Item R4
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
Meeting Date: October 21. 2009
Division: County Attorney
Bulk Item: Y es ~ No
Staff Contact Person: Natileene Cassel
Phone: 292-3470
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AGENDA ITEM WORDING: Approval to bring suit on behalf of Monroe County against call
Communications Group, Inc. (VVMKL) and Genesis Broadcasting (WGES) and their successors
in interest for breach of contract/failure to pay rent to the County. Both parties are co-lessees of
space on a County owned communications tower in North Key Largo.
ITEM BACKGROUND: On March 17,2004, Call Communications Group, Inc. (Wl\1KL) and
Genesis Broadcasting (WGES) entered into a lease agreement with Monroe County as co-lessees of
space on a County owned communications tower in North Key Largo. The parties have failed to pay
all or part of the rent required under the Lease Agreement.
PREVIOUS RELEVANT BOCC ACTION: The Board of County Commissioners approved the
lease Agreement between the County and Call Communications Group, Inc. (Wl\1KL) and Genesis
Broadcasting (WGES) on March 17. 2004.
CONTRACVAGREEMENTCHANGES:NONE
STAFF RECOMMENDATIONS: APPROVE
TOTAL COST: $2500.00 estimate
BUDGETED: Yes _No 2L-
INDJRECT COST:
DIFFERENTIAL OF LOCAL PREFERENCE: N/A
COST TO COUNTY:
SOURCE OF FUNDS:
REVENUE PRODUCING: Yes No AMOUNT PER MONTH Year
APPROVED BY: County Atty X '/purchaSing _Risk Management _
DOCUMENTATION:
Included X
Not Required_
DISPOSITION:
AGENDA ITEM #
Revised 7/09
North Key Largo Tower
LEASE AGREEMENT
ThiS Agreement is made and entered into by MONROE COUNTY, a political
subdivision of the State of Florida, whose address Is 1100 Simonton Street, Key West, FL
33040, (COUNTY), Call ComrrWnl,qltlons Group, Inc., (WMKL), whQseaddress is 10700
Caribbean Blvd., Suite 2020, Miami, Fl. 33189 and Genesis Broadcasting~'(WGES)~"'\Yhose,
address is 6883 S. W. 194 Avenue, Pembroke Pines, Fl. 33332, the latter two being
collectively hereinafter called the CO-LESSEES.
WHEREAS, the COUNTY owns a communications tower at the following location:
North Key Largo - coordinates 250 14' 7.Q"N and 800 19' 3S.0"W, hereinafter referred to as
"the tower; " and
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WHEREAS, CO-LESSEES desire to install a new "Community AntennaII', a Shively
6810-4, to be shared with WMKL and WGES. This new "'Community Antenna'" Is to be
mounted between 95.1 meters (AGL) and 82.3 meters (AGL). This new Antenna must not
cause any Interference with pre-existing antennae's mounted on the tower. The new
"Community AntennaII' will be fed with no larger than a single 4 Inch diameter coaxial
transmission line; and
WHEREAS, the CO-lESSEES have entered into an agreement and submitted a
proposal to MONROE COUNTY, Attached as EXHIBIT "B", between them to accomplish their
purposes; and
WHEREAS, the County has an agreement with Sprint Spectrum, L.P., which erected
the North Key Largo tower, that County's new licensees, new lessees and new commercial
tower users will each be required to pay a co-IDeation fee and execute an Interference
Agreement; now therefore, In consideration of the promises and conditions contained
herein, the parties agree as follows:
1. PROPERTY. The COUNTY leases to CO-LESSEES the tower spaces and a
portion of the ground space at the North Key largo tower site for the CO-LESSEeS to
construct an equipment shelter which is more particularly described In Exhibit "An, attached
hereto and incorporated herein by reference.
