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08/20/2025 Sublease Agreement
GVS COURTq° o: A Kevin Madok, CPA - �o ........ � Clerk of the Circuit Court& Comptroller Monroe County, Florida �z cooN DATE: September 17, 2025 TO: Cary Vick, Director Project Management Breanne Erickson, Contract/Budget Administrator Project Management FROM: Liz Yongue, Deputy Clerk SUBJECT: August 20, 2025 BOCC Meeting The following item has been executed and added to the record: C32 Sublease Agreement between Fortress Secured, LLC and Monroe County for the lease of property on Bat Tower Road, Sugarloaf Key to serve as a temporary fire station while the new Sugarloaf Fire Station is under construction. This Sublease is for fifteen (15) months at a rate of$16,667.00 per month for a total of$250,005.00. This project is funded by Fund 318 (Bonds Series 2025). Should you have any questions please feel free to contact me at(305) 292-3550. cc: County Attorney Finance File KEY WEST MARATHON PLANTATION KEY 500 Whitehead Street 3117 Overseas Highway 88770 Overseas Highway Key West, Florida 33040 Marathon, Florida 33050 Plantation Key, Florida 33070 SUBLEASE This Sublease is entered into as of this 20th day of August 2025, by and between Fortress Secured, LLC, a Florida limited liability company ("Sublandlord") and Board of County Commissioners of Monroe County,Florida ("Subtenant"). WITNESSETH WHEREAS,the following facts are true: A. By Lease dated June 28, 2025 (the "Master Lease"), Sublandlord leased that certain real property known as Bat Tower Road, Sugarloaf Key, Florida consisting of the three (3) upstairs apartment units located within a fourplex apartment building, as further detailed and described in the Master Lease (the "Leased Premises") from Bat Tower Road, L.L.C., a Florida limited liability company("Landlord"). A copy of the Master Lease is attached hereto as Exhibit"A". B. Sublandlord and Subtenant now desire to enter into a sublease whereby Subtenant will lease the Leased Premises from Sublandlord, upon and subject to the terms, covenants and conditions herein contained. NOW, THEREFORE, in consideration of the premises, the mutual covenants and terms contained herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged,the parties hereto agree as follows: 1. Sublease of the Leased Premises. Sublandlord hereby subleases to Subtenant, and Subtenant hereby takes from Sublandlord all of rentable square feet of the Leased Premises as more particularly identified on Exhibit `B", attached hereto and incorporated herein, and agrees to be bound by all rights and obligations of Sublandlord as Tenant under the Master Lease and acknowledges that all provisions of the Master Lease remain in full force and effect. 2. Term. The term of this Sublease shall be the same as the term of the Master Lease ("Sublease Term") commencing on the Commencement Date and terminating on the Termination Date. All capitalized terms used but not defined herein shall have the meaning ascribed to them in the Master Lease. 1 3. Rent. Subtenant shall pay to Sublandlord as rent for the Leased Premises monthly rental installments in the same amount and manner as prescribed in the Master Lease; provided, however, payments shall be made to Sublandlord five (5) calendar days in advance of the monthly rental payment due under the Master Lease, without deduction or offset, beginning on the Commencement Date and every month thereafter during the Sublease Term to Sublandlord at 3603 Beachwood Court, Jacksonville, Florida 32224 (or at the option of Sublandlord, at such other place or to such other person as Sublandlord may from time to time designate in writing). Subtenant agrees to pay as supplemental base rent its proportionate share of any additional or supplemental rent due under the Main Lease. The County's performance 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. 4. Incorporation of Terms of Master Lease. (a) Subtenant acknowledges and agrees that all of the terms, conditions and covenants set forth in the Master Lease shall be incorporated into and made a part of this Sublease, and Subtenant shall be and hereby agrees to be subject to and bound by and to comply with all of such terms, conditions and covenants with respect to the Leased Premises and to satisfy all applicable terms and conditions of the Master Lease for the benefit of both Sublandlord and Landlord. The provisions of this Sublease shall be interpreted wherever possible so as to be consistent with the provisions of the Master Lease; in the event, however, of an irreconcilable inconsistency, the provisions of this Sublease shall control. Wherever in the Master Lease the word "Tenant" appears, for the purposes of this Sublease, the word "Subtenant" shall be substituted, and references to the "Landlord" shall be deemed to include the "Sublandlord." (b) Upon the breach of any of the terms, conditions or covenants of the Master Lease or upon the failure of the Subtenant to pay rent or to comply with any of the provisions of this Sublease, Sublandlord may exercise any and all rights and remedies granted to Landlord by the Master Lease. Whenever the provisions of the Master Lease require the written consent of the Landlord, such 2 provisions shall be construed to require the written consent of both the Landlord and the Sublandlord. Subtenant hereby acknowledges that it has read and is familiar with the terms of the Master Lease and agrees that this Sublease is subordinate and subject to the Master Lease and that any termination thereof shall likewise terminate this Sublease. 5.Notices. For purposes of notice or demand,the respective parties shall be served by certified or registered mail return receipt requested, sent to the address set forth below: Landlord: Bat Tower Road,L.L.C. 17001 Overseas Highway Sugarloaf Key, Florida 33042 Sublandlord: Fortress Secured,LLC 3603 Beachwood Court Jacksonville, Florida 32224 Subtenant: Monroe County County Administrator Christine Hurley 1100 Simonton Street Key West, FL 33040 And County Attorney Monroe County 1111 12th Street Suite 408 Key West, FL 33040 6. Attestations. Sublandlord agrees to execute such documents as the Subtenant may reasonably require, to include a Public Entity Crime Statement, Ethics Clause, Drug-Free Workplace Statement, Vendor Certification Regarding Scrutinized Companies List, Foreign Country of Concern, Common Carrier, and Noncoercive Conduct Statement as set forth in the attached Exhibit "C." Subtenant agrees to execute such documents as reasonably required by Sublandlord, if any, to further effectuate this Sublease. 3 [SIGNATURE PAGE(S) TO FOLLOW] 4 [SIGNATURE PAGE TO SUBLEASE] IN WITNESS WHEREOF, the patties hereto have executed this Sublease as of the date and • year:first above ww►ri t.ten. "Sublandlord" Fortress Secured LLC, a Florida lini' ed liability company By: i 0 , 0 1,4 iiis ,,,,'i"-sirSZ.-e;'; Printed: Charles Cordes a 'hitle: Manager if • 18,t'.- k2--8 , ...." Ili: _. .r„,1 41. "Subtenant" ;:zst,;: Board of County Coniissionei•s of 4-w`;,,, "y.' : , evin Madok, Clerk Monroe County,Floridam -,, `p ,r N BY: B . ,i,:*, ,': l''.... 4 , 40',-. 11 .,,..," . a500 eputy lerk y•il 9, .i. Mayor James K. Scholl WITNESSES 7/ l) Witness Signature App roved as: to legal form&c:sufficiency:. Jeni-Lee VacLau ghlin Ogc�y035i�09cUi6b 9nzt�SL 2U ja4[' auyhlln ,qr-r'6,v4-iarr .-: - is/ • acLaughli� Printed Name Date . • eni : •ee 1' Monroe County Assistant County Attorney �i]t Address Witness Signature 7 D N — . :x; co) ril ; : Printed Name Date r -7 Address 5 CONSENT AND ACCEPTANCE OF LANDLORD Bat Tower Road, L.L.C., a Florida limited liability company, as Landlord under the Master Lease, hereby consents to the Sublease of the Master Lease as set forth above; provided, however, that such Sublease does not affect or release any liability of Sublandlord under the terms and obligations of the Master Lease. This Consent and Acceptance of the foregoing Sublease shall not constitute consent by Landlord to any further subletting or assignments of the entire or any portion of the Leased Premises. LANDLORD: Bat Tower Road, L.L.C., a Florida limited liability comp py By: W A& Name: ohn B. Goad Title: anaging Member 6 Exhibit "A" Master Lease LEASE This Lease (the "Lease") is made as of the 28th_ day of_June , 2025, by and between Bat Tower Road, L.L.C., a Florida limited liability company (herein referred to as the "Landlord"), with an address of 17001 Overseas Highway, Sugarloaf Key, Florida 33042 and Fortress Secured, LLC, a Florida limited liability company (herein referred to as "Tenant"), with an address of 3603 Beachwood Court, Jacksonville, Florida 32224. Miriam BG, LLC, a Florida limited liability company ("Miriam"), joins in this Lease for the purpose of agreeing to the terms and conditions related to Tenant's unobstructed vehicular access to US Highway 1 and use of the Sugarloaf Lodge, as contained herein. 