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Agenda 07/14/2020 Item #16C 9 (Developer Agreement w/Ave Maria Utility Co.,LLLP
07/14/2020 EXECUTIVE SUMMARY Recommendation to approve a Developer Phase Agreement and Master Developer Agreement with Ave Maria Utility Company, LLLP to provide water and wastewater service to the Multi-Purpose Public Safety Facility on County-owned property located within the Town of Ave Maria in furtherance of the Board approved Lease Agreement with the Immokalee Fire District. OBJECTIVE: To provide water and wastewater service to the Multi-Purpose Public Safety Facility on three acres of County-owned property within the Town of Ave Maria. This facility will house Immokalee Fire Station #32, the Sheriff’s Office and County Emergency Medical Services. CONSIDERATIONS: On September 25, 2018, Agenda Item No. 16E10, the Board of County Commissioners approved a Lease Agreement with the Immokalee Fire District on County owned property (“Lease”). The proposed Developer Phase Agreement and Master Developer Agreement are required by Ave Maria Utility Company, LLLP (“Utility”) for the provision of water and wastewater s ervice. These agreements are Utility’s standard form agreements. As background, pursuant to Resolution No. 05-235, Development Order No. 0501, and Resolution No. 14-220, Ave Maria Development, LLLP (Developer) transferred four acres of vacant land to Collier County for the development of a future government building on one-acre and a multi-purpose Public Safety Center (PSC) on three acres in order to serve the Town of Ave Maria and the surrounding area with EMS, Sheriff, and Fire services. The PSC was designated as Fire Station #32. Per the conditions stated in Section Three of Resolution 14-220, Ave Maria Development, LLLP, as developer, received Government Building impact fee credits for the one-acre site dedication to the County in the amount of $337,590 upon recording of the Warranty Deed. The Lease provides that the Immokalee Fire District (District) and the County (collectively referred to as the Party or Parties), agrees that the District will lease three acres of the four acres deeded to the Cou nty for the construction and operation of a PSC. All costs for the design, construction, permitting, management, and on-going maintenance is the sole cost of the District. The District will provide the County with space within the PSC for the Sheriff’s Office and EMS. The Lease is back-up to this item. As required by the Lease the Utility System Capacity Charges required by the proposed agreements are to be paid by the District. The Utility has confirmed that those charges have been directly paid by the District and no monies are outstanding. As set forth in the Lease, once the PSC is operational on-going utility charges will be pro-rated among the building occupants based on their respective use of the PSC (40% County and 60% District). As set forth in the Master Developer Agreement, when a future government building is constructed on the remaining one-acre, the County will be responsible for the Utility System Capacity Charges for that building. The District’s counsel as well as the Utility’s counsel have reviewed the proposed agreements and finds them acceptable on behalf of their clients. FISCAL IMPACT: There is no fiscal impact to this item. As mentioned above, the District has paid for the Utility System Capacity Charges directly to the Utility. GROWTH MANAGEMENT IMPACT: There is no Growth Management Impact associated with this 16.C.9 Packet Pg. 1713 07/14/2020 action. LEGAL CONSIDERATIONS: This item is approved for form and legality and requires a majority vote for Board action. - JAB RECOMMENDATION: To approve and authorize the Chairman to execute the Developer Phase Agreement and Master Developer Agreement with Ave Maria Utility Company, LLLP to provide water and wastewater service to the Multi-Purpose Public Safety Facility on County-owned property located within the Town of Ave Maria in furtherance of the Board approved Lease Agreement with the Immokalee Fire District. Prepared By: Toni A. Mott, Manager, Facilities Management Division ATTACHMENT(S) 1. Developer Phase Agreement (PDF) 2. Master Developer Agreement (PDF) 3. 001-19 Immokalee Fire Station #32 Exhibit B 052820 (PDF) 4. 001-19 Immokalee Fire Station #32 Fee Payment Receipt 062520 (PDF) 5. 001-19 Immokalee Fire Station #32 Plan Review Fees 102919 (PDF) 6. Ave Maria Immokalee Fire Control District Lease 2018 Fully Executed (PDF) 16.C.9 Packet Pg. 1714 07/14/2020 COLLIER COUNTY Board of County Commissioners Item Number: 16.C.9 Doc ID: 12832 Item Summary: Recommendation to approve a Developer Phase Agreement and Master Developer Agreement with Ave Maria Utility Company, LLLP to provide water and wastewater service to the Multi-Purpose Public Safety Facility on County-owned property located within the Town of Ave Maria in furtherance of the Board approved Lease Agreement with the Immokalee Fire District. Meeting Date: 07/14/2020 Prepared by: Title: Manager - Property Acquisition & Const M – Facilities Management Name: Toni Mott 07/01/2020 12:25 PM Submitted by: Title: Director - Facilities Management – Facilities Management Name: Damon Grant 07/01/2020 12:25 PM Approved By: Review: Facilities Management Drew Cody Director - Facilities Skipped 07/01/2020 1:26 PM Public Utilities Operations Support Joseph Bellone Additional Reviewer Completed 07/01/2020 1:28 PM Public Utilities Department Dan Rodriguez Additional Reviewer Completed 07/01/2020 3:55 