Document:

exv10w13

 

Exhibit 10.13

[MIAMI INTERNATIONAL AIRPORT LETTERHEAD]

October 20, 2004

Mr. Thomas L. Cooper

President & C.E.O.

Gulfstream International

Airlines, Inc.

1815 Griffin Rd, Suite 400

Dania, FL 33004

Re: GULT431C.MTM — Terminal Building Lease Agreement (TBLA) — Modification Letter

Dear Mr. Cooper:

     This Modification Letter reflects the retroactive deletion of Gulfstream’s Cuba Flight
operational office, as was shown on Exhibit B, ID#2E2698, from Gulfstream’s TBLA.

     Therefore, in accordance with Article 1.03 of Lease No. X-431, effective May 1, 2002, covering
premises in the Terminal Building area, at Miami International Airport, the said lease is hereby
administratively modified by copy of this letter. Enclosed are two copies. Please sign and return
one by November 15, 2004.

I. CHANGES EFFECTIVE JULY 1, 2004:

     Effective July 1, 2004, the Agreement is administratively modified to delete the following:

260 square feet of air-

conditioned office,

Class II space

Exhibit B, ID# 2E2698

Dated April 15, 2003

     Below are modified Articles 1.02 and 3.01, which along with the attached Exhibits A and A-1,
dated April 15, 2003, now govern and are hereby incorporated into and made part of Lease X-431 as
of July 1, 2004.

*
    *     *

     1.02 Description of Premises: The Premises leased herein are located in the Terminal
Building Area, (“Terminal Building”) at Miami International Airport (“Airport”), and are described
as follows and shown on Exhibits A and A-1, April 15, 2003, attached hereto and made a part hereof
(“Premises”) and further identified by Miami-Dade Aviation Department (“Department”) identification
numbers (“ID”) as summarized on Schedule I. Except as otherwise provided herein, relative to common
use or possibly shared facilities, the Premises are leased to the Lessee on an exclusive basis.

*
    *     *

 

 

Gulfstream Int’l Airlines

GULT431C.MTM

October 20, 2004

Page 2

GULFSTREAM INT’L AIRLINES, INC.

GULT431C.MTM

SCHEDULE I

EFFECTIVE JULY 1, 2004

	 	1.	 	147 square feet of
air-
conditioned maintenance

storage,

Class III space

Exhibit A, ID# 3H1730

Dated April 15, 2003
	 
	 	2.	 	106 square feet of
air-
conditioned maintenance

storage,

Class III space

Exhibit A, ID# 3H1751

Dated April 15, 2003
	 
	 	4.	 	800 square feet non
air-
conditioned operational,

Class IV space

Exhibit A-1, ID# 4G1689

Dated April 15, 2003

*
    *     *

 

 

BLUEPRINT

MIAMI DADE

AVIATION DEPARTMENT

MIAMI INTERNATIONAL AIRPORT

EXHIBIT A

GULFSTREAM

 

 

BLUEPRINT

MIAMI DADE

AVIATION DEPARTMENT

MIAMI INTERNATIONAL AIRPORT

EXHIBIT A-1

GULFSTREAM

 

 

Gulfstream Int’l Airlines

GULT431C.MTM

October 20, 2004

Page 3

     3.01 Monthly Rental: As monthly rental for the lease of the premises, the Lessee shall
pay the County, commencing on July 1, 2004, 2003, the sum of $2,796.81, in U. S. currency, plus
applicable State sales tax, as required by law, on the first day of each and every month, in
advance and without billing, at the office of the Department as set forth in Article 3.05 (Address
for Payments). Said rental, which includes utilities, is computed as shown on Schedule II, attached
hereto and made a part hereof.

*
   *     *

 

 

GULFSTREAM INT’L AIRLINES GULT431C.MTC

SCHEDULE II

EFFECTIVE JULY 1, 2004

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	ITEM	 	EXHIBIT	 	DESCRIPTION	 	CLASS	 	ID #	 	SQ. FT.	 	% USE	 	RATE	 	ANNUAL	 	MONTHLY	 	TAX/MTH
	1	 	Exhibit A	 	A/C Space Concourse
	 	 	3	 	 	H1730	 	 	147	 	 	100%	 	$51.39	 	$	7,554.33	 	 	$	629.53	 	 	$	44.07	 
	2	 	Exhibit A	 	A/C Space Concourse
	 	 	3	 	 	H1751	 	 	106	 	 	”	 	$51.39	 	$	5,447.34	 	 	$	453.95	 	 	$	31.78	 
	3	 	Exhibit A-1	 	Non A/C Space
	 	 	4	 	 	G1689	 	 	800	 	 	”	 	$25.70	 	$	20,560.00	 	 	$	1,713.33	 	 	$	119.93	 
	 	 	 	 	TOTALS
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	$	33,561.67	 	 	$	2,796.81	 	 	$	0.00	 

Note: Tax paid directly to State

RATES EFFECTIVE 10/03/04 TO 9/30/04

	 	 	 	 	 	 	 
	Class	 	Description	 	Rate SF/Yr
	1	 	Ticket Counter
	 	$	102.78	 
	2	 	Curbside Check-In
	 	$	77.09	 
	2	 	A/C Space Terminal
	 	$	77.09	 
	3	 	A/C Space Concourse
	 	$	51.39	 
	4	 	Non A/C Space
	 	$	25.70	 
	5	 	Covered Ramp
	 	$	12.85	 
	6	 	Other
	 	$	51.39	 

SCHEDULE II

 

 

Gulfstream Int’l Airlines

GULT431C.MTM

October 20, 2004

Page 4

II. CHANGES EFFECTIVE OCTOBER 1, 2004:

     Effective October 1, 2004 and in accordance with Article 3.03 (Rental Rate Adjustment), the
Agreement is hereby administratively modified to reflect the new rental rate as designed by the
Board of County Commissioners of Miami-Dade County, Florida, under Resolution No. R-1054-90,
adopted September 27, 1990. Below is the modified Article 3.01, which, along with the attached
Schedule II, dated October 1, 2004, now govern and are hereby incorporated into and made part of
Lease # X-431 as of October 1, 2004.

     3.01 Monthly Rental: As monthly rental for the lease of the premises, the Lessee shall
pay the County, commencing on October 1, 2004, the sum of $3,074.33, in U. S. currency, plus
applicable State sales tax, as required by law, on the first day of each and every month, in
advance and without billing, at the office of the Department as set forth in Article 3.05 (Address
for Payments). Said rental, which includes utilities, is computed as shown on Schedule II, attached
hereto and made a part hereof.

*
    *     *

 

 

GULFSTREAM INT’L AIRLINES GULT431C.MTM

SCHEDULE II

EFFECTIVE OCTOBER 1, 2004

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	ITEM	 	EXHIBIT	 	DESCRIPTION	 	CLASS	 	ID #	 	SQ. FT.	 	% USE	 	RATE	 	ANNUAL	 	MONTHLY	 	TAX/MTH
	1	 	Exhibit A	 	A/C Space Concourse
	 	 	3	 	 	H1730	 	 	147	 	 	100%	 	$56.49	 	$	8,304.03	 	 	$	692.00	 	 	$	48.44	 
	2	 	Exhibit A	 	A/C Space Concourse
	 	 	3	 	 	H1751	 	 	106	 	 	”	 	$56.49	 	$	5,987.94	 	 	$	499.00	 	 	$	34.93	 
	3	 	Exhibit A-1	 	Non A/C Space
	 	 	4	 	 	G1689	 	 	800	 	 	”	 	$28.25	 	$	22,600.00	 	 	$	1,883.33	 	 	$	131.83	 
	 	 	 	 	TOTALS
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	$	36,891.97	 	 	$	3,074.33	 	 	$	0.00	 

Note: Tax paid directly to State

RATES EFFECTIVE 10/01/04 TO 9/30/05

	 	 	 	 	 	 	 
	Class	 	Description	 	Rate SF/Yr
	1	 	Ticket Counter
	 	$	112.98	 
	2	 	Curbside Check-In
	 	$	84.74	 
	2	 	A/C Space Terminal
	 	$	84.74	 
	3	 	A/C Space Concourse
	 	$	56.49	 
	4	 	Non A/C Space
	 	$	28.25	 
	5	 	Covered Ramp
	 	$	14.12	 
	6	 	Other
	 	$	56.49	 

SCHEDULE II

 

 

Gulfstream Int’l Airlines

GULT431C.MTM

October 20, 2004

Page 5

     Gulfstream International Airlines maintains sufficient funds in its GULT 30 Prepaid Account to
cover the Security Deposit requirements of Article 3.02. All other terms, covenants and conditions
contained in the Lease No. X-431, with an effective date of May 1, 2002, not inconsistent herewith,
shall remain in full force and effect.

     Please acknowledge your concurrence with the above terms and conditions by executing one copy
of this Modification Letter and returning it to the Properties Division, attention Don Hyman, by
November 15, 2004.

     By copy of this modification letter to our Accounting Division, billing will be retroactively
adjusted.

     The Department thanks Gulfstream Int’l Airlines and you for continuing to be an important part
of the Miami International Airport’s Family of Business Partners. If you have any questions, feel
free to call Don Hyman at 305-876-0362.

Sincerely,

/s/ Susan Warner Dooley

Susan Warner Dooley

Assistant Aviation Director

Business Management

	 	 	 	 	 
	ACKNOWLEDGED:	 	 
	Gulfstream International Airlines, Inc.	 	 
	 
	By:

	 	/s/ Roy Canter
 

Roy Canter
	 	 
	Title:

	 	Sr. V. P. Customer Service	 	 
	 
	 	 	 	 
	Date:

	 	   January 14, 2005	 	 

			
	cc:	 	Accounting

Rick Management

Properties

 

 

[MIAMI INTERNATIONAL AIRPORT LETTERHEAD]

July 28, 2000

Mr. Thomas L. Cooper

President & CEO

Gulfstream International

Airlines, Inc.

1815 Griffin Rd. Suite 400

Dania, FL 33004

	Re:  GULT349MTL – Terminal Lease, X-349 & GULT349A.MTM — Terminal Lease Modification Letter

Dear Mr. Cooper:

     Enclosed, please find your copy of Gulfstream International Airlines’ new Terminal Lease,
X-349, at Miami International Airport and two copies of the GULT349A.MTM Terminal Lease
Modification Letter. The new lease replaces your old Terminal Lease, X-181, retroactive to
September 25, 1999. The Modification Letter brings this new lease current with Gulfstream’s actual
airport uses and charges since September 25, 1999. Please sign and return one copy of the
Modification Letter by August 10, 2000.

     The Department made a change to the lease. Since Gulfstream no longer maintains and pays for
its own ticket counters, the portions of Article 2.01 (Use of Premises) and Article 2.02
(Installation of Equipment) about ticketing and ticket counters have been removed from the lease.
If Gulfstream has a future need for its own ticket counter positions, Article 2.01 and 2.02 can be
modified to include ticketing and use of ticket counters.

     The Department thanks you and Gulfstream for being an important part of the Miami
International Airport’s Family of Business Partners. If you have any questions or if I can be of
further service, please contact me at (305) 876-0362.

Sincerely,

/s/ Don F. Hyman

Don F. Hyman

Property Manager

			
	Enclosures — 	 	Gulfstream International Airlines, Inc. Terminal Lease – X-349 – one copy

GULT349A.MTM Modification Letter – two copies

Old Articles 2.01 & 2.02 – pages 2 and 3

			
	cc:	 	Accounting

Risk Management

Terminal Operations

Terminal Maintenance

 

 

     In the event it is necessary to relocate the Lessee to substitute premises because of the
Department’s needs or programs, the Department shall determine whether work related to such
relocation shall be performed by the Lessee, subject to reimbursement or rental credit pursuant to
the provisions of County Ordinance No. 95-64. In the event it is determined that the Lessee shall
perform the work, this Agreement shall be amended by a Supplemental Agreement which shall provide
the conditions under which the work is to be performed and the method of reimbursement.

     If the Lessee is relocated at its request or for its airline or business benefit, such as to
provide more or less space or to locate it near another airline with which it has a marketing, code
sharing, corporate interrelationship or like arrangement, the relocation costs shall be the sole
responsibility of the Lessee. If the relocation is for the mutual benefit of both the Lessee and
the Department, the parties shall attempt to agree to a mutually acceptable cost sharing
arrangement.

ARTICLE 2

Use of Premises

     2.01 Use of Premises: The Lessee shall use the Premises for the following purposes
only:

The sale of tickets, check-in and handling of passengers and their baggage
(baggage includes all articles which accompany passengers), supporting
operations, and offices for the Lessee, other airlines in which the Lessee
has at least a 5% equity interest per Resolution R-1180-95 and other
airline(s) as approved under Resolution R-1440-97. Mail and air cargo
storage or receiving operations shall not be conducted within or in
connection with the Premises without the prior written approval of the
Department. The Lessee agrees to make available to contiguous tenants its
ticket counter position(s) on an as needed basis, without charge, provided
use of same does not create conflicts in usage. The Lessee may use
contiguous ticket counter position(s) provided that use of the position(s)
does not conflict with the operations of the contiguous tenant(s) of the
County.

Certain areas of the Terminal Building, including, but not limited to,
gates, passenger gate holding areas, passenger loading bridges, concourses
and concourse security entry points, are designated as “common-use
facilities”, and are made available to all airline users, subject to the
payment of nondiscriminatory use charges, established from time to time
pursuant to Article 3.08 (Other Fees and Charges) hereof.

     2.02 Installation of Equipment: The Lessee, upon written request, approved in writing
by the Department, shall have the right to install, maintain, repair, replace and operate, at its
sole cost and expense, in and on the Premises, and between the Premises and other premises leased
or used by the Lessee, along such rights-of-way as may be approved by the Department, such computer
equipment, communications, meteorological and aerial navigational equipment and

2

 

facilities, together with required conduits, tubes and power lines, as may be necessary and
convenient in the opinion of the Lessee for its operations.

     The Department shall have the right to require the Lessee to install removable terminals at
certain designated ticket counter positions leased hereunder in order to accommodate usage of such
positions by contiguous tenants pursuant to Article 2.01 (Use of Premises) hereof.

     2.03 Adequate Utilization of Ticket Counter: In the event the ticket counter portion
of the Premises is not being adequately utilized by the Lessee, as provided herein, the Department
reserves the right, upon written notice, without liability by the Department to the Lessee, to make
available a part of the leased ticket counter to third parties on a joint utilization basis or to
delete from the leased Premises, pursuant to Article 1.03 (Relocation or Modification of Premises)
a portion of the leased ticket counter. The Department shall notify the Lessee of such action, in
writing, no less than 30 calendar days prior to implementing such joint utilization or deletion.
During any such joint utilization, any monies paid by the third parties shall accrue to the County
and the Lessee shall receive abatement of rentals due, for the applicable Premises, on a fair and
equitable basis. For the purposes of this provision, the Lessee shall be deemed not to be
adequately utilizing the ticket counter portion of the Premises whenever the Lessee is regularly
averaging less than 40 departing (enplaning) passengers per day per leased ticket counter position.

     If the deleted portion of the ticket counter Premises are not then under lease to others and
are otherwise still available to lease to the Lessee, the Lessee may, upon no less than 30 calendar
days written notice to the County, resume full utilization of the Premises. Such notice shall
contain a statement that the Lessee’s projected flight schedule is such that the Lessee has
reasonable expectation that it will be enplaning 40 or more passengers per day per ticket counter
position and shall include a planned schedule of such operations. The written notice shall be
signed by an authorized officer of the Lessee.

     2.04 Common Use Terminal Equipment: In the event the Department acquires and installs
“common use (computer) terminal equipment” (CUTE) in the portion of the Terminal in which the
ticket counter portion of the Premises are located, the Lessee, at its sole cost and expense, shall
remove its own terminal computer equipment installed in the Premises and thereafter shall pay to
the County such nondiscriminatory fees and charges as shall be established for any usage of CUTE.
Such CUTE shall be so designed and implemented as to insure the security and confidentiality of
proprietary information of the Lessee and to enhance the quality of the Lessee’s operations at the
Airport. In the event CUTE is installed in the gate areas used by the Lessee for processing
enplaning passengers, in lieu of CUTE, the Lessee, at its option, expense and liability, may use
its own portable terminal computer equipment. If the Lessee is boarding (enplaning) an average of
120 or more departing (enplaning) passengers per day per leased ticket counter position, the Lessee
shall have the right to not be required to use the County’s CUTE system. In such event, the removal
of CUTE, the installation of the Lessee’s terminal equipment and the reinstallation of CUTE upon
relocation or termination of this Agreement shall be at the Lessee’s sole cost and expense.

3

 

ARTICLE 3

Rentals and Payments

     3.01 Monthly Rental: As monthly rental for the lease of the Premises, the Lessee shall
pay to the County, commencing on September 25, 1999, the sum of $2,865.12, in U.S. currency, plus
applicable State sales taxes, as required by law, on the first day of each and every month, in
advance and without billing, at the offices of the Department as set forth in Article 3.05 (Address
for Payments). Said rental, which includes utilities, is computed as shown on Schedule II, attached
hereto and made a part hereof.

4

 

[MIAMI INTERNATIONAL AIRPORT LETTERHEAD]

July 28,
2000

Mr. Thomas L. Cooper

President & C.E.O.

Gulfstream International

Airlines, Inc.

1815 Griffin Rd, Suite 400

Dania, FL 33004

Re: GULT349A.MTM — Terminal Modification Letter

Dear Mr. Cooper:

     This Modification Letter to your new Terminal Lease, X-349, is written to bring the Lease
exhibits and rental rates current with today’s charges.

     Therefore, in accordance with Article 1.03 of Lease No. X-349, effective September 25, 1999,
covering premises in the Terminal Building area, at Miami International Airport, the said lease is
hereby administratively modified by copy of this letter. Enclosed are two copies. Please sign and
return one by August 10, 2000.

     This portion of this Modification Letter reflects the October 1, 2000 rental rate changes.

I. CHANGES EFFECTIVE OCTOBER 1, 1999:

     Effective October 1, 1999 and in accordance with Article 3.03 (Rental Rate Adjustment), the
Agreement is hereby administratively modified to reflect the new rental rate as designed by the
Board of County Commissioners of Miami-Dade County, Florida, under Resolution No. R-1054-90,
adopted September 27, 1990. Below is the modified Article 3.01, which, along with the attached
Schedule II, dated October 1, 1999, now govern and are hereby incorporated into and made part of
Lease X-349 as of October 1, 1999.

     3.01 Monthly Rental: As monthly rental for the lease of the Premises, the Lessee shall
pay the County, commencing on October 1, 1999, the sum of $2,810.36, in U. S. currency, plus
applicable State sales taxes, as required by law, on the first day of each and every month, in
advance and without billing, at the offices of the Department as set forth in Article 3.05 (Address
for Payments). Said rental, which includes utilities, is computed as shown on Schedule II, attached
hereto and made a part hereof.

 

 

GULFSTREAM
INT’L AIRLINES GULT349A.MTM

SCHEDULE II

EFFECTIVE OCTOBER 1, 1999

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	ITEM	 	EXHIBIT	 	DESCRIPTION	 	CLASS	 	ID #	 	SQ. FT.	 	% USE	 	RATE	 	ANNUAL	 	MONTHLY	 	TAX/MTH
	1	 	Exhibit A	 	A/C Space Terminal
	 	 	2	 	 	G1106	 	 	30	 	 	100%	 	$70.85	 	$	2,125.50	 	 	$	177.13	 	 	$	11.51	 
	2	 	Exhibit A-1	 	Covered Ramp
	 	 	5	 	 	G1689	 	 	800	 	 	”	 	$11.81	 	$	9,448.00	 	 	$	787.33	 	 	$	51.18	 
	3	 	Exhibit A-2	 	A/C Space Concourse
	 	 	3	 	 	H1502	 	 	108	 	 	”	 	$47.23	 	$	5,100.84	 	 	$	425.07	 	 	$	27.63	 
	4	 	Exhibit A-2	 	A/C Space Concourse
	 	 	3	 	 	H1730	 	 	255	 	 	”	 	$47.23	 	$	12,043.65	 	 	$	1,003.64	 	 	$	65.24	 
	5	 	Exhibit A-2	 	A/C Space Concourse
	 	 	3	 	 	H1751	 	 	106	 	 	”	 	$47.23	 	$	5,006.38	 	 	$	417.20	 	 	$	27.12	 
	 	 	 	 	TOTALS
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	$	33,724.37	 	 	$	2,810.36	 	 	$	182.67	 

RATES EFFECTIVE 10/1/99 TO 9/30/00

	 	 	 	 	 	 	 
	Class	 	Description	 	Rate SF/Yr
	1	 	Ticket Counter
	 	$	94.46	 
	2	 	VIP Club
	 	$	70.85	 
	2	 	A/C Space Terminal
	 	$	70.85	 
	2	 	Curbside Ticket Counter
	 	$	70.85	 
	3	 	A/C Space Concourse
	 	$	47.23	 
	4	 	Non A/C Space
	 	$	23.62	 
	5	 	Covered Ramp
	 	$	11.81	 
	 	 	Ramp Pavement
	 	$	0.90	 
	6	 	Other
	 	$	47.23	 

SCHEDULE II

 

 

Gulfstream Int’l Airlines

GULT349A.MTM

July 28, 2000

Page 2

II. CHANGES EFFECTIVE DECEMBER 14, 1999:

     This portion of the Modification Letter reflects Gulfstream’s past temporary use of ticket
counters and an outbound baggage carrousel as was requested by Gulfstream’s Mr. Carlos Trujillo and
as shown on Exhibit A-3, ID# 2B1360 and ID# 4B1359. The modification was necessary to add these
passenger processing items to allow Gulfstream to handle its added Cuba flights during the
Christmas and New Year holiday season. It only covers the use of this area from December 14, 1999
to January 14, 2000.

     The cost of the temporary ticket counter area was based on the Curbside Ticket Counter Class
II rate of $70.85 psfpy. The outbound baggage carrousel cost was based on one half of the total
area around the carrousel at the Class IV rate of $23.62 psfpy.

     Effective December 14, 1999, the Agreement is administratively modified to add the following:

300 square feet of air-

conditioned temporary

ticket counters,

Class II space

Exhibit A-3, ID# 2B1360

Dated December 14, 1999

1,000 square feet of

temporary outbound

baggage carrousel,

Class IV space

Exhibit A-3, ID# 4B1359

Dated December 14, 1999

     Below are modified Articles 1.02, 3.01 and 3.02, which along with the attached Exhibits A, A-1
and A-2, dated September 25, 1999, and A-3, dated December 14, 1999, now govern and are hereby
incorporated into and made part of Lease X-349 as of December 14, 1999.

*      *      *

     1.02 Description of Premises: The Premises leased herein are located in the Terminal
Building Area, (“Terminal Building”) at Miami International Airport (“Airport”), and are described
as follows and shown on Exhibits A, A-1 and A-2, dated September 25, 1999, and A-3, dated December
14, 1999, attached hereto and made a part hereof (“Premises”) and further identified by Miami-Dade
Aviation Department (“Department”) identification numbers (“ID”) as summarized on Schedule I.

*      *      *

 

 

GULFSTREAM INT’L AIRLINES, INC.

GULT349A.MTM

SCHEDULE I

EFFECTIVE DECEMBER 14, 1999

	 	1.	 	30 square feet of air-

conditioned operational

storage,

Class II space

Exhibit A, ID# 2G1106

Dated September 25, 1999
	 
	 	2.	 	800 square feet of

covered ramp,

Class V space

Exhibit A-1, ID# 5G1689

Dated September 25, 1999
	 
	 	3.	 	108 square feet of air-

conditioned maintenance

storage,

Class III space

Exhibit A-2, ID# 3H1502

Dated September 25, 1999
	 
	 	4.	 	255 square feet of air-

conditioned maintenance

storage,

Class III space

Exhibit A-2, ID# 3H1730

Dated September 25, 1999
	 
	 	5.	 	106 square feet of air-

conditioned maintenance

storage,

Class III space

Exhibit A-2, ID# 3H1751

Dated September 25, 1999

Schedule I

Page 1

 

 

Gulfstream Int’l Airlines

GULT349A.MTM

July 28, 2000

Page 4

	 	6.	 	300 square feet of air-

conditioned temporary

ticket counters,

Class II space

Exhibit A-3, ID# 2B1360

Dated December 14, 1999
	 
	 	7.	 	1000 square feet of air-

conditioned temporary

outbound baggage carrousel,

Class IV space

Exhibit A-3, ID# 4B1359

Dated December 14, 1999

*      *      *

Schedule I

Page 2

 

 

BLUEPRINT

MIAMI DADE

AVIATION DEPARTMENT

MIAMI INTERNATIONAL AIRPORT

EXHIBIT A

GULFSTREAM

 

 

BLUEPRINT

MIAMI DADE

AVIATION DEPARTMENT

MIAMI INTERNATIONAL AIRPORT

EXHIBIT A-1

GULFSTREAM

 

 

BLUEPRINT

MIAMI DADE

AVIATION DEPARTMENT

MIAMI INTERNATIONAL AIRPORT

EXHIBIT A-2

GULFSTREAM

 

 

BLUEPRINT

MIAMI DADE

AVIATION DEPARTMENT

MIAMI INTERNATIONAL AIRPORT

EXHIBIT A-3

GULFSTREAM

 

 

Gulfstream Int’l Airlines

GULT349A.MTM

July 28, 2000

Page 5

     3.01 Monthly Rental: As monthly rental for the lease of the premises, the Lessee shall
pay the County, commencing on December 14, 1999, the sum of $6,549.95, in U. S. currency, plus
applicable State sales tax, as required by law, on the first day of each and every month, in
advance and without billing, at the office of the Department as set forth in Article 3.05 (Address
for Payments). Said rental, which includes utilities, is computed as shown on Schedule II, attached
hereto and made a part hereof.

