Agenda 07/08/2025 Item #16L 1 (2025 CRA Immokalee Office Lease)7/8/2025
Item # 16.L.1
ID# 2025-2188
Executive Summary
Recommendation that the Board of County Commissioners, acting in its capacity as the Community Redevelopment
Agency, approve the attached lease agreement with Southwest Florida Workforce Board to continue leasing office space
for the Community Redevelopment Agency staff in Immokalee.
OBJECTIVE: To maintain office space in the Immokalee community to implement the Immokalee Community
Redevelopment Area program.
CONSIDERATIONS: On June 22, 2021, Item 16Bl, the Community Redevelopment Agency ("CRA") approved Lease
Agreement with the Southwest Florida Workforce Development Board (“SWFLWDB”) to lease 2,669 square feet of
office space for CRA staff in Immokalee. That lease covered the initial term of August 1, 2021, through July 31, 2023,
with an option to extend the period via written notice for an additional twelve months in accordance with Articles 1 and
18 of the lease. On July 20, 2023, the CRA approved a First Renewal lease extension for an additional year. On July 20,
2024, the CRA approved a Second Renewal lease extension for an additional year. With both renewals exercised, the
current lease is set to expire on July 31, 2025.
The proposed lease continues CRA's occupancy in the same office space. For purposes of the new lease, the leased area
has been more precisely calculated as 2,270 +/- rental square feet including 1,865 square feet of usable office space plus
common area, depicted as Suite 105 on Exhibit A and also known as Suite C in the lease. The Initial Term of the new
lease is for a three-year term and the lease amount is $161,374.32.
This location has proven to be successful for the Immokalee CRA, as they have established themselves
at this location, investing funds in signage and computer connections.
The building where the office is located is available for sale. To ensure continuity of operations, CRA staff took the
initiative to engage in discussions with the SWFLWDB and the contract purchaser to secure the possibility of continuing
its presence in this space regardless of any change in property ownership.
County Staff successfully negotiated the rental rate of $23 per square foot, which is supported by market research and
aligns with current market rates. A market study is attached to this item and includes comparable properties
demonstrating that the proposed rate is consistent with prevailing market conditions. Addendum A to the lease sets forth
the monthly rental amounts for each lease year and provides a detailed breakdown of the rent based on the rate per
square foot. The lease includes an annual 3% rent increase. The landlord will continue to cover operating expenses,
including utilities, maintenance, and janitorial services. The previous rent rate was below market.
The lease term is three years, commencing August 1, 2025, with two optional one-year renewal periods. A 90-day notice
is required to exercise a renewal option. This Lease may be terminated by the CRA, for convenience, at any time upon
ninety days’ prior written notice to SWFLWDB, without penalty. In addition, the Lease shall automatically terminate if
federal or state funding is no longer available to the County for continued operations at the Immokalee One Stop facility.
SWFLWDB may only terminate in the event of a material default by the CRA that remains uncured after written notice
and the expiration of any applicable cure period.
By unanimous vote, during the Immokalee Local Redevelopment Advisory Board on June 18, 2025, the advisory board
approved a recommendation to enter into a lease agreement, housing Immokalee CRA staff at 750 South Fifth Street,
Suite C, Immokalee, FL. for three years.
The new lease supports both the Immokalee CRA and Collier County Strategic Plans by strengthening community
investment, improving access to services, and promoting efficient use of space and infrastructure. It aligns with goals for
sustainable growth, service delivery, and economic development.
FISCAL IMPACT: The fiscal impact associated with this recommendation is $161,374.32 for the Initial Term which
will be paid by Immokalee CRA Operating Fund (1025-138324). There is a 3% annual increase each year: First Year
$52,209.96; Second Year $53,776.32; Third Year $55,388.04; and for any subsequential renewal. Sufficient funds exist
Page 4071 of 4096
7/8/2025
Item # 16.L.1
ID# 2025-2188
in the FY2025 budget and adequate funds are proposed for FY2026 CRA Budget.
GROWTH MANAGEMENT IMPACT: This lease will allow CRA staff to continue to implement the Immokalee
Redevelopment Area Plan in furtherance of Objective 1.5 of the Immokalee Area Master Plan.
LEGAL CONSIDERATIONS: This item is approved as to form and legality and requires a majority vote for approval.
(HFAC)
RECOMMENDATIONS: Recommendation that the Board of County Commissioners, acting in its capacity as the
Community Redevelopment Agency, approve the attached Lease Agreement.
PREPARED BY: Christie Betancourt, CRA Assistant Division Director
ATTACHMENTS:
1. 2025 CRA Immokalee office lease
2. Market Study Report
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REGION 24
SOUTHWEST FLORIDA WORKFORCE DEVELOPMENT BOARD
LEASE AGREEMENT
LEASE NO. : _________
THIS LEASE AGREEMENT (this “Lease”) is made and entered into as of this
day of , 2025 between Southwest Florida Workforce Development
Board, Inc., a Florida not-for-profit corporation (“Lessor”), having an address of 6800 Shoppes
at Plantation Dr. #170, Fort Myers, FL 33912 and whose Federal Identification Number (F.E.I.D.
or S.S.) is 65-0778245, and the Board of County Commissioners of Collier County, Acting as
the Community Redevelopment Agency (“Lessee”), having an address of 3299 Tamiami Trail,
Naples, Florida 34112.