1. Leased Premises: Landlord, in consideration of the rents, covenants, agreements and conditions herein reserved, made and entered into on the part of Tenant to be paid, performed and observed, does hereby demise and lease to Tenant, and Tenant does hereby rent and lease from Landlord a portion of that certain real property known as Bat Tower Road, Sugarloaf Key, Florida consisting of the three (3) upstairs apartment units located within the fourplex apartment building (building ID 7695 according to the Monroe County Property Appraiser) as further described on Exhibit "A" attached hereto and made a part hereof, together with the parking area designated on Exhibit"A" (herein collectively referred to as the "Demised Premises"). 2. Term: Tenant shall have and hold the Demised Premises for a term of fifteen (15) months commencing on the earlier of ten (10) days after written notice from Tenant or January 1, 2026 (herein referred to as the "Commencement Date") and terminating on the last day of the fifteenth (15th) month thereafter (herein referred to as the "Termination Date") upon the terms, covenants, agreements and conditions set forth herein. Said 15-month term being herein referred to as the "Demised Term". At the end of the Demised Term, Tenant shall have the option to extend the Demised Term on a month-to-month basis by giving Landlord notice at least thirty (30) days prior to the end of the Demised Term, as extended. 3. Covenants: It is agreed that each of the terms, covenants, agreements and conditions herein set out shall constitute, with the other party hereto, a covenant on the part of the party specified herein to meet, perform, and abide by the same. 4. Rent: Tenant shall and hereby covenants to pay to Landlord beginning on the Commencement Date, at the address set forth above c/o Miriam BG, LLC (or at the option of the Landlord, at such other place or to such other person as the Landlord may from time to time designate in writing), as rent Sixteen Thousand Six Hundred Sixty Seven and No/100 Dollars ($16,667.00) per month for the Demised Term and any extension thereof. The security deposit referenced in paragraph 22 below, if any, shall be paid to Landlord upon execution of this Lease. Tenant shall pay all rents to Landlord free from and without regard to any claims, demands, or setoffs against Landlord of any kind or character whatsoever. Tenant shall pay, as additional rent, a late fee equal to five percent (5%) of each rental payment which is not received within five (5) days of the due date, with said late fee being due with the next rental payment. 5. Real Estate, Sales and Use Taxes: Landlord shall be solely responsible for the payment of all taxes, assessments, and governmental charges of any kind (collectively, the "Taxes") that are assessed or imposed upon the Demised Premises, the improvements thereon, or the appurtenances thereto, during the Demised Term. The Taxes for which Landlord is responsible include, but are not limited to: (a) Real estate taxes; (b) Personal property taxes on fixtures, equipment, and other property used in connection with the Demised Premises; (c) Special assessments; (d) Water and sewer charges; (e) Any other governmental levies related to the 1 Demised Premises. 6. Rental Purposes: Tenant shall use the Demised Premises as a temporary site for Monroe County Fire Station 10-Sugarloaf in compliance with local zoning and other governmental regulations and for no other purpose, without the written consent of Landlord. Tenant shall have 24-hour, 7-day-per-week access to the undeveloped parking area and dirt road(s), as further detailed on Exhibit "A" attached hereto (collectively, the "Parking Area") for purposes of parking fire engines, emergency vehicles and other equipment and storage containers used in the normal business operations of a fire station. Tenant shall also have 24-hour, 7-day-per-week ingress and egress to and from the primary road (i.e. US-IN/FL-5/Overseas Highway) off Bat Tower Road and it is Landlord's responsibility throughout the Demised Term to keep access to said primary road(s) in good and clean condition, free from obstruction or road blockage which would prevent any immediate usage by Tenant's emergency vehicles. Landlord and Miriam warrant and represent that there is usable vehicular access to said primary roads from the Demised Premises. The aforementioned responsibility of Landlord and Miriam to keep unobstructed access to the primary road shall apply to the Demised Premises and any neighboring or adjacent property owned by Landlord and Miriam in which Tenant's emergency vehicles may utilize to access said primary road(s). No other use of the Parking Area is permitted without the written consent of Landlord, which shall not be unreasonably withheld. Landlord acknowledges and agrees that the Demised Premises shall be occupied by Monroe County Fire Station 10-Sugarloaf. In the event the Demised Premises or access thereto floods in the fall season due to tidal activity, Landlord and Miriam agree to temporarily house Tenant in the Sugarloaf Lodge on the neighboring property currently owned by Miriam, in accordance with the terms and conditions of this Lease. Tenant's occupation of the Sugarloaf Lodge shall cease and revert to the Demised Premises once flooding has receded. Landlord and Miriam shall use all commercially reasonable efforts to keep flooding at the Demised Premises or access thereto to a minimum. Furthermore, in the event the residential building on the Demised Premises is damaged by fire, casualty, hurricane or other casualty to the extent it becomes wholly or partially uninhabitable, Landlord and Miriam shall use all reasonable efforts to house Tenant at the Sugarloaf Lodge in accordance with the terms and conditions of this Lease, until such time as the Landlord completes necessary repairs to restore the Demised Premises to a habitable condition. 7. Repair, Utilities and Maintenance: Tenant, by occupancy hereunder, accepts the Demised Premises as being in good repair and condition and no representations as to the condition or the repair thereof have been made by Landlord prior to or at the execution of this Lease. Tenant shall maintain the Demised Premises in a clean and sanitary condition throughout the Demised Term, including the regular removal of trash and debris and general cleanliness. Tenant shall not be required to perform any maintenance or repairs to the Premises, except for damage caused by Tenant's negligence or willful misconduct. Tenant shall be responsible for the water bills and costs associated with filling up Tenant's fire engines, emergency vehicles and other equipment used in Tenant's business operations. Except as set forth above, Landlord shall, at its sole cost and expense, maintain, repair and replace the interior, exterior, roof, foundation, structure and grounds of the Demised Premises and every part thereof in good repair and condition. Landlord hereby further covenants at its expense to: (a) Comply with the requirements of applicable building, housing and health codes; and (b) Maintain the plumbing, heating and air conditioning systems in good working condition: and (c) Provide for the extermination of rats, mice, roaches, ants and wood-destroying organisms; and (d) Maintain all locks and keys; and (e) Maintain in a safe condition all areas of the Demised Premises; (f) Provide for garbage removal and outside receptacles therefore; and (g) Pay for all utilities that are normal and customary for residential use provided to the Demised Premises. Landlord shall not be responsible for any maintenance or repairs required as a result of the negligence or intentional acts of Tenant, its employees, agents or contractors, in which case Tenant shall be responsible for said costs and obligations. Tenant shall promptly notify Landlord in writing of any damage or required maintenance to the Demised Premises and in any event shall notify Landlord within five (5) calendar days of Tenant observing the same. Notwithstanding the foregoing, Landlord shall have no liability or obligation for said maintenance unless and until it receives written notice from Tenant that maintenance and/or repairs are necessary. 8. Alteration. Tenant shall not make any alterations, additions, or improvements to the Demised Premises without Landlord's prior written consent, which shall not be unreasonably withheld. Landlord hereby agrees to include and maintain on the Demised Premises the pavement or gravel, or the reinforcement thereof, that is necessary for parking of Tenant's fire engines and agrees to promptly apply for and obtain any necessary permits and/or approvals related thereto; provided, however the parking improvements necessary for the normal business operations of a fire station shall be paid for by the Tenant. Any pavement or gravel that may be added to the Demised Premises shall become the property of Landlord upon installation. Tenant will pay for all work done or material furnished to the Demised Premises for any alterations or improvements performed by and through Tenant, and Tenant will not allow or permit any mechanic's liens to be filed against the Demised Premises or the Landlord's interest therein. Any mechanic's lien filed against the Demised Premises or Landlord's interest therein for work claimed to be done or materials claimed to have been furnished to Tenant shall be discharged within twenty(20) days after the filing thereof by bonding or as provided by law or in any lawful manner. All parties are hereby put on notice that Tenant shall at no time under any circumstances have a power to subject the interest of the Landlord in the Demised Premises to any mechanic's or materialmen's liens or any other lien whatsoever; and all persons dealing with the Tenant are hereby put on notice that they must look wholly to the interest of the Tenant in the Demised Premises and under no circumstances to that of the Landlord. Nothing herein contained shall empower Tenant to do any act which can, may or shall cloud or encumber Landlord's title. At Landlord's option, Tenant covenants and agrees to execute, at any time or times after receiving a request for execution, a Memorandum of Lease or Short Form of Lease to be recorded amongst the Public Records of county where the Demised Premises is located which incorporates this provision. 