*      *      *

 

 

GULFSTREAM INT’L AIRLINES GULT349A.MTM

SCHEDULE II

EFFECTIVE DECEMBER 14, 1999

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	ITEM	 	EXHIBIT	 	DESCRIPTION	 	CLASS	 	ID #	 	SQ. FT.	 	% USE	 	RATE	 	ANNUAL	 	MONTHLY	 	TAX/MTH
	1	 	Exhibit A	 	A/C Space Terminal
	 	 	2	 	 	G1106	 	 	30	 	 	100%	 	$70.85	 	$	2,125.50	 	 	$	177.13	 	 	$	11.51	 
	2	 	Exhibit A-1	 	Covered Ramp
	 	 	5	 	 	G1689	 	 	800	 	 	”	 	$11.81	 	$	9,448.00	 	 	$	787.33	 	 	$	51.18	 
	3	 	Exhibit A-2	 	A/C Space Concourse
	 	 	3	 	 	H1502	 	 	108	 	 	”	 	$47.23	 	$	5,100.84	 	 	$	425.07	 	 	$	27.63	 
	4	 	Exhibit A-2	 	A/C Space Concourse
	 	 	3	 	 	H1730	 	 	255	 	 	”	 	$47.23	 	$	12,043.65	 	 	$	1,003.64	 	 	$	65.24	 
	5	 	Exhibit A-2	 	A/C Space Concourse
	 	 	3	 	 	H1751	 	 	106	 	 	”	 	$47.23	 	$	5,006.38	 	 	$	417.20	 	 	$	27.12	 
	6	 	Exhibit A-3	 	Temp Ticket Counters
	 	 	2	 	 	B1360	 	 	300	 	 	”	 	$70.85	 	$	21,255.00	 	 	$	1,771.25	 	 	 	 	 
	7	 	Exhibit A-3	 	Temp Baggage Carrousel
	 	 	4	 	 	B1359	 	 	1,000	 	 	”	 	$23.62	 	$	23,620.00	 	 	$	1,968.33	 	 	 	 	 
	 	 	 	 	TOTALS
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	$	78,599.37	 	 	$	6,549.95	 	 	$	182.67	 

RATES EFFECTIVE 10/1/99 TO 9/30/00

	 	 	 	 	 	 	 
	Class	 	Description	 	Rate SF/Yr
	1	 	Ticket Counter
	 	$	94.46	 
	2	 	VIP Club
	 	$	70.85	 
	2	 	A/C Space Terminal
	 	$	70.85	 
	2	 	Curbside Ticket Counter
	 	$	70.85	 
	3	 	A/C Space Concourse
	 	$	47.23	 
	4	 	Non A/C Space
	 	$	23.62	 
	5	 	Covered Ramp
	 	$	11.81	 
	 	 	Ramp Pavement
	 	$	0.85	 
	6	 	Other
	 	$	47.23	 

SCHEDULE II

 

 

Gulfstream Int’l Airlines

GULT349A.MTM

July 28, 2000

Page 6

III. CHANGES EFFECTIVE JANUARY 14, 2000:

     Effective January 14, 2000, the Agreement is administratively modified to delete the
following:

300 square feet of air-

conditioned temporary

ticket counters,

Class II space

Exhibit A-3, ID# 2B1360

Dated December 14, 1999

1,000 square feet of

temporary outbound

baggage carrousel,

Class IV space

Exhibit A-3, ID# 4B1359

Dated December 14, 1999

     Below are modified Articles 1.02, 3.01 and 3.02, which along with the attached Exhibits A, A-1
and A-2, dated September 25, 1999, now govern and are hereby incorporated into and made part of
Lease No. X-349 as of January 14, 2000.

*      *      *

     1.02 Description of Premises: The Premises leased herein are located in the Terminal
Building Area, (“Terminal Building”) at Miami International Airport (“Airport”), and are described
as follows and shown on Exhibits A, A-1 and A-2, dated September 25, 1999, attached hereto and made
a part hereof (“Premises”) and further identified by Miami-Dade Aviation Department (“Department”)
identification numbers (“ID”) as summarized on Schedule I, attached hereto and part hereof.

*      *      *

 

 

Gulfstream Int’l Airlines

GULT349A.MTM

July 28, 2000

Page 7

GULFSTREAM INT’L AIRLINES, INC.

GULT349A.MTM

SCHEDULE I

EFFECTIVE JANUARY 14, 2000

	 	1.	 	30 square feet of air-

conditioned operational

storage,

Class II space

Exhibit A, ID# 2G1106

Dated September 25, 1999
	 
	 	2.	 	860 square feet of

covered ramp,

Class V space

Exhibit A-1, ID# 5G1689

Dated September 25, 1999
	 
	 	3.	 	108 square feet of air-

conditioned maintenance

storage,

Class III space

Exhibit A-2, ID# 3H1502

Dated September 25, 1999
	 
	 	4.	 	255 square feet of air-

conditioned maintenance

storage,

Class III space

Exhibit A-2, ID# 3H1730

Dated September 25, 1999
	 
	 	5.	 	106 square feet of air-

conditioned maintenance

storage,

Class III space

Exhibit A-2, ID# 3H1751

Dated September 25, 1999

Schedule I

 

 

BLUEPRINT

MIAMI DADE

AVIATION DEPARTMENT

MIAMI INTERNATIONAL AIRPORT

EXHIBIT A

GULFSTREAM

 

 

BLUEPRINT

MIAMI DADE

AVIATION DEPARTMENT

MIAMI INTERNATIONAL AIRPORT

EXHIBIT A-1

GULFSTREAM

 

 

BLUEPRINT

MIAMI DADE

AVIATION DEPARTMENT

MIAMI INTERNATIONAL AIRPORT

EXHIBIT A-2

GULFSTREAM

 

 

Gulfstream Int’l Airlines

GULT349A.MTM

July 28, 2000

Page 8

     3.01 Monthly Rental: As monthly rental for the lease of the premises, the Lessee shall
pay the County, commencing on January 14, 2000, the sum of $2,810.36, in U. S. currency, plus
applicable State sales tax, as required by law, on the first day of each and every month, in
advance and without billing, at the office of the Department as set forth in Article 3.05 (Address
for Payments). Said rental is computed as shown on Schedule II, attached hereto and made a part
hereof.

*      *      *

 

 

GULFSTREAM INT’L AIRLINES GULT349A.MTM

SCHEDULE II

EFFECTIVE JANUARY 14, 2000

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	ITEM	 	EXHIBIT	 	DESCRIPTION	 	CLASS	 	ID #	 	SQ. FT.	 	% USE	 	RATE	 	ANNUAL	 	MONTHLY	 	TAX/MTH
	1	 	Exhibit A	 	A/C Space Terminal
	 	 	2	 	 	G1106	 	 	30	 	 	100%	 	$70.85	 	$	2,125.50	 	 	$	177.13	 	 	$	11.51	 
	2	 	Exhibit A-1	 	Covered Ramp
	 	 	5	 	 	G1689	 	 	800	 	 	”	 	$11.81	 	$	9,448.00	 	 	$	787.33	 	 	$	51.18	 
	3	 	Exhibit A-2	 	A/C Space Concourse
	 	 	3	 	 	H1502	 	 	108	 	 	”	 	$47.23	 	$	5,100.84	 	 	$	425.07	 	 	$	27.63	 
	4	 	Exhibit A-2	 	A/C Space Concourse
	 	 	3	 	 	H1730	 	 	255	 	 	”	 	$47.23	 	$	12,043.65	 	 	$	1,003.64	 	 	$	65.24	 
	5	 	Exhibit A-2	 	A/C Space Concourse
	 	 	3	 	 	H1751	 	 	106	 	 	”	 	$47.23	 	$	5,006.38	 	 	$	417.20	 	 	$	27.12	 
	 	 	 	 	TOTALS
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	$	33,724.37	 	 	$	2,810.36	 	 	$	182.67	 

RATES EFFECTIVE 10/1/99 TO 9/30/00

	 	 	 	 	 	 	 
	Class	 	Description	 	Rate SF/Yr
	1	 	Ticket Counter
	 	$	94.46	 
	2	 	VIP Club
	 	$	70.85	 
	2	 	A/C Space Terminal
	 	$	70.85	 
	2	 	Curbside Ticket Counter
	 	$	70.85	 
	3	 	A/C Space Concourse
	 	$	47.23	 
	4	 	Non A/C Space
	 	$	23.62	 
	5	 	Covered Ramp
	 	$	11.81	 
	 	 	Ramp Pavement
	 	$	0.85	 
	6	 	Other
	 	$	47.23	 

SCHEDULE II

 

 

Gulfstream Int’l Airlines

GULT349A.MTM

July 28, 2000

Page 9

IV. CHANGES EFFECTIVE JUNE 1, 2000:

     On June 1, 2000 a review of Gulfstream’s leased space under its Terminal Lease, X-349, found
the 800 square feet of Class V, Covered Ramp Space as was shown on Exhibit A-1, ID# 5G1689 more
readily fell within the Class IV Non A/C Space classification. The area is a semi-enclosed one used
for Guflstream’s employee work, locker and break area. It’s electrical outlets serve Gulfstream’s
freezer, microwave, and other items.

     Therefore, this portion of the Modification Letter is written to change this area, as shown on
Exhibit A-1, ID# 4G1689 and reflect the new rental rate charge as shown on Schedule II.

     Effective June 1, 2000, the Agreement is administratively modified to delete the following:

800 square feet of

covered ramp,

Class V space

Exhibit A-1, ID# 5G1689

Dated February 11, 1999

     Effective June 1, 2000, the Agreement is administratively modified to add the following:

800 square feet of non

air-conditioned operational,

Class IV space

Exhibit A-1, ID# 4G1689

Dated June 1, 2000

     Below are modified Articles 1.02, 3.01 and 3.02, which along with the attached Exhibits A, A-1
and A-2, dated June 1, 2000, now govern and are hereby incorporated into and made part of Lease No.
X-349 as of June 1, 2000.

*      *      *

     1.02 Description of Premises: The Premises leased herein are located in the Terminal
Building Area, (“Terminal Building”) at Miami International Airport (“Airport”), and are described
as follows and shown on Exhibits A, A-1 and A-2, dated June 1, 2000, attached hereto and made a
part hereof (“Premises”) and further identified by Miami-Dade Aviation Department (“Department”)
identification numbers (“ID”) as summarized on Schedule I.

*      *      *

 

 

Gulfstream Int’l Airlines

GULT349A.MTM

July 28, 2000

Page 10

GULFSTREAM INT’L AIRLINES, INC.

GULT349A.MTM

SCHEDULE I

EFFECTIVE JUNE 1, 2000

	 	1.	 	30 square feet of air-

conditioned operational

storage,

Class II space

Exhibit A, ID# 2G1106

Dated June 1, 2000
	 
	 	2.	 	800 square feet non

air-conditioned operational,

Class IV space

Exhibit A-1, ID# 4G1689

Dated June 1, 2000
	 
	 	3.	 	108 square feet of air-

conditioned maintenance

storage,

Class III space

Exhibit A-2, ID# 3H1502

Dated June 1, 2000
	 
	 	4.	 	255 square feet of air-

conditioned maintenance

storage,

Class III space

Exhibit A-2, ID# 3H1730

Dated June 1, 2000
	 
	 	5.	 	106 square feet of air-

conditioned maintenance

storage,

Class III space

Exhibit A-2, ID# 3H1751

Dated June 1, 2000

Schedule I

 

 

BLUEPRINT

MIAMI DADE

AVIATION DEPARTMENT

MIAMI INTERNATIONAL AIRPORT

EXHIBIT A

GULFSTREAM

 

 

BLUEPRINT

MIAMI DADE

AVIATION DEPARTMENT

MIAMI INTERNATIONAL AIRPORT

EXHIBIT A-1

GULFSTREAM

 

 

BLUEPRINT

MIAMI DADE

AVIATION DEPARTMENT

MIAMI INTERNATIONAL AIRPORT

EXHIBIT A-2

GULFSTREAM

 

 

Gulfstream Int’l Airlines

GULT349A.MTM

July 28, 2000

Page 11

     3.01 Monthly Rental: As monthly rental for the lease of the premises, the Lessee shall
pay the County, commencing on June 1, 2000, the sum of $3,597.70, in U. S. currency, plus
applicable State sales tax, as required by law, on the first day of each and every month, in
advance and without billing, at the office of the Department as set forth in Article 3.05 (Address
for Payments). Said rental, which includes utilities, is computed as shown on Schedule II, attached
hereto and made a part hereof.

*      *      *

 

 

GULFSTREAM INT’L AIRLINES GULT349A.MTM

SCHEDULE II

EFFECTIVE JUNE 1, 2000

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	ITEM	 	EXHIBIT	 	DESCRIPTION	 	CLASS	 	ID #	 	SQ. FT.	 	% USE	 	RATE	 	ANNUAL	 	MONTHLY	 	TAX/MTH
	1	 	Exhibit A	 	A/C Space Terminal
	 	 	2	 	 	G1106	 	 	30	 	 	100%	 	$70.85	 	$	2,125.50	 	 	$	177.13	 	 	$	11.51	 
	2	 	Exhibit A-1	 	Non A/C Space
	 	 	4	 	 	G1689	 	 	800	 	 	”	 	$23.62	 	$	18,896.00	 	 	$	1,574.67	 	 	$	102.35	 
	3	 	Exhibit A-2	 	A/C Space Concourse
	 	 	3	 	 	H1502	 	 	108	 	 	”	 	$47.23	 	$	5,100.84	 	 	$	425.07	 	 	$	27.63	 
	4	 	Exhibit A-2	 	A/C Space Concourse
	 	 	3	 	 	H1730	 	 	255	 	 	”	 	$47.23	 	$	12,043.65	 	 	$	1,003.64	 	 	$	65.24	 
	5	 	Exhibit A-2	 	A/C Space Concourse
	 	 	3	 	 	H1751	 	 	106	 	 	”	 	$47.23	 	$	5,006.38	 	 	$	417.20	 	 	$	27.12	 
	 	 	 	 	TOTALS
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	$	43,172.37	 	 	$	3,597.70	 	 	$	233.85	 

RATES EFFECTIVE 10/1/99 TO 9/30/00

	 	 	 	 	 	 	 
	Class	 	Description	 	Rate SF/Yr
	1	 	Ticket Counter
	 	$	94.46	 
	2	 	VIP Club
	 	$	70.85	 
	2	 	A/C Space Terminal
	 	$	70.85	 
	2	 	Curbside Ticket Counter
	 	$	70.85	 
	3	 	A/C Space Concourse
	 	$	47.23	 
	4	 	Non A/C Space
	 	$	23.62	 
	5	 	Covered Ramp
	 	$	11.81	 
	 	 	Ramp Pavement
	 	$	0.90	 
	6	 	Other
	 	$	47.23	 

SCHEDULE II

 

 

Gulfstream Int’l Airlines

GULT349A.MTM

July 28, 2000

Page 12

     Based on the above, the security deposit required by Article 3.02 is now $7,663.10, which
includes the 6.5% Florida State Sales Tax. Our Accounting Division shows Gulfstream Int’l Airlines
has sufficient funds in its GULT30 Prepaid Account.

     All other terms, covenants and conditions contained in the Lease No. X-349, effective
September 25, 1999, not inconsistent herewith, shall remain in full force and effect.

     Please acknowledge you concurrence with the above terms and conditions by executing one copy
of this Modification Letter and returning it to the Properties Division, attention Don Hyman, by
August 10, 2000.

     By copy of this modification letter to our Accounting Division, billing will be adjusted
accordingly.

     The Department thanks Gulfstream Intl. Airlines and you for continuing to be an important part
of the Miami International Airport’s Family of Business Partners. If you have any questions, please
feel free to call me at 305-876-0362.

Sincerely,

/s/ Don F. Hyman

Don F. Hyman

Property Manager

	 	 	 	 	 
	AGREED AND ACCEPTED	 	 
	Gulfstream International Airlines, Inc.	 	 
	 
	 	 	 	 
	BY:
	 	 

	 	 
	 
	TITLE:

	 	 

	 	 
	 
	DATE:

	 	 	 	 
	 

	 	 

	 	 

			
	cc:	 	Accounting

Maintenance

Operations

Risk Management

 

 

	 	 	 	 	 
	 

	 	Lease No.
	 	X-349
	 

	 	Cust. No.
	 	GULT30
	 

	 	Doc. Name:
	 	GULT349.MTL

LEASE AGREEMENT BETWEEN MIAMI-

DADE COUNTY, FLORIDA, AS LESSOR,

AND GULFSTREAM INTERNATIONAL

AIRLINES, INC., AS LESSEE, MIAMI

INTERNATIONAL AIRPORT

     THIS LEASE AGREEMENT, (“Agreement”) made and entered into as of the 20th day of
July, 2000, by and between MIAMI-DADE COUNTY, a political subdivision of the State of Florida
(“County”) and GULFSTREAM INTERNATIONAL AIRLINES, INC., a Florida corporation (“Lessee”).

W I T N E S S E T H:

     FOR, and in consideration of the premises and of the mutual covenants and agreements herein
contained, the parties hereto agree as follows:

ARTICLE 1

Term and Premises

     1.01 Term: The County hereby leases to the Lessee, and the Lessee hereby leases from
the County, for a term of month-to-month, commencing on the 25th day of September, 1999, cancelable
by either party, at any time, upon not less than 30 days written notice to the other party, the
premises described in Article 1.02 (Description of Premises) hereof, for the purposes set forth in
Article 2 (Use of Premises) hereof.

     1.02 Description of Premises: The premises leased herein are located in the Terminal
Building area (“Terminal Building”) at Miami International Airport (“Airport”), and are described
on Schedule I and as shown on Exhibits A, A-1 and A-2, dated September 25, 1999, attached hereto
and made a part hereof (“Premises”) and further identified by Miami-Dade Aviation Department
(“Department”) identification number(s) (“ID#”) as summarized on Schedule I, attached hereto and
made a part hereof. Except as otherwise provided herein, relative to common use or possibly shared
facilities, the Premises are leased to the Lessee on an exclusive basis.

     1.03 Relocation or Modification of Premises: The Premises are subject to relocation,
modification or deletion, at the sole discretion of the Department, and Schedules I (Premises
Description) and II (Rentals Calculation) attached to this Agreement shall be administratively
revised to reflect such relocation, modification, or deletion upon 30 days written notice to the
Lessee by the Department. Relocated space may not be similar in size or configuration to the
Premises leased herein. However, the Department shall use its best efforts to try to provide
adequately sized relocated space, based on the Lessee’s then current level of activity.

1

 

     In the event it is necessary to relocate the Lessee to substitute premises because of the
Department’s needs or programs, the Department shall determine whether work related to such
relocation shall be performed by the Lessee, subject to reimbursement or rental credit pursuant to
the provisions of County Ordinance No. 95-64. In the event it is determined that the Lessee shall
perform the work, this Agreement shall be amended by a Supplemental Agreement which shall provide
the conditions under which the work is to be performed and the method of reimbursement.

     If the Lessee is relocated at its request or for its airline or business benefit, such as to
provide more or less space or to locate it near another airline with which it has a marketing, code
sharing, corporate interrelationship or like arrangement, the relocation costs shall be the sole
responsibility of the Lessee. If the relocation is for the mutual benefit of both the Lessee and
the Department, the parties shall attempt to agree to a mutually acceptable cost sharing
arrangement.

ARTICLE 2

Use of Premises

     2.01 Use of Premises: The Lessee shall use the Premises for the following purposes
only:

Operational, maintenance and storage space for the conducting of its
business as an operational airline at Miami International Airport.
Mail and air cargo storage or receiving operations shall not be
conducted within or in connection with the Premises without the
prior written approval of the Department.

Certain areas of the Terminal Building, including, but not limited
to, gates, passenger gate holding areas, passenger loading bridges,
concourses and concourse security entry points, are designated as
“common-use facilities”, and are made available to all airline
users, subject to the payment of nondiscriminatory use charges,
established from time to time pursuant to Article 3.08 (Other Fees
and Charges) hereof.

     2.02 Installation of Equipment: The Lessee, upon written request, approved in writing
by the Department, shall have the right to install, maintain, repair, replace and operate, at its
sole cost and expense, in and on the Premises, and between the Premises and other premises leased
or used by the Lessee, along such rights-of-way as may be approved by the Department, such computer
equipment, communications, meteorological and aerial navigational equipment and facilities,
together with required conduits, tubes and power lines, as may be necessary and convenient in the
opinion of the Lessee for its operations.

     2.03 Adequate Utilization of Ticket Counter: In the event the ticket counter portion
of the Premises is not being adequately utilized by the Lessee, as provided herein, the Department
reserves the right, upon written notice, without liability by the Department to the Lessee, to make
available a part of the leased ticket counter to third parties on a joint utilization basis or to
delete from the leased Premises, pursuant to Article 1.03 (Relocation or Modification of Premises)
a portion of the leased ticket counter. The Department shall notify the Lessee of such action, in

2

 

writing, no less than 30 calendar days prior to implementing such joint utilization or
deletion. During any such joint utilization, any monies paid by the third parties shall accrue to
the County and the Lessee shall receive abatement of rentals due, for the applicable Premises, on a
fair and equitable basis. For the purposes of this provision, the Lessee shall be deemed not to be
adequately utilizing the ticket counter portion of the Premises whenever the Lessee is regularly
averaging less than 40 departing (enplaning) passengers per day per leased ticket counter position.

     If the deleted portion of the ticket counter Premises are not then under lease to others and
are otherwise still available to lease to the Lessee, the Lessee may, upon no less than 30 calendar
days written notice to the County, resume full utilization of the Premises. Such notice shall
contain a statement that the Lessee’s projected flight schedule is such that the Lessee has
reasonable expectation that it will be enplaning 40 or more passengers per day per ticket counter
position and shall include a planned schedule of such operations. The written notice shall be
signed by an authorized officer of the Lessee.

     2.04 Common Use Terminal Equipment: In the event the Department acquires and installs
“common use (computer) terminal equipment” (CUTE) in the portion of the Terminal in which the
ticket counter portion of the Premises are located, the Lessee, at its sole cost and expense, shall
remove its own terminal computer equipment installed in the Premises and thereafter shall pay to
the County such nondiscriminatory fees and charges as shall be established for any usage of CUTE.
Such CUTE shall be so designed and implemented as to insure the security and confidentiality of
proprietary information of the Lessee and to enhance the quality of the Lessee’s operations at the
Airport. In the event CUTE is installed in the gate areas used by the Lessee for processing
enplaning passengers, in lieu of CUTE, the Lessee, at its option, expense and liability, may use
its own portable terminal computer equipment. If the Lessee is boarding (enplaning) an average of
120 or more departing (enplaning) passengers per day per leased ticket counter position, the Lessee
shall have the right to not be required to use the County’s CUTE system. In such event, the removal
of CUTE, the installation of the Lessee’s terminal equipment and the reinstallation of CUTE upon
relocation or termination of this Agreement shall be at the Lessee’s sole cost and expense.

ARTICLE 3

Rentals and Payments

     3.01 Monthly Rental: As monthly rental for the lease of the Premises, the Lessee shall
pay to the County, commencing on September 25, 1999, the sum of $2,865.12, in U.S. currency, plus
applicable State sales taxes, as required by law, on the first day of each and every month, in
advance and without billing, at the offices of the Department as set forth in Article 3.05 (Address
for Payments). Said rental, which includes utilities, is computed as shown on Schedule II, attached
hereto and made a part hereof.

     The County agrees that if the Florida Department of Revenue or any other taxing authority
issues any notice or assessment to the County regarding taxes payable by the Lessee hereunder, the
County shall inform the Lessee of such notice within 10 days of receipt thereof and shall not pay
any tax or related assessment ultimately payable by the Lessee hereunder without approval of the
Lessee; provided, however, that the Lessee shall remain liable to the

3

 

County for any tax, penalty, and interest that ultimately is determined to be payable by the
Lessee. In any administrative or judicial action to challenge a tax or assessment, both the County
and the Lessee shall provide reasonable cooperation to each other; provided, however, that the
Lessee shall have the right, with the approval of the County Attorney’s Office, to select and
direct counsel to represent its and the County’s interests.

     3.02 Security Deposit: Prior to occupancy of the Premises, the Lessee, unless exempted
under County policy, shall pay to the County an amount equal to two times the required total
monthly rental as determined pursuant to Article 3.01 (Monthly Rental) above, plus applicable State
sales tax thereon, as security for the payment of the Lessee’s obligations hereunder. Said deposit
shall be in addition to any rental payments required hereunder, and the Department shall be
entitled to apply such payment to any debt of the Lessee to the Department that may then exist, as
permitted by law, including but not limited to the rentals required hereunder. In lieu of the
security deposit being made in cash, the Department, in its sole discretion, may authorize the
Lessee to provide an irrevocable Letter of Credit or other security instrument acceptable to the
Department, in a form provided or approved by the Department, in like amount. The amount of the
security deposit is subject to adjustment by the Department at any time there is a change in the
monthly rentals pursuant to the terms of this Agreement; provided further, that the Department
shall have the right to demand an increase in the security deposit requirement of up to an
additional four months rental to provide the Department with adequate assurance of the Lessee’s
payment of its obligations, which assurance is required because of the Lessee’s defaults in the
timely payment of rents, fees and charges due hereunder, or because the Department has reason to
believe, based on published reports, that the Lessee’s future ability to pay such rentals, fees and
charges, on a timely basis, is in jeopardy.

     3.03 Rental Rate Adjustment: Notwithstanding the month-to-month term of this
Agreement, annually as of October 1, the cost based rental rates, pursuant to Article 3.01 (Monthly
Rental) above, applicable to the Premises leased hereunder, shall be subject to recalculation and
adjustment in accordance with the policies and formulae approved in Board of County Commissioners’
Resolution No R-1054-90, adopted on September 27, 1990, as such may be amended from time to time.
When such adjusted rental rates are established, this Agreement shall be considered and deemed to
have been administratively amended to incorporate such rental rates, effective as of such October 1
date. Such rental rates shall be reflected herein by letter amendment hereto. Payments for any
retroactive rental adjustments shall be due upon billing by the Department and payable within ten
calendar days of same.

     3.04 Double Rental: In the event that the Lessee remains in possession of the Premises
beyond the termination of this Agreement, the Lessee shall be bound by all of the terms and
conditions of this Agreement to the same extent as if this Agreement were in full force and effect
during the time beyond the expiration date of this Agreement. However, during any such possession
of the Premises as a holdover tenant after the Department has demanded the return of the Premises,
the Lessee shall be liable for double rentals for so long as the Lessee remains in possession after
such demand, such rentals to be based upon the rental rates applicable from time to time, in whole
or in part to the Premises. (Section 83.06, Florida Statutes)

     3.05 Address for Payments: The Lessee shall pay, by mail, all rentals, fees and
charges required by this Agreement to the following:

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Miami-Dade Aviation Department

Accounting Division

P. 0. Box 592616 AMF

Miami, Florida 33159

     Payments may be made by hand-delivery to the offices of the Department during normal working
hours.

     3.06 Late Payment Charge: In the event the Lessee fails to make any payments, as
required to be paid under the provisions of this Agreement, within ten days after same shall become
due, interest at the rates established from time to time by the Board of County Commissioners of
Miami-Dade County, Florida (currently set at 11/2% per month), shall accrue against the delinquent
payment(s) from the original due date until the Department actually receives payment. The right of
the County to require payment of such interest and the obligation of the Lessee to pay same shall
be in addition to and not in lieu of the rights of the County to enforce other provisions herein,
including termination of this Agreement, and to pursue other remedies provided by law.

     3.07 Dishonored Check or Draft: In the event that the Lessee delivers a dishonored
check or draft to the County in payment of any obligation arising under the terms of this
Agreement, the Lessee shall incur and pay a service charge of TWENTY FIVE DOLLARS, if the face
value of the dishonored check or draft is $50.00 or less, THIRTY DOLLARS, if the face value of the
dishonored check or draft is more than $50.00 and less than $300.00, or FORTY DOLLARS, if the face
value of the dishonored check or draft is $300.00 or more, or Five Percent of the face value of
such dishonored check or draft, whichever is greater. Further, in such event, the Department may
require that future payments required pursuant to this Agreement be made by cashier’s checks or
other means acceptable to the Department.