W I T N E S S E T H:
Lessor, for and in consideration of the covenants and agreements hereinafter mentioned to
be kept and performed by Lessee, has demised and leased to Lessee, for the term and under the
conditions hereinafter set out, those certain premises located in the CareerSource Southwest
Florida building located at 750 South Fifth Street, Immokalee, FL 34142, described as follows:
1,865 useable square feet, 2,270 rentable square feet of the building comprised of “Suite C” as
designated by Lessor and a portion of the shared data room as designated by Lessor for Lessee’s
equipment, located at 750 South 5th Street, Immokalee, Florida 34142 (“Premises” as depicted on
Exhibit “A”) at the rental rate set forth herein. Lessee’s allocated data room area shall be sufficient
in size to reasonably store Lessee’s data equipment.
Article 1. TERM
The initial term of this Lease (“Initial Term”) shall commence on August 1, 2025
(“Commencement Date”) and, unless sooner terminated pursuant to the terms of this Lease, shall
expire on July 31, 2028. The Initial Term, together with any applicable Renewal Term, as
described in Article 18, is referred to herein as the “Term”.
Article 2. RENT
a. Lessor hereby leases to Lessee and Lessee hereby leases from Lessor the Premises
for the Term set out in this Lease. From and after the Commencement Date, Lessee agrees to pay
as rent to Lessor without notice, demand, deduction, or set off whatsoever, in lawful United States
currency, the rental amount stated in Addendum “A” per month for the Term (“Rent”) and, if
applicable, the sum as specified in Addendum “A” for the Renewal Term, as provided in Articles
1 and 18 of this Lease, together with any additional rent described herein. Rent for any fractional
part of the first month shall be prorated. Rent shall be paid to Lessor on the first day of the month
at the following address (or at such other address as Lessor may designate from time to time):
Southwest Florida Workforce Development Board, Inc.
Attention: Michael Egan, Fiscal Director
6800 Shoppes at Plantation Dr. #170
Fort Myers, FL 33912
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b. Lessor reserves the right to impose a 5% late charge upon each rent installment not
received by Lessor by the tenth of each month in addition to any and all other rights and remedies
available under this Lease and applicable law for a Lessee default.
c. In addition to the Rent payment, Lessee shall pay the sum of $N/A per month,
which shall represent Lessee’s share of the collocated costs for the rental period.
Article 3. HEATING, AIR CONDITIONING AND JANITORIAL SERVICES
a. Except for damage caused or repairs made necessary by Lessee, Lessor agrees to
furnish to Lessee heating and air-conditioning equipment and maintain same in satisfactory
operating condition at all times for the Premises during the Term at the expense of Lessor. Lessee
shall be solely responsible for any maintenance, repairs, or replacements caused or made necessary
by Lessee its officers, agents, employees, or guests.
b. Lessor agrees to furnish its standard janitorial services and reasonably necessary
janitorial supplies including the provision of recycling and trash disposal for the Premises during
the Term of the Lease at the expense of Lessor.
c. All services required above shall be provided during Lessee’s normal working
hours, which are normally from 7:30 a.m. to 5:30 p.m., Monday through Friday, excluding state
holidays.
Article 4. LIGHT FIXTURES
a. Lessor agrees to install in the Premises light fixtures for the use of Lessee, as
applicable. Notwithstanding the foregoing, Lessee acknowledges that light fixtures have already
been installed in the Premises.
b. Lessor shall be responsible for replacement of all bulbs, lamps, tubes and starters
used in such fixtures existing at the Premises on the Commencement Date for the purpose of
furnishing light (unless damaged by Lessee, its officers, agents, employees, or guests, in which
case Lessee shall be responsible therefor).
Article 5. MAINTENANCE AND REPAIRS
a. Lessor shall provide for structural maintenance and repairs in accordance with
generally accepted good practices, and shall also be responsible for any required: (i) interior
repainting; (ii) repairs or replacement of worn floor covering; and (iii) repairs or replacement of
interior equipment that existed within the Premises prior to the Commencement Date, all as the
foregoing may be necessary due to ordinary, reasonable usage, and specifically excluding any
damage caused by or repairs and/or replacements made necessary by Lessee, its officers, agents,
employees, or guests (Lessee being solely responsible for the same). Lessee shall, during the
Term, keep the interior of the Premises in as good a state of repair as it existed on the
Commencement Date, reasonable wear and tear and natural casualties excepted.
b. Lessor shall maintain and keep in repair the exterior of the Premises during the
Term and shall be responsible for the replacement of all windows broken or damaged in the
Premises, except such breakage or damage caused to the exterior of the Premises by Lessee, its
officers, agents, employees, or guests (Lessee being solely responsible for the same).
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c. Except for modifications installed by Lessee and Lessee’s equipment and trade
fixtures, Lessor shall ensure the Premises, including grounds and parking areas, conform to all
applicable health and safety laws, ordinances, and codes (excepting any laws, ordinances, and
codes where the Premises would be deemed “grandfathered-in” due to having been constructed
prior to enactment).
d. Lessor agrees to furnish ordinary pest control services for the Premises during the
Term at the expense of Lessor.
e. Lessee agrees to promptly make, at Lessee’s sole expense and to the satisfaction of
Lessor, any and all repairs and/or replacements of any damage to the Premises caused by Lessee,
its officers, agents, employees, or guests.