2. TER.M. The term of this Agreement is
2004, through 03/17 .2009.
five years running from JUill,
3. USE AND CONDITIONS. The towers, collectively, shall be used solely for
the purposes of placement and maintenance of transmission equipment for public radio,
and, additionally, the leased space on the North Key Largo tower may be used for
transmission equipment shared by the CO-LESSEeS. If the premises are used for any other
purpose, without the County Administrator's prior written consent, the COUNTY shall have
the option of Immediately terminating this Agreement. The CO-LESSEES shall not permit
any use of the premises, as described in Exhibit "'A", in any manner that would obstruct or
interfere with any COUNTY functions and duties. Further, the CO-LESSEES shall not
sublease any space or antenna use to any other entity.
The CO-LESSEES will further use and occupy said premises in a careful and proper
manner, and not commit any waste thereon. The CO-LESSEES will not cause, or allow to be
caused, any nuisance or objectionable activity of any nature on the premises. The CQ-
LESSEES will not use or occupy said premises for any unlawful purpose and will, at their
sole cost and expense, conform to and obey any present or future ordinance and/or rules,
regulations, requirements and orders of governmental authoritIes or agenCies respecting the
use and occupation of said premises. Each of the CO-LESSEES shall execute an
Interference Agreement, a copy of which is attached hereto as exhibit B.
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North Key Largo Tower
The equipment shelter constructed by CO-LESSEES on the ground space as
described in paragraph 1 and Exhibit ~A" shall provide space and electric only for WMKL &
WGES, and no other entities shall use said shelter for equipment or otherwise, without prior
written consent of the COUNTY.,~~_,~" '
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ThiS AGREEMENT and obligations of CO-LESSEES hereunder are contingent upon
them receiving all permits, approvals and certificates necessary for removal and replacement
of the antenna and construction of ground equipment shelter as proposed in the attached
exhibits. The CO-lESSEES shall use the Premises for the purpose of constructing,
maintaining and operating a communications facility and uses incidental to the
communications facility, consisting of the placement of wireless communications equipment,
removal and remounting of antennas, and maintenance of coaxial cables (between the
wireless equipment and the antennas), electrical utility service and fiber optic or telephone
cables. Prior to construction or installation of any equipment, whether in the Ground Space
or on the Tower, the CO-LESSEES shall obtain written approval, signed by the County's
Director of Communications, of the specific construction or installation placement within the
Premises. COUNTY also grants to the CO~LESSEES, non-exclusive right for Ingress and
egress, on foot or motor vehicle, InCluding trucks, over the Real Property to the Premises,
adjacent parking areas- and associated common areas from the nearest public right-of-way,
seven (7) days a week, twenty-four (24) hours a day, Including normal business hours, for
Installation, maintenance and operation, all at CO-LESSEES' sole expense, of the
communications facility, including the installation and maintenance of utility wires, cables,
conduits and pipes over, under or along said right of way. The CO~lESSEES acknowledge
that this Is a secured facility and may require COUNTY escort to various areas within the
Facility. COUNTY shall cooperate with CO-LESSEES in any effort to obtain utility service along
said right of way by signing such documents or easements as may be required by utility
companies.
" .':'-:'"1"';:--:'0
CO-LESSEES shall apply for building permits within 90 days of the execution of this
AGREEMENT and shall provide COUNTY with written notice of the commencement date
within ten (10) days preceding the commencement of construction by CO-LESSEES and
which written notice shall become a part of this AGREEMENT.
4. RENT. CO-lESSEES (WMKL and WGES), for the use of the Community
Antenna and ground space at the North Key Largo site must, together, pay the COUNTY an
annual fee of $32,400.00. This annual rent shall be due in monthly Installments of
$1/350.00 payable by each CO-LESSEE beginning upon the first day of broadcast
transmission aod pro-rated, thereafter due and payable on the first day of each month
payable in advance. The CO-LESSEE's annual rent will be adjusted annually by a four (4%)
percent increase. The CO-LESSEES' twelve monthly payments shall be remitted to Monroe
County Clerk's Office, 500 Whitehead Street, Key West, FL 33040. The CO-LESSEES shall,
collectively and individually, pay directly to Sprint Spectrum, L.P. a one-time co-location fee
required under the terms of the license agreement through which the COUNTY authorized
Sprint Spectrum, L.P. to construct the tower, prior to any construction activity. The annual
rent of the CO-LESSEE shall be temporarily abated for a period of 30 months, but payment
of the monthly amount plus one-tenth (1/10) of the arrearage shall commence on the first
day of the third year and shall continue until the arrearage is paid. Upon payment in full
for the arrearage created by the temporary abatement of rent, the CO-LESSEES shall
commence payment of the monthly rent required under this agreement.