3 9. Landlord's Right to Inspect and Display: Landlord shall have the right, at reasonable times and upon reasonable notice during the Demised Term to enter the Demised Premises for purposes of examining or inspecting the same and to perform maintenance and repairs. Landlord shall also have the right to enter the Demised Premises (with reasonable notice to Tenant) at all reasonable hours for the purpose of displaying the Demised Premises to prospective tenants within thirty(30) days of the Termination Date. 10. Destruction of Premises: a) If the Demised Premises are totally destroyed by fire or other casualties, the Tenant shall have the option of terminating this Lease or any renewal thereof, upon giving written notice to Landlord at any time within thirty (30) days from the date of such destruction, and if the Lease be so terminated, all rent shall cease as of the date of such destruction. For avoidance of doubt, in the event of a hurricane threatening the Demised Premises, Tenant and all of Tenant's employees, agents, guests and invitees shall comply with all mandatory evacuation orders issued by local, state or federal authorities for the area in which the Demised Premises is located. Landlord shall not be liable for any loss or damage to Tenant's personal property resulting from Tenant's decision to remain on the Demised Premises during a hurricane event. b) If such Demised Premises are partially damaged by fire or other casualty, or totally destroyed thereby and Tenant does not elect to terminate this Lease within the provisions of Paragraph (a) above or (c) below, and the Demised Premises can be restored within ninety (90) days from the date of such casualty event, and it is deemed commercially reasonable and feasible to do so, Landlord shall use good faith efforts to repair and restore (at Landlord's sole cost and expense) the Demised Premises to substantially the same condition as existed prior to the casualty event... Said restoration shall be commenced within a reasonable time and completed without delay on the part of the Landlord and in any event shall be accomplished within ninety (90) days from the date of damage or destruction. In such case, all rents paid in advance shall be proportioned as of the date of damage or destruction and all rent thereafter accruing shall be equitably and proportionately suspended and adjusted according to the nature and extent of the destruction or damage, pending completion or rebuilding, restoration or repair, except that in the event the destruction or damage is so extensive as to make it unfeasible for the Tenant to occupy the Demised Premises for the purpose set forth herein, the rent shall be completely abated until the Demised Premises are restored by the Landlord or until the Tenant resumes use and occupancy of the Demised Premises, whichever shall first occur. If, in Landlord's commercially reasonable judgment, it is not practicable to restore the Demised Premises within ninety (90) days from the date of the casualty event, then either Landlord or Tenant shall have the right, to terminate this Lease by providing written notice to the other party within thirty (30) days of the casualty event c) In the event the Demised Premises are damaged by fire, casualty, hurricane, or other cause to the extent it becomes wholly or partially uninhabitable, Landlord and Miriam agree to use best efforts to house Tenant in the Sugarloaf Lodge, if lodge vacancy and mutually agreeable lodging conditions exist, in accordance with the terms and conditions of this Lease until the Demised Premises is restored to a kind and quality substantially similar to that prior to the damage or destruction. If Tenant resides in the Sugarloaf Lodge in accordance with the provisions of this section, the following restrictions shall apply: (i) Tenant shall not reside in the Sugarloaf Lodge for a period longer than ninety (90) consecutive days, and(ii) if Tenant resides at the Sugarloaf Lodge during the months of December through April, the rental amount for such time shall be adjusted to the then- going nightly rate for the Sugarloaf Lodge less a discount of fifteen percent (15%). For avoidance of doubt, the aforementioned provision shall only apply so long as the Sugarloaf Lodge is owned by Miriam. d) Furthermore in the event that the Demised Premises becomes wholly or partially untenable, Tenant shall have the right, at Tenant's sole option, to place a temporary trailer on the property for use as accommodation, in accordance with applicable local zoning laws,until such time as the Landlord restores the Demised Premises in accordance with this Section 10 and rent shall be equitably reduced and adjusted for such time to reflect the Tenant's inability to utilize the original Demised Premises. The Landlord shall not be liable for any inconvenience or interruption or for any other damages for the Tenant having to move, for destruction of Tenant's property or otherwise occasioned by fire or other casualty unless the same is cause by the gross negligence or willful misconduct of the Landlord. e) If the Landlord restores, rebuilds or repairs the Demised Premises, and such restoration, rebuilding or repair is not accomplished within ninety (90) days, Tenant shall have the right to terminate this Lease by written notice to the Landlord within thirty (30) days after expiration of said ninety (90) day period. f) Tenant shall be entitled to terminate this Lease in the event of partial damage occurring during the last six months of the Term or any extension or renewal thereof which, in Tenant's reasonable discretion, materially interferes with Tenant's use of the Demised Premises. 11. Condemnation: If during the term of this Lease or any renewal thereof, the whole of the Demised Premises, or such portion thereof as will make the Demised Premises unusable for the purpose leased, be condemned by the public authority for public use, then in either event, the term thereby granted shall cease and come to an end as of the date of the vesting of title in such public authority, or when possession is given to such public authority, whichever event last occurs. Upon such occurrence, the rent shall be proportioned as of such date and any prepaid rent shall be returned to Tenant. Landlord shall be entitled to the entire award for such taking. If a portion of the Demised Premises is taken or condemned by public authority for public use but the remaining portion of the Demised Premises continues to be useable for the purposes leased, this Lease will not be terminated but shall continue. In such case, the rent shall be equitably and fairly reduced or abated for the remainder of the term in proportion to the amount of the Demised Premises taken. In no event shall Landlord be liable to Tenant for any diminution in use or for the value of any unexpired term of this Lease. 12. Assignment and Sublease: Aside from allowing Monroe County Fire Station 10- Sugarloaf to operate on the Demised Premises, Tenant may not encumber or assign this Lease or sublet all or any part of the Demised Premises without the written consent of the Landlord, which shall not be unreasonably withheld. The foregoing notwithstanding, Tenant shall be 5 entitled, upon written notice to Landlord, to assign or sublease all or a portion of the Demised Premises to a parent, subsidiary or related entity which controls or is controlled by Tenant. If approved by Landlord or permitted hereunder, such assignment shall in no way relieve Tenant from any obligations hereunder for the payment of rents or the performance of the conditions, covenants and provisions of this Lease. 13. Hold Harmless: Landlord shall not be liable for any damage or injury to any person or property whether it be the person or property of Tenant, Tenant's employees, agents, guests, invitees or otherwise by reason of Tenant's occupancy of the Demised Premises or because of fire, flood, windstorm, Acts of God or for any other reason. Tenant shall, and will cause Monroe County to, hold Landlord harmless from and against any and all claims, damages, losses, liabilities, costs, and expenses (including reasonable attorneys' fees and costs) arising out of or relating to any damage, loss, or destruction of Tenant or Monroe County's equipment, machinery, inventory or other personal property while such equipment is located on the Demised Premises, regardless of cause. Nothing contained in this paragraph or elsewhere in this Agreement is in any way intended to be a waiver of limitation placed upon the liability of Monroe County, Florida as set forth in Florida Statutes, Section 768.28. 