     3.08 Other Fees and Charges: The Lessee acknowledges that the Board of County
Commissioners has or will establish or direct the establishment, from time to time, of various fees
and charges for the use of various facilities, equipment and services provided by the County and
not leased to or specifically provided to the Lessee hereunder, and procedures relating to the
payment of same. Such fees may include, but are not necessarily limited to, concourse use charges,
concourse security fees, baggage claim and makeup use and maintenance charges, landing fees,
charges for the use of loading bridges, pre-conditioned air and 400hz systems, aircraft parking and
overtime aircraft charges, and the like. The Lessee shall pay, upon billing, for its use of such
facilities, equipment and services those fees and charges which are billed monthly. For other fees
and charges which are based on usage, the Lessee shall, unless otherwise directed by the Department
in writing, report its uses of applicable facilities, equipment and services and pay the applicable
fees and charges at the same time and in the same manner it pays landing fees to the County.

     3.09 Percentage Fee Payments Required for Provision of Services to Others: The Lessee
acknowledges that the Board of County Commissioners has established policies whereby an airline is
authorized to provide services to: (1) handle airlines in which it has at least a 5% equity
interest per Resolution R-1180-95, dated September 14, 1995, and (2) handle other

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airline(s) per Resolution R-1440-97, dated December 2, 1997. Pursuant to the above
resolutions, the Lessee,
upon obtaining an Airline Handling Services Permit, is hereby authorized to perform airline
handling services, subject to the payment, by the Lessee, of a percentage of Gross Revenues
obtained from providing such services, as defined in Article 3.10 (Opportunity Fee). In no event
will such payment be considered as a lease, rental or license payment.

     3.10 Opportunity Fee: In addition to the monthly rental payments required under
Article 3.01 (Monthly Rental), the Lessee shall pay to the County 7% of the monthly Gross Revenues,
as defined in Article 3.11 (Gross Revenues). The Lessee shall pay such amount to the County by the
tenth day of the month following the month in which the Gross Revenues were received or accrued.
The percentage fees payable on any unreported Gross Revenues, determined by the annual audit
required pursuant to Article 3.14 (Annual Audit Required) are considered, for the purposes of
Article 3.06 (Late Payment Charge), as having been due on the tenth day of the month following the
month during which such unreported Gross Revenues were received or accrued. This opportunity fee is
not a payment for a lease or license to use the Premises, but rather payment for the Lessee’s
privilege of doing business on the Airport.

     3.11 Gross Revenues: The term “Gross Revenues”, as used in the Agreement means all
moneys paid or payable to, or considerations of determinable value received by the Lessee for sales
made, transactions had, or services rendered to an equity interest airline(s) or other airline(s)
under Article 2.01 (Use of Premises) and Article 3.09 (Percentage Fee Payments Required for
Provision of Services to Others) of this Agreement regardless of when or where the order therefore
is received, whether paid or unpaid, whether on a cash or credit basis or in consideration of any
other thing of value; provided, however, that any taxes imposed by law which are separately stated
to and actually paid by a customer and directly payable by the Lessee to a taxing authority and
sales refunds shall be excluded therefrom.

     3.12 Records and Reports: The Lessee shall keep in Miami-Dade County, during the term
of this Agreement, all books of account, records and reports used in its operation necessary to
report Gross Revenues and to calculate the percentage opportunity fees payable hereunder and as
may, from time to time, be required by the Department to document its activities pursuant to this
Agreement. All Gross Revenues hereunder shall be accounted for in accordance with generally
accepted accounting principles. The form of all such books of account, records and reports shall be
subject to the approval of the Department and/or the auditors of the County (one or more of the
following: the designated external auditing firm or other certified public accounting firm selected
by the Department, the County’s department of Audit and Management Services or auditors of the
State of Florida). Recommendations for changes, additions or deletions to such books of account,
records and reports by the auditors of the County shall be complied with by the Lessee when
requested by the Department. The auditors of the County shall be permitted, during normal working
hours, to audit and examine all books of account, records and reports relating to the operations of
the Lessee hereunder, including, but not limited to, balance sheets, profit and loss statements,
deposit receipts, Florida State Sales Tax Reports and such other documents as may be determined by
the Department to be necessary and appropriate; provided, however, that the Lessee shall not be
required to retain such records in Miami-Dade County, Florida, for more than three years following
termination of this Agreement.

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     3.13 Monthly Report of Gross Revenues: On or before the tenth day following the end of
each calendar month throughout the term of the Agreement, the Lessee shall furnish to the
Department a statement of monthly Gross Revenues for the preceding calendar month and certify as to
the accuracy of such Gross Revenues in the form prescribed by the Department. In the event there
are no Gross Revenues, a monthly report will be submitted stating such.

     3.14 Annual Audit Required: Within sixty days of each anniversary of the commencement
date of this Agreement and within sixty days following termination of this Agreement, the Lessee
shall, at its sole cost and expense, provide to the Department on an annual (or portion thereof)
basis an audit report of monthly Gross Revenues, containing an unqualified opinion, prepared and
attested to by an independent certified public accounting firm, licensed in the state of Florida.
The report shall include a schedule of Gross Revenues and percentage opportunity fees paid to the
County under this Agreement, prepared in accordance with the comprehensive basis of accounting
defined under terms of the Agreement and reported in the format as subsequently prescribed by the
Department. The audit shall be conducted in accordance with generally accepted auditing standards
and include issuance of a management letter, which will contain the findings discovered during the
course of the examination, such as recommendations to improve internal controls and other
significant matters related to this Agreement. In addition, the audit shall include comprehensive
compliance procedures to determine whether the books of account, records and reports were kept in
accordance with the terms of this Agreement for the period of examination. The auditor shall report
such procedures and findings in a separate letter report to the Department. The last such report
shall include the last day(s) of operations.

     3.15 Right to Inspect: The Department and the auditors of the County shall have the
right, without limitation, to enter upon the Premises at any time during normal operating hours of
the Lessee to: (1) inspect, review, verify and check all or any portion(s) of the Lessee’s
procedures for recording or compiling Gross Revenue information by day or month; and (2) audit,
check, inspect and review all books of account, records, financial reports, financial statements,
operating statements, inventory records, copies of State sales tax returns, and work papers
relating to the operation of the Lessee, and other pertinent information as may be determined to be
needed or desirable by the Department.

ARTICLE 4

Maintenance and Repair by Lessee

     4.01 Cleaning: The Lessee shall, at its sole cost and expense, perform or cause to be
performed, services which will at all times keep the Premises clean, neat, orderly, sanitary and
presentable.

     4.02 Removal of Trash: The Lessee shall remove from the Premises, at its sole cost and
expense, all trash and refuse which might accumulate and arise from its use of the Premises and the
business operations of the Lessee under this Agreement. Such trash and refuse shall be stored
temporarily and disposed of in a manner approved by the Department.

     4.03 Maintenance and Repairs: The Lessee shall repair and maintain in good condition
the Premises and all improvements or alterations thereto, except for those items for which the

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County is responsible pursuant to Article 5 (Maintenance by County). Such repair and
maintenance shall include, but not be limited to, painting, overhead and personnel doors, windows,
equipment, protection bumpers attached to building, furnishings, skylights, fixtures,
appurtenances, replacement of light bulbs, ballasts and tubes and the replacement of all broken
glass, and shall at all times be based on a standard of care reflecting prudent property
management. Maintenance and repairs shall be in quality and class equal to or better than the
original work to preserve the Premises in good order and condition. The Lessee shall repair all
damage caused by the Lessee and its employees, agents, independent contractors, patrons, servants
or invitees. Prior to or at termination of this Agreement, injury done by the installation or
removal of furniture and personal property of the Lessee shall be repaired so as to restore the
Premises to their original state, except as the Premises may have been altered by the Lessee with
the approval of the Department pursuant to Article 7.01 (Alterations), and to quit and surrender up
the Premises in the same good order and condition as it was at the commencement of this Agreement,
except for reasonable wear and tear and damage caused by an Act of God provided however, that such
return of the Premises under this Article 4.03 shall not relieve the Lessee of its obligations for
damages to the Premises that may be specifically provided elsewhere in this Agreement. Any
equipment installed in the Premises or elsewhere in the Terminal Building by the Lessee shall be
removed and, unless the space as altered, either by the Lessee or by a predecessor of the Lessee
and accepted by the Lessee, is usable by a successor tenant, in the opinion of the Department, the
space shall be returned to its original condition, normal wear and tear excepted, upon relocation
or termination of this Agreement.

     4.04 Air-conditioning Maintenance: The Lessee shall have full responsibility for
maintenance of any air-conditioning equipment installed by the Lessee.

     4.05 Inspections: The Department and/or its designated representatives shall have the
right, during normal working hours, to inspect the Premises to identify those items of maintenance,
repair, replacement, modification and refurbishment required of the Lessee or the County, pursuant
to Article 5 (Maintenance by County), to keep the Premises in good order and condition. The Lessee
shall perform all corrective work required of it, identified in such inspection(s) within 30 days
of receipt of written notice from the Department, or if correction cannot reasonably be completed
within such 30 day period, in the sole discretion of the Department, the Lessee has commenced
substantial corrective steps within such 30 day period and diligently pursues same to completion.
Trash and debris problems shall be corrected within 24 hours following receipt of either oral or
written notice from the Department.

     4.06 Failure to Maintain: If it is determined by the Department that the Lessee has
failed to properly clean, remove trash and refuse, maintain, repair, replace and refurbish the
Premises as required by this Article 4 (Maintenance and Repair by Lessee), the Department shall
provide to the Lessee a list of deficiencies, reflecting the amount of time to be reasonably
allowed for the Lessee to correct same. If the Lessee fails to correct such deficiencies within the
time allowed and has not registered an objection as to its obligation to do so, the Department,
following 10 days further notice to the Lessee, may enter upon the Premises and perform all work,
which, in the judgment of the Department, may be necessary and the County shall add the cost of
such work, plus 25% for administrative costs, to the rent due hereunder on the first day of the
month following the date of such work, and such cost shall be and constitute a part of the rent.
Subsequent to receipt of the further notice of intent to perform repairs or cleanup from the

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Department, the Lessee shall not undertake performance of such repairs or cleanup without
specific prior written authorization from the Department.

     4.07 Lessee Maintenance Subject to Certain Conditions: The maintenance, repair and
cleanliness responsibilities of the Lessee pursuant to this Article 4 may be subject to
interruption caused by repairs, strikes, lockouts, labor controversies, inability to obtain fuel,
power or parts, accidents, breakdowns, catastrophes, national or local emergencies, acts of God,
and other conditions beyond the control of the Lessee. To the extent such events directly preclude
completion of the Lessee’s obligations pursuant to this Article 4, the County shall have no claim
for damages or right to terminate this Agreement pursuant to Article 12.03 (Other Defaults) for the
Lessee’s failure to furnish or to furnish in a timely manner any such maintenance, repair or
cleaning. The Lessee shall exercise reasonable diligence to remedy and/or cure any such
interruptions, to the extent such interruptions are within the Lessee’s control. In such event, the
Department shall have the right, in its sole discretion, to enter upon the Premises for the sole
purpose of performing such maintenance, repair or cleaning and to bill the Lessee for its actual
costs in performing same.

ARTICLE 5

Maintenance by County

     5.01 County Maintenance: The County shall clean, maintain and operate in good
condition the Terminal Building, including, but not limited to, structural and system repairs,
maintenance of electrical and mechanical systems, maintenance of walls and ceilings outside the
leased Premises, and repair and maintenance of the roof. The County shall keep the public areas in
the Terminal Building furnished and will provide therein adequate light, cold water and conditioned
air. The County shall be responsible for the replacement of light bulbs, ballasts and tubes in the
ticket counter space of the Premises. If any of the Terminal facilities are damaged or destroyed by
the operations of the Lessee, the Department shall make the necessary repairs or replacements and
shall bill the Lessee the cost thereof, plus 25% for administrative costs, in the manner specified
in Article 4.06 (Failure to Maintain) hereof.

     5.02 County Maintenance Subject to Certain Conditions: Such maintenance by the County
may be subject to interruption caused by repairs, strikes, lockouts, labor controversies, inability
to obtain fuel, power or parts, accidents, breakdowns, catastrophes, national or local emergencies,
acts of God, and other conditions beyond the control of the County. Upon any such happening, the
Lessee shall have no claim for damages for the County’s failure to furnish or to furnish in a
timely manner any such maintenance; provided, however, that, if the Premises are so damaged as to
significantly impact the Lessee’s operations for a period in excess of 72 hours, the Department
shall provide a rent abatement for that portion of the Premises rendered unusable for that period
of time that the County is unable to make repairs required by Article 5.01 (County Maintenance).
The County shall exercise reasonable diligence to remedy and/or cure any such interruptions, to the
extent such interruptions are within the County’s control.

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ARTICLE 6

Regulations, Licenses and Permits

     6.01 Rules and Regulations: The Lessee shall comply with all Ordinances of the County,
including the Rules and Regulations of the Department Chapter 25, Code of Metropolitan Miami-Dade
County, Florida, as the same may be amended from time to time, Operational Directives issued
thereunder, all additional laws, statutes, ordinances, regulations and rules of the Federal, State
and County Governments, and any and all plans and programs developed in compliance therewith, and
any County Administrative Orders and resolutions of the Board of County Commissioners applicable to
operation of the Airport, which may be applicable to its operations or activities under this
Agreement, including specifically, without limiting the generality hereof, Federal air and safety
laws and regulations and Federal, State and County environmental, hazardous waste and materials and
natural resources laws, regulations and permits.

     6.02 Violations of Rules and Regulations: The Lessee agrees to pay on behalf of the
County any penalty, assessment or fine, issued against the County, or to defend in the name of the
County any claim, assessment or civil action, which may be presented or initiated by any agency or
officer of the Federal, State or County governments, based in whole or substantial part upon a
claim or allegation that the Lessee, its agents, employees or invitees, have, during the term of
any prior agreement, this Agreement or any extension hereof or any holdover period of occupancy of
the Premises by the Lessee, violated any law, ordinance, regulation, rule or directive described in
Article 6.01 (Rules and Regulations) above or any plan or program developed in compliance
therewith. The Lessee further agrees that the substance of this Article 6.02 and Article 6.01
(Rules and Regulations) above shall be included in every sublease, contract and other agreement,
which the Lessee may enter into related to its operations and activities under this Agreement and
that any such sublease, contract and other agreement shall specifically provide that “Miami-Dade
County, Florida is a third party beneficiary of this and related provisions.” This provision shall
not constitute a waiver of any other conditions of this Agreement prohibiting or limiting
assignments, subletting or subcontracting.

     6.03 Permits and Licenses: The Lessee expressly covenants, warrants and agrees that it
shall, at its sole cost and expense, be strictly liable and responsible for obtaining, paying for,
maintaining on a current basis, and fully complying with, any and all permits, licenses and other
governmental authorizations, however designated, as may be required, at any time throughout the
entire term of this Agreement, by any Federal, State, or County governmental entity or any judicial
body having jurisdiction over the Lessee or the Lessee’s operations and activities, for any
activity of the Lessee conducted on the Premises and for any and all operations conducted by the
Lessee at the Airport, including ensuring that all legal requirements, permits and licenses
necessary for or resulting, directly or indirectly, from the Lessee’s operations and activities on
the Premises have been obtained and are being fully complied with; provided, however, that the
Lessee shall hot be responsible for obtaining construction related certificates of occupancy for
portions of the Premises constructed by the County. Upon the written request of the Department, the
Lessee shall provide to the Department copies of any and all permits and licenses required by law,
and applications therefor, which the Department may request.

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     6.04 Aircraft Noise Abatement Regulations Compliance: The Lessee hereby specifically
acknowledges its awareness that the noise generated by aircraft, while on the ground and in flight,
may cause annoyance to residential areas in proximity to the Airport and/or under or near flight
corridors serving the Airport and that the County, as proprietor of the Airport, may, therefore,
from time to time adopt certain lawful policies, procedures and/or regulations, not inconsistent
with the Airport Noise and Capacity Act of 1990, unless otherwise approved by the Federal Aviation
Administration, and not inconsistent with aircraft safety, intended, to abate the effects of
aircraft noise. Said policies, procedures and/or regulations may deal with, but are not necessarily
limited to, nighttime engine-run-ups, preferential runway usage, aircraft arrival and departure
patterns, use of displaced runway thresholds, and the like. The Lessee specifically understands and
agrees that a violation of same shall constitute a material breach hereunder and may result in
termination of this Agreement pursuant to the provisions hereof and also, that individual violators
may be subject to criminal prosecution. The foregoing shall not preclude the Lessee from
contesting, in good faith, in an appropriate jurisdictional forum, the validity or applicability of
such policies, procedures or regulations.

ARTICLE 7

Alteration of Premises and Erection of Signs

     7.01 Alterations: The Lessee shall not alter the Premises in any manner whatsoever
without the prior written approval of the Department. In the event the Lessee is given approval to
make alterations to the Premises, the Lessee shall comply with the terms and conditions of such
approval, should the Lessee choose to proceed with such alterations, as contained in the
Department’s approval letter, and a failure to do so shall constitute a default pursuant to Article
12.03 (Other Defaults) hereof.

     7.02 Signage: The Lessee shall not erect, maintain or display any identifying signs or
any advertising matter, of any type or kind which is visible to the public, without prior written
approval of the Department. In the event the Department changes the graphics system for the
identification of lessees at the Airport, the Lessee agrees, if required by the Department, to
change, at its sole cost, any of its identification signs necessary to comply with such graphics
system.

ARTICLE 8

Assignment and Subletting

     The Lessee shall not assign, transfer or otherwise encumber this Agreement, nor sublet all or
any portion of the Premises, nor, except as may be otherwise authorized pursuant to Article 3.09
(Percentage Fee Payments Required for Provision of Service to Others), allow others to use the
Premises for any commercial purpose. Notwithstanding the preceding sentence, the Lessee shall,
without the prior approval of the Department, be permitted to assign or transfer this Agreement if
the intended assignee or transferee is the Lessee’s parent, an airline subsidiary of the Lessee or
the Lessee’s successor by reason of merger, consolidation or acquisition of substantially all the
Lessee’s assets. In no event shall this Agreement be assigned or transferred to an entity which
intends to use the Premises primarily for the purpose of providing aeronautical services to other
airlines.

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ARTICLE 9

Indemnification and Hold Harmless

     The Lessee shall protect, defend (using attorneys reasonably acceptable to both the
County and the Lessee), and hold the County and its officers, agents and employees completely
harmless from and against any and all liabilities, losses, suits, claims, judgments, fines or
demands arising by reason of injury or death of any person or damage to any property, including the
leased Premises, including all reasonable costs for investigation and defense thereof (including
but not limited to attorney fees, court costs, and expert fees, through all levels of trial and
appellate proceedings), of any nature whatsoever arising out of or incident to this Agreement
and/or the use or occupancy of the leased Premises or the acts or omissions of officers, agents,
employees, contractors, subcontractors, licensees, assignees, successors, or invitees of the Lessee
regardless of where the injury, death, or damage may occur except to the extent such injury, death
or damage is caused (i) solely by an Act or God, or (ii) by the negligence or willful misconduct of
the County, its officers, employees or agents. The County shall give the Lessee reasonable notice
of any such claims or actions. The provisions of this Article 9 shall survive the expiration or
early termination of this Agreement.

ARTICLE 10

Insurance

     10.01 Insurance Required: In addition to such insurance as may be required by law, the
Lessee shall maintain, without lapse or material change, for so long as it occupies the Premises,
the following insurance:

	 	(A)	 	Public Liability Insurance on a comprehensive basis, including Contractual
Liability, to cover the Lessee’s Premises and operations, in an amount not less than
$5,000,000 combined single limit per occurrence for bodily injury and property damage.
The County must be shown as an additional insured with respect to this coverage.
	 
	 	 	 	Coverages shall be for each occurrence, with either no aggregate or an annual policy
aggregate of no less than twice the amount of coverage required for each occurrence.
In the event that the Lessee’s available coverage falls below the per occurrence
amount shown above, the Lessee shall secure a new certificate of insurance
evidencing the required coverage. The County reserves the right to not accept
policies with aggregate limits or substantial deductibles.
	 
	 	(B)	 	Automobile Liability Insurance covering all owned, non-owned and hired vehicles
(including ground or mobile equipment) used by the Lessee in connection with its
operations under this Agreement in an amount not less than:

	 	(1)	 	$5,000,000 combined single limit per occurrence for bodily
injury and property damage covering all vehicles and ground and mobile
equipment used by the Lessee on the Air Operations Area of the Airport (“AOA”);

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	 	(2)	 	$300,000 combined single limit per occurrence for bodily injury
and property damage covering such vehicles and ground and mobile equipment when
being used by the Lessee off of the AOA.

     The insurance coverages required shall include those classifications, as listed in standard
liability insurance manuals, which most nearly reflect the operations of the Lessee under this
Agreement. All insurance policies required pursuant to the terms of this Agreement shall be issued
in companies approved to do business under the laws of the State of Florida. Such companies must be
rated no less than “B” as to management, and no less than “V” as to strength in accordance with the
latest edition of “Best’s Insurance Guide”, published by A.M. Best Company, Inc., or, if not Best
rated, in companies with substantially equivalent strength, management and financial
responsibility, subject to approval of the County Risk Management Division.

     10.02 Insurance Certificates Required: Prior to the commencement of operations
hereunder and annually thereafter, the Lessee shall furnish or cause to be furnished certificates
of insurance to the Department which certificates shall clearly indicate that:

	 	(A)	 	The Lessee has obtained insurance in the types, amounts and classifications as
required for strict compliance with this Article;
	 
	 	(B)	 	The policy cancellation notification provisions specify at least 30 days
advance written notice of cancellation to the County; and
	 
	 	(C)	 	The County is named as an additional insured with respect to the Lessee’s
public liability policies, or policies covering the Lessee’s contractual
indemnification obligations hereunder.

     On said insurance certificates, unless specifically shown to be excluded thereon,
comprehensive public liability coverage shall include contractual liability, and notification of
cancellation shall include notification of material changes in the policies.

     The County reserves the right to require the Lessee to provide such reasonably amended
insurance coverage as it deems necessary or desirable, upon issuance of notice in writing to the
Lessee, which notice shall automatically amend this Agreement effective 30 days after such notice.

     10.03 Compliance: Compliance with the requirements of this Article 10 (Insurance)
shall not relieve the Lessee of its liability under any other portion of this Agreement or any
other agreement between the County and the Lessee.

     10.04 Right to Examine: The Department reserves the right, upon reasonable notice, to
examine the original or true copies of policies of insurance (including but not limited to binders,
amendments, exclusions, riders and applications) to determine the true extent of coverage. The
Lessee shall, upon receipt of notice from the Department, promptly provide to the Department
certified copies of such portion(s) of the policies of insurance and related documents as the
Department shall deem necessary.

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     10.05 Personal Property: Any personal property of the Lessee or of others placed in
the Premises or placed anywhere on the Airport shall be at the sole risk of the Lessee or the
owners thereof, and the County shall not be liable for any loss or damage, except to the extent
such loss or damage was caused by the negligence of the County, as limited by Section 768.28,
Florida Statutes.

ARTICLE 11

Use of Public Facilities

     The County grants to the Lessee, in common with all others desiring to use the Airport, and
only to the extent necessary to carry out the rights granted the Lessee hereunder, the nonexclusive
privilege to use the runways, taxiways, roads of egress and ingress, service roads and such other
facilities and improvements as may be now in existence or hereafter constructed for the use of
persons lawfully using the Airport; provided, however, that such usage shall be subject to the
payment of nondiscriminatory fees and other charges established by the County. Nothing herein
contained shall grant to the Lessee the right to use any space or area improved or unimproved which
is leased to a third party, or which the County has not leased herein.

ARTICLE 12

Termination

     12.01 Payment Defaults: Failure of the Lessee to make all payments of rentals, fees
and charges required to be paid herein when due shall constitute a default, and the County may, at
its option, terminate this Agreement after seven (7) calendar days notice in writing to the Lessee
unless the default be cured within the notice period.

     12.02 Insurance Defaults: The County shall have the right, upon seven (7) calendar
days written notice to the Lessee, to terminate this Agreement if the Lessee fails to provide
evidence of insurance coverage in strict compliance with Article 10 (Insurance) hereof prior to
commencement of operations, or fails to provide a renewal of said evidence upon its expiration;
provided, however, that such termination shall not be effective if the Lessee provides the required
evidence of insurance coverage within the notice period.

     12.03 Other Defaults: The County shall have the right, upon 30 calendar days written
notice to the Lessee, to terminate this Agreement upon the occurrence of any one or more of the
following, unless the same shall have been corrected within such period, or if correction cannot
reasonably be completed within such 30 day period, in the sole discretion of the Department, the
Lessee has commenced substantial corrective steps within such 30 day period and diligently pursues
same to completion.

	 	(A)	 	Failure of the Lessee to comply with any covenants of this Agreement, other
than the covenants to pay rentals, fees and charges when due, and the covenants to
provide required evidence of insurance coverage.
	 
	 	(B)	 	The conduct of any business, the performance of any service, or the
merchandising of any product or service not specifically authorized herein, by the
Lessee.

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     12.04 Habitual Default: Notwithstanding the foregoing, in the event that the Lessee
has frequently, regularly or repetitively defaulted in the performance of or breached any of the
terms, covenants and conditions required herein to be kept and performed by the Lessee, in the sole
opinion of the County and regardless of whether the Lessee has cured each individual condition of
breach or default as provided in Articles 12.01 (Payment Defaults), 12.02 (Insurance Defaults) and
12.03 (Other Defaults) hereinabove, the Lessee shall be determined by the Director to be an
“habitual violator.” At the time that such determination is made, the Department shall issue to the
Lessee a written notice advising of such determination and citing the circumstances therefor. Such
notice shall also advise the Lessee that there shall be no further notice or grace periods to
correct any subsequent breach(es) or default(s) and that any subsequent breach(es) or default(s),
of whatever nature, taken with all previous breaches and defaults, shall be considered cumulative
and, collectively, shall constitute a condition of noncurable default and grounds for immediate
termination of this Agreement. In the event of any such subsequent breach or default, the County
may cancel this Agreement upon the giving of written notice of termination to the Lessee, such
termination to be effective upon the tenth day following the date of receipt thereof and all
payments due hereunder shall be payable to said date, and the Lessee shall have no further rights
hereunder.

     12.05 Termination for Abandonment: This Agreement shall be automatically terminated
upon the abandonment by the Lessee of the Premises or the voluntary discontinuance of operations at
the Airport for any period of time exceeding 15 consecutive calendar days, unless such abandonment
or discontinuance has been caused by strike, labor disturbance, Act of God, civil disturbance or
governmental order that prevents the Lessee’s use of the Premises for the purposes authorized in
Article 2 (Use of Premises). The Lessee shall remain fully responsible for all rental and other
payments due during any period of abandonment prior to termination pursuant to this Article 12.05.