5. TAXES. The CO-LESSEES must pay all taxes and assessments, Including any
sales or use tax, levied by any government agency with respect to the CO-LESSEES'
operations on the premises.
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North Key Largo Tower
6. INSURANCE. CO-LESSEES shall, throughout the term of this lease
agreement, maintain insurance in a minimum amount of One Million Dollars
($1,000,000.00), as more particularly described in Exhibit C, attached hereto and
incorporated herein by reference, unless waived or modified by County Risk Management
per Administrative Instruction 4?09. The insurance policy (orpolid"~s) shall name Monroe
County as an additional insured:..""'. . -~"""~V"" _ "'!-". ., .:""'?"
The CO-LESSEES must keep in full force and effect the required insurance during the
term of this Agreement. If the insurance policies originally purchased which meet the
requirements of this lease agreement are canceled, terminated or reduced in coverage, then
the CO-LESSEES must immediately substitute complying polldes so that no gap In coverage
occurs. Copies of current policy certificates shall be filed with the COUNTY Risk
Management office at 1100 Simonton Street, Key West, Fl. 33040, whenever acquired or
amended.
7. CONDITION OF PREMISES. The CO-LESSEES must keep the premises In
good order and condition. The CO-LESSEES must promptly repair damage to the premises.
At the end of the tenn of this Agreement, the CO-lESSEES must surrender the premises to
the COUNTY in the same good order and condition as the premises were on the
commencement of the term, normal wear and tear excepted. The CO-LESSEES are solely
responsible for any Improvements to land and appurtenances placed on the premises.
If the Tower should be totally or substantially destroyed or'damaged (so that CO-LESSEES
may not operate their facility as contemplated under this AGREEMENT) so that rebuilding
the Tower "as is" would not be economically feasible, as may be reasonably determined by
COUNTY, CO-LESSEES may at their sole discretion terminate this AGREEMENT or rebuild the
Tower at their expense. If CO-LESSEES should elect to rebuild the Tower as provided for in
this paragraph, then this AGREEMENT shall recommence at that point In time as If this
AGREEMENT had just been approved by the parties hereto. In the event that due to such
damage or destruction, CO-LESSEES' use of the Premises is disrupted, the fee due
hereunder shall abate In full pending restoration or repair of the Premises; provided,
however, if CO-LESSEES' use of the Premises is disrupted for more than forty-five (45)
days, then CO-LESSEES shall have the right to tennlnate this UCENSE AGREEMENT.
8. IMPROVEMENTS. No structure or Improvements of any kind, other than
the equipment shelter proposed In Exhibit "A", shall be placed upon the land without prior
approval In writing by the County Administrator. No structure or Improvements of any kind,
including the equipment shelter proposed in exhibit "An, shall be placed upon the land
without a building permit Issued by COUNTY and any other agency, federal or state, permits
required by law. Any such structure or improvements shall be constructed in a good and
workmanlike manner at CO-LESSEES sole cost and expense.
CO-lESSEES shall prepare, at their own expense, all necessary drawings and
specifications for the Installation of CO-LESSEES' equipment, and obtain from the Tower
manufacturer a certified structural tower analysis, In compliance with Monroe County
Building Codes, which includes all existing tower equipment, future COUNTY antennae, the
WMKLJWGES proposed antenna and lines and existing future engineered private carrier
service co-locations. Should the tower analysis result in a finding that redesign or structural
strengthening of the tower is necessary to accommodate CO-LESSEES' equipment, such
redesign and lor strengthening shall be at the sole cost of CO-LESSEES.