14. Ordinances and Regulations: Tenant hereby covenants and agrees to comply with all the rules, ordinances and regulations of governmental authorities wherein the Demised Premises are located, at Tenant's sole cost and expense, but only insofar as any of such rules, ordinances and regulations pertain to the manner in which the Tenant shall use or alter the Demised Premises. 15. Notices: For purposes of notice or demand, the respective parties shall be served by certified or registered mail return receipt requested, sent to the address set forth above. 16. Holdover: Tenant further covenants and agrees that if Tenant, any assignee or subtenant shall continue to occupy the Demised Premises after the termination of this Lease, without prior written consent of Landlord, such tenancy shall be a tenancy at sufferance and Tenant shall be obligated to pay one and a half times the monthly rental rate. Acceptance by the Landlord of rent after such termination shall not constitute a renewal of this Lease or a consent to such occupancy, nor shall it waive Landlord's right of re-entry or any other right contained herein. 17. Subordination and Estoppel Certificates: This Lease shall be subject and subordinate at all times to the liens of any mortgages in any amount or amounts whatsoever now existing or hereafter encumbering the Demised Premises, without the necessity of having further instruments executed by Tenant to effect such subordination. Notwithstanding the foregoing, Tenant covenants and agrees to execute and deliver upon demand, such further instruments evidencing such subordination of this Lease to such liens of any such mortgages as may be requested by Landlord. So long as the Tenant hereunder shall pay the rent reserved and comply with, above by and discharge the terms, conditions, covenants and obligations on its part to be kept and performed herein, and shall attorn to any successor in title, notwithstanding the foregoing, the peaceable possession of the Tenant in and to the Demised Premises for the term of this Lease shall not be disturbed in the event of the foreclosure of any such mortgage by the purchaser at such foreclosure of any such mortgage or such purchaser's successor in title provided the first mortgagee has not taken any action to terminate this Lease. Tenant agrees, within fifteen (15) days after written request by Landlord, to execute, acknowledge and deliver to and in favor of any proposed mortgagee or purchaser of the Demised Premises, an estoppel certificate, in the form customarily used by such proposed mortgagee or purchaser, stating, among other things (i) whether this Lease is in full force and effect, (ii) whether this Lease has been modified or amended and, if so, identifying and describing any such modification or amendment, (iii) the date to which Rent and other charges have been paid, and (iv) whether Tenant knows of any default on the part of Landlord or has any claim against Landlord and, if so, specifying the nature of such default or claim. 18. Default: In the event Tenant shall default in the payment of rent or any other sums payable by the Tenant herein, or if Tenant shall default in the performance of any other covenant hereunder, or if Tenant should become bankrupt or insolvent or any debtor proceedings be taken by or against Tenant, then and in addition to any and all other legal remedies and rights, Landlord may, upon notice, terminate this Lease and retake possession of the Demised Premises, or Landlord may resort to any other remedies available under applicable law. If Landlord fails to perform any obligation under this Lease, Tenant shall provide written notice to Landlord specifying the nature of the Landlord default. Landlord shall have ten (10) days from receipt of such notice to cure the Landlord default, or if the default cannot reasonably be cured within such period, to commence curative action and diligently pursue it to completion. If Landlord fails to cure the Landlord default within the applicable cure period, Tenant may terminate this Lease by providing written notice to Landlord and such termination shall be effective immediately upon Landlord's receipt of the termination notice. 19. Insurance: (a) Liability Insurance. Tenant agrees to maintain, or cause Monroe County to maintain, during the life of the Lease, public liability, personal injury liability and products liability insurance against claims arising from Tenant's use of the Demised Premises and from the use thereof by Tenant's agents, employees and invitees. Such insurance shall be primary and non-contributory and shall provide coverage with a minimum single limit of$1,000,000.00.lThroughout the Demised Term, Landlord shall, at Landlord's sole cost and expense, procure and maintain in full force and effect a commercial general liability insurance policy and flood insurance policy with respect to the Demised Premises and the Property, with coverage limits of not less than $1,000,000.00. (b) Casualty Insurance. Tenant shall be responsible for and shall obtain, or cause Monroe County to obtain, casualty insurance covering Tenant's personal property. Tenant shall cause Monroe County to add the Demised Premises to its windstorm insurance policy and name Landlord as additional loss payee. (c) Insurance Policy Requirements. All insurance policies required in this Lease shall be issued by insurers reasonably acceptable to Landlord. Upon the commencement of this Lease, Tenant shall deliver to Landlord proof of the insurance procured by Tenant or Monroe County in accordance with this Lease, and Tenant shall deliver to Landlord proof of insurance renewal under all required polices not later than ten (10) days before the expiration of the term of each policy. (d) Waiver of Subrogation. Landlord and Tenant hereby release each other from all liability or responsibility to the other or anyone claiming through or under them by way of subrogation or otherwise, for any loss or damage to property caused by fire or any of the insured occurrences or casualties. (e) Compliance with Insurance Policies. Tenant shall comply in all respects with all insurance policies covering the Demised Premises and shall take any actions necessary to avoid cancellation of such insurance policies. 7 20. Quiet Enjoyment: Landlord covenants and agrees that Tenant, on paying said monthly rent and performing the covenants herein, shall and may peaceably and quietly hold and enjoy the said Demised Premises for the term aforesaid. 21. Successor and Assigns: This Lease shall bind and inure to the benefit of the successors, assigns, heirs, executors, administrators and legal representatives of the parties hereto. For avoidance of doubt, in the event Landlord sells, transfers or otherwise conveys the Demised Premises during the Demised Term, any successor owner(s) or purchaser(s) shall be bound by all terms, covenants, and conditions of this Lease for the remainder of the Demised Term, including any renewal or extension periods exercised in accordance with this Lease. In the event Miriam sells, transfers or otherwise conveys the property adjacent to the Demised Premises (Parcel ID: 00118420-000000) (the "Miriam Property") during the Demised Term, any successor owner(s) or purchaser(s) shall be bound by all terms, covenants, and conditions of this Lease applicable to Miriam for the remainder of the Demised Term. Furthermore, prior to any sale or transfer of the Miriam Property, Miriam hereby agrees to grant an access easement for the benefit of Landlord's abutting property and the Demised Premises. 22. Deposit: Tenant has simultaneously herewith paid the Landlord the sum of$16,667.00 as a security deposit (herein "Security Deposit"). The Security Deposit shall be retained by the Landlord as security for the payment by Tenant of the rent herein agreed to be paid and for the faithful performance of the covenants of this Lease. If at any time Tenant shall be in default of any of the provisions of this Lease, Landlord shall have the right to use said deposit, or so much thereof as may be necessary in payment of any rent in default as aforesaid and/or in payment of any expenses incurred by Landlord in and about the curing of any default by the said Tenant, and/or in payment of any damages incurred by Landlord by reason of such default of Tenant, or at Landlord's option, the same may be retained by Landlord in liquidation of part of the damages suffered by Landlord by reason of the default of Tenant. In the event that said deposit shall not be utilized for any such purpose, then such security deposit shall be applied to the rent last due for the term of this Lease or any renewal term thereof. Said deposit shall not bear interest. 