PM Facilities Management Ayoub Al-bahou Additional Reviewer Completed 07/02/2020 2:00 PM Public Utilities Department Drew Cody Level 1 Division Reviewer Completed 07/02/2020 2:05 PM Public Utilities Department George Yilmaz Level 2 Division Administrator Review Skipped 07/02/2020 4:39 PM County Attorney's Office Jennifer Belpedio Level 2 Attorney of Record Review Completed 07/06/2020 8:43 AM Office of Management and Budget Laura Wells Level 3 OMB Gatekeeper Review Completed 07/06/2020 9:19 AM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 07/06/2020 10:39 AM Budget and Management Office Ed Finn Additional Reviewer Completed 07/07/2020 9:30 AM County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 07/07/2020 11:51 AM Board of County Commissioners MaryJo Brock Meeting Pending 07/14/2020 9:00 AM 16.C.9 Packet Pg. 1715 16.C.9.aPacket Pg. 1716Attachment: Developer Phase Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.aPacket Pg. 1717Attachment: Developer Phase Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.aPacket Pg. 1718Attachment: Developer Phase Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.aPacket Pg. 1719Attachment: Developer Phase Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.aPacket Pg. 1720Attachment: Developer Phase Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1721Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1722Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1723Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1724Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1725Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1726Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1727Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1728Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1729Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1730Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1731Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1732Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1733Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1734Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1735Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1736Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1737Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) 16.C.9.bPacket Pg. 1738Attachment: Master Developer Agreement (12832 : Ave Maria Utility Agreements) WATER UNIT TYPE # OF UNITS ERC FACTOR # OF ERC'S CHARGE/ERC SYSTEM CAPACITY CHARGE Apartments 214 GPD(1)0.778 - $ 649.48 $ - Public institutions (not schools/hospitals) per person no kitchen 17 111 GPCD 0.404 6.86 $ 649.48 $ 4,456.61 Per Meal Prepared 5 5.6 GPCD 0.020 0.10 $ 649.48 $ 65.54 Country Clubs (per member)25 GPCD 0.091 - $ 649.48 $ - Day Schools (students and staff)22 GPCD 0.080 - $ 649.48 $ - Hospitals (with laundry)250 GPD/BED 0.909 - $ 649.48 $ - Hospitals (without laundry)90 GPD/BED 0.327 - $ 649.48 $ - Hotels and Motels 63 GPD/RM 0.229 - $ 649.48 $ - Laundromats 450 GPD/WASHER 1.636 - $ 649.48 $ - Movie Theatres, Auditoriums, Churches (per seat)18 GPD 0.065 - $ 649.48 $ - Restrooms (per water-closet)250 GPD 0.909 - $ 649.48 $ - Storage per unit (up to 200 units)1.1 GPD/UNIT 0.004 - $ 649.48 $ - Storage per unit (per unit over 200 units)2.2 GPD/UNIT 0.008 - $ 649.48 $ - Grounds Maintenance 15 GPCD 0.055 - $ 649.48 $ - Math, Science, and Technology Building (per person)9 GPCD 0.033 - $ 649.48 $ - Library (per person)9 GPCD 0.033 - $ 649.48 $ - Nursing Homes 225 GPD/BED 0.818 - $ 649.48 $ - Self Storage (per employee)16.5 GPDC 0.060 - $ 649.48 $ - Office Buildings 96.19 18 GPD/100 SF 0.065 6.30 $ 649.48 $ 4,089.17 Restaurants (per seat)45 GPCD 0.164 - $ 649.48 $ - Restaurants (fast food) (per seat)30 GPCD 0.109 - $ 649.48 $ - Food Outlet/Concession Stand 10 GPCD 0.036 - $ 649.48 $ - Retail (without kitchen waste)16 GPD/100 SF 0.058 - $ 649.48 $ - Single Family Residential 250 GPD 0.909 - $ 649.48 $ - Stadiums, Ball Parks, etc. (per seat)5 GPD 0.018 - $ 649.48 $ - Townhouse Residences (3) 1,500 SF and less 214 GPD 0.778 - $ 649.48 $ - 1,501 SF or larger 250 GPD 0.909 - $ 649.48 $ - University Undergraduate 36 GPCD 0.131 - $ 649.48 $ - Graduate - Single 54 GPCD 0.196 - $ 649.48 $ - Graduate - Married 86 GPCD 0.313 - $ 649.48 $ - Faculty 12 GPCD 0.044 - $ 649.48 $ - Water System Capacity Total:8,611.32$ Total # of ERC'S:13.26$ WASTEWATER UNIT TYPE # OF UNITS ERC FACTOR # OF ERC'S CHARGE/ERC SYSTEM CAPACITY CHARGE Apartments 214 GPD(1)0.856 - $ 562.82 $ - Public institutions (not schools/hospitals) per person no kitchen 17 100 GPCD 0.400 6.80 $ 562.82 $ 3,827.18 Per Meal Prepared 5 5 GPCD 0.020 0.10 $ 562.82 $ 56.28 Country Clubs (per member)25 GPCD 0.100 - $ 562.82 $ - Day Schools (students and staff)22 GPCD 0.088 - $ 562.82 $ - Hospitals (with laundry)250 GPD/BED 1.000 - $ 562.82 $ - Hospitals (without laundry)90 GPD/BED 0.360 - $ 562.82 $ - Hotels and Motels 63 GPD/RM 0.252 - $ 562.82 $ - Laundromats 450 GPD/WASHER 1.800 - $ 562.82 $ - Movie Theatres, Auditoriums, Churches (per seat)18 GPD 0.072 - $ 562.82 $ - Restrooms (per water-closet)250 GPD 1.000 - $ 562.82 $ - Storage per unit (up to 200 units)1 GPD/UNIT 0.004 - $ 562.82 $ - Storage or RV parking per unit (per unit over 200 units)2 GPD/UNIT 0.008 - $ 562.82 $ - Grounds Maintenance 15 GPCD 0.060 - $ 562.82 $ - Math, Science, and Technology Building (per person)9 GPCD 0.036 - $ 562.82 $ - Library (per person)9 GPCD 0.036 - $ 562.82 $ - Nursing Homes 225 GPD/BED 0.900 - $ 562.82 $ - Self Storage (per employee)15 GPDC 0.060 - $ 562.82 $ - Office Buildings 96.19 16 GPD/100 SF 0.064 6.16 $ 562.82 $ 3,464.81 Restaurants (per seat)45 GPCD 0.180 - $ 562.82 $ - Restaurants (fast food) (per seat)30 GPCD 0.120 - $ 562.82 $ - Food Outlet/Concession Stand 10 GPCD 0.040 - $ 562.82 $ - Retail (without kitchen waste)16 GPD/100 SF 0.064 - $ 562.82 $ - Single Family Residential 250 GPD 1.000 - $ 562.82 $ - Stadiums, Ball Parks, etc. (per seat)5 GPD 0.020 - $ 562.82 $ - Townhouse Residences (3)0.000 1,500 SF and less 214 GPD 0.856 - $ 562.82 $ - 1,501 SF or larger 250 GPD 1.000 - $ 562.82 $ - University 0.000 Undergraduate 36 GPCD 0.144 - $ 562.82 $ - Graduate - Single 54 GPCD 0.216 - $ 562.82 $ - Graduate - Married 86 GPCD 0.344 - $ 562.82 $ - Faculty 12 GPCD 0.048 - $ 562.82 $ - Wastewater System Capacity Total:7,348.27$ Total # of ERC'S:13.06$ (1) GPD - Gallons per day (2) GPCD - Gallons per capita day (3) Condominiums shall be rated in accordance with the type (apartments, townhouses, etc.) Total System Capacity Charge: 15,959.59$ EXHIBIT "B" DAILY FLOWS DAILY FLOWS Immokalee Fire Station #32 16.C.9.c Packet Pg. 1739 Attachment: 001-19 Immokalee Fire Station #32 Exhibit B 052820 (12832 : Ave Maria Utility Agreements) 5076 ANNUNCIATION CIRCLE, SUITE #102 AVE MARIA, FL 34142 TEL 239.348.0248 FAX 239.348.3740 June 25, 2020 Rita M Greenberg, CDO, MPA, CFO Deputy Chief, Administration Immokalee Fire Control District Re: Ave Maria Utility Company, LLLP – Payment Receipt Immokalee Fire Station #32 (AMUC Project # 001-19) Dear Ms. Greenberg, Per the Developer Agreement System Capacity Fees for the above referenced project are $15,959.59, and the plan review fees are $739.50 bringing the total fees for this project to $16,699.09. To date, all fees have been paid. Check 1474 $8,348.23 (12/3/2019): Plan Review Fees = $739.50 System Capacity Fees = $7,608.73 Check 1485 $7,608.73 (3/2/2020): System Capacity Fees = $7,608.73 Check 1495 $742.13: System Capacity Fees = $742.13 Sincerely, Tammy L. Smith Ave Maria Utility Company, LLLP Customer Service Manager c: Immokalee Fire Station #32 (AMUC Project # 001-19) 16.C.9.d Packet Pg. 1740 Attachment: 001-19 Immokalee Fire Station #32 Fee Payment Receipt 062520 (12832 : Ave Maria Utility Agreements) 5076 ANNUNCIATION CIRCLE, SUITE #102 AVE MARIA, FL 34142 TEL 239.348.0248 FAX 239.348.3740 October 29, 2019 Jose Vega-Arreola Waldrop Engineering 1514 Broadway, Suite 201 Ft. Myers, FL 33901 Re: Ave Maria Utility Company, LLLP – Plan Review Fees Immokalee Fire Station #32 (AMUC Project # 001-19) Dear Mr. Vega-Arreola, Per the Developer Agreement Plan Review Fees for the above referenced project will be $739.50, based on the OPC’s of $24,650.00. Plan Review Fees are due prior to construction approval. Should there be any questions, or if you require any additional information, please contact our office at (239) 348-0248. Sincerely, Tammy L. Smith Ave Maria Utility Company, LLLP Customer Service Manager c: Immokalee Fire Station #32 (AMUC Project # 001-19) 16.C.9.e Packet Pg. 1741 Attachment: 001-19 Immokalee Fire Station #32 Plan Review Fees 102919 (12832 : Ave Maria Utility Agreements) Lease # LEASE AGREEMENT THIS LEASE AGREEMENT("Lease"),dated this 25th day of September,2018,is entered into by and between the IMMOKALEE FIRE CONTROL DISTRICT (the "District"), 502 Nei. Market Road East, Immokalee, Florida 34142, and COLLIER COUNTY, FLORIDA (the County"), 3335 East Tamiami Trail,Naples, Florida 34112 (collectively, the"Parties"). WITNESSETH: WHEREAS,the County is a political subdivision of the State of Florida;and WHEREAS, the District is an independent special district established by an act of the Florida Legislature in 1955, governed by Chapter 2000-393, Laws of Florida, as amended, and Chapters 189 and 191, Florida Statutes, and provides fire protection and prevention services and emergency medical and rescue response services to an approximately 234-square mile area in Collier County:and WHEREAS, the County is obtaining four (4) acres of land situated in Collier County, Florida from Ave Maria Development, LLLP, in which three(3)acres of the land shall be known as the "Demised Premises." In keeping with Resolution No. 14-220, the Demised Premises are intended to be developed as a multi-purpose Public Safety Center ("PSC") at the Town of Ave Maria ("Town") to service the Town and the surrounding areas with adequate fire, sheriff and emergency medical services("EMS");and WHEREAS, Ave Maria Development, LLLP has agreed to accept the sum of 5121,000 in connection with its costs in developing the Demised Premises; and WHEREAS, the District wishes to construct and own the PSC on the Demised Premises to be used jointly by the District, the County's EMS, and the Collier County Sheriff's Office Sheriff");and WHEREAS,the Parties recognize that the County will separately sublease a portion of the PSC that is assigned to the County to the Sheriff, and the Sheriff will have the right to use the Common Area as further defined in this Lease; and WHEREAS,the County and District find that it is in the public interest to enter into a lease regarding the construction.operation, maintenance.and associated obligations. of the PSC on the Demised Premises on the terms and conditions set forth below. NOW, THEREFORE, in consideration of Ten Dollars (510.00) and other good and valuable consideration exchanged amongst the Parties, and in consideration of the covenants contained herein, the Parties hereby enter into this Lease on the following terms and conditions: RECEIVED Office of the County iflanac,,er 1 SEP 2 1 2018 Action 16.C.9.f Packet Pg. 1742 Attachment: Ave Maria Immokalee Fire Control District Lease 2018 Fully Executed (12832 : Ave Maria Utility Agreements) ARTICLE I. Demised Premises and Use 1. Lease of Demised Premises. The County hereby leases to the District, and the District hereby leases from the County. the Demised Premises, more specifically described in Exhibit A attached hereto and incorporated herein, for the District's sole purpose of constructing, at the District's sole cost and expense, maintaining, operating, using. and owning the PSC, with such construction being in accordance with the plans dated May 18. 