Article 6. UTILITIES
Lessor will promptly pay all gas, water, sewer, solid waste, power and electric light rates
or charges which may become payable during the Term for the gas, water, sewer and electricity
used and disposal of solid waste generated by Lessee on the Premises (excepting any extraordinary
use by Lessee of any of the foregoing, as reasonably determined by Landlord, which shall be the
responsibility of Lessee). The foregoing notwithstanding, Lessee shall pay for all separately
metered utilities including, without limitation, telephone, internet, satellite, and other data or
wireless charges.
Article 7. ACCESSIBILITY STANDARDS AND ALTERATIONS
a. To the best of Lessor’s knowledge, the Premises now conform, or that prior to
Lessee’s occupancy, said Premises shall, at Lessor’s expense, be brought into conformance with
the requirements of the Florida Americans With Disabilities Accessibility Implementation Act,
Section 553.501 - 553.513, Florida Statutes, and the current Florida Disability Code for Building
Construction, providing requirements for persons with disabilities and with the requirement of
Public Law 101-336 enacted July 26, 1990, effective January 26, 1992, Section 28 CRF Part 35
and Appendix to Section 36 CRF Part 1191, known as the “Americans with Disabilities Act of
1990.”
b. Lessee shall have the right at its sole cost and expense to make non-structural
alterations in and to the interior of the Premises during the Term upon first having obtained the
written consent thereto of Lessor. Lessor shall not unreasonably withhold the consent to any such
non-structural, interior alterations. Subject to Section 768.28, Florida Statutes, Lessee shall
indemnify, defend, and hold Lessor harmless from and against any and all claims, costs, damages,
and liabilities related to any alterations or modifications which Lessee makes to the Premises.
Article 8. INJURY OR DAMAGE TO PROPERTY ON PREMISES
All property of any kind of Lessee or its officers, agents, employees, or guests that may be
on the Premises or other property of Lessor during the Term shall be at the sole risk of Lessee, and
except for any gross negligence or willful misconduct of Lessor, Lessor shall not be liable to
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Lessee or its officers, agents, employees, or guests for loss or damage to such property. Lessee
shall also give prompt notice to Lessor in case of casualty or accidents in or about the Premises.
Article 9. FIRE AND OTHER HAZARDS; RADON
a. In the event that the Premises, or the major part thereof, are destroyed by fire,
lightning, storm or other casualty, Lessor at its sole and absolute option may forthwith repair the
damage to the Premises at its own cost and expense using any insurance proceeds procured
therefor. Unless caused by Lessee or Lessee’s officers, agents, employees, or guests, the Rent
thereon shall cease until the completion of such repairs and Lessor will refund the pro rata part of
any Rent paid in advance by Lessee prior to such destruction. Should the Premises be only partly
destroyed, so that the major part thereof is usable by Lessee, then the Rent shall abate to the extent
that the injured or damaged part bears to the whole of such Premises and such injury or damage
may, at Lessor’s sole and absolute option be restored by Lessor as speedily as is practicable and
upon the completion of such repairs, the full Rent shall commence and the lease shall then continue
the balance of the term. In no event shall Lessor be obligated to incur any costs or expenses for
repair or replacement of the Premises beyond that which is recoverable from Lessor’s insurance
policies, if any.
b. Lessor shall provide for fire protection equipment during the Term in accordance
with the applicable fire safety standards of the State Fire Marshal. Except for damage caused by
Lessee, Lessor shall be responsible for maintenance and repair of all fire protection equipment
necessary to conform to the applicable requirements of the State Fire Marshal. Lessor and Lessee
agree that the Premises shall be available for inspection by the State Fire Marshal, prior to
occupancy by Lessee, and at any reasonable time thereafter. Notwithstanding the foregoing, in the
event the Premises does not conform in any way due to some act of Lessee (including, without
limitation, placement or installation of furniture, fixtures, or equipment), Lessee shall immediately
correct the same at Lessee’s sole cost.
c. Lessor certifies it has no actual knowledge that asbestos was used in the
construction of the Premises.
d. Radon is a naturally occurring radioactive gas that when it has accumulated in a
building in sufficient quantities, may present health risk to persons who are exposed to it over time.
Levels of radon that exceed Federal and State guidelines have been found in buildings in Florida.
Additional information regarding radon and radon testing may be obtained from the county public
health unit. This notice is given pursuant to Section 404.056(8), Florida Statutes.
e. Lessee shall not keep or store any hazardous chemicals or other substances upon
the Premises without Lessor’s prior written consent, which consent may be withheld in Lessor’s
sole and absolute discretion.
Article 10. EXPIRATION OF TERM
a. At the expiration of the Term, Lessee will peaceably yield up to Lessor the Premises
in good and workmanlike repair, reasonable and ordinary wear and tear excepted. It is understood
and agreed between the parties that Lessee shall have the right to remove from the Premises all
personal property of Lessee and all trade fixtures, machinery, equipment, and appliances placed or
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installed on the Premises by Lessee, provided Lessee restores the Premises to as good a state of
repair as they existed prior to installation.
b. Should Lessee continue in occupancy of the Premises after expiration of this Lease,
Lessee shall become a tenant from month-to-month upon each and all of the terms herein provided,
and any such holding over shall not constitute a renewal or extension of this Lease. During any
such holding over Lessee shall pay Rent in an amount which is double the amount which was
payable by Lessee immediately prior to such holding over in accordance with Florida Statutes,
plus all other amounts due hereunder, with sales tax thereon. Nothing herein shall be constructed
to eliminate or diminish Lessor’s ability to terminate this Lease at the expiration of the Term.