     12.06 Actions at Termination: The Lessee shall vacate, quit, surrender up and deliver
the Premises to the County on or before the termination date of this Agreement, whether by lapse of
time or otherwise. The Lessee shall surrender the Premises in the condition required under Article
4.03 (Maintenance and Repairs) herein. All repairs for which the Lessee is responsible shall be
completed prior to surrender. The Lessee shall deliver to the Department all keys to the Premises
upon surrender. On or before the termination date of this Agreement, except in the instance of
termination pursuant to Article 12.05 (Termination for Abandonment), in which event the Lessee
shall be allowed up to five calendar days from date of termination, and provided that the Lessee is
not in default in the payment of any rentals, fees or charges required to be paid herein, the
Lessee shall remove all of its personal property from the Premises. Any personal property of the
Lessee not removed in accordance with this Article may be removed by the

Department for storage at the cost of the Lessee. Failure on the part of the Lessee to reclaim its
personal property within 30 days from the date of termination shall constitute a gratuitous
transfer of title thereof to the County for whatever disposition is deemed to be in the best
interest of the County.

     Upon termination of this Agreement, the Lessee shall, at its expense, take all actions
required by Federal, State and local laws, regulations or codes to remove from the Premises any
hazardous substance or environmental contaminant, whether stored in drums, or found in vats,

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containers, any distribution pipe lines used by the Lessee during its tenancy of the Premises,
or the like, and properly place out of service and/or abandon any vessel(s) used to store such
substances or contaminants in accordance with applicable Federal, State and County regulations. All
such substances and contaminants shall be removed by the Lessee in a manner approved and authorized
by such federal, state or County laws, regulations or codes.

     At any time during the term of this Agreement, or upon its termination, if the County advises
the Lessee that it has reasonable grounds to believe that any hazardous substance or environmental
contaminant has been released within the Premises or into the ground under the Premises, then the
Lessee at its expense shall retain an approved environmental consultant to perform whatever
environmental assessment may be required to determine the extent of such release. In connection
with the remediation of such release, the Lessee shall comply with the recommendations and
conclusions, contingent upon County approval, of such consultant regarding environmental clean up
efforts that may be required in accordance with applicable laws, rules and regulations, and shall
comply with any other clean up requirements imposed on the Lessee by Federal, State or County law,
regulations or codes.

     Notwithstanding any other provisions of this Agreement, the Lessee shall have no remediation
obligation or liability to the County for any violation of environmental law which is attributable
to the acts or omissions of the County, or its agents, employees or contractors, or any other
tenant of the County in the Terminal, or such tenant’s agents, employees or contractors, or any
person other than the Lessee, its agents, employees, invitees, contractors or trespassers, or from
conditions existing prior to the original occupancy of the demised Premises by the Lessee (nor
shall such violations constitute a default or breach of this Agreement). Nothing in this Agreement
shall affect the Lessee’s liability for environmental violations as separately provided for in any
Federal, State, or County law, ordinance, rule or regulation; provided, however, with respect to
joint-use space, the Lessee’s responsibility shall be reduced to the extent that other lessees or
permittees of the County sharing such joint-use space are legally determined to be responsible
therefor.

     12.07 Lien Upon Personal Property: In the event of termination for default or upon
termination of this Agreement by its term the County shall have a lien upon all personal property
of the Lessee at the Airport to secure the payment of any unpaid rentals, fees and charges accruing
under the terms of this Agreement.

     12.08 Right to Show Premises: At any time after the Lessee has been given notice of
termination or default, pursuant to this Article 12 (Termination) or other applicable provisions of
this Agreement, the County shall have the right to enter on the Premises for the purpose of showing
the Premises to prospective tenants or users.

     12.09 Other Terminations: This Agreement shall be subject to termination by the County
or the Lessee in the event of any one or more of the following:

	 	(A)	 	The permanent abandonment of the Airport.
	 
	 	(B)	 	The lawful assumption by the United States Government or any
authorized agency thereof, of the operation, control or use of the Airport, or
any

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	 	 	 	substantial part of parts thereof, in such a manner as to substantially
restrict the Lessee from operating therefrom for a period in excess of 90
consecutive days, provided that nothing contained herein shall be deemed to
constitute a waiver by the Lessee of any right it may have against the
United States to just compensation in the event of any such assumption.
	 
	 	(C)	 	The issuance by any court of competent jurisdiction of any
injunction in any way substantially preventing or restraining the use of the
Airport, and the remaining in force of such injunction for a period of 90 days.

ARTICLE 13

Special Conditions

     13.01 Quality of Services: The Lessee shall furnish the services required and
authorized, pursuant to Article 2 (Use of Premises) hereof, on a good, prompt and efficient basis
and on a fair, equal and not unjustly discriminatory basis to all users thereof.

     13.02 Nondiscriminatory Prices: The Lessee shall charge fair, reasonable, customary
and not unjustly discriminatory prices for each unit of sale or service; provided, however, that
the Lessee may make reasonable, customary and nondiscriminatory discounts, rebates or similar types
of price reductions to volume purchasers of the Lessee’s services.

     13.03 County’s Obligations: The Lessee, in recognition of the County’s obligation,
pursuant to Section 22 of Part V of the Federal Aviation Administration’s standard grant
assurances, to enforce the provisions of Articles 13.01 (Quality of Services) and 13.02
(Nondiscriminatory Prices) above, agrees that the Department may from time to time, promulgate
standards, methods and procedures for and monitor and test the provision of services hereunder and
may require the Lessee to provide copies of schedules of service charges and the bases for
discounts, rebates and similar types of price reductions. Should the Department determine that the
Lessee is not in compliance with the provisions of Articles 13.01 (Quality of Services) and 13.02
(Nondiscriminatory Prices) above, the first such occurrence shall be considered a curable default,
pursuant to Article 12.03 (Other Defaults) hereof, and subsequent occurrence(s) shall be considered
a material breach of this Agreement, entitling the County to the remedies provided in this
Agreement or by law.

     13.04 Porter Service: The Lessee shall make porter service available to its passengers
including, but not limited to, baggage handling and baggage transportation for arriving, departing
and canceled flights, and wheelchair assistance. The Lessee shall provide such service using its
own employees or shall contract with a service company authorized by a Department issued permit or
like instrument to provide such service.

ARTICLE 14

Nondiscrimination

     14.01 Employment Discrimination: The Lessee shall not discriminate against any
employee or applicant for employment with respect to hire, tenure, terms, conditions, or privileges
of employment, or any matter directly or indirectly related to employment because of age, sex,
race, color, religion, national origin, ancestry or disability. The Lessee shall comply

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with applicable provisions of the Americans with Disabilities Act, including, but not limited
to, provisions pertaining to employment.

     14.02 Nondiscriminatory Access to Premises and Services: The Lessee, for itself, its
personal representatives, successors in interest, and assigns, as a part of the consideration
hereof, does hereby covenant and agree as a covenant running with the land that: (1) no person on
the grounds of race, color, sex, age, disability, national origin or ancestry shall be excluded
from participation in, denied the benefits of, or be otherwise subjected to discrimination in the
use of the Premises; (2) that in the construction of any improvements on, over, or under such land
and the furnishings of services thereon, no person on the grounds of race, color, sex, age,
disability, national origin or ancestry shall be excluded from participation in, denied the
benefits of, or otherwise be subjected to discrimination in the use of the improvements; and (3)
that the Lessee shall use the Premises in compliance with all other requirements imposed by or
pursuant to the enforceable regulations of the Department of Transportation as amended from time to
time.

     14.03 Breach of Nondiscrimination Covenants: In the event it has been determined that
the Lessee has breached any enforceable nondiscrimination covenants contained in Articles 14.01
(Employment Discrimination) and 14.02 (Nondiscriminatory Access to Premises and Services) above,
pursuant to the complaint procedures contained in the applicable Federal Regulations, and the
Lessee fails to comply with the sanctions and/or remedies which have been prescribed, the County
shall have the right to terminate this Agreement pursuant to Article 12.03 (Other Defaults) hereof.

     14.04 Affirmative Action and Community Small Business Enterprise, and Disadvantaged
Business Enterprises Programs: The Lessee acknowledges that the provisions of Local Ordinance
97-52 for Community Small Business Enterprises (CSBE) and/or the provisions of 49 CFR Part 23,
Disadvantaged Business Enterprises (DBE) and 14 CFR Part 152, Affirmative Action Employment
Programs, are applicable to the activities of the Lessee under the terms of this Agreement, unless
exempted by said regulations and hereby agrees to comply with all requirements of the Department,
the Federal Aviation Administration and the U.S. Department of Transportation. These requirements
may include, but not be limited to, the compliance with CSBE, DBE and/or Employment Affirmative
Action participation goals, keeping of certain records of good faith compliance efforts, and the
submission of various reports, including, if directed by the Department, the contracting of
specified percentages of goods and services contracts to Community Small Business Enterprises
and/or Disadvantaged Business Enterprises. In the event it has been determined, in accordance with
applicable regulations, that the Lessee has defaulted in the requirement to comply with this
section, and the Lessee thereafter fails to comply with the sanctions and/or remedies then
prescribed, the County shall have the right, upon written notice to the Lessee to terminate this
Agreement pursuant to Article 12.03 (Other Defaults) hereof.

ARTICLE 15

Security and Special Provisions

     15.01 Security: The Lessee acknowledges and accepts full responsibility for the
security and protection of the Premises, any improvements thereon, its equipment and property on
the Airport and control of access to the Air Operations Area (“AOA”) through the Premises by

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persons and vehicles. The Lessee fully understands and acknowledges that any security measures
deemed necessary by the Lessee for the protection of said Premises, equipment and property and
access to the AOA through the Premises shall be the sole responsibility of the Lessee and shall
involve no cost to the County. All such security measures by the Lessee shall be in accordance with
FAR 107 and the Airport Security Plan; provided, however, the Lessee shall not be responsible for
security as to any portion of the Premises during such times as such portion of the Premises is
being used by a third party in accordance with Articles 2.01 (Use of Premises) and 2.03 (Adequate
Utilization of Ticket Counter) of this Agreement.

     15.02 Security Identification Display Areas Access — Identification Badges: The Lessee
shall be responsible for requesting the Department to issue identification (“ID”) badges to all
employees who are authorized access to Security Identification Display Areas (“SIDA”) on the
Airport, designated in the Airport’s security program and shall be further responsible for the
immediate reporting of all lost or stolen ID badges and the immediate return of the ID badges of
all personnel transferred from Airport assignment or terminated from the employ of the Lessee or
upon termination of this Agreement. Each employee must complete the SIDA training program conducted
by the Department, before an ID badge is issued. The Lessee shall pay, or cause to be paid, to the
Department such nondiscriminatory charges, as may be established from time to time, for lost or
stolen ID badges and those not returned to the Department in accordance with this Article. The
Department shall have the right to require the Lessee to conduct background investigations and to
furnish certain data on such employees before the issuance of such ID badges, which data may
include the fingerprinting of employee applicants for such badges.

     15.03 AOA — Driver Training: Before the Lessee shall permit any employee to operate a
motor vehicle of any kind or type on the AOA, the Lessee shall require such employee to attend, and
successfully complete the AOA Driver Training Course conducted from time to time by the Department.
The privilege of a person to operate a motor vehicle on the AOA may be withdrawn by the Department
for any of violation of AOA driving rules. Notwithstanding the above, the Lessee shall be
responsible for ensuring that all such vehicle operators possess current, valid, appropriate
Florida driver’s licenses.

     15.04 Alcohol and Drug Testing: The Lessee acknowledges that the County, as a public
agency sponsor under the provisions of the Airport and Airway Improvement Act of 1982, as amended
(the “ACT”), has the obligation to establish a drug free workplace and to establish policies and
programs to ensure airport safety and security. The Lessee acknowledges that the Department, on
behalf of the County, has the right to require users of the Airport (Lessee, Permittees, Licensees,
etc.) to establish reasonable programs to further the achievement of the objectives described
herein. Accordingly, the Lessee shall establish programs for pre-employment alcohol and drug
screening for all candidates for employment at the Airport who will as a part of their duties (a)
be present on the AOA; (b) operate a motor vehicle of any type on the AOA; or (c) operate any
equipment, motorized or not, on the AOA and for the same or similar screening based upon a
reasonable suspicion that an employee, while on duty on the AOA, may be under the influence of
alcohol or drugs. Notwithstanding the above, the Lessee specifically acknowledges that the County,
acting through the Department, has the right and obligation to deny access to the AOA and to
withdraw AOA driving privileges from any person who it has a reasonable suspicion to believe is
under the influence of alcohol or drugs.

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     15.05 Drug-Free Workplace Certification: The Lessee, in its execution of this
Agreement, acknowledges that it provided to the County a Drug-Free Workplace Affidavit certifying
that it is providing a drug-free workplace for its employees, as required by County Ordinance No.
92-15, adopted on March 17, 1992, as such may be amended from time to time (“Ordinance”). Based on
the provisions of said Ordinance, the County shall have the right, upon 30 days written notice to
the Lessee, to terminate this Lease in the event the Lessee fails to provide, as of each
anniversary of the effective date of this Lease, the annual re-certification affidavit as required
by the Ordinance; provided however, that such termination shall not be effective if the Lessee
submits the required Affidavit within the notice period.

     Further, this Agreement shall be terminated upon not less than fifteen calender days written
notice to the Lessee, and without liability to the County, if the Department or the County Manager
determines any of the following:

	 	(A)	 	That the Lessee has made a false certification in its execution of the
Affidavit submitted with its application or in its annual re-certification as required
by the Ordinance;
	 
	 	(B)	 	That the Lessee has violated its original or renewal certification by failing
to carry out any of the specific requirements of the Ordinance, other than the annual
re-certification; or
	 
	 	(C)	 	That such a number of employees of the Lessee have been convicted of violations
occurring in its workplace(s), as to indicate that the Lessee has failed to make a good
faith effort to provide a drug-free workplace as required by the Ordinance.

     15.06 Special Programs: The Lessee shall ensure that all employees at the Airport so
required participate in such safety, security and other training and instructional programs, as the
Department or appropriate Federal agencies may from time to time require.

     15.07 Vehicle Permit and Company Identification: Motor vehicles and equipment of the
Lessee operating on the AOA must have an official motor vehicle identification permit issued
pursuant to Operational Directives of the Department. In addition, company identification must be
conspicuously displayed thereon.

     15.08 Federal Agencies Right to Consent: The Lessee understands and agrees that all
persons entering and working in or around arriving international aircraft and facilities used by
the various Federal Inspection Services agencies may be subject to the consent and approval of such
agencies. Persons not approved or consented to by the Federal Inspection Services agencies shall
not be employed by the Lessee in areas under the jurisdiction or control of such Federal Inspection
agencies.

     15.09 AOA — Right to Search: The Lessee agrees that its vehicles, cargo, goods and
other personal property are subject to being searched when attempting to enter or leave and while
on the AOA. The Lessee further agrees that it shall not authorize any employee or agent to enter
the AOA unless and until such employee or agent has executed a written consent-to-search form
acceptable to the Department. Persons not executing such consent-to-search form shall not be
employed by the Lessee at the Airport, in any job requiring access to the AOA.

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     It is further agreed that the Department has the right to prohibit an individual, agent or
employee of the Lessee from entering the AOA based upon facts which would lead a person of
reasonable prudence to believe that such individual might be inclined to engage in theft, cargo
tampering, aircraft sabotage or other unlawful activities. Any person denied access to the AOA or
whose prior authorization has been revoked or suspended on such grounds shall be entitled to a
hearing before the Director of the Department or his authorized designee within a reasonable time.
Prior to such hearing, the person denied access to the AOA shall be advised, in writing, of the
reasons for such denial.

     The Lessee acknowledges and understands that these provisions are for the protection of all
users of the AOA and are intended to reduce the incidence of thefts, cargo tampering, aircraft
sabotage and other unlawful activities at the Airport.

     15.10 Right of Flight: There is hereby reserved to the County, its successors and
assigns, for the use and benefit of the County and the public, a right of flight for the passage of
aircraft in the air space above the surface of the premises herein leased, together with the right
to cause in said air space such noise as may be inherent in the operation of aircraft, now known or
hereafter used for navigation of or flight in the air, using said air space or landing at, taking
off from for operating on Miami International Airport.

ARTICLE 16

Employees

     16.01 Control of Employees: The Lessee shall properly control the actions of its
employees at all times that said employees are working on the Airport, ensuring that they present a
neat appearance and discharge their duties in a courteous and efficient manner and that they
maintain a high standard of service to the public.

     16.02 Use of Public Facilities: The Lessee acknowledges and agrees that the County has
provided certain facilities, such as Terminal seating areas, hold rooms, rest rooms and other
conveniences for the use of the traveling public and has also provided special facilities solely
for the use of the employees of Airport tenants and commercial users. The Lessee shall not permit
its employees to use the public areas provided by the County for use by the traveling public,
except those employees normally required to be in contact with the traveling public, those
providing passenger services and those doing so as part of regular assigned duties.

     16.03 Employee Covenants Violations: In the event the Lessee is in default of the
covenants in Articles 16.01 (Control of Employees) and 16.02 (Use of Public Facilities) for failure
to properly control its employees or by permitting its employees to improperly use facilities
provided by the County for the use and convenience of the traveling public, the Department shall
have the right to require the Lessee to remove from employment at the Airport those employees who
individually violated the covenants of Articles 16.01 (Control of Employees) and 16.02 (Use of
Public Facilities).

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ARTICLE 17

Civil Actions

     17.01 Governing Law; Venue: This Agreement shall be governed and construed in
accordance with the laws of the State of Florida. The venue of any action on this Agreement shall
be laid in Miami-Dade County, Florida, and any action to determine the rights or obligations of the
parties hereto shall be brought in the courts of the State of Florida.

     17.02 Notice of Commencement of Civil Action: In the event that the County or the
Lessee commence a civil action where such action is based in whole or in part on an alleged breach
of this Agreement, the County and the Lessee agree that service of process shall be made pursuant
to the rules of Civil Procedure in the court in which the action has been filed.

     17.03 Registered Office/Agent; Jurisdiction: Notwithstanding the provisions of Article
17.02 (Notice of Commencement of Civil Action), and in addition thereto, the Lessee, if a
corporation, shall designate a registered office and a registered agent, as required by Section
48.091, Florida Statutes, such designations to be filed with the Florida Department of State in
accordance with Section 607.034, Florida Statutes. If the Lessee is a natural person, he and his
personal representative hereby submit themselves to the jurisdiction of the Courts of this State
for any cause of action based in whole or in part on an alleged breach of this Agreement.

ARTICLE 18

Trust Agreement and Bond Resolution

     18.01 Incorporation of Trust Agreement and Bond Resolution by Reference:
Notwithstanding any of the terms, provisions and conditions of this Agreement, it is understood and
agreed by the parties hereto that the provisions of the Trust Agreement dated as to the 1st day of
October, 1954, as amended, by and between the County and the Chase Manhattan Bank (now the Chase
Manhattan Bank, National Association) as Trustee and the First National Bank of Miami (now First
Union National Bank of Florida) as Co-Trustee, (the “Trust Agreement”) and Resolution No. R-1654-84
adopted by the County on December 4, 1984, securing Miami-Dade County Aviation Facilities Revenue
Bonds (the “Bond Resolution”), which Trust Agreement and Bond Resolution are incorporated herein by
reference thereto, shall prevail and govern in the event of any conflict or inconsistency with or
ambiguity relating to the terms and conditions of this Agreement, including the rents, fees or
charges required herein, and their modification or adjustment. Copies of the Trust Agreement and
Bond Resolution are available for inspection in the offices of the Department during normal working
hours.

     18.02 Adjustment of Terms and Conditions: If, at any time during the term of this
Agreement, a court or Federal Agency of competent jurisdiction shall determine that any of the
terms and conditions of this Agreement, including the rentals, fees and charges required to be paid
hereunder to the County by the Lessee or by other Lessees under other Agreements of the County for
the Lease or use of facilities used for similar purposes, are unjustly discriminatory, the County
shall have the right to modify such terms and conditions and to increase or otherwise adjust the
rentals, fees and charges required to be paid under this Agreement in such a manner as the County
shall determine is necessary and reasonable so that the rentals, fees and charges payable by the
Lessee and others shall not thereafter be unjustly discriminatory to any user of

22

 

like facilities and shall not result in any violation of the Trust Agreement and/or Bond
Resolution or in any deficiency in revenues necessary to comply with the covenants of the Trust
Agreement and/or Bond Resolution. In the event the County has modified the terms and conditions of
this Agreement, including any adjustment of the rentals, fees and charges required to be paid to
the County pursuant to this provision, this Agreement shall be amended to incorporate such
modification of the terms and conditions including the adjustment or rentals, fees and charges upon
the issuance of written notice from the Department to the Lessee.

ARTICLE 19

Other Provisions

     19.01 No Representation: The County makes no representation, warranty, guarantee, or
averment of any nature whatsoever concerning the physical condition of the Premises, and it is
agreed that the County will not be responsible for any loss, damage or costs which may be incurred
by the Lessee by reason of any such physical condition.

     19.02 Headings: Any headings preceding the text of any articles, paragraphs or
sections of this Agreement shall be solely for convenience of reference and shall not constitute a
part of this Agreement, nor shall they affect its meaning, construction or effect.

     19.03 Interference: The Lessee further expressly agrees to prevent any use of the
Premises which would interfere with or adversely affect the operation or maintenance of the Airport
or otherwise constitute an airport hazard.

     19.04 Authorized Uses Only: The Lessee shall not use or permit the use of the Airport
for any illegal or unauthorized purpose or for any purpose which would increase the premium rates
paid by the County on, or invalidate, any insurance policies of the County or any policies of
insurance written on behalf of the Lessee under this Agreement.

     19.05 Binding Effect: The terms, conditions and covenants of this Agreement shall
inure to the benefit of and be binding upon the parties hereto and their successors and assigns.
This provision shall not constitute a waiver of any conditions prohibiting assignment or
subletting.

     19.06 Federal Subordination: This Agreement shall be subordinate to the provisions of
any existing or future agreements between the County and the United States of America relative to
the operation and maintenance of the Airport, the execution of which has been or may be required as
a condition precedent to the expenditure of Federal funds for the development of the Airport. All
provisions of this Agreement shall be subordinate to the right of the United States of America to
lease or otherwise assume control over the Airport, or any part thereof, during time of war or
national emergency for military or naval use and any provisions of this Agreement inconsistent with
the provisions of such lease to, or assumption of control by, the United States of America shall be
suspended.

     19.07 Notices: All notices required or permitted to be given under the terms and
provisions of this Agreement by either party to the other shall be in writing and shall be hand
delivered or sent by registered or certified mail, return receipt requested, to the parties as
follows:

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As to the County or Aviation Department:

Director

Miami-Dade Aviation Department

P.O. Box 592075 AMF

Miami, Florida 33159

As to the Lessee:

President & C.E.O.

Gulfstream International Airlines, Inc.

1815 Griffin Rd, Suite 400

Dania, FL 33004

or to such other address as may hereafter be provided by the parties in writing. Notices by
registered or certified mail shall be deemed received on the delivery date indicated by the U.S.
Postal Service on the return receipt. Hand delivered notices shall be deemed received by the Lessee
when presented to the local management representative of the Lessee.

     19.08 Rights Reserved: Rights not specifically granted the Lessee by this Agreement
are reserved to the County.

     19.09 Rights of County at Airport: The County shall have the absolute right, without
limitation, to make any repairs, alterations and additions to any structures and facilities at the
Airport. The County shall, in the exercise of such right, be free from any and all liability to the
Lessee for business damages occasioned during the making of such repairs, alterations and
additions, except for extraordinary business damages occasioned by the negligence of the County,
its employees, or agents.

     19.10 Rights to be Exercised by Department: Wherever in this Agreement rights are
reserved to the County, such rights may be exercised by the Department.

     19.11 No Waiver: There shall be no waiver of the right of either party to demand
strict performance of any of the provisions, terms and covenants of this Agreement nor shall there
be any waiver of any breach, default or non-performance hereof by either party, unless such waiver
is explicitly made in writing by the other party. Any previous waiver, or course of dealing shall
not affect the right of either party to demand strict performance of the provisions, terms and
covenants of this Agreement with respect to any subsequent event or occurrence of any subsequent
breach, default or non-performance hereof by the other party.

     19.12 Right to Regulate: Nothing in this Agreement shall be construed to waive or
limit the governmental authority of the County, as a political subdivision of the State of Florida,
to regulate the Lessee or its operations.

     19.13 Severability: If any provision of this Agreement or the application thereof to
either party to this Agreement is held invalid by a court of competent jurisdiction, such
invalidity

24

 

shall not affect other provisions of this Agreement which can be given effect without the
invalid provision, and to this end, the provisions of this Agreement are severable.

     19.14 Inspections: The authorized employees and representatives of the County and of
any applicable Federal or State agency having jurisdiction hereof shall have the right of access to
the Premises at all reasonable times for the purposes of inspection and testing to determine
compliance with the provisions of this Agreement. This right of inspection and testing shall impose
no duty on the County to inspect and shall impart no liability upon the County should it not make
any such inspections.

     19.15 Payment of Taxes: The Lessee shall pay all taxes and other costs lawfully
assessed against its leasehold interests in the Premises, its improvements and its operations under
this Agreement; provided, however, the Lessee shall not be deemed to be in default of its
obligations hereunder for failure to pay such taxes pending the outcome of any legal proceedings
instituted to determine the validity of such taxes. Failure to pay the taxes upon the adverse
ultimate conclusion of such legal proceedings against the Lessee shall constitute a default.

     19.16 Quiet Enjoyment of Others: The Lessee shall control the actions of its
employees, agents, invitees and those doing business with it, so as to not annoy, disturb or be
offensive to others and to provide the service hereunder so as to not unreasonably create a
nuisance or thing which may disturb the quiet enjoyment of any other users of the Airport.

     19.17 Radon Disclosure: In accordance with Section 404.056, Florida Statutes, the
following disclosure is hereby made:

“Radon Gas: 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 have been
found in buildings in Florida. Additional information regarding
radon and radon testing may be obtained from your county public
health unit.”

     19.18 Destruction of Premises: Notwithstanding the month-to-month term of this
Agreement, in the event the Premises shall be destroyed or so damaged or injured by fire,
windstorm, flood or other casualty during the life of this Agreement that the Premises or any
portion thereof are rendered untenantable, the County shall have the right, but not the obligation,
to render said Premises or damaged portion thereof tenantable by repairs completed within a
reasonable period of, time.

	 	(A)	 	In the event the County elects not to render the Premises tenantable the Lessee
shall be so notified in writing by the Department, and this Agreement shall be deemed
terminated as of the date of the casualty, with the Lessee being liable only for
payment of rentals on a prorata basis as to whatever portion(s) of the Premises which
were tenantable and used by the Lessee following the casualty. In such event, the
Department shall endeavor to find adequate replacement premises for the Lessee in
existing facilities on the Airport.

25

 

	 	(B)	 	The remedies provided to Lessee in this Article 19.18 (Destruction of Premises)
are exclusive, and Lessee shall be entitled to no other remedies from the County in the
event of a complete or partial destruction of or damage to the Premises. However,
nothing contained in this Article 19.18 (Destruction of Premises) is intended to
preclude either party from terminating this Agreement pursuant to the provisions of
Article 1.01 (Term).
	 
