provisions of this Lease would prevent the accomplishment of the original intent of this Lease.
The Lessor and Lessee agree to reform the Lease to replace any stricken provision with a valid
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provision that comes as close as possible to the intent of the stricken provision.
32. Attornev's Fees and Costs. 'The Lessor and Lessee agree that in the event any cause
of action or administrative proceeding is initiated or defended by any party relative to the
0
en rCen ient or interpretation of this Lease Agreement, the prevailing party shall be entitled to
reasonable attorneys fees, court costs. investigative, and out-of-pocket expenses, as an award
against the non-prevailing partly, and shall include attomey's fees, courts costs, investigative, and
out-of-pocket expenses in appellate proceedings. Mediation proceedings initiated and conducted
0
pursuant to this Lease shall be in accordance with the Florida Rules of Civil Procedure and usual W
0
and customary procedures required by the circuit court of Monroe County,
E
3 3 Binding Effect. The terms, covenants, conditions, and provisions of this Lease
shall bind and inure to the benefit of the Lessor and Lessee and their respective legal
E
representatives, successors, and assigns,
34. Authoritv. Each party represents and warrants to the other that the execution,
delivery and performance of this Lease have been duly authorized by all necessary County and
corporate action, as required by law.
X
3 5, Claims for Federal or State Aid. Lessor and Lessee agree that each shall be, and
is, empowered to apply for, seek, and obtain federal and state funds to further the purpose of this
4-
Lease- provided that all applications., requests, grant proposals, and funding solicitations shall be V-
CN
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approved by each party prior to submission. C14
'3 6. Adjudication of DisLlutes or Disagreements. Lessor and Lessee agree that all
disputes and disagreements shall be attempted to be resolved by meet and confer sessions between
re,l.)resentativesofeacl,ioftlieparties. If the issue or issues are, still not resolved to the satisfaction
E
of the parties, then any party shall have the right to seek such relief or remedy as may be provided
by this Lease or by Florida law.
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37. Cool!,cration, In the event any administrative Or legal proceeding is instituted
against either party relating to the formation, execution, performance, or breach of this Lease.
Lessor and Lessee agree to participate,to the extent required by the other party, in all proceedings.,
hearings, processes, meetings. and.. other activities related to the substance of this Lease or E
provision of the services under this Lease. Lessor and Lessee specifically agree that no party to
this Lease shall be required to enter into any arbitration proceedings related to this Lease.
Nondiscrimination. Lessor and Lessee agree that there will be, no discrimination
against
gainst any person. and it is expressly understood that upon a determination by a court of
competent jurisdiction that discrimination has occurred, this Lease automatically terminates
10
Packet g. 1860
without any further action on the part of any party, effective the date of the Court order. Lessor
and Lessee agree to comply with all Federal and Florida statutes, and all local ordinances, as
applicable, relating to nondiscrimination, These include but are not litnited to: 1) Title V11 of the
Civil Rights Act of 1964 (Pl- 88-352) which prohibits discrimination in employment on the basis
of race, color, religion,sex, and national origin; 2)Title IX of the Education Amendment of 1972,
as amended (20 USC ss. 1681-1683, and 1685-1686), which prohibits discrimination on the basis
of sex, 3) Section 504 of the Rehabilitation Act of 1973, as an'lended (20 USC s. 794). which
prohibits discrimination on the basis, of handicaps; 4) The Age Discrimination Act of 1975, as
amended(42 USC ss. 6101-6107) which prohibits discrimination on the basis of age; 5)The Drug
Abuse Of and Treatment Act of 1972 (PL 92-255), as amended, relating to nondiscrimination
on the basis of drug abuse; 6) The Comprehensive Alcohol Abuse and Alcoholism Prevention,
Treatment and Rehabilitation Act of 1970 (PL 91-616).as amended, relating to nondiscrimination
on the basis of alcohol abuse or alcoholism; 7)The Public Health Service Act of 1912, ss. 52') and
527(42 USC ss. 690dd-3 and 290ee-3), as amended,relating to confidentiality of alcohol and drug
abuse patient records-' 8) Title V111 of the Civil Rights Act of 1968 (42 LICE s.3601 et seq.'), as 0
amended, relating to nondiscrimination in the sale, rental or financing of housing-, 9) The W
0
Americans with Disabilities Act of 1990 (42 USC s. 12 101 Note), as may be amended from time
C
to time,relating to nondiscrimination on the basis of disability; 10) M onroe County Code, Chapter 0
E
14, Article 11, which prohibits discrimination on the basis of race, color, sex, religion, disability,
national origin, ancestry, sexual orientation, gender identity or expression, familial status or age; E
11) Any other nondiscrimination provisions in any Federal or state statutes which may apply to
the pat-ties to, or the subject matter of, this Lease.