Article 11. SUBLETTING AND ASSIGNMENT
a. Lessee shall have no right to sublet all or any part of the Premises or to assign this
Lease in whole or in part without obtaining prior the written consent of Lessor, which consent may
be granted or withheld in Lessor’ sole and absolute discretion. Lessor may, without notice to or
the required consent from Lessee, assign this Lease in connection with any sale or transfer of the
property comprising the Premises and Lessee shall attorn to Lessor’s successor and remain bound
by the terms and conditions of this Lease.
Article 12. WAIVER OF DEFAULTS
All waivers under this Lease must be in writing and the waiver by either party of any breach
of this Lease by the other party shall not be construed as a waiver of any subsequent breach of any
duty or covenant imposed by this Lease.
Article 13. RIGHT OF LESSOR TO INSPECT
Lessor, at all reasonable times, may enter into and upon the Premises for the purpose of
viewing and inspecting the same and for the purpose of making any such repairs as they are
required to make under the terms of this Lease. Lessor may enter the Premises at any time in the
event of an emergency.
Article 14. DEFAULT
a. Monetary Default. If Lessee shall fail to pay rent or any other sums under this
Lease within fifteen (15) days of the date when due under this Lease, then Lessee shall be in
immediate default hereunder without notice and Lessor shall have those remedies set forth in
subsection d.
b. Non-Monetary Defaults. If Lessee fails to perform any of the other non-monetary
covenants, duties, agreements, undertakings or terms of this Lease, Lessor shall give Lessee thirty
(30) days written notice to cure the same or to commence to cure the same and diligently prosecute
to completion if the same cannot be cured within a thirty (30) day period. If Lessee does not cure
the breach or begin to take such material steps and institute and diligently prosecute to completion
such actions as will cure such breach (if same cannot be cured) within thirty (30) days after Lessor
gives notice, then Lessee shall be immediately in default hereunder without further notice and
Lessor shall have those remedies set forth in subsection d below.
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c. If the Premises are deserted, vacated, or not used then Lessee shall have twenty (20)
days to cure such non-use after notice thereof from Lessor, failing which Lessee shall be in
immediate default hereunder without further notice and Lessor shall have those remedies set forth
in the subsection d below. The foregoing shall apply even though Lessee may continue to pay rent
or other charges during the period of non-use.
d. If the Lessee is in default under this Lease then the Lessor, in addition to all the
rights and remedies granted under the laws of the State of Florida and not as a limitation thereof,
shall have any or all of the following rights: (1) to re-enter and remove all persons and property
from the Premises, and such property may be removed and stored in a public warehouse or
elsewhere at the cost of and for the account of Lessee; (2) to terminate the Lease and relet the
Premises for account of Lessor or within the sole discretion of Lessor the Premises may be relet
for the account of the Lessee; and (3) to accelerate all rent and any other monies due Lessor under
the Lease for the balance of the Term and declare the same to be immediately due and payable.
All rights and remedies granted to Lessor hereunder shall be cumulative and may be exercised
concurrently or successively. Failure to exercise any right or remedy shall not constitute a waiver
thereof, nor prevent any subsequent or concurrent resort to any right or remedy. Upon default by
Lessee under this Lease, Lessee shall pay all attorney's fees and costs of Lessor in connection with
said default prior to any litigation. In connection with any litigation proceedings arising under this
Lease, the prevailing party shall be entitled to recover reasonable attorneys' fees and costs at all
levels of litigation.
Article 15. ACKNOWLEDGMENT OF ASSIGNMENT
Lessee upon the request of Lessor shall execute such acknowledgment or
acknowledgments, or any assignment, or assignments, of rentals and profits made by Lessor to any
third person, firm or corporation, provided that Lessor will not make such request unless required
to do so under a mortgage, or mortgages executed by Lessor.
Article 16. TAXES, INSURANCE AND BROKER COMMISSIONS
a. Lessor shall pay all real estate taxes and fire insurance premiums on the Premises.
Lessor shall not be liable to carry fire insurance on the person or property of Lessee or any other
person or property which may now or hereafter be placed in the Premises. Lessee shall maintain
comprehensive general liability insurance naming Lessor as a non-contributory additional insured
with coverages no less than $1,000,000.00 per occurrence. Lessee shall deliver proof of such
insurance no later than thirty (30) days after the Commencement Date and on each annual
anniversary thereof during the Term. Lessee shall pay personal property taxes applicable to its
equipment and furnishings and shall maintain insurance on the property of Lessee.
b. Lessor and Lessee represent and warrant that they have not utilized the services of
any broker. No commission will be due from Lessor or Lessee to any third party, and Lessor and
Lessee hereby indemnify and hold each other harmless from any liability, loss, claim, damage,
cost or expense (including reasonable attorneys’ fees at trial and on appeal) relating to any other
broker claiming by or through such party.
c. Lessor agrees, covenants, certifies and warrants to Lessee that no portion of the
Rent payable pursuant to Article 2 of this Lease Agreement is at an increased rate, above the going
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rate of the building, based on or attributable to any commission or fee which is paid or is payable
by Lessor as the result of Lessor’s having utilized or contracted for the services of any real estate
broker, salesman, agent or firm in any aspect of Lessor’s dealings or any dealings involving the
leasing of the Premises to Lessee.