	 	(C)	 	If the casualty was caused in whole or in part by the Lessee, its officers,
employees, agents, contractors or trespassers, then the Lessee shall not have the right
to terminate this Agreement and shall be responsible under other provisions of this
Agreement for payment to the County of all damage to the Premises, plus the loss of
rentals attributable to the damaged or destroyed premises.

     19.19 Quiet Enjoyment: Lessee, during the term of this lease, shall at all times
peaceably and quietly enter upon, hold, occupy and enjoy the premises leased therein.

     19.20 Definition of Day: For the purposes of this Agreement, except where otherwise
expressly set forth in this Agreement, and the Schedules, “days” shall mean all days except
Saturday, Sunday, and official County holidays.

     19.21 Entirety of Agreement: The parties hereto agree that this Agreement sets forth
the entire agreement between the parties, and there are no promises or understandings other than
those stated herein. None of the provisions, terms and conditions contained in this Agreement may
be added to, modified, superseded or otherwise altered, except as may be specifically authorized
herein or by written instrument executed by the parties hereto. This Agreement supersedes any prior
agreements between the County and the Lessee with respect to the lease of Airport Terminal
premises, except for any obligations of the Lessee which expressly, under contract or law, survive
the termination of such agreements.

*      *      *

26

 

     IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed by their
appropriate officials as of the date first above written.

	 	 	 	 	 
	 	BOARD OF COUNTY COMMISSIONERS 

OF MIAMI-DADE COUNTY, FLORIDA

 	 
	 	By:  	[signature]
 	 
	 	 	          Aviation Director 	 
	 	 	 	 
	 
	 	ATTEST: Harvey Ruvin, Clerk

 	 
	 	By:  	[signature]
 	 
	 	 	          Deputy Clerk 	 
	 	 	 	 
	 
	 	(CORP. SEAL) 	 
	 	 	 
	 	 	 
	 
	 	LESSEE: GULFSTREAM INTERNATIONAL AIRLINES, INC.

 	 
	 	By:  	[signature]
 	 
	 	 	          President 	 
	 	 	 	 
	 
	 	 	 
	 	  	THOMAS L. COOPER 	 
	 	 	          Print Name 	 
	 	 	 	 
	 
	 	ATTEST:

 	 
	 	  	[signature] 	 
	 	 	          Corporate Secretary 	 
	 	 	 	 
	 
	 	 	 
	 	  	THOMAS L. COOPER 	 
	 	 	          Print Name 	 
	 	 	 	 
	 
	 	(CORP. SEAL)

 	 
	 	 	 
	 	 	 
	 	 	 
	 

27

 

GULFSTREAM INT’L AIRLINES, INC.

GULT349.MTL

SCHEDULE I

EFFECTIVE SEPTEMBER 25, 1999

	 	 	 	 	 	 	 
	 

	 	 	1.	 	 	30 square feet of air-conditioned
operational storage,
	 

	 	 	 	 	 	Class II space
	 

	 	 	 	 	 	Exhibit A, ID# 2G1106
	 

	 	 	 	 	 	Dated September 25, 1999
	 
	 	 	 	 	 	 
	 

	 	 	2.	 	 	800
square feet of
covered ramp,
	 

	 	 	 	 	 	Class V space
	 

	 	 	 	 	 	Exhibit A-1, ID# 5G1689
	 

	 	 	 	 	 	Dated September 25, 1999
	 
	 	 	 	 	 	 
	 

	 	 	3.	 	 	108
square feet of air
conditioned maintenance storage,
	 

	 	 	 	 	 	Class III space
	 

	 	 	 	 	 	Exhibit A-2, ID# 3H1502
	 

	 	 	 	 	 	Dated September 25, 1999
	 
	 	 	 	 	 	 
	 

	 	 	4.	 	 	255
square feet of air-
conditioned maintenance storage,
	 

	 	 	 	 	 	Class III space
	 

	 	 	 	 	 	Exhibit A-2, ID# 3H1730
	 

	 	 	 	 	 	Dated September 25, 1999
	 
	 	 	 	 	 	 
	 

	 	 	5.	 	 	106
square feet of air-
conditioned maintenance storage,
	 

	 	 	 	 	 	Class III space
	 

	 	 	 	 	 	Exhibit A-2, ID# 3H1751 Dated
	 

	 	 	 	 	 	September 25, 1999

Schedule I

28

 

BLUEPRINT

MIAMI DADE

AVIATION DEPARTMENT

MIAMI INTERNATIONAL AIRPORT

EXHIBIT A

GULFSTREAM

 

 

BLUEPRINT

MIAMI DADE

AVIATION DEPARTMENT

MIAMI INTERNATIONAL AIRPORT

EXHIBIT A-1

GULFSTREAM

 

 

BLUEPRINT

MIAMI DADE

AVIATION DEPARTMENT

MIAMI INTERNATIONAL AIRPORT

EXHIBIT A-2

GULFSTREAM

 

 

GULFSTREAM INT’L AIRLINES X-349.MTL

SCHEDULE II

EFFECTIVE JULY 1, 2004

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	ITEM #	 	 	EXHIBIT #	 	DESCRIPTION	 	CLASS	 	 	ID #	 	 	SQ FT	 	 	% USE	 	 	RATE	 	 	ANNUAL	 	 	MONTHLY	 	 	TAX/MONTH	 
	 	1	 	 	Exhibit A	 	A/C Space Terminal
	 	 	2	 	 	 	G1106	 	 	 	30	 	 	 	 	 	 	$	72.23	 	 	$	2,166.90	 	 	$	180.58	 	 	$	11.74	 
	 	2	 	 	Exhibit A-1	 	Covered Ramp
	 	 	5	 	 	 	G1689	 	 	 	800	 	 	 	 	 	 	$	12.04	 	 	$	9,632.00	 	 	$	802.67	 	 	$	52.17	 
	 	3	 	 	Exhibit A-2	 	A/C Space Concourse
	 	 	3	 	 	 	H1502	 	 	 	108	 	 	 	 	 	 	$	48.15	 	 	$	5,200.20	 	 	$	433.35	 	 	$	28.17	 
	 	4	 	 	Exhibit A-2	 	A/C Space Concourse
	 	 	3	 	 	 	H1730	 	 	 	255	 	 	 	 	 	 	$	48.15	 	 	$	12,278.25	 	 	$	1,023.19	 	 	$	66.51	 
	 	5	 	 	Exhibit A-2	 	A/C Space Concourse
	 	 	3	 	 	 	H1751	 	 	 	106	 	 	 	 	 	 	$	48.15	 	 	$	5,103.90	 	 	$	425.33	 	 	$	27.65	 
	 	 	 	 	 	 	TOTALS
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	$	34,381.25	 	 	$	2,865.10	 	 	$	186.23	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 

RATES EFFECTIVE 10/1/98 TO 9/30/99

	 	 	 	 	 	 	 
	Class	 	Description	 	Rate/SF/Year
	1	 	Ticket Counter
	 	$	96.30	 
	2	 	VIP Club
	 	$	72.23	 
	2	 	A/C Space Terminal
	 	$	72.23	 
	3	 	A/C Space Concourse
	 	$	48.15	 
	4	 	Non A/C Space
	 	$	24.08	 
	5	 	Covered Ramp
	 	$	12.04	 
	 	 	Ramp Pavement
	 	$	0.85	 
	6	 	Other
	 	$	48.15	 

SCHEDULE IIexv10w14

 

Exhibit 10.14

BUILDING LEASE

BETWEEN

BROWARD COUNTY AND

GULFSTREAM INTERNATIONAL AIRLINES, INC.

 

 

BUILDING LEASE

TABLE OF CONTENTS

	 	 	 	 	 	 	 
	 	 	 	 	PAGE NO
	SECTION 1.
	 	DEFINITIONS	 	 	1	 
	SECTION 2.
	 	LETTING	 	 	3	 
	SECTION 3.
	 	TERM	 	 	6	 
	SECTION 4.
	 	RENTALS, FEES, AND CHARGES	 	 	7	 
	SECTION 5.
	 	USES OF THE PREMISES	 	 	10	 
	SECTION 6.
	 	CONSTRUCTION BY LESSEE	 	 	11	 
	SECTION 7.
	 	CONSTRUCTION CONTRACTS, BONDS, INDEMNIFICATION, AND INSURANCE REQUIREMENTS FOR CONTRACTORS	 	 	14	 
	SECTION 8.
	 	OBLIGATIONS OF THE LESSEE	 	 	17	 
	SECTION 9.
	 	INGRESS AND EGRESS	 	 	219	 
	SECTION 10.
	 	COMPLIANCE WITH GOVERNMENTAL PROCEDURES	 	 	22	 
	SECTION 11.
	 	MAINTENANCE AND REPAIR	 	 	20	 
	SECTION 12.
	 	INSURANCE REQUIREMENTS - LESSEE	 	 	21	 
	SECTION 13.
	 	DAMAGE TO OR DESTRUCTION OF PREMISES	 	 	24	 
	SECTION 14.
	 	INDEMNITY	 	 	25	 
	SECTION 15.
	 	SIGNS	 	 	25	 
	SECTION 16.
	 	OBSTRUCTION LIGHTS	 	 	25	 
	SECTION 17.
	 	RIGHTS OF ENTRY RESERVED	 	 	26	 
	SECTION 18.
	 	ASSIGNMENT OR SUBLEASE SUBORDINATION	 	 	27	 
	SECTION 19.
	 	DEFAULT; TERMINATION	 	 	31	 
	SECTION 20.
	 	REMEDIES TO BE NON-EXCLUSIVE	 	 	34	 
	SECTION 21.
	 	SURRENDER,	 	 	34	 
	SECTION 22.
	 	ACCEPTANCE OF SURRENDER OF LEASE	 	 	31	 

 

 

	 	 	 	 	 	 	 
	 	 	 	 	PAGE NO
	SECTION 23.
	 	REMOVAL OF PROPERTY	 	 	31	 
	SECTION 24.
	 	LIMITATION OF PRIVILEGES GRANTED	 	 	31	 
	SECTION 25.
	 	NOTICES	 	 	31	 
	SECTION 26.
	 	CONSTRUCTION AND APPLICATION OF TERMS	 	 	32	 
	SECTION 27.
	 	NON-LIABILITY OF INDIVIDUALS	 	 	34	 
	SECTION 28.
	 	UTILITIES	 	 	34	 
	SECTION 29.
	 	ABATEMENT	 	 	34	 
	SECTION 30.
	 	AIRPORT SECURITY PROGRAM AND REGULATIONS	 	 	34	 
	SECTION 31.
	 	CONDEMNATION	 	 	40	 
	SECTION 32.
	 	NONDISCRIMINATION	 	 	41	 
	SECTION 33.
	 	ENVIRONMENTAL COMPLIANCE; ENVIRONMENTAL CONTAINMENT AND REMOVAL	 	 	41	 
	SECTION 34.
	 	SECURITY DEPOSIT	 	 	41	 
	SECTION 35.
	 	MISCELLANEOUS	 	 	42	 
	SECTION 36.
	 	OTHER PROVISIONS	 	 	44	 
	SECTION 37.
	 	ENTIRE AGREEMENT	 	 	52	 
	EXHIBIT A
	 	PARCEL A	 	 	 	 
	EXHIBIT A-1
	 	PARCEL B	 	 	 	 
	EXHIBIT B
	 	NONDISCRIMINATION REQUIREMENTS	 	 	 	 
	EXHIBIT C
	 	SCOPE OF ENVIRONMENTAL BASELINE ASSESSMENT	 	 	 	 
	EXHIBIT D
	 	ENVIRONMENTAL DOCUMENTS	 	 	 	 
	EXHIBIT E
	 	PREVAILING WAGE RATES	 	 	 	 
	EXHIBIT F
	 	STATEMENT OF COMPLIANCE - PREVAILING WAGE RATE	 	 	 	 

 

 

AGREEMENT OF LEASE

Parties

     THIS AGREEMENT OF LEASE, made by and between BROWARD COUNTY, a political subdivision of the
State of Florida, acting by and through its Board of County Commissioners (“County”), and
Gulfstream international Airlines, Inc., a Florida corporation, having offices at Dania Beach,
Florida (“Lessee”).

RECITALS

     WHEREAS, County owns and has jurisdiction over the development, operation and maintenance of
the Fort Lauderdale-Hollywood International Airport located in Broward County, Florida.

     NOW, THEREFORE, in consideration of the Premises and the mutual covenants contained herein,
the parties agree as follows:

TERMS

SECTION 1. DEFINITIONS

The following terms set forth below, when used in this Agreement, shall be defined as follows:

	(a)	 	Affiliate an “affiliate” of a specified person means a person who (i) is directly or
indirectly controlled by, or under common control with, the specified person; or (ii) owns
directly or indirectly thirty-five percent (35%) or more of equity securities of the specified
person; or (iii) is a general partner, officer, director, non-financial institution trustee or
fiduciary of the specified person or of any person described in (i) or (ii), preceding; or
(iv) is a son, daughter, spouse, parent, sibling or in-law of the specified person.
	 
	(b)	 	Airport shall mean the Airport located in the County of Broward, State of Florida,
and known as Fort Lauderdale-Hollywood International Airport.
	 
	(c)	 	Agreement shall mean this Agreement of Lease, including any supplements,
modifications or amendments thereof.
	 
	(d)	 	Approved Plans shall mean plans and specifications for improvements to the Premises
that have received the prior written approval of the Aviation Department pursuant to Section
6, hereof.
	 
	(e)	 	Aviation Department shall mean the Director of Aviation of the Broward County
Aviation Department and the duly authorized representatives of such person.
	 
	(f)	 	CO Date and the date(s) that any improvements are deemed to be completely
constructed, shall mean the date(s) upon which a shell certificate of occupancy shall be
issued by the appropriate governmental authority with respect to buildings to be constructed
upon the Premises, or with respect to other improvements, the date upon which the improvements

1

 

	 	 	may first be put into service for the intended use (regardless of whether such is the actual
first date of usage).

	(g)	 	Commencement Date shall mean the later of: (i) the date this Agreement is fully
executed by all parties hereto, or (ii) June 1, 2004.
	 
	(h)	 	FAA shall mean the Federal Aviation Administration, or any successor agency.
	 
	(i)	 	Improvements shall mean any and all buildings, hangars, pavements, fixtures,
permanently affixed equipment, facilities (both above ground and below ground), and all other
structures now or hereafter constructed on the Premises, and all additions, alterations,
modification, renovations, and replacements thereto.
	 
	(j)	 	Lease shall mean this Agreement of Lease, including any supplements, modifications or
amendments thereof.
	 
	(k)	 	Lease Year shall mean the period beginning on the earlier to occur of (i) the first
day of the month following the Commencement Date or (ii) the Commencement Date, if it occurs
on the first day of a month; and ending on the last day of the twelfth month thereafter; and
each twelve-month period thereafter, until the termination of this Agreement.
	 
	(l)	 	Lessee shall mean, Gulfstream International Airlines, Inc., its successors or
assigns, as permitted herein.
	 
	(m)	 	Master Plan shall mean the Fort Lauderdale-Hollywood International Airport Master
Plan or Update thereto, that is in effect on the Commencement Date, and all amendments and
replacements thereof.
	 
	(n)	 	Parcel and Parcels shall mean “Parcel A” and “Parcel B” more particularly
described on Exhibits A and A-1, attached hereto and made a part hereof
subject to easements and rights-of-way of record, so long as same are covered by this Lease.
	 
	(o)	 	Part 150 Study shall mean the Fort Lauderdale-Hollywood International Airport FAR
Part 150 Program or Update thereto, that is in effect on the Commencement Date, and all
amendments and replacements thereof.
	 
	(p)	 	Person shall mean any individual, firm, trust, estate, partnership, joint venture,
company, corporation, association, or any other legal entity or business enterprise. The
reference in this Agreement to any one of the foregoing types of persons shall be deemed a
reference to all other types of persons.
	 
	(q)	 	Premises shall mean the Parcels, subject to easements and rights-of-way of record,
together with all buildings, hangars, structures, pavements, facilities and other improvements
now or hereafter constructed thereon, the equipment permanently affixed therein, such as
electrical, plumbing, sprinkler, fire protection and fire alarm, heating, steam, sewage,
drainage, refrigerating, communications, gas and other systems and their

2

 

	 	 	pipes, wires, mains, lines, tubes, conduits, equipment and fixtures and all paving, drains,
culverts, ditches and catch basins.

	(r)	 	Public Landing Area shall mean the area of land at the Airport, including runways,
taxiways and the areas between and adjacent to runways and taxiways, designated and made
available from time to time by the County for the landing and taking off of aircraft.
	 
	(s)	 	Runways (including approaches thereto) shall mean the portion of the Airport used for
the purpose of landing and taking off of aircraft.
	 
	(t)	 	Taxiways shall mean the portion of the Airport used for the purpose of ground
movement of aircraft to, from and between the runways, the public ramps and apron area, the
aircraft parking and storage space and other portions of the Airport (not including, however,
any taxiways the exclusive use of which is granted to the Lessee or any other person by lease,
permit or otherwise).
	 
	(u)	 	Termination Date shall mean as set forth in Section 3 of this Agreement.
	 
	(v)	 	Term of this Lease or words of similar import shall mean the term set forth in
Section 3 hereof, including the initial term and any renewal term(s), as applicable.
	 
	(w)	 	“Transportation Security Administration” or “TSA” shall mean the Federal
Transportation Security Administration or any successor agency.

SECTION 2. LETTING

	(a)	 	The County hereby lets to Lessee and Lessee hereby hires and takes from the County, the
“Premises” as herein above defined in Section 1. The Premises shall be used solely for the
purposes as described in Section 5 hereof and for no other purposes.
	 
	(b)	 	The Lessee agrees to operate the Premises for the use and benefit of the public; to make
available all Airport facilities and services to the public, without unjust discrimination;
and to refrain from imposing or levying excessive, discriminatory or otherwise unreasonable
charges or fees for any airport service.
	 
	(c)	 	The County reserves the right to further develop and improve the Airport, including but not
limited to all landing areas and taxiways of the Airport, as it sees fit, regardless of the
desires or views of the Lessee, and without interference or hindrance, subject to Section 9,
hereof.
	 
	(d)	 	Except to the extent required for the performance of any of the obligations of the Lessee
hereunder, nothing contained in this Agreement shall grant to the Lessee any rights whatsoever
in the air space above the Premises. In that regard, the County reserves the right to take
any action whatsoever that it considers necessary to protect the aerial approaches of the
Airport against obstruction, including, but not limited to demolition or removal of structures
upon the Premises, together with the right to prevent the Lessee from erecting or permitting
to be erected any building or other structure at the Airport

3

 

	 	 	which, in the opinion of the County, would limit the usefulness of or interfere with the
operations at the Airport, or constitute a hazard to aircraft.

	(e)	 	This Agreement, and all provisions hereof, is subject and subordinate to the terms and
conditions of the instruments and documents under which the County acquired the Airport from
the United States of America and shall be given only such effect as will not conflict or be
inconsistent with the terms and conditions contained in such instruments and documents and any
existing or subsequent amendments thereto. This Agreement and all provisions hereof, is
subject and subordinate to any ordinances, rules or regulations which have been, or may
hereafter be adopted by the County pertaining to the Airport. This Agreement, and all
provisions hereof, is subject and subordinate to the provisions of any agreement heretofore or
hereafter made between the County and the United States Government relative to the operation
or maintenance of the Airport, or the execution of which has been required as a condition
precedent to the transfer of federal rights or property to the County for Airport purposes, or
the execution of which has been required as a condition precedent to the expenditure of
federal funds for the improvements or development of the Airport, including without limitation
the expenditure of federal funds for the development of the Airport under the provisions of
the Federal Aviation Act of 1958, as codified in the United States Code, Title 49, as it has
been amended from time to time. In addition, this Agreement is subordinate and subject to the
provisions of all resolutions heretofore and hereafter adopted by the County in connection
with any revenue bonds issued by the County with respect to the operations of the Airport, or
any improvements to the Airport or any of its facilities, and to the provisions of all
documents executed in connection with any such bonds, including without limitation, any
pledge, transfer, hypothecation or assignment made at any time by County to secure any such
bonds.
	 
	(f)	 	The County reserves unto itself, for the use and benefit of the public, a right of flight for
the passage of aircraft in the airspace above the Premises together with the right to cause in
said airspace such noise and other intrusions as may be inherent in the operations of
aircraft, now known or hereafter used, for navigation of or flight in the said airspace, and
for aircraft landing on, taking off from, or operating at the Airport.
	 
	(g)	 	Lessee, its successors and assigns, agrees to restrict the height of structures, objects of
natural growth and other obstructions on the Premises to a height in order to comply with all
provisions of this Lease and all applicable Federal Aviation Regulations, including but not
limited to 14 CFR Part 77.
	 
	(h)	 	Lessee expressly agrees, for itself, its successors and assigns, to prevent any use of the
Premises which would interfere with or adversely affect the operation or maintenance of the
Airport, or otherwise constitute a hazard to aircraft or others.
	 
	(i)	 	County reserves the right to maintain such utility easements on the Premises as may now or in
the future be determined to be necessary to serve the needs of the Airport, and the Lessee
agrees to take the Premises subject to said easement requirements. Such easements will be used
for, but not limited to, the installation of water distribution, sewage collection,
underground electrical, telephone and telecommunications conduits,

4

 

	 	 	above ground street lighting and power poles. However, it is understood and agreed that the
County will restore any improvements which Lessee has made, if such improvements are
materially damaged by any installation made by the County. Furthermore, the County shall
take reasonable steps to insure that any such installation be the least disruptive to
Lessee’s operations.

	(j)	 	CONDITION AND USE OF THE PREMISES AND LEASEHOLD IMPROVEMENTS: The County makes no
representations or warranties whatsoever as to: (i) the condition of the Premises, or (ii)
whether the Premises, or any part thereof, is in compliance with applicable federal, state,
and local laws, ordinances, rules, or regulations, including without limitation, County
ordinances, rules and regulations; or (iii) the permitted or available uses of the Premises
under any applicable federal, state, or local laws, ordinances, rules, or regulations,
including without limitation those of the County. The County makes no representations or
warranties whatsoever as to the legality, permissibility or availability of any use of the
Premises that may be contemplated by the Lessee. County makes no representations or
warranties concerning habitability or fitness for any particular purpose. Lessee specifically
obligates itself to conduct its own due diligent investigation as to the Premises and the
suitability thereof for Lessee’s purposes. The Premises and all components thereof are hereby
demised in “AS IS CONDITION” and “WITH ALL FAULTS.” The Lessee represents, acknowledges and
agrees that it has had sufficient opportunity to inspect the Premises, and all components
thereof, and hereby accepts the Premises, and all components thereof, in “AS IS CONDITION” and
“WITH ALL FAULTS.” The Lessee hereby ASSUMES ALL RISK of non-compliance of the Premises, or
any part thereof, with any federal, state, or local laws, ordinances, rules, or regulations,
including without limitation, any County ordinances, rules or regulations. Upon receipt of
notice of any non-compliance with any such laws, ordinances, rules, or regulations, the Lessee
hereby agrees to make any and all repairs, alterations, and additions to the Premises and to
take all corrective measures as may be necessary to bring the Premises into compliance with
all laws, ordinances, rules and regulations. The Lessee shall not be entitled to any
adjustment of any rentals hereunder on account of the condition of the Premises or any failure
of any of the component parts to be in working order or because of any necessity of Lessee to
repair or take corrective actions with respect to any part thereof or because of the inability
of obtaining or any delay in obtaining any required development approvals from any
governmental body having jurisdiction, including but not limited to County agencies.
Furthermore, the Lessee hereby releases the County of any and all claims and liabilities
whatsoever on account of the condition of the Premises or any failure of any of the component
parts to be in working order or because of any necessity of Lessee to repair or take
corrective actions with respect to any part thereof, or the necessity for obtaining any
development approvals from any governmental body, including without limitation County
agencies. In the event of any conflict between these provisions and any other provisions of
this Agreement, the provisions of this subparagraph (j) shall control. Notwithstanding
anything herein to the contrary, the parties acknowledge and agree that: (1) this
subparagraph (j) is not intended to address or apply to the release of any “Materials” (as
hereinafter defined in Section 33) at the Premises, and (2) with respect to any such
Materials, the provisions of Section 33 shall apply.

5

 

SECTION 3. TERM

	(a)	 	The term of this Agreement shall commence on the Commencement Date and shall terminate on the
last day of the Third Lease Year of this Agreement (“Termination Date”), unless sooner
terminated as provided herein.
	 
	 	 	The agreement may be extended by written notice to Lessee from the Director of Aviation for
periods of one year each; provided, however, that in no event shall the term of this Lease
extend beyond the last day of the Fifth Lease Year. This Lease shall end on the earlier to
occur of (i) the last day of any extension granted by the Director of Aviation, or (ii) the
last day of the Fifth Lease Year.
	 
	(b)	 	At any time either party may terminate the Lease (with or without cause) by giving the other
party at least two hundred seventy (270) calendar days prior written notice to that effect. In
the event any such notice of termination is given, the Termination Date of this Lease shall be
the later to occur of: (i) two hundred seventy (270) calendar days following the giving of
notice; or (ii) the date set forth in such notice of termination. The Director of Aviation is
authorized to give any notice of termination on behalf of the County.
	 
	(c)	 	“Parcel B,” which is depicted on Exhibit A-1, which is solely for the parking of vehicles of
the Lessee’s employees and may be removed from the encumbrance of this lease upon at least
thirty (30) calendar days written notice by the Director of Aviation should Parcel B” be
needed for Airport purposes. Effective on the day that is set forth in any such written
notice (provided such notice is given at least thirty (30) calendar days prior to its
effective date (and such date being hereinafter referred to as the “Removal Date”), “Parcel
B,” shall no longer be encumbered by this Lease, and the Lessee shall vacate “Parcel B” and
remove all personal property from “Parcel B” by the Removal Date. From and after the Removal
Date, every reference in this Agreement to “Parcel,” “Parcels,” and “Premises” shall be deemed
to refer only to “Parcel A,” which is depicted on Exhibit A and “Parcel B” shall no longer be
covered by this Agreement. Notwithstanding the foregoing, Lessee shall remain liable for any
obligations that may have accrued with respect to “Parcel B” prior to the Removal Date.

SECTION 4. RENTALS, FEES, AND CHARGES

	(a)	 	Annual Rental. The annual rental, subject to adjustment as hereinafter provided,
shall be paid by the Lessee in twelve (12) equal monthly installments, together with all
applicable sales taxes thereon, in advance and without demand, set off or deduction. The
first monthly installment of rent shall be paid on that date (“First Payment Date”) which is
the first day of the month following the month in which the Commencement Date occurs or on the
Commencement Date if it occurs on the first day of a month. Thereafter monthly installments
of rental shall be payable in advance on the first day of each and every month. If the
Commencement Date does not occur on the first day of a month, then on the First Payment Date a
partial payment of rent shall be due, which shall be an amount equal to the first monthly
rental payment, prorated based on the number of days occurring

6

 

	 	 	between the Commencement Date and the First Payment Date, together with all applicable sales
taxes thereon.