19.
Covenant of No Interest. Lessor and Lessee covenant that neither presently has
any interest, and shall not acquire any interest, which would conflict in any manner or degree with
its performance under this, Lease, and that the only interest of each is to perform. and receive X
benefits as recited in this Lease. 2%
75
4-
40. Code of Ethics. Lessee agrees that officers and employees of the Lessee recognize N
and will be required to comply with the standards of conduct for public officers and employees as NI
delineated in Section 112313, Florida Statutes, regarding, but not limited to, solicitation or
acceptance of gifts; doing business with one's agency; unauthorized compensation; misuse of c?)
public position, conflicting employment or contractual relationship-, and disclosure or use of
certain information. E
41. No Solicitation/Pavrnent. The Lessor and Lessee warrant that, in respect to itself, <
it has neither employed nor retained any company or person, other than a bona fide employee
%N-orkinu solely for it, to solicit or secure this Lease and that it has not paid or agreed to pay any
person, company, corporation, individual, or firt'n, other than a bona fide employee working solely
for it. any fee, commission, percentage, gift, or other consideration contingent upon or resulting
E
from the award or making of this Lease. For the breach or violation of this provision, the Lessee
agrees that the Lessor shall have, the right to terminate this Lease without liability and. at its
discretion, to offset frorn monies owed, or otherwise recover, the full arnount Of Such fee,
commission, percentage, gift, or consideration.
Packet Pg. 1861
42. Public Access. The Lessor and Lessee shall allow and permit reasonable access
to, and inspection of, all documents, papers. letters or other materials in its possession or under its
control subject to the provisions of Chapter 119, Florida Statutes, and made or received by the
Lessor and Lessee in conjunction with this Lease; and the Lessee shall have the right to unilaterally
cancel this Lease upon violation of this provision by Lessor.
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43, Non-Waiver of Immunitv. Notwithstanding the provisions of Chapter 768.1-8,
Florida Statutes,the participation of the Lessor and Lessee in this Lease and the acquisition of any
commercial liability insurance coverage, self-insurance coverage, or local government liability
insurance pool coverage shall not be deerned a waiver of immunity to the extent of liability
coverage, nor shall any contract entered into by the Lessor be required to contain any provision
for waiver.
44. Lcggaj Oblip 11 1 ations and Responsibilities. Non-Delegation of ConStitL to a or
Statutory Duties. This Lease is not intended to, nor shall it be construed as, relieving any 0
participating entity from any obligation or responsibility imposed upon the entity by law except to 0
the extent of actual and timely performance thereof by any participating entity, in which case the
perfortriance may be offered in satisfaction of the obligation or responsibility. Further, this Lease
E
'a
is not intended to, nor shall it be construed as, authorizing the delegation of the constitutional or
statutory duties of the Lessee, except to the extent pertnitted by the Florida constitution, state E
statute, and case law.
45,. Non-Reliance bv Non-Parties. No person or entity shall be entitled to rely upon
the terms, or any of them, of this Lease to enforce or attempt to enforce any third-party claim or
entitlement to or benefit of any service or prop rain contemplated hereunder, and the Lessor and
Lessee agree that neither the Lessor nor the Lessee or any agent, officer, or employee of either X
shall have the authority to inform, counsel, or otherwise indicate that any particular individual or 2%
75
group of individuals, entity or entities, have entitlements or benefits Under this Lease separate and 4-
V_
apart, inferior to. or superior to the community in general or for the purposes contemplated in this N
Q
Lease. N
46. No Personal Liability. No covenant or agreement contained herein shall be
deemed to be a covenant or agreement of any member, officer, agent, or employee of Monroe
County in his or her individual capacity, and no member, Officer, agent, or employee of Monroe E
County shall be liable personally on this I-ease or be subject to any personal liability or 2
accountability by reason of the execution of this Lease.
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47, Execution in Counternarts. This Lease may be executed in any nUrnber of
counterparts, each of which shall be regarded as an original, all of which taken together shall 4i
constitute one and the same instrument and any of the parties hereto may execute this Lease by E
signing any stich counterpart. J=
48. Section Headings. Section headings have been inserted in this Lease as a matter
of convenience of reference only, and it is agreed that such section headings are not a part of this
Lease and will not be used in the interpretation of any provision of this Lease.