Article 17. USE OF PREMISES
Lessee will not make or suffer any unlawful, improper or offensive use of the Premises or
any use or occupancy thereof contrary to the laws of the State of Florida or to such ordinances of
the city and/or county in which the Premises is located, now or hereinafter made, as may be
applicable to Lessee. Subject to the foregoing, Lessee shall use the Premises only for a general
corporate office and training consistent with applicable laws, ordinances, and zoning codes and
shall not use the Premises for any other purpose without Lessor’s prior written consent, which
consent may be granted or withheld in Lessor’s sole and absolute discretion.
Article 18. RENEWAL
Provided Lessee is not in default at the end of the Term and has not been in default of this
Lease on more than two (2) occasions in any twelve (12) month period (regardless of any
applicable notice or cure period) during the Term, Lessee shall, at its option, have the right to
renew this Lease for two (2) additional terms of one (1) year (each, a “Renewal Term”), with such
Renewal Term commencing upon the expiration of the Initial Term, or then-current Renewal
Term, as applicable, subject, however, to the following conditions:
a. Tenant must provide Landlord with written notice at least ninety (90) days prior to
the expiration of the Initial Term, or then-current Renewal Term, as applicable, that Tenant intends
to renew the Lease for a Renewal Term (the “Renewal Notice”). Lessee’s failure to timely so
notify Lessor in the above manner shall automatically be deemed Lessee’s waiver of Lessee’s
option for the first Renewal Term and any subsequent renewals.
b. All terms and conditions of this Lease are to remain the same and in full force and
effect, except that the monthly rent due from Lessee shall be as set forth in Addendum “A”.
Article 19. TERMINATION AND AVAILABILITY OF FUNDS
Lessee shall have the right to terminate, without penalty, this Lease provided that a ninety
(90) day advance written notice of intent to terminate is given, prior to termination, to Lessor. If
the Federal Government or the State of Florida does not contract with or provide funds to continues
the services at the Immokalee One Stop, to Lessee and Lessee must cease to operate, this Lease
Agreement will be terminated and Lessee must vacate the Premises as of the date of expiration of
the contract or discontinuance of funding. Lessee must provide Lessor with written substantiation
as to the discontinuance of funding or loss, expiration of contract.
Article 20. NOTICES AND INVOICES
All notices required to be served upon Lessor shall be served by hand delivery, certified
mail, return receipt requested or commercial next-business day delivery (such as FedEx or UPS),
at the following address (or such other address as Lessor may from time to time designate in
writing):
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Southwest Florida Workforce Development Board, Inc.,
Attention: Mr. Mike Egan
6800 Shoppes at Plantation Dr. #170
Fort Myers, FL 33912
and all notices required to be served upon Lessee shall be served by hand delivery, certified mail,
return receipt requested or commercial next-business day delivery (such as FedEx or UPS), at the
following address of Lessee (or such other address as Lessee may from time to time designate in
writing):
Board of County Commissioners
c/o Real Property Mgmt. Dept.
2685 Horseshoe Dr. S., Suite 103
Naples, FL 34104
Article 21. LIMITATION OF LIABILITY AND INDEMNITY
To the extent permitted by law, and subject to Section 768.28, Florida Statutes, Lessee,
with respect to itself and its agents, employees, servants, and invitees, agrees to indemnify and
hold Lessor, its agents, employees, and invitees harmless of, from, and against all risks and
damages to persons and Property by reason of the present or future condition of the Premises.
Additionally, to the extent permitted by law, and subject to Section 768.28, Florida Statutes, Lessee
agrees to indemnify and hold Lessor, its agents, employees, and invitees harmless of, from and
against all claims, actions, damages, liabilities, and expenses asserted against Lessor and/or Lessor
on account of injuries to person or damage to property when and to the extent that any such damage
or injury may be caused wholly or in part, by any act or omission, whether negligent or not, of
Lessee or any of its agents, servants, employees, contractors, patrons, or invitees (while such
invitees are on the Premises) or of any other person entering on the Premises under or with the
expressed or implied invitation of Lessee, or if any such injury or damage may in any other way
arise from or out of the occupancy or use by Lessee, its agents, employees, and invitees, of the
Premises. Nothing in this paragraph is considered a waiver of sovereign immunity by Lessee.
Article 22. DEFINITION OF TERMS
a. The terms "Lease," "Lease Agreement," or "Agreement" shall be inclusive of each
other and shall also include any renewals, extensions or modifications of this Lease.
b. The terms "Lessor" and "Lessee" shall include the successors and assigns for the
parties hereto.
c. The singular shall include the plural and the plural shall include the singular
whenever the context so requires or permits.