Subject to any landlord's lien, any structures or Improvements constructed by CO-
LESSEES shall be removed by the CO-LESSEES at CO-LESSEES' sole cost and expense, by
midnight on the day of termination of this Agreement or extension hereof, and the land
restored as nearly as practical to its condition at the time this agreement is executed unless
the Board of County Commissioners accepts In writing delivery of the premises together
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North Key Largo Tower
with any structures or Improvements constructed by CO-LESSEES. Portable or temporary
advertising signs are prohibited.
CO-LESSEES shall perform, at the sole expense of CO-LESSEE, all work required In
the preparation of the property,,()or premises hereby leased for occup~ncy by CO-LESSEES;
and CO-LESSEES do hereby accept the leased property or premises asnoW"belng h'Ffrt and,
tenantable condition for all purposes of CO-LESSEES.
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COUNTY reserves the right to inspect the leased area and to require whatever
adjustment to structures or Improvements as COUNTY, in its sole discretion, deems
necessary. Any adjustments shall be done at CO-LESSEEs' sole costs and expense. Any
building permits sought by CO-LESSEE shall be subject to permit fees.
9. HOLD HARMLESS. The CO-LESSEEs are liable for and must fully defend,
release, discharge, indemnify and hold harmless the COUNTY, the members of the County
Commission, County officers and employees, and County agents and contractors, and the
State, Its officers and employees, from and against any and all claims, demands, causes of
action, losses, costs and expenses of whatever type - including investigation and witness
costs and expenses and attorneys' fees and costs - that arise out of or are attributable to
the CO-LESSEEs' operations on the premises except for those claims, demands, damages,
liabilities, actions, causes of action, losses, costs and expenses that are the result of the
sole negligence of the COUNTY. The CO-LESSEEs' purc;hase of the Insurance required
under this Agreement does not release or vitiate Its obligations under this paragraph.
10. NON-DISCRIMINATION. The CO-LESSEE for themselves, their personal
representatives, successors In Interest, and assigns, as a part of the consideration hereof,
do hereby covenant and agree that no person on the grounds of race, color, or national
origin shall be exdudecl from participation In, denied the benefits of, or be otherwise
subjected to discrimination In the use of premises or in the contracting for Improvements to
the premises.
11. TERMINATION. Upon breach or default of any of the terms of this
agreement by either CO-LESSEE, COUNTY shall give the breaching party written notice of
the breach and the breaching party(les) shall thereafter have ten (10) days to cure a
monetary breach and sixty (60) days to cure any other breach. After the time to cure the
breach, the COUNTY may treat the CO-LESSEE In default and terminate this Agreement
upon fallure of either or both of the CO-LESSEES to comply with any provision of this
Agreement, which failure or default Is not cured the requiSite number of days, dependent
upon the type of breach, from the receipt of notice. Any waiver of any breach of this
agreement shalt not be deemed a continuing waiver and shall not operate to bar the
COUN1Y from declaring a forfeiture for any succeeding breach either of the same conditions
or otherwise. This Agreement may be terminated by COUNTY with respect to any of the
towers if and when, for any reason any of the towers may become unsafe or unusable. Co-
LESSEE(s) shall have the right to terminate this lease upon giving thirty days prior written
notice to both the COUNTY and the other CO-LESSEE.
12. QEFAUlT-WAIVER. The waiver by the CO-LESSEE(S} or the COUNTY of an
act or omission that constitutes a default of an obligation under this Agreement does not
waive another default of that or any other obligation.
13. ASSIGNMENT. The CO-lESSEE(s) may not assign this Agreement or assign
or subcontract any of its obligations under this Agreement without the approval of the
COUNTY's Board of County Commissioners. In the event of any sale of any of the stations
to an entity which is not party to this agreement, COUNTY reserves the right to renegotiate
the terms of the assigned agreement or to amend this agreement, at COUNTY's sole
discretion, based on the change In circumstances including but not limited to whether the
4
North Key Largo Tower
proposed assignee is a not-for-profit entity exempted from taxation by 26 USC ~ 50l(c). All
the obligations of this Agreement will extend to and bind the legal representatives,
successors and assigns of the CO-LESSEEs and the COUNTY.