	 	(1)	 	The annual rental payable for “Parcel A” during the first Lease Year of the
Term shall be One Hundred Ninety Eight Thousand Three Hundred Forty-Two and 24/100
Dollars ($198,342.24), plus applicable sales taxes. The monthly installment payments
of rent during the first Lease Year shall be Sixteen Thousand Five Hundred Twenty-Eight
and 52/100 Dollars ($16,528.52) each, plus applicable sales taxes.
	 
	 	(2)	 	The annual rental payable for “Parcel B” during the first Lease Year of the
Term shall be Three Thousand Two Hundred Fifty-Seven and 881100 Dollars ($3,257.88),
plus applicable sales taxes. The monthly installment payments of rent during the first
Lease Year shall be Two Hundred Seventy-One and 49/100 Dollars ($271.49) each, plus
applicable sales taxes.
	 
	 	(3)	 	County and Lessee agree that, following the Commencement Date, the annual
rental payment established at subparagraph (1), above, shall be adjusted on the first
day of each Lease Year (each such date being referred to as an “Adjustment Date”) as
set forth below, and such adjusted rental (together with applicable sales taxes
thereon) shall be the new annual rental for the succeeding Lease Year (subject to
adjustment as hereinafter provided), and shall be payable in twelve equal monthly
installments.
	 
	 	(4)	 	On each “Adjustment Date” the annual rental shall be increased to an amount
equal to the greater of either: (i) the product of the annual rental paid during the
immediately preceding Lease Year, multiplied by the “CPI Multiplier” (as hereinafter
defined); or (ii) the product of the annual rental paid during the immediately
preceding Lease Year, multiplied by 1.03. The product of such multiplication shall be
the amount of the annual rental payment to be made during the next succeeding Lease
Year, commencing on the first day of such Lease Year. Upon determining such rental
adjustment, the Aviation Department shall advise Lessee of the new annual rental and
the monthly installment payment of rent. In no event shall any adjusted annual rental
established pursuant to this subparagraph (3) be less than the total annual rental paid
during the immediate prior Lease Year.

	 	(i)	 	The “CPI Multiplier” is a fraction, the numerator of which
shall be the “CPI Index Number” (as hereinafter defined) indicated for the
month that is three (3) months prior to the Adjustment Date and the denominator
of which shall be the CPI Index Number indicated for the month that is fifteen
(15) months prior to the Adjustment Date.
	 
	 	(ii)	 	The “CPI Index Numbers” are the index numbers of retail
commodity prices designated “CONSUMER PRICE INDEX FOR ALL URBAN CONSUMERS -
UNITED STATES CITY AVERAGE -ALL ITEMS” (1982-1984 = 100) (“Consumer Price
Index”) issued by the Bureau of

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	 	 	 	Labor Statistics, United States Department of Labor. The rental and the
adjustment made based upon the provisions of this section shall be made
solely by County. Any publication by either the United States Department of
Labor or the United States Department of Commerce in which such Index
numbers are published shall be admissible in evidence in any legal or
judicial proceeding involving this Lease without further proof of
authenticity. Should the Bureau of Labor Statistics cease publishing the
above-described Index, then such other Index as may be published by the
United States Department of Labor that most nearly approximates the
discontinued Index shall be used in making the adjustments described above.
Should the United States Department of Labor discontinue publication of an
Index approximating the Index contemplated, then such Index as may be
published by another United States governmental agency which most nearly
approximates the Index first above referenced shall govern and be
substituted as the Index to be used.

	 	(5)	 	Notwithstanding anything to the contrary herein contained, if at a future time
the County adopts as policy for the Airport (pursuant to a resolution adopted by its
Board of County Commissioners), a requirement that rental adjustments shall be made on
the same date for all leases, then the adjustments of rental based on appraisals and
the other annual adjustments of rental shall be made in accordance with and at the
uniform times established pursuant to said policy.
	 
	 	(6)	 	If “Parcel B” is removed from this Lease prior to the Termination Date, then
rent payments for “Parcel B” shall cease on the later to occur of the Removal Date or
the date the Lessee shall completely vacate “Parcel B.”

	(b)	 	Licenses. Fees and Taxes. Lessee shall pay, on or before their respective due dates,
all federal, state, County, and local taxes and fees, and all special assessments of any kind,
which are now or may hereafter be levied upon the Premises (including improvements) or the
estate hereby granted, or upon Lessee, or upon the business conducted on the Premises, or upon
any of Lessee’s property used in connection therewith, or upon any rentals or other sums
payable hereunder, including, but not limited to any ad valorem taxes (based upon the Lessee’s
pro rata share according to the area of the Premises), and sales or excise taxes on rentals,
and personal property taxes against tangible and intangible personal property of Lessee.
Lessee shall maintain in current status all federal, state, County and local licenses and
permits required for the operation of the business conducted by Lessee.
	 
	(c)	 	Utilities. Lessee shall pay when due, all utilities fees or charges which are now or
hereafter charged or assessed with respect to operations at the Premises.
	 
	(d)	 	Other Fees and Charges. The Lessee acknowledges that the County has or will
establish, from time to time, various fees and charges for the use of various facilities,
equipment and services provided by the County and not leased to or specifically provided to
the Lessee hereunder, and the procedures relating to payment of same. The Lessee shall pay

8

 

	 	 	for its use of such facilities, equipment and services at the rates and in the manner
prescribed by the County.

	(e)	 	Additional Rent and Charges. If the County is required or elects to pay any sum or
sums or incur any obligations or expense by reason of the failure, neglect or refusal of
Lessee to perform or fulfill any one or more of the conditions, covenants or agreements
contained in this Agreement or as a result of any act or omission of the Lessee contrary to
said conditions, covenants or agreements, Lessee agrees to pay the sum or sums so paid or the
expense so incurred, including all interest, costs, damages and penalties, and the same may be
added to any installment of rent thereafter due hereunder, and each and every part of the same
shall be and become additional rent recoverable by the County in the same manner and with like
remedies as if it were originally a part of the rent as established by subparagraph (a),
hereof. All such sums of money shall be paid by Lessee within ten (10) calendar days after
written demand therefor.
	 
	(f)	 	Late Payments — Interest. The County shall be entitled to collect interest at the
rate of eighteen percent (18%) per annum from the date due until the date paid on any amounts
that are past due under this Agreement. The right of the County to require payment of such
interest and the obligation of the Lessee to pay same shall be in addition to and not in lieu
of the right of the County to enforce other provisions herein, including termination of this
Agreement, and to pursue other remedies provided by law.
	 
	(g)	 	Dishonored Check or Draft. In the event the Lessee delivers a dishonored check or
draft to the County in payment of any obligation arising under this Agreement, the Lessee
shall incur and pay a service charge in the amount established by the County from time to
time. In such event, the Aviation Department may require that future payments be made by
cashier’s check or other means acceptable to the Aviation Department.
	 
	(h)	 	Place of Payments. All payments required to be made by the Lessee under this
Agreement shall be made payable to “Broward County,” and shall be paid to the Finance
Division, Broward County Aviation Department, 320 Terminal Drive, Fort Lauderdale, FL 33315,
or to such other office or address as may be substituted therefor.

SECTION 5. USES OF THE PREMISES

	(a)	 	Lessee may use the Premises for the following purposes and for activities reasonably
connected with achieving such purposes and for no other purposes whatsoever:

	 	(1)	 	Aircraft maintenance and repair
	 
	 	(2)	 	Avionics and instrument repair
	 
	 	(3)	 	Propeller repair
	 
	 	(4)	 	Aircraft rental
	 
	 	(5)	 	Aircraft leasing
	 
	 	(6)	 	Aircraft storage
	 
	 	(7)	 	Flight operations
	 
	 	(8)	 	Parking of vehicles for Lessee’s employees

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	 	(9)	 	Any use other than as set forth above must have the prior written consent of
the Aviation Department.

	(b)	 	Lessee shall be expressly prohibited from providing the following services:

	 	(1)	 	Sale or dispensing of aircraft fuels, fuel farm or retail sale of fuel is
prohibited.
	 
	 	(2)	 	Terminal facilities for passenger operations, other than those covered by
Federal Aviation Regulation 14 CFR Part 135, are prohibited.
	 
	 	(3)	 	Restaurant, coffee shop, lounge, or cafeteria, are prohibited (except a
cafeteria provided solely for the employees of Lessee or of its sublessees).
	 
	 	(4)	 	Sale or dispensing of alcoholic beverages is prohibited.
	 
	 	(5)	 	Flight Training Schools and T-Hangars are prohibited.
	 
	 	(6)	 	Aerial advertising is prohibited.
	 
	 	(7)	 	Air shows are prohibited.
	 
	 	(8)	 	Any use prohibited by law or not related to aviation.

	(c)	 	Limousine and taxi concessionaires authorized by County shall be allowed free ingress to and
egress from the Premises to serve the public and the Lessee shall not operate or authorize any
competing service. Lessee shall not make any contractual arrangement with any rental car
company except an authorized on-airport concessionaire rental car company.
	 
	(d)	 	In connection with sales and services to the public, Lessee shall furnish, good, prompt and
efficient service adequate to meet all demands for its services at the Airport and shall
conduct such hours of business as may be necessary to so provide this service. Such service
will be furnished on a fair, equal, and nondiscriminatory basis to all users thereof and
charges shall be fair, reasonable and nondiscriminatory for each unit of sale or service.
Lessee, however, shall be permitted to grant reasonable and nondiscriminatory discounts,
rebates, or other types of price reductions to volume purchasers. As used in this section,
the word “services” shall include the furnishing of parts, materials, and supplies (including
the sale thereof as well as furnishing of service).
	 
	(e)	 	The Premises shall be used for no purposes other than as specifically allowed by this Lease.
The Premises shall not be used in any manner that is incompatible with or violates provisions
of any FAA rules, regulations or advisory circulars, state laws or regulations, or County, or
local ordinances, administrative codes or regulations, as may be amended from time to time,
and including without limitation FAA Advisory Circular No. 150/5300-13, Chapter 333, Florida
Statutes, and Chapter 2 and Section 39-1145, et. seq., Broward County Code of Ordinances.

10

 

	(f)	 	Nothing in this Lease shall be deemed to prohibit Lessee from requiring its employees,
contractors, sublessees, invitees, agents, guests and any others entering upon or using the
Premises at any time during the Term to observe reasonable and non-discriminatory rules and
standards of conduct to maintain the Premises in the manner required by the terms of this
Lease and to preserve the Lessee’s and its sublessee’s peaceful enjoyment of the Premises;
provided that such rules and standards of conduct shall comply with the terms of this Lease
and all applicable federal, state, County, and local laws, rules, advisory circulars and
regulations. In addition, nothing in this Lease shall be deemed to prohibit Lessee from taking
any lawful action to enforce compliance with the terms of this Lease and the rules and
standards of conduct of Lessee (as described by the first sentence hereof).

SECTION 6. CONSTRUCTION BY LESSEE

	(a)	 	No improvements, alterations, additions, or renovations may be constructed on the Premises,
unless the Lessee shall first obtain the prior written approval of the Aviation Department.
	 
	(b)	 	Prior to the commencement of construction of any facilities on the Parcel, Lessee shall
submit to the Aviation Department for its written approval, a site plan and complete plans and
specifications of the contemplated construction. The plans and specifications shall be
certified by an architect or engineer licensed to practice in the State of Florida and shall
consist of: (i) working drawings, (ii) technical specifications, (iii) bid documents, if
applicable, (iv) schedule for accomplishing improvements, (v) schedule of finishes and
graphics, (vi) list of furnishings, fixtures and equipment, (vii) certified estimate of the
design, development and construction costs, and (viii) such other information as may be
required by the Aviation Department. All construction, improvements, signs, equipment and
landscaping must be made in accordance with the requirements set forth in this Lease and must
conform to the standard requirements of the Aviation Department that are applicable to tenants
of the Airport. All of the plans and specifications shall be in such detail as may reasonably
permit the Aviation Department to make a determination as to whether the facilities will be
consistent with the provisions of this Lease and the standards of the Aviation Department.
The plans and specifications for the facilities that have received the Aviation Department’s
written approval, and any amendments and changes thereto that have received the Aviation
Department’s written approval, are hereinafter referred to collectively, as the “Approved
Plans.” No work may be performed on the Premises, except pursuant to Approved Plans.
	 
	(c)	 	All plans and specifications, including without limitation, “as built” plans provided
pursuant to subparagraph (l), below, shall not identify any conduit ducts for cable,
telecommunications, electric service, and the like by any specific company name, and such
plans shall identify the purpose of such conduits by generic reference only (e.g., ‘phone
conduit,’ ‘telecommunications conduit,’ or ‘power conduit’). No material changes shall be
made to any Approved Plans, without the prior written approval of the Aviation Department,
which approval shall not be unreasonably withheld or delayed. Any change that requires the
issuance of a building permit or modifies an existing building permit shall be considered a
material change.

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	(d)	 	Any and all construction shall be performed in such a manner as to provide that the
facilities shall:

	 	(1)	 	Be structurally sound and safe for human occupancy, and free from any hazards;
	 
	 	(2)	 	Provide sufficient clearance for taxiways, runways and aprons, and shall not
intrude into any aeronautical surfaces or exceed any height limitations and shall not
interfere with the operations of arriving and departing aircraft at the Airport;
	 
	 	(3)	 	Be designed for use for only those purposes permitted under Section 5, hereof;
	 
	 	(4)	 	Comply with the provisions of the deed under which the County acquired its
title to the Airport from the United States of America, and the provisions of any grant
agreements or other agreements between the County and the United States Government or
the State of Florida that are applicable to the Premises;
	 
	 	(5)	 	Comply with the terms and provisions of this Lease;
	 
	 	(6)	 	The Aviation Department reserves the right to require that all development
within the Airport is consistent with the overall Airport system architecture and the
Airport Master Plan, as well as reasonable standards of safety and quality.

The Aviation Department may refuse to grant approval if, in its opinion, the proposed
facilities as shown on such plans and specifications will fail to meet the criteria set
forth above or in other provisions of this Lease, or for any other reason whatsoever, it its
sole discretion.

	(e)	 	It is understood and agreed that in the course of any construction undertaken by Lessee
during the term of this Agreement, the Lessee shall be responsible for all costs associated
with any removal, replacement, relocation and protection of all utilities, whether such
utilities are located at the Premises or on adjacent property, including but not limited to
water, wastewater disposal, sewer, telephone, electric, airfield lighting system, conduit
ducts for cable, telecommunications and electric service, and Federal Aviation Administration
navigational aid system. All utilities conduits installed at the Parcel, including without
limitation cable, electric and telecommunications, shall be deemed leasehold improvements and
ownership thereof shall be vested in the County upon installation. All such conduits shall be
installed by the Lessee at its expense, and shall be free of all liens, claims and
encumbrances, including without limitation any claims of any utilities provider.
	 
	(f)	 	All improvements, equipment and interior design and decor constructed or installed by the
Lessee, its agents, or contractors, including the plans and specifications relating to same,
shall conform to all applicable state, federal, County, and local statutes, ordinances,
advisory circulars, building codes, fire codes, and rules and regulations. The approval by
the Aviation Department of any plans, specifications, or designs shall not constitute a
representation or warranty as to such conformity, and the responsibility therefor shall at all
times remain in Lessee.

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	(g)	 	Upon approval of plans, specifications and schedules by the Aviation Department and the
obtaining of other necessary governmental approvals, the Lessee shall immediately begin
construction and installation of the approved facilities and shall pursue the same to
completion by the date agreed to between Lessee and the Aviation Department with respect to
such improvements. Any work impacting portions of the Airport other than the Premises shall be
performed within schedules approved by the Aviation Department.
	 
	(h)	 	If requested by the Aviation Department, the Lessee and its architect/engineer and contractor
shall meet with the Aviation Department in periodically scheduled meetings to assess the
current status of completion.
	 
	(i)	 	All fixtures, structures, facilities, hangars, pavements and other leasehold improvements and
any additions and alterations made to the Premises (except trade fixtures not permanently
affixed to the Premises, and equipment not permanently affixed to the Premises, and any other
personalty of Lessee and its sublessees) shall become County’s property upon construction or
installation and shall be surrendered with and remain on the Premises. Any addition, fixture,
or other improvement that is nailed, bolted, stapled, or otherwise affixed to the Premises and
is not readily removable as a trade fixture or item of equipment, is a leasehold improvement.
If any personalty, including furnishings, trade fixtures or equipment, is removed by Lessee or
its sublessees, Lessee shall restore any damage to the Premises. All utilities conduits
installed at the Parcel and the Premises, by the Lessee or its sublessees, including without
limitation cable, electric and telecommunications, shall be deemed leasehold improvements and
ownership thereof shall be vested in the County upon installation. All such conduits shall be
installed by the Lessee and its sublessees at their expense. All such conduits shall be free
of all liens, claims and encumbrances, including without limitation, any claims of any
utilities provider.
	 
	(j)	 	Within one hundred and twenty (120) calendar days after the CO Date with respect to any
improvements, the Lessee must provide to the Aviation Department: (1) a certified statement
from the construction contractor(s) specifying the total construction cost and stating that
the improvements are free and clear of all liens, claims or encumbrances by any material
suppliers, subcontractors, or laborers; and (2) a certified statement from the architect or
engineer stating the total architect’s or engineer’s fees and that the improvements have been
constructed in accordance with the Approved Plans and in compliance with all applicable
building codes, laws, rules, ordinances, and regulations. Lessee shall provide, upon request,
such back-up documentation and releases of lien as may be required by the Aviation Department.
	 
	(k)	 	Lessee hereby represents warrants and covenants to the County that the Premises and all
improvements now and hereafter constructed or placed thereon shall be at all times free and
clear of all liens, claims and encumbrances. If any lien or notice of lien shall be filed
against the Premises or any improvements, the Lessee shall, within thirty (30) calendar days
after notice of the filing thereof, cause the same to be discharged of record by payment,
deposit, bond, or order of a court of competent jurisdiction. The provisions hereof shall not
apply to any leasehold mortgage to which the County has consented as

13

 

	 	 	provided in this Lease, or any purchase money security interest in any movable trade
fixtures installed at the Premises.

	(l)	 	Within ninety (90) calendar days after the CO Date with respect to any improvements, the
Lessee shall at its expense, provide the Aviation Department with a complete set of “as built”
plans and specifications, including mylar reproducible “record” drawings, and, if available,
one set of machine readable disks containing electronic data in an AUTOCAD format that meets
the Aviation Department’s graphic standards of the ‘as-constructed’ or ‘record’ plans for such
improvements.
	 
	(m)	 	In addition to the Aviation Department’s approval, Lessee shall obtain any required approval
from all other agencies having jurisdiction over any improvements, including but not limited
to the departments, divisions or offices of County and local government, the State of Florida,
and the federal government.
	 
	(n)	 	All improvements must be coordinated with the FAA, including the filing of required forms and
the provision of any documentation the FAA may request.
	 
	(o)	 	All improvements hereafter made to the Premises shall be in conformity and consistent with
all applicable provisions of the Americans with Disabilities Act of 1990, as same may be
amended from time to time.
	 
	(p)	 	The Lessee shall not make any additions, alterations, modifications or replacements to any
improvements at the Premises unless Lessee shall first have submitted to the Aviation
Department, for its written approval, complete plans and specifications for same in accordance
with this Section 6. All additions, alterations, modifications and replacements shall comply
with all provisions of this Lease, including without limitation, this Section 6. In the event
any addition, alteration, modification or replacement is made without Aviation Department
approval pursuant to this Section 6, then, upon notice in writing so to do, the Lessee shall
remove the same or at the option of the Aviation Department cause the same to be changed to
the satisfaction of the Aviation Department. In the case of any failure on the part of the
Lessee to comply with such notice, the Aviation Department may effect the removal or change
and the Lessee shall pay the cost thereof to the County.

			
	SECTION 7.	 	CONSTRUCTION CONTRACTS, BONDS, INDEMNIFICATION, AND INSURANCE REQUIREMENTS FOR
CONTRACTORS

	(a)	 	Payment and Performance Bonds. The Lessee agrees that before commencing any work or
construction, the Lessee shall require the contractor building any improvements to maintain,
at all times, a valid payment bond and a valid performance bond, which bonds shall be in an
amount not less than the amount covering the full amount of the work being performed. Each
bond must guarantee to the County the completion of the work being performed by the contractor
as well as full payment of all suppliers, material suppliers, laborers or sub-contractors
employed in the project.

14

 

	(b)	 	Construction Contract Provisions. Lessee agrees to abide by and include the
following provisions in all contracts it enters into with successful contractors in connection
with the construction and completion of any improvements to the Premises:
	 
	 	 	“The Contractor shall indemnify and hold harmless County, its officers and employees, from
liabilities, damages, losses and costs, including, but not limited to reasonable attorney’s
fees, to the extent caused by the negligence, recklessness or intentional wrongful
misconduct of the Contractor and persons employed or utilized by Contractor in the
performance of this Agreement. Except as specifically provided herein, this Agreement does
not require Contractor to indemnify County, its employees, officers, directors, or agents
from any liability, damage, loss, claim, action, or proceeding. These indemnifications
shall survive the term of this Agreement. In the event that any action or proceeding is
brought against County by reason of any such claim or demand, Contractor shall, upon written
notice from County, resist and defend such action or proceeding by counsel satisfactory to
County. The indemnification provided for herein shall obligate Contractor to defend at its
own expense to and through appellate, supplemental or bankruptcy proceedings, or to provide
for such defense, at County’s option, any and all claims of liability and all suits and
actions of every name and description covered by the foregoing indemnification, that may be
brought against County, whether performed by Contractor, or persons employed or utilized by
Contractor.”
	 
	(c)	 	Insurance Requirements for Construction Contracts.

	 	(1)	 	Lessee agrees to include the following insurance language in any agreement it
enters into with any successful contractor(s) and Lessee further agrees to provide to
County, prior to commencement of any improvements, certificates of insurance evidencing
the contractor’s compliance with the requirements of this section:

	 	 	 	“A. Without limiting any of the other obligations or liabilities of
Contractor, Contractor shall provide, pay for, and maintain in force until all
of its work to be performed under this Contract has been completed and accepted
by Lessee (or for such duration as is otherwise specified hereinafter), the
insurance coverages set forth herein.

	 	1.	 	Workers’ Compensation Insurance shall be
provided to apply for all employees in compliance with the “Workers’
Compensation Law” of the State of Florida and all applicable federal
laws. In addition, the policy must include: Employers’ Liability
insurance shall be provided with a limit of One Hundred Thousand
($100,000) each accident.
	 
	 	2.	 	Comprehensive General or Commercial Liability
insurance shall be provided with minimum limits of Five Million Dollars
($5,000,000.00) per occurrence, combined single limit for Bodily Injury
Liability and Property Damage Liability. Coverage must be afforded on
a form no more restrictive than the latest edition of the Commercial
General Liability policy, without restrictive

15

 

	 	 	 	endorsements, as filed by the Insurance Services Office, and must
include: Premises and/or Operations; Independent Contractors;
Products and/or Completed Operations for contracts over Fifty
Thousand ($50,000); Explosion, Collapse and Underground Coverages;
Broad Form Property Damage; Broad Form Contractual Coverage
applicable to this specific Contract, including any hold harmless
and/or indemnification agreement; Personal Injury Coverage with
Employee and Contractual Exclusions removed, with minimum limits of
coverage equal to those required for Bodily Injury Liability and
Property Damage Liability.
	 
	 	 	 	Contractor shall maintain in force until at least three years after
completion of all work required under the Contract, coverage for
Products and Completed Operations, including Broad Form Property
Damage.
	 
	 	3.	 	Business Automobile Liability insurance shall
be provided with minimum limits of Five Million Dollars ($5,000,000.00)
per occurrence combined single limit for Bodily Injury Liability and
Property Damage Liability. Coverage must be afforded on a form no more
restrictive than the latest edition of the Business Automobile
Liability policy, without restrictive endorsements, as filed by the
Insurance Services Office, and must include: Owned/Leased Vehicles;
Hired and Non-Owned Vehicles; and Employer’s Non-Ownership.
	 
	 	4.	 	Builder’s Risk Insurance shall be provided for
the construction of above ground buildings and/or structures, is
required. The coverage shall be “All Risk” form for 100 percent of the
completed value, including County as a named insured, with a deductible
of not more than Five Thousand Dollars ($5,000.00) each claim.
	 
	 	5.	 	Waiver of Occupancy Clause or Warranty-Policy
must be specifically endorsed to eliminate any “occupancy clause” or
similar warranty or representation that the building(s), addition(s) or
structure(s) in the course of construction shall not be occupied
without specific endorsement of the policy. The policy must be
endorsed to provide that the Builder’s Risk Coverage will continue to
apply until final acceptance of the building(s), addition(s) or
structure(s) by the County.
	 
	 	6.	 	Flood Insurance—When the buildings or
structures are located within an identified special flood hazard area,
flood insurance must be afforded for the lesser of the total insurable
value of such buildings or structures, or, the maximum amount of flood
insurance coverage available under the National Flood Program.”

16

 

	 	“B. 	 	Such policy or policies shall be issued by approved companies
authorized to do business in the State of Florida, and having agents upon whom
service of process may be made in Broward County, Florida. The Commercial
General Liability policy shall specifically protect County and the Commission
by naming County and the Broward County Board of County Commissioners as
additional insureds.”
	 
	 	“C. 	 	Contractor shall furnish to the Broward County Aviation
Department, Certificates of Insurance or endorsements evidencing the insurance
coverages specified hereunder at least ten (10) calendar days prior to
beginning performance of work under this Agreement. The required Certificates
of Insurance shall name the types of policies provided.”
	 
	 	“D. 	 	Coverage is not to cease and is to remain in force (subject to
cancellation notice) until all performance required of Contractor is completed.
All policies must be endorsed to provide County with at least thirty (30)
calendar days’ notice of cancellation and/or restriction. If any of the
insurance coverages will expire prior to the completion of the work, copies of
renewal policies shall be furnished at least thirty (30) calendar days’ prior
to the date of their expiration. Any insurance coverage that is written on a
“claims made” basis must remain in force for two (2) years after the
termination of this Agreement.”

	 	(2)	 	Lessee shall provide to County not less than ten (10) calendar days prior to
commencement of any improvements at the Premises, site certificates of insurance
evidencing the insurance coverage as specified above. The required certificates of
insurance shall not only name the types of coverage provided, but also shall refer
specifically to this Lease with the type of insurance which is being furnished, and
shall state that such insurance is as required by such sections of this Lease. If the
initial insurance expires prior to the completion of the improvements, renewal
certificates of insurance shall be furnished at least thirty (30) calendar days prior
to the date of their expiration. Insurance shall not be canceled, modified, or
restricted, without at least thirty (30) calendar days prior written notice to County,
and must be endorsed to provide the same.