2018 by Sweet Sparkman Architects, relating to Fire Station #32, attached hereto and incorporated herein as Exhibit B (the Plans"). 2. Lease of PSC. The District hereby leases to the County, and the County shall lease from the District, the following space within the PSC, once constructed, and as depicted on the Plans: the west half of Apparatus Bay No. 3 for one County EMS vehicle and equipment; two offices (Nos. 106 and 108); and two bunk rooms (Nos. 231 and 232) (the "County EMS/Sheriff Arca"). The County shall provide its own furniture and equipment as necessary for office Nos. 106 and 108 and the District shall furnish the County EMS/Sheriff Area's bunk rooms in a similar manner as the District's bunk rooms. As depicted on the Plans, the lobby, board room/training room, kitchenette, decontamination room, treatment room, stairs/elevator, kitchen. dining room, day room. fitness area. decontamination room,janitorial closet, bunker gear room, patio,parking area. EMS supply room. and male and female restrooms with shower facilities shall be shared by the County and the District,and shall hereinafter be referred to as the"Common Area." All other areas of the PSC shall be dedicated to the District for its sole and exclusive use (the "District Area"). 3. Additional Space within the PSC. Upon written request of the County's need for a third bunk room due to the addition of a second County EMS vehicle at the PSC, bunk room No. 217, as depicted on the Plans, will become a third bunk room for the County and be included in the County EMS/Sheriff Area. Upon written request of the County's need for space for a second County EMS vehicle, the east half of Apparatus Bay No. 3 will also be included in the County EMS/Sheriff Arca. 4. Use of the PSC and Demised Premises. The Parties agree that each shall have the right to the sole and exclusive use of those areas of the PSC and Demised Premises dedicated to that Party. in accordance with the Plans and as described in Section 2 above. Each Party shall use its dedicated area of the PSC and Demised Premises in a reasonable manner so as not to infringe upon or impede the peaceful enjoyment and use of the PSC or Demised Premises by the other Party. This provision shall be liberally construed so as to protect each Party from harmful activities, excessive noise and disturbance,and any other use which may be considered unreasonable in light of the intended use and purpose of the PSC or Demised Premises. The Parties covenant and agree not to use. occupy, suffer, or permit the PSC or Demised Premises or any part thereof to be used or occupied for any purpose that is contrary to law or rules or regulations of any public authority having jurisdiction over the PSC or Demised Premises. 5. Vacant Parcel. The Parties acknowledge that the one-acre parcel of vacant land to the north of the Demised Premises ("Vacant Parcel") is for the future development of a County government building. The Parties agree that the future development of the Vacant Parcel shall be designed to provide for shared ingress and egress to the Demised Premises. The design,operation, 2 16.C.9.f Packet Pg. 1743 Attachment: Ave Maria Immokalee Fire Control District Lease 2018 Fully Executed (12832 : Ave Maria Utility Agreements) and maintenance of Vacant Parcel are the sole responsibility of the County. The County agrees to design the ingress and egress to the Vacant Parcel and Demised Premises in a manner that will not alTect the ability ot'any tire apparatus and/or EMS vehicles to easily enter and exit the PSC. ARTICLE 2. Effective Date: Term 1. Effective Date. The Effective Date of this Lease shall be September 25,2018. 2. Term. The Term of this Lease shall be for 30 years. which shall commence on the date the County occupies the County EMS/Sheriff Area of the PSC(the"Commencement Date"). This Lease shall automatically renew for consecutive 30-year terms unless the Parties mutually agree to terminate the Lease in writing at least 60 days prior to the conclusion of any 30-year term. Any termination shall occur in accordance with the provisions of Article 13, herein. ARTICLE 3. Rent I. Rent for Demised Premises. Within ten (10) business days from the Effective date. the District shall make a one-time payment to the County in the amount of$121.000, which shall be promptly remitted to Ave Maria Development. LLLP. This payment shall be in lieu of any and all Rent by the District for the Demised Premises for both the initial and any renewal terms. 