Article 23. SUBORDINATION; ESTOPPEL
This Lease shall be subject and subordinate at all times to the liens of all present and future
mortgages, rents, and encumbrances placed upon the Premises. No further instrument or act by
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Lessee shall be necessary to effectuate such subordination; however, Lessee shall execute and
deliver, within ten (10) days after demand of Lessor or any such mortgagee, proposed mortgagee,
or other person, all further instruments evidencing subordination of this Lease to the lien of such
mortgage or other encumbrance. Lessee irrevocably appoints Lessor as its attorney-in-fact to
execute and deliver all such instruments for and on behalf of Lessee. Lessee agrees to execute,
acknowledge, and deliver to Lessor, within ten (10) days after the request of Lessor at any time
during the Term, an estoppel in such form as Lessor may require.
Article 24. RULES AND REGULATIONS
Lessor reserves the right from time to time to promulgate, and Lessee hereby agrees to
strictly comply with, reasonable rules and regulations for the Premises. If promulgated, Lessor
shall provide Lessee with a copy of the current rules and regulations, which Lessor may modify
from time to time throughout the Term in Lessor’s sole and absolute discretion.
Article 25. MISCELLANEOUS
The non-prevailing party in any dispute hereunder agrees to pay any and all expenses so
incurred by the prevailing party, including reasonable attorneys’ fee at trial and on appeal. Time
is of the essence with respect to the performance of each of Lessee’s covenants of this Lease. This
Lease shall be governed, construed, and interpreted under the laws of the State of Florida.
Jurisdiction and venue for any judicial proceedings concerning this Lease shall lie exclusively in
a court of competent jurisdiction in Collier County, Florida, and in no other forum or venue. If
any provision of this Lease or the application thereof be deemed invalid or unenforceable, neither
the remainder of this Lease nor the application of the provision to other persons, entities, or
circumstances shall be affected thereby, but instead shall be enforced to the maximum extent
permitted by law. This Lease shall not be modified, changed, altered or amended in any way
except through a written instrument signed by both Parties.
Article 26. ADDITIONAL TERMS
(Check One)
XX All additional covenants or conditions appear on attached Addendum(s) “A, which is
incorporated as part of this Lease Agreement.”
CAO
Docusign Envelope ID: 4C77A3DB-03B7-4148-8CE7-937C4EFF2928
Page 4081 of 4096
10
IN WITNESS WHEREOF, the parties hereto have hereunto executed this instrument for the
purpose herein expressed, the day and year above written.
LESSOR:
SOUTHWEST FLORIDA
WORKFORCE
DEVELOPMENT BOARD, INC.,
a Florida not-for-profit corporation
By:
Print Name:
Title:
ATTEST:
By:
CRYSAL K. KINZEL,
DEPUTY CLERK
LESSEE:
BOARD OF COUNTY
COMMISSIONERS OF COLLIER
COUNTY, FLORIDA
IN ITS CAPACITY AS THE COLLIER
COUNTY COMMUNITY
REDEVELOPMENT AGENCY
By: _______________________________
BURT L. SAUNDERS, CHAIRMAN
Approved as to form and
legality:
__________________________________
Print Name: ________________________
Assistant County Attorney
6-19-25
CAO
Docusign Envelope ID: 4C77A3DB-03B7-4148-8CE7-937C4EFF2928
President/CEO
Peg Elmore
Page 4082 of 4096
11
ADDENDUM “A”
MONTHLY RENTAL RATE SCHEDULE
2,270 Sq. Ft.
Effective 08/01/2025
YEAR AMOUNT PER SQ. FT. MONTHLY RENTAL
Year 1 $23.00 $4,350.83
08/01/25 – 07/31/26
Four thousand three hundred
fifty dollars and eighty-three
cents
Year 2 $23.69 $4,481.36
08/01/26 - 07/31/27
Four thousand four hundred
eighty-one dollars and thirty-
six cents
Year 3 $24.40 $4,615.67
08/01/27 - 07/31/28
Four thousand six hundred
fifteen dollars and sixty-seven
cents
Year 4 (First Renewal Term) $25.13 $4,753.76
08/01/28 - 07/31/29
Four thousand seven hundred
fifty-three dollars and
seventy-six cents
Year 5 (Second Renewal Term) $25.88 $4,895.63
08/01/29 - 07/31/30
Four thousand eight hundred
ninety-five dollars and sixty-
three cents
LESSEE: LESSOR:
Board of County Commissioners Southwest Florida Workforce
Collier County Acting as Collier County Development Board, Inc.
Community Redevelopment Agency
CAO
Docusign Envelope ID: 4C77A3DB-03B7-4148-8CE7-937C4EFF2928
Page 4083 of 4096
Suite 100 3234 sq. ft.
Suite 105 1865 sq. ft.
Suite 110 2381 &q. ft.
Suite 115 2394 sq. ft.
TOTAL USABLE AREA 9874 sq. ft.
Kitchen
Storage #2
Phone&Data
Storage #1
IT/Storage
Hallway
750 SOUTH 5th STREET
IMMOKALEE, FL rr=====11 I"=�=-l,::!!::,,c="'I
11 �:?"' U:====-=====-========n 372 sq. It.
108 sq. fl.
146 sq. fl.
164 sq. ft.
130 sq. ft.
944 sq. fl.
Suite 200
Suite 300
Suite ◄00
TOTAL USABLE AREA
TOTAL COMMON AREA 1884 sq. ft.
TOTAL AREA 28598 sq. ft.