23. Non-Waiver: No waiver of any covenant or condition of this Lease by Landlord or Tenant shall be deemed to imply or constitute a further waiver of the same covenant or condition or any other covenant or condition of this Lease. 24. Choice of Law/Venue: This Lease shall be governed, construed and enforced according to the laws of the state where the Demised Premises is located with any suit related thereto filed in the County where the Demised Premises is located. 25. Environmental Covenants. Tenant shall comply with all environmental laws, rules, regulations, statutes and ordinances, including, without limitation, those applicable to "hazardous substances." 26. SM. Tenant shall not erect or place any signs on the exterior of or outside of the Demised Premises without obtaining the Landlord's prior written consent, which shall not be unreasonably withheld. Any such signs shall be in compliance with any and all applicable governmental regulations. Notwithstanding the foregoing, standard signage identifying the fire station shall be permitted. 27. Complete Agreement: This Lease supersedes and revokes any and all prior written agreements between the parties relating to the Demised Premises, and all oral agreements between the parties relating to the Demised Premises are hereby merged into this Lease; and no amendment, modification or variation of this Lease or of any terms or provisions of this Lease, shall be effectual, binding or valid unless the same is reduced to writing and signed by both parties. 28. Landlord's Liabilities: The term "Landlord" as used in this Lease means the owner from time to time of the Demised Premises. Neither Landlord nor any partner, director, shareholder or beneficiary thereof shall have any personal liability with respect to any of the provisions of this Lease and if Landlord is in default with respect to its obligations hereunder Tenant shall look solely to the equity of Landlord in the Demised Premises. 29. Attorneys' Fees: In any dispute or litigation regarding the interpretation or enforcement of the Lease and any addendum or amendment hereto, the prevailing party in any such dispute or litigation shall be entitled to recover its reasonable attorneys' fees and costs from the non- prevailing party. 30. Authority of Parties: Landlord and Tenant hereby represent and warrant that each has full right, power, and authority to enter into this Lease and to perform all of their respective obligations hereunder. Landlord and Tenant further represent and warrant that all necessary actions have been taken to authorize the execution, delivery, and performance of this Lease and that the person(s) executing this Lease on behalf of Landlord and Tenant is/are duly authorized to do so. Each party represents that its execution and performance of this Lease does not violate any agreement, obligation, or restriction by which such party is bound. The representations and warranties set forth in this Section shall survive the execution and delivery of this Lease. [SIGNATURE PAGE(S) TO FOLLOW] 9 [SIGNATURE PAGE TO LEASE] IN WITNESS WHEREOF, the parties have hereunto set their hands and seals as of the date set forth above. "LANDLORD" Bat Tower Road,L.L.C., a Florida limited liability company Name: John B. Good Title: Managing Member "TENANT" Fortress Secured, LLC, a Florida limited liability company ch"Cl�arl�sl- 101-HS C'(IYd&%, By. D"I} Name: Charles Cordes Title: Manager JOINDER TO LEASE IN WITNESS WHEREOF, the party below has hereunto set their hand and seal as of the date set forth above for the purposes of joining into this Lease. Miriam BG, LLC, a Florida limited liability company Name: John B. Good Title: Manager Sugarloaf Fire a i an q,, � m fI ii r Final Audit Report 2025-07-03 Created: 2025-07-03 By: Dwin Horne(dwin.horne@gmail.com) Status: Signed Transaction ID: CBJCHBCAABAA_oraelQaO-aJdwd7FN8myckxnwKTVf9j "Sugarloaf Fire Station Lease- updated final form 2025.07.03 - fo r signatures" History u... Document created by Dwin Horne (dwin.horne@gmail.com) 2025-07-03-5:10:59 PM GMT Document emailed to jgoodb@gmail.com for signature 2025-07-03-5:11:51 PM GMT Document emailed to Charles Cordes (charles.cordes@summitcmgroup.com)for signature 2025-07-03-5:11:51 PM GMT Email viewed by Charles Cordes (charles.cordes@summitcmgroup.com) 2025-07-03-5:23:43 PM GMT Signer Charles Cordes (charles.cordes@summitcmgroup.com) entered name at signing as Charles H Cordes 2025-07-03-5:24:18 PM GMT Document e-signed by Charles H Cordes (charles.cordes@summitcmgroup.com) Signature Date:2025-07-03-5:24:20 PM GMT-Time Source:server udii"uR' ti,-,I Email viewed by jgoodb@gmail.com 2025-07-03-6:33:12 PM GMT Signer jgoodb@gmail.com entered name at signing as John B Good 2025-07-03-6:36:12 PM GMT Document e-signed by John B Good (jgoodb@gmail.com) Signature Date:2025-07-03-6:36:14 PM GMT-Time Source:server Agreement completed. 2025-07-03-6:36:14 PM GMT Adobe Acrobat Signs Exhibit "6" Sugarloaf Lease Area Exhibit ,i / l J , ;n T �Ir Exhibit "C" COUNTY FORMS AFFIDAVIT I, Charles Cordes of the city of_ Jacksonville according to law on my oath,and under penalty of perjury,depose and say that: I am Manager of the firm of Fortress Secured ("CONTRACTOR/CONSULTANT"), the firm entering into an Agreement with the County and that I executed the said proposal with full authority to do so. By signing this Affidavit,CONTRACTOR/CONSULTANT has sworn or affirmed to the following requirements as set forth in the Public Entity Crime Statement, Ethics Clause, Drug-Free Workplace Statement, Vendor Certification Regarding Scrutinized Companies List,Foreign Country of Concern,and Common Carrier as set forth below: Public Entity Crime Statement A person or affiliate who has been placed on the convicted vendor list following a conviction for public entity crime may not submit a bid,proposal,or reply on contracts to provide any goods or services to a public entity,may not submit a bid, proposal,or reply on a contract with a public entity for the construction or repair of a public building or public work,may not submit bids,proposals,or replies 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 of the Florida Statutes,for CATEGORY TWO for a period of 36 months from the date of being placed on the convicted vendor list. The CONTRACTOR/CONSULTANT certifies and agrees that neither the firm nor any Affiliate has been placed on the convicted vendor list within the last 36 months. CONTRACTOR/CONSULTANT will promptly notify the COUNTY if it or any subcontractor is formally charged with an act defined as a"public entity crime"or has been placed on the convicted vendor list. Ethics Clause By signing this Affidavit,CONTRACTOR/CONSULTANT warrants that he/it has not employed,retained or otherwise had act on his/her behalf any former County officer or employee in violation of Section 2 of Ordinance No. 010-1990 or any County officer or employee in violation of Section 3 of Ordinance No. 010-1990. For breach or violation of this provision the County may,in its discretion,terminate this Agreement without liability and may also,in its discretion,deduct from the Agreement 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. Drug-Free Workplace Statement CONTRACTOR/CONSULTANT in accordance with Florida Statute 287.087 hereby certifies that CONTRACTOR/CONSULTANT shall: 1. Publish a statement notifying employees that the unlawful manufacture,distribution,dispensing,possession,or use of a controlled substance is prohibited in the workplace and specifying the actions that will be taken against employees for violations of such prohibition. 2. Inform employees about the dangers of drug abuse in the workplace, the business' policy of maintaining a drug-free workplace,any available drug counseling,rehabilitation,and employee assistance programs,and the penalties that may be imposed upon employees for drug abuse violations. 3. Give each employee engaged in providing the commodities or contractual services that are under bid a copy of the statement specified in subsection(1). 4. In the statement specified in subsection(1),notify the employees that,as a condition of working on the commodities or contractual services that are under bid,the employee will abide by the terms of the statement and will notify the employer of any conviction of,or plea of guilty or nolo contendere to,any violation of Chapter 893 (Florida Statutes)or of any controlled substance law of the United States or any state,for a violation occurring in the workplace no later than five (5)days after such conviction. 5. Impose a sanction on or require the satisfactory participation in a drug abuse assistance or rehabilitation program if such is available in the employee's community,or any employee who is so convicted. 