2. Rent for the PSC. Within ten (10) business days of the Commencement Date. and thereafter annually on each anniversar) of such date, the County shall pay the District $4,033.32 for the use of the County EMS/Sheriff Arca and Common Area within the PSC ("Rent"). This payment is to repay the District for its initial $121,000 payment and is in lieu of any and all rent. If the Lease is renewed, no Rent is due to the District for any additional terms. ARTICLE 4. Operation.Maintenance,and Other Expenses I. Survey Costs for Demised Premises. The District shall pay all costs associated with a survey to define the Demised Premises; the design. permitting, site preparation. and any required governmental fees; specialized consultants and professional services; interior and exterior materials. finishes,fixtures,and furniture; irrigation and landscaping;and any and all construction costs associated with the PSC. 2. Cleaning of County EMS/Sheriff Area and Common Area. Following the Commencement Date,the County shall be responsible for cleaning the County EMS/Sheriff Area and the Common Area to the written standards provided by the District to the County on an annual basis, unless no changes to such standards will be made for the upcoming year. The County shall, at its sole cost and expense, keep the County EMS/Sheriff Area clean and in good order at all times. lt; in the sole discretion of the District. the County EMS/Sheriff Arca is not kept clean or correct. the County will be so advised in writing. If corrective action is not taken within 10 days of such written notice, the District will cause the County EMS/Sheriff Area to be cleaned and corrected. l'he County shall pay such costs incurred by the District within 10 days of written notice of the costs incurred. For the Common Area,the Parties shall be jointly cleaning such areas. 3 16.C.9.f Packet Pg. 1744 Attachment: Ave Maria Immokalee Fire Control District Lease 2018 Fully Executed (12832 : Ave Maria Utility Agreements) 3. Damage to PSC. In the event either Party causes damage to the PSC, such Party shall be wholly responsible for the costs to repair such damage. However. in the event that the Counts is wholly responsible for damage to the PSC. the District has the right to repair such damage and the County agrees to fully reimburse the District for the cost of such repairs. If the Parties are jointly responsible for damage to the PSC. the costs to repair such damage shall be apportioned 60%to the District and 40%to the County. 4. Operation and Maintenance of the PSC. The District shall provide for the operation and maintenance of the PSC, including, but not limited to. parking lot and roadway maintenance; exterior cleaning and painting; landscaping;signage;trash services:pest control;all utility charges including, but not be limited to.electricity, heating and air conditioning. water, sewer, telephone, and communications services;and all building maintenance and improvements, used and rendered or supplied thereupon. or in connection with the PSC (collectively. "Utilities"). The County will pay the District 40%of the cost of the Utilities as its fair share for both the EMS and the Sheriffs operations. Payment shall be as follows. Within(10) business days of the Commencement Date. the County shall pre-pay $5,800.00 to the District for Utilities, which represents 40%of the total estimated annual cost for Utilities for the first year of the Lease. Within thirty(30)days of the end of the first year of the Lease, the District will calculate the actual costs for Utilities for the first year. The County shall pre-pay the following year's Utilities based on 40% of first year's actual costs. with an adjustment for overpayment or underpayment based on the actual costs. Utilities shall be calculated, adjusted and paid in the same manner thereafter through the initial and all renewal Terms of this Agreement. On the final year or partial year of this Agreement, any adjustment for overpayment of underpayment shall be accounted for within 30 days of the termination of this Agreement. and the Parte who owes the other shall promptly pay the other the adjusted amount. 5. Capital Improvements. Any replacement, restoration,cleaning or repair of portions of the PSC or the Demised Premises.the cost of which exceeds$2,500.00.will be considered Capital Improvements. Capital Improvements shall be administered by the District. A Capital Improvement Maintenance Plan ("CIM Plan") shall be created and agreed to by the Parties prior to commencement of construction of the PSC and Demised Premises. The CIM Plan will specify how payments for such Capital Improvements will be made,and will designate items for periodic maintenance and replacement to include. without limitation,work items such as exterior painting: sidewalks and sidewalk repair: roof maintenance and repair: resurfacing of parking and traffic areas:and maintenance of joint access roads.etc. The CIM Plan will also establish a work schedule for the maintenance of these items. Notwithstanding.if agreement on the CIM Plan is not reached. the District is authorized to begin construction on the PSC and Demised Premises. 6. Liability. The District shall not be liable for any failure of water supply or electric current or any service by any utility, nor for injury or damage to persons. including death. or property caused by or resulting from such failure or from steam. gas, electricity. water, or rain, which may flood or leak from any part of'the PSC or Demised Premises. ARTICLE 5. Modifications to the PSC and Demised Premises 1. County Modification of Demised Premises. The County may modify the Demised Premises, excluding the PSC. to accommodate the future needs of the County's operation. 