14. SUBOIRDINATIO,.. This Agreement is subordinate to the laws and
regulations of the United States,-the State of Florida, and the COUNTY ;-wHether in effectoR .:,1""..
commencement of this lease or adopted after that date.
15. INCONSISTENCY. Any item, condition or obligation of this Agreement that
is in conflict with the Items fisted in this paragraph is superseded to the extent of the
conflict.
16. GOVERNING LAWS/VENUE. This Agreement is governed by the laws of the
State of Florida and the United States. Venue for any dispute arising under this Agreement
must be in Monroe County, Florida. In the event of any litigation, the prevailing party is
entitled to a reasonable attorney's fee and costs.
17. CONSTRUCTION. This Agreement has been carefully reviewed by the CO-
LESSEE and the COUNTY. Therefore, thIs Agreement Is not to be construed against any
party on the basis of authorship.
18. NOTICES. Notices in this Agreement, unless otherwise specified, must be
sent by certified mall to the following:
COUN1Y:
County Administrator
1100 Simonton Street
Key West, FL 33040
and
Gerald N. Leggett or his designee
10600 Aviation Blvd.
Marathon, FJ. 33050
Rob Robbins
WMKL
PO Box 561832
Miami, Fl. 33256-1832
CO-LESSEES
Lemuel Ortiz
WGES
6883 SW 194 Avenue
Pembroke Pines, Fl. 33332
19. ACCESS. The authorized employees and agents of the Co-lessees shall,
at ail times during the term of this lease agreement, have the right to enter upon the
respective premises where any of their equipment is located and enjoy full and complete
access, prOVided such access is made in such a manner as to create the ieast practical
interference with others' operations.
20. TOWER AND ANTENNA MAINTENANCE SAFETY Inasmuch as Monroe
County has several emergency and government services located on the North Key Largo
Tower whiCh require emergency and routine maintenance, CO-LESSEES agree to terminate
transmission of their Stations upon a request by the Monroe County Communications
Department, within a 30 minute period of a request, and to maintain termination of there
transmissions, until notified by the Communications Department, that it is safe to resume
transmitting.
21. FCC RULES. The parties shall have the right to require amendment of this
lease agreement to incorporate any conditions, changes or modifications which are, or may
hereafter become, necessary to comply with any requirement or decision of the Federal
Communications Commission (FCC) so as not to prejudice or cause the termination of any
party's communications authorization.
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North Key Largo Tower
22. FULL UNDERSTANDING. This Agreement is the parties' final mutual
understanding. It replaces any earlier agreements or understandings, whether written or
oral. This Agreement cannot be modified or replaced except by another written and signed
agreement.
23.
eFFECTIVE DATE:"thiS Agreement will take effect o~~~ ,! 1..tiD:{ .
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IN WITNESS WHEREOF, each party has caused this Agreement to be executed by its
duly authorized representative.
BOARD
OF
COUNTY
OF MONROE COUNiY, FLORIDA
B~(~
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Mayor/Chainnan
Call ~rouP' Inc. (WMKL)
By: Ifo~ r.!?o4dfA/f
Tit! e: 'jPd!: r I tJt:;v r
Genesis Broadcasting Network Corp.
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;1 laocrueJbao A.rfu.Toledo .
. N~ PulI& StDI OfPlarYa
CommIuion No. DDI11684
Comminion 24. 2006
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North Key Largo Tower
EXHIBIT "8"
.. ,__"J.~RFERENCE/CONFUCTS
._-~-~-......,.t...;:;:,,';o:.;~
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CO-LESSEES shall, at it's their expense, maintain their equipment on or attached to the
Premises In a safe condition, in good repair and In a professional manner, suitable to
Monroe County and in accordance to any County, State or Federal laws and regulations.
CO-LESSEES equipment shall be Installed and maintained in a manner so as not to conflict
or interfere with Monroe County or any other entity utilizing the facility.