1378 aq. ft.
◄689 1q. ft.
7537 sq. 11.
13602 sq. ft.
Janitor Closet
lobby
Mechank:al Rooms
IT Room
FACP
Restrooms
Restroom Hallway
Covered Entry
107 sq. ft.
1837 sq. ft.
247 sq. ft.
172 sq. ft.
88 sq. fl.
534 sq. rt
273 sq. ft.
373 sq. ft.
TOTAL COMMON AREA 3631 sq. ft.
EXHIBIT "A"
Suite 105
1865 sq. ft.
CAO
"SUITE C" is also known as Suite 105
Docusign Envelope ID: 4C77A3DB-03B7-4148-8CE7-937C4EFF2928
Page 4084 of 4096
Subject Property: 750 South 5th Street, Suite 105 lmmokalee, FL34742
PROPERTY OVERVIEW
. Class B Office Space
. Size:2,270 5F
. Rent: S23 per SF
. Total Annual Rent:552,209.95
. Monthly lnstallments: S 4,350.83
MARKET ANALYSIS
Local Market Comparison
According to the Local Rental Rates Comparison report, attached, the market rent for similar properties
in the area is approximately S24 per sF.
Due to the limited availability of comparable office properties in lmmokalee, the property owne/s
appraiser relied on data from both Collier and Lee Counties, utilizing a mix of active listings and executed
leases. The amounts were provided by the property owner's market analysis report.
Comparable Properties in Collier County
The Real Property Management Agent researched the provided information provided by the property
owne/s market analysis report. Comparable rentals considered most relevant are summarized in the
following table. The findinBs are as follows:
2885 Horseshoe Drive South, Naples, FL 34104. Phone: (239) 252-8192
www.colliercountyfl .gov
Address Size (SF)Rent
Rate
(s/sF)
cAM ($/sF)Total Cost ($/SF) (nent +
cAM)
Borgata Square
2590 Northbrooke Plaza
Naples, FL 34119
7,477 Szo S6.s6 926.s6
Napoli Center
5644 Tavilla Cir.
Naples, FL 34110
r,u8 Szo 57 .s2 527 .52
Corkscrew Palms
9510 Corkscrew Palm Cir
Na ples, FL 33928
2,524 Srs Ss.28 s20.28
Collier County
TRANSPORTATION 1
MANAGEMENT SERVICES
Market Research
@
Page 4085 of 4096
Sunshine Professional
3400 Lee Blvd.
Lehigh Acres, FL 33971
1,,705 s1s ss. s9 s20.s9
Colony Corporate Center
2420U211 Walden Center
Estero, FL 34134
2,596 Srs S6.8s S 19.8s
Summary of arket Findinss
. TheaveragerateforrentisS16.60and55.50forCAMin2022accordingtorentalanalysis.Theamounts
increased by 3% for three years to calculate the current rate for 2025. The average rate is approximately
S24 for the current rental rate. The subject property's proposed rental rate of 523 per 5F is consistent
with similar properties in the area.
. The previous rent rate was not at the market rate; the new lease term is at market rate.
Prepared by: Sonja Stephenson, Property Management Specialist
Date:6-17-25
2
Page 4086 of 4096
lncome Capita lization Approach
Market Rent Analysis
To estimate market rent for the subject, the research focused on comparable rentals within the
following parameters:
. Location: We initially searched for comparables in lmmokalee. Due to a lack of sales our
search was expanded to include other areas of Collier and Lee County.
. Property Type: office.
. Size: Most similar comparables available.
Comparable rentals considered most relevant are summarized in the following table.
Summary olComparable R.ntals - Oftice
47
No.Propertylnformation Description StanSF Eent/sF tease Type
Aorgata Square Yr glt. 2008 Listing 7,117 0e.,22 S20.OO Triple Net
2590 Northbrooke Plaza Stories: 3
Naples RA: 28,319
Collier County
conhentt: This is the listins oJ o La17-squorc hor offic" tpoce locoted within Eorgoto squorc oJ Noples. suit? 208 hos on otkins rentol rcte
ol 520.0ortr pet yeor. This it o ttiple net leosc structurc with negotnbb terms. CAM is ettifioted ot 56.56/Sf. Spoce is Jully buih out os o
stondod olfi.e building ond wi be ovoiloble in Morch oJ 2023.
NapoliGnter
5644Tavilla Cir
Naples
CollierCounty
FL
Yr 8lt.
Stories
2008
2
14,t22
Listing 1,t78 oec 22 520.00 Triple Net
Canments: Askino rcnt is 520/5 F, NNN, Jor the 1,178 squorc loot olfice spoce. con is estindted to be 57.52/sr. Generoi ollne bui|dout.