4 16.C.9.f Packet Pg. 1745 Attachment: Ave Maria Immokalee Fire Control District Lease 2018 Fully Executed (12832 : Ave Maria Utility Agreements) However,, if the Demised Premises are modified by the County, the County agrees that they shall have no impact to the District's operation and use of the Demised Premises, including the PSC. District Modification of PSC or Demised Premises. The District may make modifications, alterations, additions, or improvements (collectively, "modifications")to the PSC or Demised Premises. However, prior to making any modifications to the PSC or Demised Premises, including the PSC, the District will provide to the County all proposals and plans for such modifications, specifying in writing the nature and extent of such modifications, as well as the contemplated starting and completion time for such modifications. If,after 30 days,the County has not responded to the District's proposals or plans,such silence shall be deemed as an approval and the District may proceed with its proposed or planned modifications. 3. Compliance with Law. In connection with any modifications to the PSC or Demised Premises, the Parties covenant and agree to observe and comply with all applicable federal, state, and local laws.ordinances,rules. regulations. and requirements. ARTICLE 6. Access to Demised Premises The County, its duly authorized agents. representatives. invitees. contractors, and employees,shall have the right to enter into and upon the Demised Premises,excluding the District Area. bunkrooms, male and female restrooms, and showers or any part thereof at all reasonable hours without obtaining prior approval by the District for the purposes of inspection for compliance with the provisions of this Lease. Should the County wish to inspect for compliance any other portion of the PSC,it must provide the District with at least five(5)days' written notice prior to access. ARTICLE 7. Assignment and Subletting Except for the subleasing by the County to the Sheriff,neither Party shall assign this Lease or attempt to sublet the whole or any part of the PSC or Demised Premises, or permit any other person(s)to occupy same without the expressed prior written consent of the other Party. Any such assignment or subletting, even with the consent of the other Party, shall not relieve either Party from liability for payment of rent or other sums due and owing herein, provided or from the obligation to keep and be bound by the terms, conditions and covenants of this Lease. The acceptance of rent from any other person shall not be deemed to be a waiver of any of the provisions of this Lease.or to be consent to the assignment of this Lease or subletting of the PSC or Demised Premises. Any such attempt shall be null and void. Notwithstanding, if the District merges or consolidates with another governmental entity, this lease shall be assigned to the successor entity without further actions by the Parties. This provision does not preclude the District from renting the board/training Room and kitchenette for meetings or use by outside organizations in accordance with District policy. ARTICLE 8. Indemnity l'o the extent provided by law, the Parties agree to hold harmless, indemnify, and defend the other Party including its agents,officers.directors and employees for any and all claims,losses. penalties. demands,judgments. costs of suits. including attorney's fees, for any expense, damage 5 16.C.9.f Packet Pg. 1746 Attachment: Ave Maria Immokalee Fire Control District Lease 2018 Fully Executed (12832 : Ave Maria Utility Agreements) or liability incurred, whether for personal injury, property damage, direct or consequential damages,or economic loss arising directly or indirectly arising from or in connection with the use of the Demised Premises under the terms of this Lease,except for such damage or liability which is caused solely by the negligence of the other Party. This indemnification shall not be deemed a waiver of any limitation of liability to which either Party may be entitled under Florida Statutes, including but not limited to Section 768.28, Florida Statutes. ARTICLE 9. Insurance The Parties shall each maintain insurance coverage in the minimum amounts and types as required under State law. The Parties agree that either Party may be self-insured on the condition that all self-insurance(s) must comply with all State laws and regulations. ARTICLE 10. Noncompliance or Default by the District 1. Non-Compliance by District. In the event of non-compliance by the District with any of the terms and conditions of this Lease,the County shall provide the District with written notice stating the non-compliance. In the event that the District fails to remedy any non-compliance within ninety(90)days from the date of receipt of the County's written notice,the non-compliance shall constitute a default whereby the County may, at its option, terminate this Lease. Upon default.the County shall give the District thirty(30)days' written notice stating that the Lease will be terminated unless the default is fully cured within that thirty (30) day notice period, or such additional time as is reasonably required to correct such default. 2. Default. In the event of the occurrence of a default,the County,in addition to any other rights and remedies it may have, shall have the immediate right to re-enter and remove all persons and tangible property from the Demised Premises. Such tangible property may be removed and stored in a public warehouse or elsewhere at the cost of and for the account of the District, all without service of notice or resort to legal process and without being deemed guilty of trespass,or being liable for any loss or damage which may be occasioned thereby. The disposition of the PSC will be addressed in accordance with the provisions of Article 13,herein. 