IN THE EVENT OF INTERFERENCE:
1. The entity being affected by the interference will notify the Monroe County
Emergency Communications department.
2. The Monroe County Emergency Communications Department in joint
partidpatlon with the entity being affected will respond within 24 hours to the fadlity and
begin analysis of the problem.
3. Upon identification of the interference source, the responsible entity will be
immediately contacted, followed with a written notice.
4. The CO-LESSEES, whom are responsible for the interference, will within 24
hours begin all steps necessary to correct and eliminate the Interference at their expense.
5. Should the Interference not be minimized within 72 hours or eliminated within
30 days, Monroe County may elect to terminate this Agreement or correct the Interference
problem at the CO-LESSEES' expense.
CO~lESSEES has satisfied their self and hereby represents and warrants to Monroe County
that no such obstruction or interference with transmitting, receiving, telephone or other
equipment located on the premises, shall result to Monroe County or other UCENSEES,
lESSEES or other USERS located at the facility. CO-LESSEES agrees to indemnify, hold
harmless and defend Monroe County against any damage, including attorney's fees, arising
out of such obstruction or interference with respect to uses which are in effect as to the
date of this Agreement.
7
INSURANCE REOUIREMENfS
FOR
LEASElRENTALOF PROPERTY
OWNED BY THE COUNTY
~~_<:.:..-: ,_'x.~. .
-~~'/4::'':.;',;!f!' _
BETWEEN
MONROE COUNTY~ FLORIDA
AND
Call Communications.~ and Genesis Broadcasting
, .-=-~f'";"'7"'O
Prior to the OrganizationlIndividual taking possession of the property governed by
this leaselrreu.tal agreemen~ the OrganizationlIndiyidual sban obtain General
Liability Insurance. Coverage shall be maintained tbrougb.out the life of tbe
contract and include, as a minimum:
. Premises Operations
· Products and Completed Operations
. Blanket Contractual Liability
. Personal Injury Liability
. Expanded DefInition of Property Damage
· Fire Legal Liability (with limits equal to the fair market value of the
leased property.)
The minimum limits acceptable shall be:
$300,000 CombiDed Single Limit (CSL)
If split limits are provided, the minimum limits acceptable shall be:
$100,000 per Person
$300,000 per Occurrence
$ 50,000 Property Damage
An Occurrence Form policy is preferred. If coverage is provided on a Claims Made
policy, its provisions should include coverage for claims filed on or after the effective
date of this contract. In addition, the period for which claims may be reported
should extend for a minimum of twelve (12) months following the termination of the
LeaselR.ental Agreement.
The Monroe County Board of County Commissioners shan be named as Additional
Insured on aU policies issued to satisfy the above requirements.
Exhibit c
INSURANCE REQUIREMENTS
FOR
LEASES!'R:ENT ALS OF
COUNTY-OWNED PROPERTY
.. ....~-~~..M.'M~~".. .
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BETWEEN
MONROE COUNTY. FLORIDA
AND
.. .,' .-='":'";...~...o
Call Communications. Inc. and Genesis Broadcastine:
Prior to the OrganizationlIndividual taking possession of the property
governed by this lease/rental agreement, the OrganizationlIndividual shall
purchase Vehiele Liability Insurance. Coverage shall be maintained
throughout the life of the LeaselRental Agreement and include, as a
minimum, liability coverage for:
· Owned, Non-Owned, and Hired Vehicles
· Physical Damage Protection (ifthe leased property is a County-
owned vehicle)
The minimum limits acceptable shaD be:
$300,000 Combined Single Limit (CSL)
ACV for Physical Damage
If split limits are provided, the minimum Umits acceptable sbaD be:
$100,000 per Person
$ 300,000 per Occurrence
$ 50,000 Property Damage
ACV for Physical Damage
The Monroe County Board of County Commissioners shall be named as
Additional Insured on aU policies issued to satisfy the above requirements.
In addition, if the lease/rental agreement involves COUQty-owned vehicles, the
Monroe County Board of County Commissioners shaD be named as "Loss
Payee" with respect to the physical damage protection.
Exhibit C