Cortscrew Palms Yr Blt. 2003 Confidential 2,524 lun-22 915.00 Tripte Ner
95lOCorlscrew Palms Cir. Storiesr I
Eiero RA: 7,755
Ft-
Commen6: rhis i5 on e\ecuted ledse lot 2,524 squore leet oJ retoil/olfice space in the Co*sctew Polms Eusiness Centel rhe leose wos siqned
)ohuory 27, 2022 and nofts lune 7, 2022 wlth o three-yeot tem. The osking rcDt wos 517/NNN ond the stotting rcnt is $15/NNN. CAM is
55.2a/sF- fnd coo sooce wos D reviotsly used o showtoofi ond ollice fot Genovo Co.onut Point, o luxury condo ond reol estote aoencv-
Sunshin€ Professional Yr 8lt. 2009 Central physi(ians t,lOS Sep-21 515.00 Tript€ Net
3400 Lee Blvd. Stories: 1
LehlSh Ac.es RA: 2,455
EL
Comments: Centrcl Physicions SeNkes, LLC leosed Suite 1772 within the sunshine Prcressionol Suiaes locoted olong Lee Eoulewd in Lehigh
Acrcs. Flondo. fhe leose wos sdned July 1s, 2021ond stoned Septembe. 7,2021 ot S1S.N/SF per yeor. This is o tiple net hose stukture whh
o 63-month term ond 3% onnuol etcolotlons. CAM E 55.59/SF.
Colony Corporate Center Yr 3h. 1999 Listing 2,596 ov-22 S13.q0 rriple ttet
24201/211walden Center Stories: 2
Estero RA: 25,123
tee County Parkin8 Ratio: 2.8 /1,000
FL
Commentt: This k the listing o, o 2,596"squore loot olf,ce spoce locoted within Colony Cotpo@te Centet olonq Wotden center Dtive. Suite 26
hos on oskino rental rote ol,B.Co/SF per veor. This is o rrio tioble tems- CAM it estimoted otS6.85/SF.
Southwest Florida Workforce Building
le hetleose structure $/ith neqo
;l
Page 4087 of 4096
lncome Capita li2ation Approach 48
Comparable Rentals Map
Acres
I
Ave Maria
-i.-F-
Southwest Florida Workforce Building
Caoe Coral' Fon
McGregor
looa
: - fort Myers Beaah
TrGatewayFort Myers
Villas
a
lmm&alee
San Carlo! Park
EnOo
I
o
a
Bonita
Springs
I
I
O oraneetree
Naples nark LO
Pelicafl Bay
North Napler
Golden Gate
,, : :::: :_:::' :: :; :::- : :::' -:--:_
Page 4088 of 4096
lncome Capitalization Approach 49
rfr-r
Ia..s
?
[ea5e 1
Borgata Square
CE
Lease 3
corkscrew Palms
Lease 5
Colony Corporate Center
Lease 2
NapoliCenter
Lease 4
Sunshine Professional Suites
Southwest Florida Workforce Building a
r
I
I
;l il
t
p )
,,*,rA/,ar;
'{
4
,l rI
I
Page 4089 of 4096
lncome Capitali2ation Approach
Rental Analysis Factors
The following elements of comparison are considered in our analysis of the comparable rentals.
Rental Analysis Factors
50
Expense Structure
Conditions of Lease
Market Conditions
Location
Access/Exposure
Size
Building Quality
Age/Condition
Economic
Characteristics
Division of expense responsibilities between landlord and tenants.
Extraordinary motivations of either landlord or tenant to complete the
transaction.
Changes in the economic environment over time that affect the
appreciation and depreciation of real estate.
Market or submarket area influences on rent; surrounding land use
influences.
Convenience to transportation facilities; ease of site access; visibility from
main thoroughfares; traff ic counts.
Difference in rental rates that is often attributable to variation in sizes of
leased space.
Construction quality, amenities, market appeal, functional utility.
Effective age; physical condition.
Variations in rental rate attributable to such factors as free rent or other
concessions, pattern of rent changes over lease term, or tenant
improvement allowances.
Analysis of Comparable Rentals
The comparable rentals are compared to the subject and adjusted to account for material differences
that affect market rental value. The following table summarizes our analysis of each comparable.
Southwest Florida Workforce Building
Page 4090 of 4096
lncome Capitalization Approach 51
Rental Analysis Summary - Office
Property Name;
No. Tenant Leased SF Rent/SF Comments
Borgata Square
Listing
1,411 S2o.oo No lease conditions. Superior location and
acces5/exposure. Similar si2e. Superior quality. Superior
age. No economic conditions.
2 NapoliCenter
Listing
1,114 s20.00 No lease conditions. Superior location and
access/exposure. Similar size. Superior quality. Superior
age. No economic conditions.
3 corkscrew Palms
Confidential
2,524 s1s.00 No lease conditions. Superior location and
access/erposure. Similar size. Superior quality. Similar
age. No economic conditions.
4 Sunshine Professional Suites
Central Physicians Services, LLC
1,705 S15.oo No lease conditions. Superior location and
access/exposure. Similar size. Similar quality. Superior
age. No economic conditions.
5 Colony Corporate Center
tisting
2,596 S13.oo No Iease conditions- Superior location and
access/exposure. Similar size. Superior quality. Superior
age. No economic conditions.
After analysis, the overall range is 513.00 - $20.00 per square foot per year. Given the subject's
location and quality, a rent toward the lower end of the range is most applicable to the subject.
Market Rent Conclusion
Based on the preceding analysis of comparable rentals and trends evident in the market, market lease
terms for the subject are concluded as follows:
Concluded Market Lease Terms
Space Type
Market
St Rent Measure Lease Type
Lease
Term
{Mos.)
Office 27,032 s14.00 5/SF/Yr 3.0% Annually Triple Net 60
Southwest Florida Workforce Building
Rent
Escalations
Page 4091 of 4096