6. Make a good faith effort to continue to maintain a drug-free workplace through implementation of this section. The person authorized to sign this Affidavit certifies that CONTRACTOR/CONSULTANT complies fully with the above requirements. Vendor Certification Regarding Scrutinized Companies Lists CONTRACTOR/CONSULTANT agrees and certifies compliance with the following: Section 287.135,Florida Statutes prohibits a company from bidding on,submitting a proposal for,or entering into or renewing a contract for goods or services of any amount if,at the time of contracting or renewal,the company is on the Scrutinized Companies that Boycott Israel List, created pursuant to Section 215.4725,Florida Statutes, or is engaged in a Boycott of Israel. Section 287.135,Florida Statutes,also prohibits a company from bidding on, submitting a proposal for,or entering into or renewing a contract for goods or services of$1,000,000 or more,that are on either the Scrutinized Companies with Activities in Sudan List or the Scrutinized Companies with Activities in the Iran Terrorism Sectors List which were created pursuant to s. 215.473, Florida Statutes, or is engaged in business operations in Cuba or Syria. As the person authorized to sign on behalf of CONTRACTOR/CONSULTANT,I hereby certify that the company identified above as "CONTRACTOR/CONSULTANT"is not listed on the Scrutinized Companies that Boycott Israel List or engaged in a boycott of Israel and for Projects of$1,000,000 or more is not listed on either the Scrutinized Companies with Activities in Sudan List, the Scrutinized Companies with Activities in the Iran Terrorism Sectors List,or engaged in business operations in Cuba or Syria. I understand that pursuant to Section 287.135,Florida Statutes,the submission of a false certification may subject company to civil penalties, attorney's fees, and/or costs. I further understand that any contract with the County may be terminated immediately, at the option of the County, if the company is found to have submitted a false certification or has been placed on the Scrutinized Companies that Boycott Israel List or engaged in a boycott of Israel or placed on the Scrutinized Companies with Activities in Sudan List or the Scrutinized Companies with Activities in the Iran Terrorism Sectors List or been engaged in business operations in Cuba or Syria. Vendor has reviewed Section 287.135,Florida Statutes,and in accordance with such provision of Florida law,is eligible to bid on, submit a proposal for,or enter into or renew a contract with Monroe County for goods or services. Note: The List are available at the following Department of Management Services Site: http://www.dms.myflorida.com/business operations/state purchasin0vendor information/convicted suspended discrimi natory complaints vendor lists Foreign Countries of Concern The Contracting with Entities of Foreign Countries of Concern Prohibited Affidavit Form(`Form")is required by Section 287.138,Florida Statutes,which is deemed as being expressly incorporated into this Form.The Affidavit must be completed by a person authorized to make this attestation on behalf of the Bidder/Proposer for the purpose of submitting a bid,proposal, quote,or other response,or otherwise entering into a contract with the County.If being awarded the Contract,or otherwise entering into the Contract,would grant Contractor access to an individual's personal identifying information,pursuant to section 287.138,Florida Statutes,the undersigned,on behalf of Contractor,hereby certifies,represents, and warrants that Contractor is not affiliated with a foreign country of concern,as such countries are identified in section 287.138(1),Florida Statutes. The undersigned additionally certifies, represents, and warrants that: (A) Contractor is not owned by a foreign country of concern;(B)the government of a foreign country of concern does not have a controlling interest in Contractor, and(C)Contractor is not organized under the laws of nor has its principal place of business in a foreign country of concern. Common Carrier If Contractor is a common carrier,as defined by Section 908.111,Florida Statutes,then Contractor hereby certifies that it is not willfully providing and will not willfully provide any service during the Contract term in furtherance of transporting a person into this state knowing that the person is an Unauthorized Alien, except to facilitate the detention, removal, or departure of the person from this state or the United States. THE STATEMENTS CONTAINED IN THIS AFFIDAVIT ARE TRUE AND CORRECT,AND MADE WITH FULL KNOWLEDGE THAT MONROE COUNTY RELIES UPON THE TRUTH OF THE STATEMENTS CONTAINED IN THIS AFFIDAVIT IN AWARDING CONTRACTS FOR SAID PROJECT. UNDER PENALTIES OF PERJURY, I HEREBY CERTIFY AND DECLARE THAT I HAVE READ AND UNDERSTAND THE FOREGOING AFFIDAVIT OF COMPLIANCE AND TFIAT THE FACTS STATED IN IT ARE TRUE. Wd'atul—C of ([late) rn(--------- STATE OF P COUNTY OF [%A�� The foregoing instrument was sworn to(or affirrned)and stibscribed before iiiebyjiieails off° I ql Presence or online notarization this W --,—) day of N��bPW_ 2025, by ej Notary Public State of Florida Alison West St. commission HHt505150 my commisslIF,2' �WN ary Public- I te of Florida C lr Expires 7113=12026 Ej, AWS69 Name of Notary My commission expires: Personally Known OR Produced Identification.r 'type of Identificat'-/n_�_roduced ................................ - r-rrrrr AFFIDAVIT ATTESTING TO NONCOERCIVE CONDUCT FOR LABOR OR SERVICE'S Entity/Vendor Name: � ..... D P . Vendor FEIN: 85 1801333 Vendor's Authorized Representative "� 1 i�"� �¢ 'a .. d�402— 1Vatne att ►t le) Address: 00,9 _m. .... ? .._.._ _ ......_ Cat 5State: f"G "Lip: �7 Phone Number: Enaail Address: <I 1 ej'v._ ._ 1 M, lP ',P- kk As a non govern nienta I entity executing, renewing, or extending a contract with a government entity, Vendor is required to provide an affidavit under penalty of perjury attesting that Vendor does not use coercion for labor or services in accordance with'Section'787.06,Florida Statutes. As defined in Section 787.06(2)(a),coercion means: 1. Using or threating to use physical force against any person; 2. Restraining, isolating,or confining or threating to restrain, isolate,or confine any pet-son without lawful authority and against her or his will; 1 Using lending or other credit methods to establish a debt by any person when 'labor or services are pledged as a security for the debt, if the value of the labor or services as reasonably assessed is not applied toward the liquidation of the debt, the length and nature of the 'labor or service are not respectively limited and defined; 4. Destroying, concealing, removing, confiscating, withholding, or possessing any actual or purported passport, visa, or other inunigration document, or any other actual or purported government identification document, of any person; S. Causing or threating to cause financial harm to any person; 6. Enticing or luring any person by fraud or deceit;or 7. Providing a controlled substance as outlined in Schedule I or Schedule II of Section 893.03 to any person for the purpose of exploitation of that person. As a person authorized to sign on behalf of'Vendor, I certify under penalties of perjury that Vendor does not use coercion for labor or services in accordance with.Section 787.06. Additionally,Vendor has reviewed Section 787,06, Florida Statutes, and agrees to abide by same. Certified By: ___ ' ' who is authorized to sign on behalf of the above refc c mp Authorized Signatut Print blame: Title: CERTIFICATE OF COVERAGE Certificate Holder Administrator Issue Date 7/3/25 Florida League of Cities,Inc. Bat Tower Road,LLC Department of Insurance Services P.O.Box 538135 17001 Overseas Hwy Orlando,Florida 32853-8135 Sugarloaf Key,Florida 33042 COVERAGES THIS IS TO CERTIFY THAT THE AGREEMENT BELOW HAS BEEN ISSUED TO THE DESIGNATED MEMBER FOR THE COVERAGE PERIOD INDICATED.NOTWITHSTANDING ANY REQUIREMENT,TERM OR CONDITION OF ANY CONTRA R OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN,THE COVERAGE AFFORDED BY THE AGREEMENT DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH AGREEMENT COVERAGE PROVIDED BY: FLORIDA MUNICIPAL INSURANCE TRUST AGREEMENT NUMBER: FMIT 0386 COVERAGE PERIOD: FROM 10/1/24 COVERAGE PERIOD: TO 10/1/25 12:01 AM STANDARD TIME TYPE OF COVERAGE-LIABILITY TYPE OF COVERAGE-PROPERTY General Liability ❑ Buildings ❑ Miscellaneous ❑X Comprehensive General Liability,Bodily Injury,Property Damage, ❑ Basic Form ❑ Inland Marine Personal Injury and Advertising Injury Special❑ S l Form ❑ Electronic Data Processing ❑X Errors and Omissions Liability ❑ Personal Property ❑ Bond ❑X Employment Practices Liability ❑ Basic Form ❑X Employee Benefits Program Administration Liability ❑ Special Form ❑X Medical Attendants'/Medical Directors'Malpractice Liability ❑ Agreed Amount ❑X Broad Form Property Damage ❑ Deductible N/A ❑ Law Enforcement Liability ❑ Coinsurance N/A ❑X Underground,Explosion&Collapse Hazard ❑ Blanket Limits of Liability ❑ Specific *Combined Single Limit ❑ Replacement Cost Deductible N/A ❑ Actual Cash Value Automobile Liability Limits of Liability on File with Administrator ❑X All owned Autos(Private Passenger) TYPE OF COVERAGE-WORKERS'COMPENSATION ❑X All owned Autos(Other than Private Passenger) ❑X Statutory Workers'Compensation ❑X Hired Autos ❑X Employers Liability $1,000,000 Each Accident ❑X Non-Owned Autos $1,000,000 By Disease $1,000,000 Aggregate By Disease Limits of Liability ❑ Deductible N/A *Combined Single Limit ❑X $500,000 