3. Liens. If a lien is filed against the leasehold interest of the District and is not removed within thirty(30)days pursuant to the Florida Mechanics Lien Law or otherwise,the County may at its option terminate this Lease after providing thirty(30)days' written notice to the District. 4. Construction. If the District fails to commence construction of the PSC within two(2) years of the Effective Date, the County may terminate this Lease by providing thirty (30) days' written notice to District in the event the Parties cannot mutually agree upon an acceptable extension time frame.The County shall pay the District the sum of S121,000 within sixty(60)days of termination pursuant to this section. ARTICLE 11. Noncompliance or Default by the County 1. Non-Compliance by County. In the event of non-compliance by the County with any of the terms and conditions of this Lease,the District shall provide the County with written notice stating the non-compliance. In the event that the County fails to remedy any non-compliance 6 16.C.9.f Packet Pg. 1747 Attachment: Ave Maria Immokalee Fire Control District Lease 2018 Fully Executed (12832 : Ave Maria Utility Agreements) within ninety (90) days from the date of the receipt of the District's written notice, the non- compliance shall constitute a default whereby the District may,at its option,terminate this Lease. Upon default, the District shall give the County thirty (30) days' written notice stating that theLeasewillbeterminatedunlessthedefaultisfullycuredwithinthat30-day notice period,or such additional time as is reasonably required to correct such default. 2. Default. In the event of the occurrence of a default,the District, in addition to any other rights and remedies it may have. shall have the immediate right to re-enter and remove all persons and tangible property from the County EMS/Sheriff Area.Such tangible property may be removed and stored in a public warehouse or elsewhere at the cost of and for the account of the County,all without service of notice or resort to legal process and without being deemed guilty of trespass,or being liable for any loss or damage which may be occasioned thereby. The disposition of the PSC will be addressed in accordance with the provisions of Article 13,herein. ARTICLE 12. Notices Any notices which the Parties may be required to give one another shall be in writing to the other Party at the following addresses: To the County: To the District: Board of County Commissioners Immokalee Fire District c/o Real Property Management 502 New Market Road East 3335 Tamiami Trail East, Suite 101 Immokalee, Florida 34142 Naples, Florida 34112 ARTICLE 13. Termination; Surrender of Premises; Disposition of the PSC 1. Surrender of Premises. Unless otherwise mutually agreed to by the Parties, within thirty (30) days after termination or expiration of the Lease term. and any renewals thereto, the District shall redeliver possession of the Demised Premises to the County in good condition and repair. At any time during its occupancy of the Demised Premises,the District shall have the right to remove any of its personal property,equipment,and signs. 2. Disposition of PSC. With respect to the PSC.upon the termination or expiration of this Lease. the District may either demolish and remove the PSC and any and all other improvements made to the Demised Premises, restoring the Demise Premises hack to the condition it was in hclorc construction of the PSC. or may sell to the County the PSC and any and all other improvements for either fair market value or the actual cost of construction of the PSC and the Demised Premises, whichever is greater. ARTICLE 14. General Provisions 1. Incorporation by Reference. The foregoing Whereas clauses are true and correct and arc incorporated by reference into this lease, 7 16.C.9.f Packet Pg. 1748 Attachment: Ave Maria Immokalee Fire Control District Lease 2018 Fully Executed (12832 : Ave Maria Utility Agreements) 2. Authorizations. The Parties represent that the individuals who have signed this Lease have the actual legal power, right, and authority to enter into this Lease and bind each respective Party. 3. Binding Effect. This Lease will be binding upon and inure to the benefit of the Parties and their successors and assigns. 4. Waiver of Default. No waiver of any default shall constitute a waiver of any other default or breach, whether of the same or other covenant or condition. No waiver, benefit, privilege, or service voluntarily given or performed by a Party shall give the other Party any contractual right by custom. estoppel,or otherwise. 5. Interference. The Parties agree to refrain from any and all use of the PSC or Demised Premises that would interfere with or adversely affect the operation or maintenance of the other Party's operations, where any such operations share the Common Area or otherwise. 6. Reservation of Rights. Any rights not specifically granted to the District by this Lease concerning the Demised Premises arc hereby reserved to the County. Any rights not specifically granted to the County by this Lease concerning the PSC are hereby reserved to the District. 7. Taxes. If applicable, the District agrees to pay all taxes imposed on the leasehold interest or otherwise related to the rental of the Demised Premises to the extent applicable under law. If applicable. the District agrees to pay all intangible personal property taxes that may be imposed due to the creation, by this Lease.of a leasehold interest in the Demised Premises or the District's possession of said leasehold interest in the Demised Premises. 