	(d)	 	Lessee shall not be required to comply with the provisions of subsection (c), above, if
Lessee shall have in effect Commercial General Liability Insurance and Business Automobile
Liability Insurance with all of the coverages required by subsection (c), above, and showing
the County as an additional insured in form satisfactory to the County’s Risk Management
Division.

SECTION 8. OBLIGATIONS OF THE LESSEE

	(a)	 	Lessee covenants and agrees to observe and obey, and to require its sublessees, officers,
employees, guests, invitees and those doing business with it, to observe and obey such rules
and regulations of the Aviation Department and/or the County (including amendments and
supplements thereto) for the government of the conduct and operations

17

 

	 	 	of the Lessee and others on the Premises as may from time to time be promulgated, including
without limitation any rules, regulations or minimum standards that are established for
operations of Airport tenants. The obligation of the Lessee to require such observance and
obedience on the part of its sublessees, guests, invitees, and business visitors shall
pertain only while such persons are on or in occupancy of any portion of the Premises.

	(b)	 	Lessee and all sublessees shall conduct their operations hereunder in an orderly and
commercially reasonable manner, considering the nature of such operations so as not to
unreasonably annoy, disturb, endanger or be offensive to others at the Airport.
	 
	(c)	 	Lessee and all sublessees shall take all reasonable measures:

	 	(1)	 	To reduce to a minimum vibrations tending to damage any equipment, structure,
building or portion of a building which is on the Premises or is a part thereof, or is
located elsewhere on the Airport; and
	 
	 	(2)	 	To keep the sound level of their operations as low as possible.

	(d)	 	Lessee and all sublessees shall control the conduct, demeanor and appearance of their
employees, invitees, and of those doing business at the Premises and, upon objection from the
Aviation Department concerning the conduct, demeanor and appearance of any such persons, shall
immediately take all reasonable steps necessary to remove the cause of objection.
	 
	(e)	 	Lessee and all sublessees shall remove from the Airport or otherwise dispose of in a manner
approved by the Aviation Department all garbage, debris and other waste materials (whether
solid or liquid) arising out of the occupancy of the Premises or out of any operations
conducted thereon. Any of such as may be temporarily stored in the open, shall be kept in
suitable garbage and waste receptacles, the same to be made of metal and equipped with
tight-fitting covers and to be of a design safely and properly to contain whatever material
may be placed therein. The Lessee shall use extreme care when effecting removal of all such
waste and shall comply with all laws, ordinances, rules, regulations and procedures of all
applicable governmental authorities.
	 
	(f)	 	Lessee and all sublessees shall commit no nuisance, waste or injury on the Premises and shall
not do or permit to be done anything which may result in the creation or commission or
maintenance of such nuisance, waste or injury on the Premises.
	 
	(g)	 	Lessee and all sublessees shall not create nor permit to be caused or created upon the
Premises any obnoxious odors or smokes or noxious gases or vapors; provided, however, that
fumes resulting from the normal operations of properly certified and maintained trucks and
other vehicles shall be excepted from this provision. Lessee and all sublessees shall ensure
that emissions generated by any such trucks, and other vehicles shall comply with all
provisions of applicable environmental emissions laws and regulations.

18

 

	(h)	 	Lessee and all sublessees shall not do or permit to be done anything which may interfere with
the effectiveness or accessibility of the utilities systems installed or located on or about
the Premises which are also used by other entities at the Airport.
	 
	(i)	 	Lessee and all sublessees shall not overload any floor or paved area on the Premises and
shall repair any floor, including supporting members, and any paved area damaged by
overloading.
	 
	(j)	 	Lessee and all sublessees shall not do or permit to be done any act or thing upon the
Premises:

	 	(1)	 	which will invalidate or conflict with any fire insurance policies covering the
Premises or any part thereof or other contiguous premises at the Airport; or
	 
	 	(2)	 	which may constitute a hazardous condition so as to increase the risks normally
attendant upon the operations permitted by this Agreement.

	(k)	 	All flammable liquids that are kept or stored at the Premises must at all times be handled,
stored and used in accordance with all applicable federal, state, County and local laws, rules
and regulations.
	 
	(l)	 	From time to time and as often as reasonably required by the Aviation Department or any
governmental authority having jurisdiction, Lessee and all sublessees shall conduct pressure,
water flow, and other appropriate tests of the fire extinguishing system and apparatus which
are maintained by the Lessee or any sublessee.
	 
	(m)	 	Lessee and its sublessees shall not place any coin or token operated vending machine or
similar device (including without limitation, pay telephones, beverage or food machines, or
other commodities) upon or within the Premises.
	 
	(n)	 	Lessee and all sublessees shall pay before delinquency all licenses and permit fees and
charges for the conduct of any business conducted at the Premises.
	 
	(o)	 	Lessee and all sublessees shall comply with the provisions of Chapter 2, Broward County Code
of Ordinances with respect to the removal of derelict vehicles and derelict aircraft from the
Premises.
	 
	(p)	 	Emergency Evacuation and Hurricane Plan. Within thirty (30) calendar days following
the execution of this Lease, the Lessee shall provide the Aviation Department with emergency
evacuation and hurricane plans consistent with the County’s plans for the Airport. These
plans shall be detailed procedures of actions to be taken by the Lessee and its sublessees, if
an evacuation need or hurricane alert warning is present. Hurricane plans are to be annually
updated, if requested by the Aviation Department.

SECTION 9. INGRESS AND EGRESS

	(a)	 	Lessee, its invitees, licensees, agents, guests, contractors, suppliers of material and
furnishers of services, shall have ingress and egress to the Premises via appropriate public

19

 

	 	 	roadways to be used in common with other tenants and users of the Airport, provided that the
County may, from time to time, substitute other suitable means of ingress and egress, so
long as an alternate adequate means of ingress and egress is available.

	(b)	 	The County may at any time temporarily or permanently close or consent to or request the
closing of any roadway, taxiway and any other area at the Airport presently or hereafter used
as such, so long as an alternate adequate means of ingress and egress is made available to the
Premises. The Lessee hereby releases and discharges the County, its successors and assigns,
of and from any and all claims, demands or causes of action which the Lessee may now or at any
time hereafter have against any of the foregoing arising or alleged to arise out of the
closing of any street, roadway, taxiway, or other area used as such, whether within or outside
the Airport, provided that the County makes available to the Premises an adequate means of
ingress and egress.

SECTION 10. COMPLIANCE WITH GOVERNMENTAL PROCEDURES

	(a)	 	Lessee shall comply with all federal, state and County laws, ordinances, resolutions and
governmental rules, regulations, advisory circulars and orders including Airport rules and
regulations and minimum standards now or at any time during the Term of this Lease which are
applicable to Lessee or the operations conducted at the Premises.
	 
	(b)	 	The obligation of the Lessee to comply with governmental requirements is provided herein for
the purpose of assuring proper safeguards for the protection of persons and property on the
Premises. Such provision is not to be construed as a submission by the County to the
application to itself of such requirements or any of them.
	 
	(c)	 	The Lessee agrees to permit entry, inspection, and testing, at all reasonable times, by
inspectors of any federal, state, or County agency having jurisdiction under any law, rule,
regulation, or order, applicable to the Premises or the operations at the Premises. This
right of entry, inspection and testing shall impose no duty on the County to take any such
action and shall impart no liability on the County should it not take any such action.

SECTION 11. MAINTENANCE AND REPAIR

	(a)	 	Lessee shall throughout the Term of the Lease assume the entire responsibility and shall
relieve the County from all responsibility for all repair and maintenance whatsoever on the
Premises, whether such repair or maintenance be ordinary or extraordinary. Lessee shall keep
all buildings and other improvements in good, tenantable, useable condition throughout the
Term of this Lease, and without limiting the generality thereof, shall:

	 	(1)	 	Keep the Premises at all times in a clean and orderly condition and appearance
and all of the Lessee’s fixtures, equipment and personal property which are located in
any part of the Premises which is open to or visible by the general public.
	 
	 	(2)	 	Provide and maintain all fire protection and safety equipment and all other
equipment of every kind and nature required by any law, rule, order, ordinance,
resolution or regulation of any applicable governmental authority.

20

 

	 	(3)	 	Lessee shall repair any damage to the paving or other surface of the Parcel
caused by operations of Lessee, its agents, employees, or invitees, including without
limitation any oil, gasoline, grease, lubricants or other liquids and substances having
a corrosive or detrimental effect thereon.
	 
	 	(4)	 	Lessee shall be responsible for the maintenance and repair of all utilities
including but not limited to, service lines for the supply of water, gas service lines,
electrical power, telephone and telecommunications conduits and lines, sanitary sewers
and storm sewers which are now or which may be subsequently located upon the Premises
leased to the Lessee and used by the Lessee exclusively.
	 
	 	(5)	 	Lessee shall be responsible for all items of maintenance including without
limitation, repairs to interior decorations, plumbing, window or door glass, electrical
fixtures, water fixtures, partitions, and locking devices for openings, provided that
no alterations of any of the foregoing may be made without the prior written consent of
the Aviation Department.

	(b)	 	The Aviation Department shall have the right to enter the Premises at reasonable times to
inspect same for purposes of determining if the Lessee is maintaining the Premises as required
by this Lease. In the event Lessee fails in any material respect to commence so to maintain,
clean, repair, replace, rebuild or paint within the period of time required by this provision
and after written notice from the Aviation Department to do so; or fails in any material
respect diligently to continue to completion of the maintenance, repair, replacement,
rebuilding or painting of all of the Premises required to be maintained, repaired, replaced,
rebuilt or painted by the Lessee under the terms of this Agreement, the Aviation Department
may, at its option, and in addition to any other remedies which may be available to it,
maintain, repair, replace, rebuild or paint all or any part of the Premises included in the
said notice and the cost thereof shall be payable by the Lessee upon demand. The Lessee shall
have a period of thirty (30) calendar days to commence any required action hereunder, except
for emergency and public safety items which shall be immediately undertaken by Lessee.

SECTION 12. INSURANCE REQUIREMENTS — LESSEE

	(a)	 	In order to insure the indemnification obligation contained in Section 14, Lessee shall, at a
minimum, provide, pay for, and maintain in force at all times during the term of this
Agreement (unless otherwise provided), the insurance coverages set forth in the subparagraphs
below, in accordance with the terms and conditions required by this Section 12. Such policy
or policies shall be without any deductible amount (except as may be expressly authorized
herein), and shall be issued by companies authorized to do business in the state of Florida,
and having agents upon whom service of process may be made in Broward County, Florida. Lessee
shall specifically protect County and the Broward County Board of County Commissioners by
naming County and the Broward County Board of County Commissioners as additional insureds
under Airport Liability or Commercial General Liability Policy and all environmental and
impairment policies only.

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	(b)	 	Lessee shall, during the Term of this Lease, insure and keep insured to the extent of not
less than 100% of the insurable replacement value thereof, all buildings, structures, fixtures
and equipment on the Premises against such hazards and risks as may now or in the future be
included under the Standard Form of Fire and Extended Coverage insurance policy of the State
of Florida and also against the following hazards and risks:

	 	(1)	 	Sprinkler leakage — by which is meant damage caused by water or any other
substance discharged from any part of the fire protection equipment for the Lessee’s
Premises or from adjoining premises; collapse or fall of tanks forming part of such
fire protection equipment or the component parts or supports of such tanks.
	 
	 	(2)	 	Damage caused by such perils and hazards as may now or in the future be
included under any Boiler and Machinery policy filed with and approved by the insurance
Commissioner of the State of Florida, or if there be no such policy so filed, then
reasonable coverage against perils and hazards occasioned by the existence and
operation of such boilers, provided that the Lessee shall be required to maintain such
insurance only with respect to such buildings and structures in which boilers are
installed.
	 
	 	(3)	 	Such policies of insurance shall be limited to a deductible for windstorm of
not more than 2% of the insurable replacement value of the improvements. In addition,
the deductible for all other than windstorm perils shall be not more than $5,000.00.
In the event of any damage to the Premises, if the cost of repair or replacement is
less than the deductible amount, the Lessee shall nevertheless be required to make such
repair or replacement and to restore the Premises to the condition required by Section
13.
	 
	 	(4)	 	AU policies of such insurance and renewals thereof shall insure the County and
Lessee as their interest may appear, and shall provide that the loss, if any, shall be
adjusted with and payable to the County, except as otherwise provided in Section 13
hereof.
	 
	 	(5)	 	In the event the Premises or any part thereof shall be damaged by any casualty
against which insurance is carried pursuant to this Section, and if such loss is to be
adjusted with and payable to the County, the Lessee shall promptly furnish to the
County such information and data as may be necessary to enable the County to adjust the
loss.
	 
	 	(6)	 	The property insurance carried by Broward County shall be excess over any other
valid and collectible insurance carried by the Lessee, including but not limited to the
insurance obtained by Lessee pursuant to this Agreement.

	(c)	 	Airport Liability or Commercial General Liability Insurance shall be provided to
protect against bodily injury liability and property damage in an aggregate amount of not less
than Five Million Dollars ($5,000,000.00) per occurrence, combined single limit. Coverage
must be afforded on a form no more restrictive than the latest edition of the

22

 

	 	 	Commercial General Liability Policy, without restrictive endorsements, as filed by the
Insurance Services Office and must include: Premise and/or Operations, Independent
Contractors and Broad Form Contractual Coverage covering all liability arising out of the
terms of this Agreement.

	(d)	 	Business Automobile Liability Insurance shall be provided in an amount not less than
Five Million Dollars ($5,000,000.00) per occurrence combined single limit, for bodily injury
and property damage liability. Coverage must be afforded on a form no more restrictive than
the latest edition of the Business Automobile Liability policy, without restrictive
endorsements, as filed by the Insurance Services Office, and must include: Owned, Non-owned
and Hired vehicles.
	 
	(e)	 	From time to time, the County’s Risk Management Division shall review the necessity for
environmental insurance and the coverage required, including a review of activities at the
Premises, geographic of location, other leases and subleases at the Premises or Airport, as
well as the insurance market (which may present changes in reasonable availability and premium
costs). As a result of such review, the County, through its Risk Management Division, may
determine to require environmental insurance, or may adjust the requirements to increase or
decrease coverage requirements. In the event of any such requirement or adjustment, Lessee
shall provide evidence of such coverages to the County within thirty (30) calendar days
following notice of such requirement or adjustment. In the event the County’s Risk Management
Division requires that Lessee obtain environmental and impairment liability insurance, the
Risk Management Division may allow Lessee to provide self-insurance in the required amount,
which shall be certified by the Lessee’s Chief Financial Officer, provided that the Risk
Management Division is satisfied with the financial ability of Lessee to meet the
self-insurance requirements and Lessee shall provide the Risk Management Division with all
requested documentation. If self-insurance is permitted, then if at any time the
self-insurance funds are reduced below the specified limit, such failure shall be a default
hereunder.
	 
	(f)	 	“Environmental and Impairment Liability Insurance” is defined as a specialized insurance
policy that covers liability and clean up costs associated with discharge of “Materials” (as
defined in Section 33(a)). It provides broader coverage than the general liability policy by
covering gradual as well as sudden and accidental releases.
	 
	(g)	 	Workers’ Compensation and Employer’s Liability Insurance shall be provided to apply
for all employees in compliance with the “Workers’ Compensation Law” of the State of Florida
and all applicable federal laws. In addition, the policy (ies) must include: Employers’
Liability with a limit of One Hundred Thousand Dollars ($100,000) each accident.
	 
	(h)	 	Lessee shall furnish to the Aviation Department, Certificates of Insurance evidencing the
insurance coverages specified by this Section prior to the commencement of this Agreement.
	 
	(i)	 	Coverage is not to cease and is to remain in force (subject to cancellation notice)
throughout the term of this Agreement and until all performance required hereunder is

23

 

		 	completed. All policies must be endorsed to provide County with at least thirty (30)
calendar days’ notice of cancellation and/or restriction. If the any of the insurance
coverages will expire prior to the termination of this Agreement, copies of renewal
certificates shall be furnished at least thirty (30) calendar days’ prior to the date of
their expiration. Any insurance coverage that is written on a “claims made” basis must
remain in force for two (2) years after the termination of this Agreement.

	(j)	 	The aforesaid minimum limits of insurance shall be reviewed from time to time by County and
may be adjusted if County determines that such adjustments are necessary to protect County’s
interest. When such policies or certificates have been delivered by the Lessee to the County
as aforesaid and at any time or times thereafter, the County may notify the Lessee in writing
that the insurance represented thereby does not conform to the provisions of this Section XII
either because of the amount or because of the insurance company or for any other reason, and
the Lessee shall have fifteen (15) calendar days in which to cure any such defect.
	 
	(k)	 	Subrogation. Notwithstanding anything to the contrary herein, Lessee waives any
right of recovery against County for any loss or damage to the extent the same is required to
be covered by Lessee’s insurance hereunder. Lessee shall obtain from its insurers, if
possible, a waiver of any subrogation the insurer may have against County in connection with
any loss or damage covered by Lessee’s insurance.
	 
	(l)	 	Compliance with the foregoing requirements shall not relieve the Lessee of its liability and
obligations under any other provision of this Lease.

SECTION 13. DAMAGE TO OR DESTRUCTION OF PREMISES

	(a)	 	In the event that structural or permanent portions of the Premises shall be partially damaged
by fire or other casualty, the Lessee shall give immediate notice thereof to the County and
the same shall be repaired to the extent of insurance proceeds, unless County determines that
the damage is so extensive that the repair or rebuilding is not feasible. From the date of
such casualty until said portion of the Premises is so repaired, the monthly installments of
the rental hereunder shall abate in part of the Premises thus destroyed bears to the Premises
as a whole, and in accordance with Section 29, provided, however, that if any area shall be so
slightly injured in any such casualty as not to be rendered unfit for occupancy, such
installment payments shall not cease or be abated during any repair period. In the event of
the Premises being damaged to such an extent as to render it necessary in the exclusive
judgment of the County not to rebuild same, then, at the option of the County and upon notice
to Lessee, this Agreement shall cease and come to an end.
	 
	(b)	 	The County’s obligations to rebuild or repair under this Section shall in any event be
limited to restoring only the structural or permanent portions of the Premises to
substantially the condition that existed prior to the casualty and shall further be limited to
the extent of the insurance proceeds available to County for such restoration. Lessee agrees
that if the County elects to repair or rebuild as provided in this Section, then Lessee wilt
proceed with reasonable diligence and at its sole cost and expense to rebuild,

24

 

	 	 	repair and restore its signs,
fixtures, furnishings, equipment,
improvements and other items
provided or installed by Lessee,
in or about the Premises in a
manner and to a condition at least
equal to that which existed prior
to its damage or destruction.

SECTION 14. INDEMNITY

Lessee shall at all times hereafter indemnify, hold harmless and, at the option of the Broward
County Attorney, defend or pay for an attorney selected by the Broward County Attorney to defend
County, its officers, agents, servants, and employees against any and all claims, losses,
liabilities, and expenditures of any kind, including attorneys’ fees, court costs, and expenses,
caused by negligent act or omission of Lessee, its employees, agents, contractors, subcontractors,
servants, or officers, or accruing, resulting from, or related to the Lessee’s operations at the
Airport or the subject matter of this Agreement including, without limitation, any and all claims,
demands, or causes of action of any nature whatsoever resulting from injuries or damages sustained
by any person or property. The provisions of this section shall survive the expiration or earlier
termination of this Agreement. To the extent considered necessary by the Aviation Department and
the Broward County Attorney, any sums due Lessee under this Agreement (including without limitation
the Security Deposit) may be retained by County until all of County’s claims for indemnification
pursuant to this Agreement have been settled or otherwise resolved; and any amount withheld shall
not be subject to payment of interest by County.

SECTION 15. SIGNS

	(a)	 	Other than the signs that are currently in place and except with the prior written approval
of the Aviation Department, which approval may be withheld by the Aviation Department in its
sole discretion, Lessee shall not erect, maintain or display any signs or any advertising at
or on the exterior parts of the Premises or in the Premises so as to be visible from outside
the Premises. No billboards shall be permitted at the Premises.
	 
	(b)	 	Upon the expiration or termination of this Agreement, the Lessee shall remove, obliterate or
paint out, as the Aviation Department may direct, any and all signs and advertising on the
Premises and, in connection therewith, shall restore the portion of the Premises affected by
such signs or advertising to the same condition as the same existed prior to the placing
thereon of such signs or advertising. In the event of a failure on the part of the Lessee so
to remove, obliterate or paint out each and every sign or advertising and so to restore the
Premises, the Aviation Department may perform the necessary work and the Lessee shall pay the
costs thereof to the County on demand.

SECTION 16. OBSTRUCTION LIGHTS

The Lessee shall install, maintain and operate at its own expense such obstruction lights on the
Premises as the Federal Aviation Administration (FAA) may direct or as the Aviation Department may
reasonably direct, and shall energize such lights daily for a period commencing thirty (30) minutes
before sunset and ending thirty (30) minutes after sunrise and for such other periods as may be
directed or requested by the Control Tower of the Airport.

25

 

SECTION 17. RIGHTS OF ENTRY RESERVED

	(a)	 	The County, by its officers, employees, agents, representatives and contractors shall have
the right at all reasonable times to enter upon the Premises for the purpose of inspecting the
same, for observing the performance by the Lessee of its obligations under this Agreement and
for the doing of any act or thing which the County may be obligated or have the right to do
under this Agreement or otherwise.
	 
	(b)	 	Without limiting the generality of the foregoing, the County, by its officers, employees,
agents, representatives, contractors and furnishers of utilities and other services, shall
have the right from time to time, for its own benefit or for the benefit of others or for the
benefit of the Lessee, to construct, maintain, repair, alter, replace, install, and rebuild,
over, in, or under the Premises, existing and future utility, mechanical, electrical and other
systems and parts thereof, and to enter upon the Premises at all reasonable times for any such
purposes, as may, in the opinion of the County, be deemed necessary or advisable, provided,
however, that in the exercise of such rights, the County shall not unreasonably interfere with
the actual use and occupancy of the Premises by the Lessee.
	 
	(c)	 	In the event that any personal property of the Lessee shall obstruct the access of the
County, its officers, employees, agents or contractors to any of the existing or future
utility, mechanical, electrical and other systems or part thereof, the Lessee shall move such
property, as directed by the County, in order that access may be had to the system or part
thereof by the County, its officers, employees, agents, representatives, contractors and
furnishers of utilities and other services. If the Lessee shall fail to so remove such
property after direction from the County to do so, the County may move it and the Lessee
hereby agrees to pay the cost of such moving upon demand.
	 
	(d)	 	At any time and from time to time during the ordinary business hours of Lessee County, by its
agents and employees, whether or not accompanied by prospective occupiers or users of the
Premises, shall have the right to enter thereon for the purpose of exhibiting and viewing all
parts of the same and during the six-month period preceding the termination of this Agreement,
the County may place and maintain on the Premises “To Let” signs, which signs the Lessee shall
permit to remain without molestation.
	 
	(e)	 	If, during the last month of the Term of this Agreement, the Lessee and any sublessees shall
have removed all or substantially all of their property from the Premises, the County may
immediately enter and alter, renovate and redecorate the Premises.
	 
	(f)	 	The exercise of any or all of the foregoing rights by the County or others shall not be or be
construed to be an eviction of the Lessee nor be made the grounds for any abatement of rental
nor any claim or demand for damages, consequential or otherwise.
	 
	(g)	 	Nothing herein contained shall be deemed to in any way limit the County in the exercise of
its police and regulatory powers or its powers of eminent domain.

26

 

SECTION 18. ASSIGNMENT OR SUBLEASE SUBORDINATION

	(a)	 	Lessee shall not (i) sublet the Premises or any part thereof, or (ii) permit any transfer,
assignment, pledge, mortgage, or encumbrance of any sublease, or (iii) transfer, assign,
pledge, mortgage, or otherwise encumber this Agreement or any rights or obligations hereunder,
or (iv) allow same to be assigned by operation of law or otherwise (any such action being
called an “assignment”) without the prior written consent of the County, which consent may be
conditioned upon such additional terms and conditions as may be imposed in the reasonable
discretion of the Aviation Department, acting on behalf of the County. The Lessee’s request
for consent to an assignment shall include copies of all documentation pertaining to the
assignment. In addition, the Lessee shall provide the Aviation Department with such
additional information and documentation as may be reasonably requested. The factors upon
which the decision on whether to grant such consent shall be based shall include, but not be
limited to (1) an assessment of whether the proposed assignee meets standards of
creditworthiness; (2) whether the Premises will be used only for the purposes described
herein; and (3) an assessment of the ability of the proposed assignee to perform the
obligations under this Agreement. In the event of any assignment, the Lessee shall not be
released of any liability hereunder and the assignee shall be required to execute a written
assumption agreement, agreeing to assume all obligations and liabilities under this Lease and
to abide by all of the terms and provisions of this Lease, which assumption agreement must be
acceptable to the Aviation Department in all respects. In the event that the Lessee shall
seek the County’s consent to an assignment to an affiliate of the Lessee, then as a condition
of such assignment, Lessee (or those persons or entities that have majority ownership of
Lessee, directly or indirectly) may be required to execute an irrevocable Guaranty of Payment
and Performance of this Lease, which shall be in form and substance satisfactory to the
Aviation Department.
	 
	(b)	 	In no case will an assignment be permitted if a default shall have occurred hereunder and
remain uncured.
	 
	(c)	 	An “assignment” shall include any transfer of this Lease by merger, consolidation or
liquidation or by operation of law, or if Lessee or any sublessee is a corporation, any change
in control of or ownership of or power to vote a majority of the outstanding voting stock of
Lessee or sublessee or of any parent corporation of Lessee or sublessee from the owners of
such stock or those controlling the power to vote such stock on the date of this Lease
(whether occurring as a result of a single transaction or as a result of a series of
transactions), or if Lessee or sublessee is a limited or a general partnership or joint
venture, any transfer of an interest in the partnership or joint venture (or a transfer of an
interest in a corporate general partner or corporate joint venturer) which results in a change
in control (either directly or indirectly) of such partnership or joint venture from those
controlling such partnership or joint venture on the date of this Lease (whether occurring as
a result of a single transaction or as a result of a series of transactions). Notwithstanding
the foregoing, a transfer of stock among current stockholders or among current stockholders
and their immediate families, any transfer of stock resulting from the death of a stockholder,
a transfer of partnership or joint venture interests among existing partners or among existing
partners or joint venturers and their immediate families, or

27

 

	 	 	any transfer of such an interest resulting from the death of a partner or joint venturer,
shall not be deemed an assignment for purposes of this Section. Notwithstanding the
foregoing, the provisions of this Section 18(c) shall not apply to any public trades of
registered stock of a Lessee or sublessee that occurs on a national stock exchange.

	(d)	 	In the event any action specified hereunder shall be taken without the prior written consent
of the County, then any such assignment or other action shall be null and void and of no force
or effect and in addition to all other available remedies, the County shall be entitled to
immediately terminate this Agreement. Any written consent required hereunder shall not be
effective unless evidenced by a written document signed by the authorized representative of
the County.
	 