Self Insured Retention Deductible N/A Automobile/Equipment-Deductible ❑X Physical Damage Per Schedule-Comprehensive-Auto Per Schedule-Collision-Auto NA-Miscellaneous Equipment Other The limit of liability is$5,000,000(combined single limit)bodily injury and/or property damage each occurrence in excess of a self-insured retention of$200,000. This limit is solely for any liability resulting from entry of a claims bill pursuant to Section 768.28(5)Florida Statutes or liability/settlement for which no claims bill has been filed or liability imposed pursuant to Federal Law or actions outside the State of Florida. Description of Operations/Locations/Vehicles/Special Items RE:Evidence of Insurance-Lease Agreement THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER.THIS CERTIFICATE DOES NOT AMEND,EXTEND OR ALTER THE COVERAGE AFFORDED BY THE AGREEMENT ABOVE. Designated Member Cancellations Monroe County Board of County Commissioners SHOULD ANY PART OF THE ABOVE DESCRIBED AGREEMENT BE CANCELED BEFORE THE EXPIRATION DATE THEREOF,THE ISSUING COMPANY WILL ENDEAVOR TO MAIL 45 DAYS WRITTEN NOTICE TO THE 1111 12th Street Suite 408 CERTIFICATE HOLDER NAMED ABOVE,BUT FAILURE TO MAIL SUCH NOTICE SHALL IMPOSE NO OBLIGATION OR LIABILITY OF ANY IQND UPON THE PROGRAM,ITS AGENTS OR REPRESENTATIVES. Key West FL 33040 r- AUTHORIZED REPRESENTATIVE FMIT-CERT(10/2011) CERTIFICATE OF COVERAGE Certificate Holder Administrator Issue Date 7/3/25 Florida League of Cities,Inc. Caren Ward Department of Insurance Services P.O.Box 538135 17001 Overseas Hwy Orlando,Florida 32853-8135 Sugarloaf Key,Florida 33042 COVERAGES THIS IS TO CERTIFY THAT THE AGREEMENT BELOW HAS BEEN ISSUED TO THE DESIGNATED MEMBER FOR THE COVERAGE PERIOD INDICATED.NOTWITHSTANDING ANY REQUIREMENT,TERM OR CONDITION OF ANY CONTRA R OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN,THE COVERAGE AFFORDED BY THE AGREEMENT DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH AGREEMENT COVERAGE PROVIDED BY: FLORIDA MUNICIPAL INSURANCE TRUST AGREEMENT NUMBER: FMIT 0386 COVERAGE PERIOD: FROM 10/1/24 COVERAGE PERIOD: TO 10/1/25 12:01 AM STANDARD TIME TYPE OF COVERAGE-LIABILITY TYPE OF COVERAGE-PROPERTY General Liability ❑ Buildings ❑ Miscellaneous ❑X Comprehensive General Liability,Bodily Injury,Property Damage, ❑ Basic Form ❑ Inland Marine Personal Injury and Advertising Injury Special❑ S l Form ❑ Electronic Data Processing ❑X Errors and Omissions Liability ❑ Personal Property ❑ Bond ❑X Employment Practices Liability ❑ Basic Form ❑X Employee Benefits Program Administration Liability ❑ Special Form ❑X Medical Attendants'/Medical Directors'Malpractice Liability ❑ Agreed Amount ❑X Broad Form Property Damage ❑ Deductible N/A ❑ Law Enforcement Liability ❑ Coinsurance N/A ❑X Underground,Explosion&Collapse Hazard ❑ Blanket Limits of Liability ❑ Specific *Combined Single Limit ❑ Replacement Cost Deductible N/A ❑ Actual Cash Value Automobile Liability Limits of Liability on File with Administrator ❑X All owned Autos(Private Passenger) TYPE OF COVERAGE-WORKERS'COMPENSATION ❑X All owned Autos(Other than Private Passenger) ❑X Statutory Workers'Compensation ❑X Hired Autos ❑X Employers Liability $1,000,000 Each Accident ❑X Non-Owned Autos $1,000,000 By Disease $1,000,000 Aggregate By Disease Limits of Liability ❑ Deductible N/A *Combined Single Limit ❑X $500,000 Self Insured Retention Deductible N/A Automobile/Equipment-Deductible ❑X Physical Damage Per Schedule-Comprehensive-Auto Per Schedule-Collision-Auto NA-Miscellaneous Equipment Other The limit of liability is$5,000,000(combined single limit)bodily injury and/or property damage each occurrence in excess of a self-insured retention of$200,000. This limit is solely for any liability resulting from entry of a claims bill pursuant to Section 768.28(5)Florida Statutes or liability/settlement for which no claims bill has been filed or liability imposed pursuant to Federal Law or actions outside the State of Florida. Description of Operations/Locations/Vehicles/Special Items RE:Evidence of Insurance-Lease Agreement. THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER.THIS CERTIFICATE DOES NOT AMEND,EXTEND OR ALTER THE COVERAGE AFFORDED BY THE AGREEMENT ABOVE. Designated Member Cancellations Monroe County Board of County Commissioners SHOULD ANY PART OF THE ABOVE DESCRIBED AGREEMENT BE CANCELED BEFORE THE EXPIRATION DATE THEREOF,THE ISSUING COMPANY WILL ENDEAVOR TO MAIL 45 DAYS WRITTEN NOTICE TO THE 1111 12th Street Suite 408 CERTIFICATE HOLDER NAMED ABOVE,BUT FAILURE TO MAIL SUCH NOTICE SHALL IMPOSE NO OBLIGATION OR LIABILITY OF ANY IQND UPON THE PROGRAM,ITS AGENTS OR REPRESENTATIVES. Key West FL 33040 r- AUTHORIZED REPRESENTATIVE FMIT-CERT(10/2011) CERTIFICATE OF COVERAGE Certificate Holder Administrator Issue Date 7/3/25 Florida League of Cities,Inc. Catherine Duncan Estate Department of Insurance Services P.O.Box 538135 17001 Overseas Hwy Orlando,Florida 32853-8135 Sugarloaf Key,Florida 33042 COVERAGES THIS IS TO CERTIFY THAT THE AGREEMENT BELOW HAS BEEN ISSUED TO THE DESIGNATED MEMBER FOR THE COVERAGE PERIOD INDICATED.NOTWITHSTANDING ANY REQUIREMENT,TERM OR CONDITION OF ANY CONTRA R OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN,THE COVERAGE AFFORDED BY THE AGREEMENT DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH AGREEMENT COVERAGE PROVIDED BY: FLORIDA MUNICIPAL INSURANCE TRUST AGREEMENT NUMBER: FMIT 0386 COVERAGE PERIOD: FROM 10/1/24 COVERAGE PERIOD: TO 10/1/25 12:01 AM STANDARD TIME TYPE OF COVERAGE-LIABILITY TYPE OF COVERAGE-PROPERTY General Liability ❑ Buildings ❑ Miscellaneous ❑X Comprehensive General Liability,Bodily Injury,Property Damage, ❑ Basic Form ❑ Inland Marine Personal Injury and Advertising Injury Special❑ S l Form ❑ Electronic Data Processing ❑X Errors and Omissions Liability ❑ Personal Property ❑ Bond ❑X Employment Practices Liability ❑ Basic Form ❑X Employee Benefits Program Administration Liability ❑ Special Form ❑X Medical Attendants'/Medical Directors'Malpractice Liability ❑ Agreed Amount ❑X Broad Form Property Damage ❑ Deductible N/A ❑ Law Enforcement Liability ❑ Coinsurance N/A ❑X Underground,Explosion&Collapse Hazard ❑ Blanket Limits of Liability ❑ Specific *Combined Single Limit ❑ Replacement Cost Deductible N/A ❑ Actual Cash Value Automobile Liability Limits of Liability on File with Administrator ❑X All owned Autos(Private Passenger) TYPE OF COVERAGE-WORKERS'COMPENSATION ❑X All owned Autos(Other than Private Passenger) ❑X Statutory Workers'Compensation ❑X Hired Autos ❑X Employers Liability $1,000,000 Each Accident ❑X Non-Owned Autos $1,000,000 By Disease $1,000,000 Aggregate By Disease Limits of Liability ❑ Deductible N/A *Combined Single Limit ❑X $500,000 Self Insured Retention Deductible N/A Automobile/Equipment-Deductible ❑X Physical Damage Per Schedule-Comprehensive-Auto Per Schedule-Collision-Auto NA-Miscellaneous Equipment Other The limit of liability is$5,000,000(combined single limit)bodily injury and/or property damage each occurrence in excess of a self-insured retention of$200,000. This limit is solely for any liability resulting from entry of a claims bill pursuant to Section 768.28(5)Florida Statutes or liability/settlement for which no claims bill has been filed or liability imposed pursuant to Federal Law or actions outside the State of Florida. Description of Operations/Locations/Vehicles/Special Items RE:Evidence of Insurance-Lease Agreement THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER.THIS CERTIFICATE DOES NOT AMEND,EXTEND OR ALTER THE COVERAGE AFFORDED BY THE AGREEMENT ABOVE. Designated Member Cancellations Monroe County Board of County Commissioners SHOULD ANY PART OF THE ABOVE DESCRIBED AGREEMENT BE CANCELED BEFORE THE EXPIRATION DATE THEREOF,THE ISSUING COMPANY WILL ENDEAVOR TO MAIL 45 DAYS WRITTEN NOTICE TO THE 1111 12th Street Suite 408 CERTIFICATE HOLDER NAMED ABOVE,BUT FAILURE TO MAIL SUCH NOTICE SHALL IMPOSE NO OBLIGATION OR LIABILITY OF ANY IQND UPON THE PROGRAM,ITS AGENTS OR REPRESENTATIVES. Key West FL 33040 r- AUTHORIZED REPRESENTATIVE FMIT-CERT(10/2011) CERTIFICATE OF COVERAGE Certificate Holder Administrator Issue Date 7/3/25 Florida League of Cities,Inc. John B.Good Department of Insurance Services P.O.Box 538135 17001 Overseas Hwy Orlando,Florida 32853-8135 Sugarloaf Key,Florida 33042 COVERAGES THIS IS TO CERTIFY THAT THE AGREEMENT BELOW HAS BEEN ISSUED TO THE DESIGNATED MEMBER FOR THE COVERAGE PERIOD INDICATED.NOTWITHSTANDING ANY REQUIREMENT,TERM OR CONDITION OF ANY CONTRA R OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN,THE COVERAGE AFFORDED BY THE AGREEMENT DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH AGREEMENT COVERAGE PROVIDED BY: FLORIDA MUNICIPAL INSURANCE TRUST AGREEMENT NUMBER: FMIT 0386 COVERAGE PERIOD: FROM 10/1/24 COVERAGE PERIOD: TO 10/1/25 12:01 AM STANDARD TIME TYPE OF COVERAGE-LIABILITY TYPE OF COVERAGE-PROPERTY General Liability ❑ Buildings ❑ Miscellaneous ❑X Comprehensive General Liability,Bodily Injury,Property Damage, ❑ Basic Form ❑ Inland Marine Personal Injury and Advertising Injury Special❑ S l Form ❑ Electronic Data Processing ❑X Errors and Omissions Liability ❑ Personal Property ❑ Bond ❑X Employment