8. Entire Agreement. This lease constitutes the entire agreement between the Parties and, unless otherwise provided herein, may be amended only in writing, and must be signed by both Parties. ARTICLE 15. Environmental Concerns The Parties represent, warrant and agree to indemnify, reimburse, defend, and hold harmless the other Party from and against all costs (including attorneys' fees and all appeals) asserted against. imposed on or incurred by either Party directly or indirectly pursuant to or in connection with the application of any federal, state, local or common law relating to pollution or harm to the environment. ARTICLE 16. Radon Gas In compliance with Section 404.056,Florida Statutes,all parties are hereby made aware of the following: Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines 8 16.C.9.f Packet Pg. 1749 Attachment: Ave Maria Immokalee Fire Control District Lease 2018 Fully Executed (12832 : Ave Maria Utility Agreements) have been found in buildings in Florida. Additional information regarding radon and radon testing may be obtained from your County Public Health Department. ARTICLE 17. Security The District fully understands that the police and law enforcement security protection provided by law enforcement agencies to the Demised Premises is limited to that provided to any other business or agency situated in Collier County,and the County acknowledges that any special security measures deemed necessary for additional protection of the Demised Premises shall be the sole responsibility and cost of the County and shall involve no cost or expense to the District. ARTICLE 18, Extent of Liens All persons to whom these presents may come are put upon notice that no interest of the County in the Demised Premises shall be subject to liens for improvements made by the District, also liens for improvements made by the District are specifically prohibited from attaching to or becoming a lien on the interest of the County in the Demised Premises or any part of either. This notice is given pursuant to the provisions of and in compliance with Section 713.10, Florida Statutes. ARTICLE 19. Dispute Resolution; Remedies; Attorney's Fees Before the commencement of any legal proceedings, in the event that the Parties disagree regarding the interpretation of this Lease, or the fulfillment of obligations required hereunder, either Party must first request in writing a meeting.to occur within thirty(30)days of such written notice, in which the disagreement will be discussed by the District's Chief and the County's Manager. Should the dispute not be resolved within thirty(30)days of such meeting,the Chair of the District's Board of Fire Commissioners and the Chair of the County's Commission shall meet within thirty (30)days in an effort to resolve the dispute. Should the dispute still not be resolved within thirty (30) days of the Chair's meeting, the Parties may then pursue their legal remedies. This Lease may be enforced by the Parties in any manner authorized by law,and does not preclude any Party from seeking judicial or administrative remedies for violation of the terms and conditions of this Lease. Each party shall bear its own costs and attorney's fees related to this matter. ARTICLE 20. Governing Law; Severability I. Governing Law. This Lease shall be governed by, and construed in accordance with, the laws of the State of Florida. and venue shall lie in Collier County, Florida. 2. Severability. If any term,covenant,or condition of this Lease or the application thereof to any person or circumstances will, to any extent, be deemed lawfully invalid or unenforceable, the remainder of this Agreement or the application of such term,covenant,or condition to persons or circumstances other than those as to which it is held to be invalid or unenforceable, will not be affected thereby and each term. covenant, and condition of this Lease will be valid and enforced to the fullest extent permitted by law. 9 16.C.9.f Packet Pg. 1750 Attachment: Ave Maria Immokalee Fire Control District Lease 2018 Fully Executed (12832 : Ave Maria Utility Agreements) ARTICLE 21. Execution This Lease may be signed in counterparts. IN WITNESS WHEREOF, the parties hereto have hereunder set forth their hands and seals. IMMOKALEE FIRE CONTROL DISTRICT WITNESSES: thira.4 ac•arte_ By: Pat.;,C4,0-01- p ,16)-4i- Nf , c; yl /-7.1.k (...'e d., 1-1, Print Name/Title rintOSLAvn--- "V-45)0...--1) Name nn / aJ LQ ttb Date: 9/-20..7 Tose, v0.kk4 Print Name ATTEST: -: BOARD OF •UK Y COM;be NERS Crystal K.Kindel,Clerk COLLIE' O FLOR ti - - - ,: L 4 By: w Lilatftlk'Ity Clerk A- DY SOLIS,CHAIRMAN 6ignatu onl . Appro . , .• and legality: Date: c)\\2-S Ve:b rif it.. . Jeffrey KI 71. ow,County Attorney i 10 16.C.9.f Packet Pg. 1751 Attachment: Ave Maria Immokalee Fire Control District Lease 2018 Fully Executed (12832 : Ave Maria Utility Agreements) 1 Exhibit 'A' Demised Premises 3.0 acres Town of Ave Maria Public Safety Center Immokalee Fire, Collier County EMS and Collier County Sheriffs Office I k 1 4 k4 tAA sIt i al1 Deed Perukes 41. ofie; 3.0 acres t General Location Not to Scale 11* ' t t a. 16.C.9.f Packet Pg. 1752 Attachment: Ave Maria Immokalee Fire Control District Lease 2018 Fully Executed (12832 : Ave Maria Utility Agreements) I 1! 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