Packet Pg. 1862
49. Mutual Review, This Lease has been carefully reviewed by Lessee and Lesson,
therefore this Lease is not to be construed against either party on the basis of authorship.
50. Notices. Any written notice or correspondence given pursuant to this Lease shall
be sent by United States Mail, certified, return receipt requested, or by courier with proof of
delivery. The place of giving Notice shall remain the same as set forth herein until changed in
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writing in the manner provided in this paragraph. Notice is deemed received when hand delivered
by national courier with proof of delivery or by U.S. Mail upon verified receipt or upon the date
of refusal or non-acceptance of delivery. Notice shall be sent to the following persons:
LESSEE LESSOR;
County Administrator Rockland Investment Corporation, Inc.
Monroe County Atm.: Steve R. Henson
I 100 Sinionton Street 615-B United Street 0
W
Room2-205 Key West, Florida 33040 0
Kev West, Florida 33040
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And
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County Attomey
Monroe County
I I I I 12'h Street
Suite 408
Kev West, Florida 33040
X
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2%
75
51. Cumulative Remedies.. No remedy or election hereunder shall be deemed exclusive 4-
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but shall, wherever possible, be cumulative with all other remedies in law or in equity. CN
CN
51 EUjjELABement, This writing embodies the entire agreement and understanding
between the parties hereto, and there are no other agreements and understandi jigs, oral or written,
with reference to the subject matter hereof that are not merged herein and superseded hereby. Any
ainendment to this Lease shall be in writing, approved by the Board of County Commissioners, E
and signed by both parties before, it becomes effective, 2
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[REMINDER OF PAGE INTENTIONALLY LEFT BLAN.K-11
13
Packet Pg. =3
F F.35.b
IN WITNESS WHEREOF, the parties hereto have set their hands and seals the day and
year first above written.
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LESSOR:
ROCKLAND INVESTMENT
CORPORATION, INC,.
A Florida Corporation
WITNESSES:
By: -"-,o u
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Print Name
LESSEE: 2%
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BOARD OF COUNTY COMMISSIONERS CN
KEVIN MADOK,CLERK OF MONROE COUNTY, FLORIDA CN
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By: By: E
As putt'Clerk Mayor/Chairperson
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NIONFM COUNTY KnORMV IS OFFICE
'T"Awy
14
Packet Pg. 1864
EXHIBIT 44At$
Lessee's Premises on the Parcel
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F.35.c
ROCKL ND IINV T-'M T' COR, OI2 T'IION, INC.,
615-B United St Key West,FL 33040
Main Phone 305.296.2588 Phone 305.294.0277
Email wa u.0g�aun(a,.glen w tt(((.8;c((nsua tu.n Email sh urow�qu;�(a k w� ➢2� S.jL. j!.!
.......
February 15,2021
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Mr.Kevin Wilson 0
Monroe County Engineering 0
102050 Overseas Highway
Key Largo,Florida 33037
Phone 305.292.4529 E
Mobile 305.797.1547
a�
Email Wilson ib�;;w�::d(��),wolaawdraac�,�wunda� .:,aow
RE: Rental of Additional Outside Area-at 111 Overseas Highway Rockland Kev,FL 33040
Dear Mr. Kevin Wilson,
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Please see the proposed options to lease additional outside space adjacent to your current facility. 0
C14
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Option No. 3:Additional Outside Space(Revised Area)See Exhibit"A"Attached per telephone agreement w Mr' Her
• 8,625 Sq.Ft. of Additional Outside Parking Work Area(at$0.25 Sq.ft.) S 2,156.00 Per Month
..........$2 000.00................... LO
• 5%C.A.M. S 107.81 Per Month $ 100.00
• 7.0%State Sales Tax(If Applicable) S 1.58.4.7 Per Month lax exempt �
$2,100.00 a
• Option No.3 Total Additional Rent S 2,422.28 Per Month 0
Special Conditions:An existing tenant that is currently leasing a warehouse space at the Northeast corner of the building, CL
with access only accessible through the area defined in the Option No. 3 Area, must have unimpeded access to this space 0
at all times.
C.
General Contingencies:
The optional rental areas are contingent on the continued leasing of the areas described in the Master Lease dated U)
November 10,2020. O
Should you have questions or require further clarification,please contact Mr. Steve R.Henson at 305.304.1088.
Sincerely,
srew . q&1d"
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Packet Pg. 1868