Practices Liability ❑ Basic Form ❑X Employee Benefits Program Administration Liability ❑ Special Form ❑X Medical Attendants'/Medical Directors'Malpractice Liability ❑ Agreed Amount ❑X Broad Form Property Damage ❑ Deductible N/A ❑ Law Enforcement Liability ❑ Coinsurance N/A ❑X Underground,Explosion&Collapse Hazard ❑ Blanket Limits of Liability ❑ Specific *Combined Single Limit ❑ Replacement Cost Deductible N/A ❑ Actual Cash Value Automobile Liability Limits of Liability on File with Administrator ❑X All owned Autos(Private Passenger) TYPE OF COVERAGE-WORKERS'COMPENSATION ❑X All owned Autos(Other than Private Passenger) ❑X Statutory Workers'Compensation ❑X Hired Autos ❑X Employers Liability $1,000,000 Each Accident ❑X Non-Owned Autos $1,000,000 By Disease $1,000,000 Aggregate By Disease Limits of Liability ❑ Deductible N/A *Combined Single Limit ❑X $500,000 Self Insured Retention Deductible N/A Automobile/Equipment-Deductible ❑X Physical Damage Per Schedule-Comprehensive-Auto Per Schedule-Collision-Auto NA-Miscellaneous Equipment Other The limit of liability is$5,000,000(combined single limit)bodily injury and/or property damage each occurrence in excess of a self-insured retention of$200,000. This limit is solely for any liability resulting from entry of a claims bill pursuant to Section 768.28(5)Florida Statutes or liability/settlement for which no claims bill has been filed or liability imposed pursuant to Federal Law or actions outside the State of Florida. Description of Operations/Locations/Vehicles/Special Items RE:Evidence of Insurance-Lease Agreement THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER.THIS CERTIFICATE DOES NOT AMEND,EXTEND OR ALTER THE COVERAGE AFFORDED BY THE AGREEMENT ABOVE. Designated Member Cancellations Monroe County Board of County Commissioners SHOULD ANY PART OF THE ABOVE DESCRIBED AGREEMENT BE CANCELED BEFORE THE EXPIRATION DATE THEREOF,THE ISSUING COMPANY WILL ENDEAVOR TO MAIL 45 DAYS WRITTEN NOTICE TO THE 1111 12th Street Suite 408 CERTIFICATE HOLDER NAMED ABOVE,BUT FAILURE TO MAIL SUCH NOTICE SHALL IMPOSE NO OBLIGATION OR LIABILITY OF ANY IQND UPON THE PROGRAM,ITS AGENTS OR REPRESENTATIVES. Key West FL 33040 r- AUTHORIZED REPRESENTATIVE FMIT-CERT(10/2011) DATE(MM/DDIYYYY) ACCORD® EVIDENCE O F PROPERTY I N S U RAN C E 107/02/2025 THIS EVIDENCE OF PROPERTY INSURANCE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE ADDITIONAL INTEREST NAMED BELOW.THIS EVIDENCE DOES NOT AFFIRMATIVELY OR NEGATIVELY AMEND,EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW. THIS EVIDENCE OF INSURANCE DOES NOT CONSTITUTE A CONTRACT BETWEEN THE ISSUING INSURER(S),AUTHORIZED REPRESENTATIVE OR PRODUCER,AND THE ADDITIONAL INTEREST. AGENCY PHONE COMPANY MARSH USA LLC. (A/C,No Ext See Attached Participation Schedule 1560 Sawgrass Corporate Pkwy,Suite 300 Sunrise,FL 33323 CN 101724837--PROP-25-26 FAX E-MAIL (A/C, No: ADDRESS: CODE: SUB CODE: AGENCY CUSTOMER ID#: INSURED LOAN NUMBER POLICY NUMBER Monroe County See Attached Board of County Commissioners 1111 12th St.,Suite 408 EFFECTIVE DATE EXPIRATION DATE CONTINUED UNTIL Key West,FL 33040 05/01/2025 05/01/2026 El TERMINATED IF CHECKED THIS REPLACES PRIOR EVIDENCE DATED: PROPERTY INFORMATION LOCATION/DESCRIPTION Re:Units 1,2,3 Bat Tower Road,Sugarloaf Key,Florida,33042 Evidence of Coverage THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT,TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS EVIDENCE OF PROPERTY INSURANCE MAY BE ISSUED OR MAY PERTAIN,THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS,EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. COVERAGE INFORMATION PERILS INSURED I I BASIC BROAD I X I SPECIAL COVERAGEIPERILSIFORMS AMOUNT OF INSURANCE DEDUCTIBLE All risk of direct physical loss or damage,except as otherwise excluded,including Earthquake,Flood,and Boiler and SEE ATTACHED SEE ATTACHED and Machinery,and excluding Terrorism,subject to policy sublimits,terms conditions and exclusions. TOTAL INSURABLE VALUE 319,865,653 EARTHQUAKE:$5,000,000 per occ/annual aggregate FLOOD:$10,000,000 per occurrence/annual aggregate NAMED WINDSTORM:$10,000,000 per occurrence Other deductibles may apply per policy terms and conditions. REMARKS(including Special Conditions John B.Good,Caren Ward,Catherine Duncan Estate and Bat Tower Road LLC are additional insured and loss payee,as required by written contract. CANCELLATION SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE EXPIRATION DATE THEREOF,NOTICE WILL BE DELIVERED IN ACCORDANCE WITH THE POLICY PROVISIONS. ADDITIONAL INTEREST ATL-006030749-02 NAME AND ADDRESS ADDITIONAL INSURED H LENDER'S LOSS PAYABLE X LOSS PAYEE MORTGAGEE Monroe County LOAN# Board of County Commissioners I I 1112th St.,Suite 408 Key West,FL 33040 AUTHORIZED REPRESENTATIVE ACORD 27(2016/03) ©1993-2016 ACORD CORPORATION. All rights reserved. The ACORD name and logo are registered marks of ACORD AGENCY CUSTOMER ID: CN101724837 LOC#: Lauderdale ACOOR 0 ADDITIONAL REMARKS SCHEDULE Page 2 of 3 AGENCY NAMED INSURED MARSH USA LLC. Monroe County Board of County Commissioners POLICY NUMBER 1111 12th St,Suite 408 Key West,FL 33040 CARRIER NAIC CODE EFFECTIVE DATE: ADDITIONAL REMARKS THIS ADDITIONAL REMARKS FORM IS A SCHEDULE TO ACORD FORM, FORM NUMBER: 27 FORM TITLE: Evidence of Property Insurance Carrier Participation Schedule: Monroe County Board of County Commissioners Property Program Effective: 5/1/2025-5/1/2026 Property Program Participants: Insurer:Allied World Assurance Company Policy No:0314-2554-1A Limit: 25%being$1,250,000 Part of$5,000,000 Primary per Occurrence,Except Annual Aggregate applies,as respects Perils of Flood,if Covered,and Annual Aggregate applies, as respects Perils of Earthquake,if Covered Insurer:Westchester Surplus Lines Insurance Company Policy No:D423064OA006 Limit: $2,500,000 Per Occurrence Part of$5,000,000 Per Occurrence Perils:Risks of direct physical loss or damage including Flood,Earthquake Sprinkler Leakage,Earthquake with other exclusions per policy forms. Coverage:Buildings,Personal Property,Business Income Including Extra Expense,Equipment Breakdown Lloyds Syndicates Policy#B0509BOWPN2550844 4444 CNP Lloyd's Syndicate$750,000 part of$5,000,000 1969 APL Lloyd's Syndicate$120,366.65 part of$5,000,000 QBE UK Limited$84,174.80 part of$5,000,000 5623 AFB Lloyd's Syndicate$16,836.35 part of$5,000,000 2987 BRT Lloyd's Syndicate$60,183.35 part of$5,000,000 5886 WBC Lloyd's Syndicate$180,550 part of$5,000,000 3902 NOA Lloyd's Syndicate$12,627.25 part of$5,000,000 2003 AXL 2003 Lloyd's Syndicate$12,627.25 part of$5,000,000 1618 KII Lloyd's Syndicate$12,627.25 part of$5,000,000 Insurer:Mt.Hawley Insurance Company(1st Excess Layer) Policy No:MCP0180353 Limit:$5,000,000 excess of$5,000,000 peroccurrence for all coverages combined and subject to an annual aggregate of$5,000,000 forthe Peril of Earthquake. Coverage:Building,Business Personal Property,Property In The Open Deductibles:This coverage attaches excess of underlying insurance which,in turn,is subject to specific deductibles Insurer:Landmark American Insurance Company(2nd Excess Layer) Policy No:LHT951138 Limit:$40,000,000 excess of$10,000,000 per occurrence subject to conditions of the Scheduled Limit of Liability with Proportional Value form Peril:All risks excluding flood,movement Windstorm or Hail associated with a Name Storm. Coverage:Building,Business Personal Property,Extra Expense,Contractors Equipment and Towers Deductibles: $50,000 per occurrence Real and Personal Property except, $100,000 Earthquake peroccurrence $1,000,000 per location/per occurrence Named Windstorm/Hail $5,000 peroccurrence EDP Equipment except$50,000 Named Windstorm/Hail $5,000 Towers except$50,000 Named Windstorm/Hail $5,000 peroccurrence Contractors Equipmentexcept$50,000 Named Windstorm/Hail $5,000 Per Occurrence with respect to Accident ACORD 101 (2008/01) ©2008 ACORD CORPORATION. All rights reserved. The ACORD name and logo are registered marks of ACORD AGENCY CUSTOMER ID: CN101724837 LOC#: Lauderdale ACOOR 0 ADDITIONAL REMARKS SCHEDULE Page 3 of 3 AGENCY NAMED INSURED MARSH USA LLC. Monroe County Board of County Commissioners POLICY NUMBER 1111 12th St,Suite 408 Key West,FL 33040 CARRIER NAIC CODE EFFECTIVE DATE: ADDITIONAL REMARKS THIS ADDITIONAL REMARKS FORM IS A SCHEDULE TO ACORD FORM, FORM NUMBER: 27 FORM TITLE: Evidence of Property Insurance $5%of TIV Flood-locations in Zones A or V,subject to$1,000,000 per occurrence $5%of TIV Flood-any other location,subject to$25,000 minimum and maximum of$100,000 Named Windstrom Insurer:National Fire&Marine Insurance Company Effective Date:05/01/2025-05/01/2026 Policy No:42-PRP-328214-03 Limit:$5,000,000 occurrence limit/aggregate Perils:Named Windstorm. A Named Windstorm,as recorded by the Reporting Agency,occurring during the Policy Period and meeting the conditions of the Parametric Structure. Boiler and Machinery Insurer:The Hartford Steam Boiler Inspection and Insurance Company Effective Date:05/01/2025-05/01/2026 Policy No.:FBP2358483 Limit:$100,000,000 Deductible:$5,000 ACORD 101 (2008/01) ©2008 ACORD CORPORATION. All rights reserved. The ACORD name and logo are registered marks of ACORD