	(e)	 	Lessee acknowledges and agrees that each sublessee of the Lessee is subject and subordinate
to all of the terms and provisions of this Agreement, including but not limited to the
requirement that each such sublessee must comply with all federal, state, County and local
laws, ordinances, rules, regulations, advisory circulars and orders that now or at any time
during the term of this Agreement are applicable to the operations of such sublessee at the
Premises. Notwithstanding any sublease of the Premises to which the County has consented,
Lessee shall remain responsible for insuring that each and every term and provision of this
Agreement is abided by and complied with and, in that regard, any failure by any sublessee to
abide by and/or comply with any term or provisions of this Agreement shall be deemed a default
hereunder, entitling County to any and all remedies available hereunder. Each sublease to
which the County has consented shall be subordinate in all respects to all terms and
provisions of this Lease and upon any termination of this Lease, all subleases of the Premises
shall terminate.
	 
	(f)	 	If, without the prior written consent of the County, the Lessee assigns, sells, conveys,
transfers, mortgages, pledges or sublets in violation of this Section 18 or if the Premises
are occupied by anybody other than the Lessee, the County may collect rent from any assigns,
sublessee or anyone who claims a right to this Agreement or Letting or who occupies the
Premises, and the County shall apply the net amount collected to the rental herein reserved;
but no such collection shall be deemed a waiver by the County of the provisions of this
Section 18 or any acceptance by the County of any such assignee or sublessee.
	 
	(g)	 	No mortgage of this Lease shall be binding upon the County in the enforcement of its rights
under this Lease.

SECTION 19. DEFAULT; TERMINATION

	(a)	 	If any one or more of the following events shall occur, same shall be an event of default
under this Lease:

	 	(1)	 	By or pursuant to or under authority of any legislative act, resolution or Rile
or any order or decree of any court or governmental board, agency or officer having
jurisdiction, a receiver, trustee or liquidator shall take possession or control of all

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	 	 	 	or substantially all of the property of the Lessee, and such possession or control
shall continue in effect for a period of thirty (30) calendar days; or

	 	(2)	 	The Lessee shall voluntarily abandon, desert or vacate the Premises or
discontinue its operation at the Airport for a period of thirty (30) calendar days; or
	 
	 	(3)	 	Any lien, claim or other encumbrance which is filed against the Premises is not
removed, or if the County is not adequately secured by bond or otherwise, within thirty
(30) calendar days after the Lessee has received notice thereof; or
	 
	 	(4)	 	The Lessee shall fail to pay the rentals within ten (10) calendar days
following the date on which any payments are due to the County; or
	 
	 	(5)	 	The Lessee shall fail to make any other payment required hereunder when due to
the County and shall continue in its failure to make any such other payments required
hereunder for a period of ten (10) calendar days after notice is given to make such
payments; or
	 
	 	(6)	 	The Lessee shall take any action described by Section 18 hereof without the
prior written consent of the County; or
	 
	 	(7)	 	Any business is conducted, or service is performed, or product is sold from the
Premises that is not specifically authorized by this Lease, and such activity does not
cease within ten (10) calendar days after receipt of notice to that effect; or
	 
	 	(8)	 	The Lessee shall fail to keep, perform and observe each and every non-monetary
promise, covenant and term set forth in this Agreement on its part to be kept,
performed or observed within thirty (30) calendar days after receipt of notice of
default thereunder (except where fulfillment of its obligation requires activity over a
greater period of time and the Lessee shall have commenced to perform whatever may be
required for fulfillment within thirty (30) calendar days after receipt of notice and
continues such performance without interruption);

	(b)	 	Then upon the occurrence of any event set forth in (a), above, or at any time thereafter
during the continuance thereof, the County may at its option immediately terminate the rights
of Lessee hereunder by giving written notice thereof, which termination shall be effective
upon the date specified in such notice and/or County may exercise any and all other remedies
available to County hereunder or at law or in equity. In the event of any such termination,
Lessee shall immediately quit and surrender the Premises to County and shall cease operations
at the Airport. Any such termination shall be without prejudice to any remedy for arrears of
payments due hereunder or breach of covenant, or damages for the balance of the rent payable
hereunder through the full term of this Agreement, or any other damages or remedies
whatsoever, including without limitation, all direct, indirect, consequential, and all other
damages whatsoever.
	 
	(c)	 	Habitual Default. Notwithstanding the foregoing, in the event that the Lessee has
frequently, regularly or repetitively defaulted in the performance of or breached any of the
terms, covenants and conditions required herein to be kept and performed by the

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	 	 	Lessee, and regardless of whether the Lessee has cured each individual condition of breach
or default, the Lessee may be determined by the Aviation Department to be an “habitual
violator.” At the time that such determination is made, the Aviation Department shall issue
to the Lessee a written notice advising of such determination and citing the circumstances
therefor. Such notice shall also advise Lessee that there shall be no further notice or
grace periods to correct any subsequent breaches or defaults and that any subsequent
breaches or defaults of whatever nature, taken with all previous breaches and defaults,
shall be considered cumulative and collectively, shall constitute a condition of noncurable
default and grounds for immediate termination of this Agreement. In the event of any such
subsequent breach or default, the County may terminate this Agreement upon the giving of
written notice of termination to the Lessee, such termination to be effective upon delivery
of the notice to the Lessee.

	(d)	 	No acceptance by the County of rental, fees, charges or other payments in whole or in part
for any period or periods after a default of any of the terms, covenants and conditions hereof
to be performed, kept or observed by the Lessee shall be deemed a waiver of any right on the
part of the County to terminate this Lease, or to exercise any other available remedies.
	 
	(e)	 	Failure by County to enforce any provision of this Agreement shall not be deemed a waiver of
such provision or modification of this Agreement. A waiver of any breach of a provision of
this Agreement shall not be deemed a waiver of any subsequent breach and shall not be
construed to be a modification of the terms of this Agreement. County and Lessee agree that
each requirement, duty, and obligation set forth herein is substantial and important to the
formation of this Agreement and, therefore, is a material term hereof.
	 
	(f)	 	The rights of termination described above shall be in addition to any other rights provided
in this Agreement and in addition to any rights and remedies that the parties would have at
law or in equity consequent upon any breach of this Agreement and the exercise of any right of
termination shall be without prejudice to any other such rights and remedies.

SECTION 20. REMEDIES TO BE NON-EXCLUSIVE

No remedy herein conferred upon or reserved to the County or Lessee is intended to be exclusive of
any other remedy herein provided or otherwise available, and each and every remedy shall be
cumulative and shall be in addition to every other remedy given hereunder or now or hereafter
existing at law or in equity.

SECTION 21. SURRENDER,

The Lessee covenants and agrees to yield and deliver peaceably and promptly to the County,
possession of the Premises, on the date of cessation of the letting, whether such cessation be by
termination, expiration or otherwise. The Lessee shall surrender the Premises in the condition
required under Section 11, Maintenance and Repair. All maintenance and repairs shall be completed
prior to surrender. The Lessee shall deliver to the County all keys to the Premises upon
surrender. The Lessee shall at its expense take all actions required by federal, state, and

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County laws, rules, and regulations to remove from the Premises any hazardous substances or other
Materials, whether stored in drums, or found in vats, containers, distribution pipe lines, or the
like or discharged into the ground. All such substances shall be removed by the Lessee in a manner
that complies with all applicable federal, state and County laws, rules and regulations and the
provisions of Section 33 shall be applicable.

SECTION 22. ACCEPTANCE OF SURRENDER OF LEASE

No agreement of surrender or to accept a surrender of this Lease shall be valid unless and until
the same shall have been reduced to writing and signed by the duly authorized representatives of
the County and of the Lessee. Except as expressly provided in this Agreement, neither the doing of
nor any omission to do any act or thing by any of the officers, agents or employees of the County
shall be deemed an acceptance of a surrender of letting under this Lease.

SECTION 23. REMOVAL OF PROPERTY

The Lessee shall have the right at any time during the Letting to remove its inventories, trade
fixtures and other personal property from the Premises. Lessee shall immediately repair any damage
to the Premises caused by its removal of any personal property or trade fixtures. If the Lessee
shall fail to remove its inventories, trade fixtures, and personal property by the termination or
expiration of this Agreement, then, Lessee shall be considered to be holding over and subject to
charges under Section 35(b), hereof, and after fourteen (14) calendar days following said
termination or expiration, at the County’s option: (i) title to same shall vest in the County, at
no cost to the County; or (ii) County may remove such property to a public warehouse for deposit;
or (iii) County may retain the same in its own possession and sell the same at public auction, the
proceeds of which shall be applied first to the expenses of removal, storage and sale, second, to
any sums owed by the Lessee to the County, with any balance remaining to be paid to the Lessee; or
(iv) County may dispose of such property in any manner permitted by law. If the expenses of such
removal, storage and sale shall exceed the proceeds of sale, the Lessee shall pay such excess to
the County upon demand. The provisions of this Section 23 shall survive the expiration or
termination of this Agreement.

SECTION 24. LIMITATION OF PRIVILEGES GRANTED

No greater privileges with respect to the use of the Airport or any part thereon are granted or
intended to be granted to the Lessee by this Agreement or by any provision hereof, other than the
privileges expressly and specifically granted hereby.

SECTION 25. NOTICES

	(a)	 	Whenever either party desires to give notice to the other, such notice must be in writing,
sent by certified United States Mail, postage prepaid, return receipt requested, or by
overnight courier with receipt acknowledgment, hand-delivery with a request for a written
receipt of acknowledgment of delivery, addressed to the party for whom it is intended at the
place last specified. The place for giving notice shall remain the same as set forth herein
until changed in writing in the manner provided in this section. For the present, the parties
designate the following:

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     FOR BROWARD COUNTY:

County Administrator

Governmental Center

115 South Andrews Avenue

Fort Lauderdale, Florida 33301

              with a copy to:

Director of Aviation

320 Terminal Drive

Fort Lauderdale, Florida 33315

     FOR LESSEE:

Gulfstream International Airlines, Inc.

1815 Griffin Road, Suite 400

Dania Beach, FL 33004

Attn: President

	(b)	 	All notices, approvals and consents required hereunder must be in writing to be effective.
	 
	(c)	 	Any notices which shall be sent to Lessee shall also be sent to any approved leasehold
mortgagee at the address set forth in the approved leasehold mortgage on file with the
Aviation Department, which address may changed in the manner provided above.

SECTION 26. CONSTRUCTION AND APPLICATION OF TERMS

	(a)	 	The section and paragraph headings in this Agreement are inserted only as a matter of
convenience and for reference, and in no way define, limit or describe the scope or intent of
any provision hereof.
	 
	(b)	 	Jurisdiction/Waiver of Jury Trial. Lessee hereby irrevocably submits to the
jurisdiction of Florida’s state or federal courts in any action or proceeding arising out of
or relating to this Agreement and hereby irrevocably agrees that all claims in respect to such
action or proceeding may be heard and determined in Broward County, Florida, the venue situs.
The parties agree that this Agreement shall be construed and interpreted according to the laws
of the State of Florida. To encourage prompt and equitable resolution of any litigation that
may arise hereunder, the parties hereby waive any rights either may have to a trial by jury of
any such litigation.
	 
	(c)	 	Severance. In the event this Agreement or a portion of this Agreement is found by a
court of competent jurisdiction to be invalid, the remaining provisions shall continue to be
effective unless County or Lessee elects to terminate this Agreement. The election to
terminate this Agreement based upon this provision shall be made within seven (7) calendar
days after the finding by the court becomes final.

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	(d)	 	Independent Contractor/Relationship of Parties. The relationship of County and
Lessee hereunder is the relationship of lessor and lessee. Services provided by Lessee shall
be subject to the supervision of Lessee and such services shall not be provided by Lessee, or
its agents as officers, employees, or agents of the County. The parties expressly acknowledge
that it is not their intent to create any rights or obligations in any third person or entity
under this Agreement. Nothing contained herein shall be deemed or construed as creating the
relationship of principal and agent, partners, joint venturers, or any other similar
relationship between the parties hereto.
	 
	(e)	 	Third Party Beneficiaries. Neither Lessee nor County intends to directly or
substantially benefit a third party by this Agreement. Therefore, the parties agree that
there are no third party beneficiaries to this Agreement and that no third party shall be
entitled to assert a claim against either of them based upon this Agreement.
	 
	(f)	 	Priority of Provisions. If there is a conflict or inconsistency between any term,
statement, requirement, or provision of any exhibit attached hereto, any document or events
referred to herein, or any document incorporated into this Agreement by reference and a term,
statement, requirement, or provision of this Agreement, the term, statement, requirement, or
provision contained in Sections 1 through 37 of this Agreement shall prevail and be given
effect.
	 
	(g)	 	This Agreement shall not, solely as a matter of judicial construction, be construed more
severely against one of the parties than any other. The parties hereto acknowledge that they
have thoroughly read this Agreement, including all exhibits and attachments hereto, and have
sought and received whatever competent advice and counsel was necessary for them to form a
full and complete understanding of all rights and obligations herein.
	 
	(h)	 	Incorporation by Reference. The truth and accuracy of each “Whereas” clause set
forth above is acknowledged by the parties. The attached Exhibits A, A-1, B, C, D, E and
F are incorporated into and made a part of this Agreement.
	 
	(i)	 	Incorporation of Required Provisions. The parties incorporate herein by this
reference all provisions lawfully required to be contained herein by any governmental body or
agency.
	 
	(j)	 	Amendments. No modification, amendment, or alteration in the terms or conditions
contained herein shall be effective unless contained in a written document prepared with the
same or similar formality as this Agreement and executed by the parties hereto.
	 
	(k)	 	Prior Agreements. This document incorporates and includes all prior negotiations,
correspondence, conversations, agreements, and understandings applicable to the matters
contained herein and the parties agree that there are no commitments, agreements or
understandings concerning the subject matter of this Agreement that are not contained in this
document. Accordingly, the parties agree that no deviation from the terms hereof shall be
predicated upon any prior representations or agreements, whether oral or written.
	 
	(l)	 	All personal pronouns used in this Agreement shall include the other gender, and the singular
shall include the plural, and vice versa, unless the context otherwise requires. Terms such
as “herein,” “hereof,” “hereunder,” and “hereinafter” refer to this Agreement

33

 

	 	 	as a whole and not to any particular sentence,
paragraph, or section where they appear, unless the
context otherwise requires. Whenever reference is
made to a Section of this Agreement, such reference
is to the Section as a whole, including all of the
subsections and subparagraphs of such Section, unless
the reference is made to a particular subsection or
subparagraph of such Section.

SECTION 27. NON-LIABILITY OF INDIVIDUALS

No commissioner, director, officer, agent or employee of the County shall be charged personally or
held contractually liable under any term or provision of this Agreement or of any supplement,
modification or amendment to this Agreement or because of any breach thereof, or because of its or
their execution or attempted execution.

SECTION 28. UTILITIES

	(a)	 	The Lessee shall pay for all electric, water, garbage and other utilities charges for the
Premises. The metering devices installed by the Lessee for such utilities shall be installed
at the cost of the Lessee and shall become the property of the County upon installation.
Extension of utility mains or services to meet the needs of the Lessee on the Premises shall
be at the expense of the Lessee, and shall become the property of the County upon
installation.
	 
	(b)	 	No failure, delay or interruption in supplying any services for any reason whatsoever
(whether or not a separate charge is made therefor) shall be or be construed to be an eviction
of the Lessee or grounds for any diminution or abatement of rental or shall be grounds for any
claim by the Lessee under this Lease for damages, consequential or otherwise.

SECTION 29. ABATEMENT

If, at any time, the Lessee shall become entitled to an abatement of rental by the provisions of
this Agreement or otherwise, the abatement of rental shall be made on an equitable basis taking
into consideration the amount and character of the space, the use of which is denied the Lessee as
compared with the entire Premises, and the period of time for which such use is denied to Lessee.

SECTION 30. AIRPORT SECURITY PROGRAM AND REGULATIONS

Lessee agrees to observe all security requirements and other requirements of the Federal Aviation
Regulations applicable to Lessee, including without limitation, all regulations of the United
States Department of Transportation, the Federal Aviation Administration and the Transportation
Security Administration, and the Lessee agrees to comply with the County’s Airport Security Program
and the Air Operations area (AOA) Vehicle Access Program, and amendments thereto, and to comply
with such other rules and regulations as may be reasonably prescribed by the County, and to take
such steps as may be necessary or directed by the County to insure that sublessees, employees,
invitees and guests observe these requirements. If required by the Aviation Department, Lessee
shall conduct background checks of its employees in accordance with applicable Federal Regulations.
If as a result of the acts or omissions of Lessee,

34

 

its sublessees, employees, invitees or guests, the County incurs any fines and/or penalties imposed
by any governmental agency, including without limitation, the United States Department of
Transportation, the Federal Aviation Administration or the Transportation Security Administration,
or any expense in enforcing any federal regulations, including without limitation, airport security
regulations, or the rules or regulations of the County, and/or any expense in enforcing the
County’s Airport Security Program, then Lessee agrees to pay and/or reimburse to County all such
costs and expenses, including all costs of administrative proceedings, court costs, and attorneys’
fees and all costs incurred by County in enforcing this provision. Lessee further agrees to
rectify any security deficiency or other deficiency as may be determined as such by the County or
the United States Department of Transportation, Federal Aviation Administration, the Transportation
Security Administration, or any other federal agency. In the event Lessee fails to remedy any such
deficiency, the County may do so at the cost and expense of Lessee. The County reserves the right
to take whatever action is necessary to rectify any security deficiency or other deficiency.

	(a)	 	Access to Security Identification Display Areas and Identification Badges: The
Lessee shall be responsible for requesting the Aviation Department to issue identification
badges (“SIDA Badges”) to all employees who are authorized access to Security Identification
Display Areas (“SIDA”) on the Airport, as designated in the Airport Security Program. In
addition, Lessee shall be responsible for the immediate reporting of all lost or stolen SIDA
Badges and the immediate return of the SIDA Badges of Lessee’s personnel transferred from the
Airport, or terminated from the employ of the Lessee, or upon termination of this Agreement.
Before a SIDA Badge is issued to an employee, Lessee shall comply with the requirements of
applicable federal regulations with regard to employment history, verification and criminal
history checks, and shall require that each employee complete the SIDA training program
conducted by the Aviation Department. The Lessee shall pay or cause to be paid to the
Aviation Department such charges as may be established from time to time for lost or stolen
SIDA Badges and those not returned to the Aviation Department in accordance with this section.
The Aviation Department shall have the right to require the Lessee to conduct background
investigations and to furnish certain data on such employees before the issuance of SIDA
Badges, which data may include the fingerprinting of employee applicants for such badges.
	 
	(b)	 	Access to Security Identification Display Areas and Identification Badges:
The Lessee shall be responsible for requesting the Aviation Department to issue
identification badges (“SIDA Badges”) to all employees who are authorized access to Security
Identification Display Areas (“SIDA”) on the Airport, as designated in the Airport Security
Program. In addition, Lessee shall be responsible for the immediate reporting of all lost or
stolen SIDA Badges and the immediate return of the SIDA Badges of Lessee’s personnel
transferred from the Airport, or terminated from the employ of the Lessee, or upon termination
of this Agreement. Before a SIDA Badge is issued to an employee, Lessee shall comply with the
requirements of 14 CFR Part 107 with regard to employment history, verification and criminal
history checks, and shall require that each employee complete the SIDA training program
conducted by the Aviation Department The Lessee shall pay or cause to be paid to the Aviation
Department such charges as may be established from time to time for lost or stolen SIDA Badges
and those not returned to the Aviation Department in accordance with this section. The
Aviation Department shall

35

 

	 	 	have the right to require the Lessee to conduct background investigations and to furnish
certain data on such employees before the issuance of SIDA Badges, which data may include
the fingerprinting of employee applicants for such badges.

	(c)	 	Operation of Vehicles on the AOA: If the Premises has access to the AOA, then before
the Lessee shall permit any employee to operate a motor vehicle of any kind or type on the AOA
(and unless escorted by an Aviation Department approved escort), the Lessee shall ensure that
all such vehicle operators possess current, valid, and appropriate Florida driver’s licenses.
In addition, any motor vehicles and equipment of Lessee operating on the AOA must have an
appropriate vehicle identification permit issued by the Aviation Department, which
identification must be displayed as required by the Aviation Department.
	 
	(d)	 	Consent to Search/Inspection: The Lessee agrees that its vehicles, cargo, goods and
other personal property are subject to being inspected and searched when attempting to enter
or leave and while on the AOA. The Lessee further agrees on behalf of itself and its
sublessees, that it shall not authorize any employee or other person to enter the AOA unless
and until such employee or other person has executed a written consent-to-search/inspection
form acceptable to the Aviation Department. Lessee acknowledges and understands that the
foregoing requirements are for the protection of users of the Airport and are intended to
reduce incidents of cargo tampering, aircraft sabotage, thefts and other unlawful activities
at the Airport. For this reason, Lessee agrees that persons not executing such
consent-to-search/inspection form shall not be employed by the Lessee at the Airport in any
position requiring access to the AOA or allowed entry to the AOA by the Lessee or any
sublessees.
	 
	(e)	 	The provisions hereof shall survive the expiration or any other termination of this Lease.

SECTION 31. CONDEMNATION

In the event the Premises or any part thereof shall be condemned and taken by authority of eminent
domain, with or without litigation, or transferred in lieu of or under threat of such action
(collectively, a “Condemnation”), any award shall be paid to the County, it being understood that
title to all real property and all improvements thereon remains fully vested in the County, free
and clear of any liens and encumbrances and there shall be no apportionment. The Lessee shall
not be entitled to any award for the value of the unexpired portion of the term of this
Agreement, or any business damages, or any other damages whatsoever. In the event a Condemnation
results in a partial taking of the Premises, rental for that portion of the Premises condemned
shall be abated from the date the Lessee is dispossessed therefrom. If the remainder of the
Premises does not in Lessee’s reasonable judgment, constitute an economically viable property
sufficient for the Lessee’s operations as conducted prior to such taking, this Agreement may be
terminated by the Lessee upon written notice to the County, in which event this Lease shall be
terminated on the date the Premises are completely vacated by the Lessee.

36

 

SECTION 32. NONDISCRIMINATION

	(a)	 	The Lessee agrees to abide by and comply with the nondiscrimination requirements set forth on
Exhibit B, attached hereto and made a part hereof, to the extent same are applicable
by law, rule or regulation, or federal grant requirements.
	 
	(b)	 	Lessee shall not unlawfully discriminate against any person in its operations and activities
or in its use or expenditure of funds in fulfilling its obligations under this Agreement.
Lessee shall affirmatively comply with all applicable provisions of the Americans with
Disabilities Act (ADA) in the course of providing any services funded by County, including
Titles I and II of the ADA (regarding nondiscrimination on the basis of disability), and all
applicable regulations, guidelines, and standards. In addition, Lessee shall take affirmative
steps to ensure nondiscrimination in employment against disabled persons.
	 
	(c)	 	Lessee’s decisions regarding the delivery of services under this Agreement shall be made
without regard to or consideration of race, age, religion, color, gender, sexual orientation
(Broward County Code, Chapter 161/2), national origin, marital status, physical or mental
disability, political affiliation, or any other factor which cannot be lawfully used as a
basis for service delivery.
	 
	(d)	 	Lessee shall not engage in or commit any discriminatory practice in violation of the Broward
County Human Rights Act (Broward County Code, Chapter 161/2) in performing any services pursuant
to this Agreement.

SECTION 33. ENVIRONMENTAL COMPLIANCE; ENVIRONMENTAL CONTAINMENT AND REMOVAL

	(a)	 	Lessee acknowledges and agrees that the County makes no representations or warranties
whatsoever as to whether any pollutant, or hydrocarbon contamination, hazardous materials, or
other contaminants or regulated materials (collectively, “Materials”) exist on or in the
Premises or the improvements in violation of any federal, state, County or local law, rule or
regulation or in violation of any order or directive of any federal, state or local court or
entity with jurisdiction of such matter. It shall be the responsibility of the Lessee to make
sufficient inspection of the Premises and the improvements to satisfy itself as to the
presence or absence of any such Materials.
	 
	(b)	 	The parties acknowledge that the Lessee will be obtaining an “Environmental Baseline
Assessment” (as hereinafter described) of the Parcel.

	 	(1)	 	The “Environmental Baseline Assessment” is a document based on environmental
site assessment(s), examinations, inspections, tests, inquiries and surveys necessary
to identify contamination and the presence of hazardous substances or other Materials
in, on, or under the surface of the Parcel.
	 
	 	(2)	 	Lessee has obtained an Environmental Baseline Assessment which is
described in Exhibit C, attached hereto and made a part hereof. The sole purpose
of the Environmental Baseline Assessment is to establish a factual context for
proceedings pursuant to this Agreement. The Environmental Baseline Assessment shall
not be deemed to in any way release any party from any liability

37

 

	 	 	 	under any federal, state, County, or local laws, rules or regulations or in any way
to limit the regulatory powers of the County or any of its agencies.

	(c)	 	Lessee shall provide the Aviation Department, if requested at any time, with a list of all
hazardous, bio-hazardous, or other Materials stored, used, generated or disposed of on the
Premises. Lessee shall complete the form attached hereto as Exhibit D with respect to
matters pertaining to the Premises and shall deliver same to the County contemporaneously with
its execution of this Agreement. Lessee represents that the matters disclosed on such form
will be accurate and complete as of the date of execution of this Agreement. At the request
of the Aviation Department (not more than once a year) the Lessee shall provide an accurate
and complete update with respect to the Premises as to the matters set forth on Exhibit
D.
	 
	(d)	 	Lessee agrees to comply with all existing and future federal, state, local and County
environmental laws, ordinances and regulations, and the requirements of any Development Order
covering the Airport, issued to the County pursuant to Chapter 380, Florida Statutes,
including without limitation those addressing the following:

	 	(1)	 	Proper use, storage, treatment and disposal of Materials, including contracting
with a licensed hazardous waste transporter and/or treatment and disposal facility to
assure proper transport and disposal of hazardous waste and other regulated Materials;
	 
	 	(2)	 	Proper use, disposal and treatment of storm water runoff, including the
construction and installation of adequate pre-treatment devices or mechanisms on the
Premises, if applicable;
	 
	 	(3)	 	Adequate inspection, licensing, insurance, and registration of existing and
future storage tanks, storage systems, and ancillary facilities to meet all County,
local, state and federal standards, including the installation and operation of
adequate monitoring devices and leak detection systems; and
	 
	 	(4)	 	Adequate facilities on the Premises for management and, as necessary,
pretreatment of industrial waste, industrial wastewater, and regulated materials and
the proper disposal thereof.
	 
	 	(5)	 	Compliance with reporting requirements of Title III of the Superfund Amendment
and Chapter 27 of the Broward County Code, as applicable and as such laws may be
amended from time to time.

	(e)	 	The release of any Materials on the Premises, or as a result of Lessee’s operations at the
Airport, that is in an amount that is in violation of any federal, state, County or local law,
rule or regulation or in violation of an order or directive of any federal, state, or local
court or governmental authority, by Lessee, or any of its sublessees or the officers,
employees, contractors, subcontractors, invitees, or agents of Lessee or its sublessees,
whether committed prior to or subsequent to the date of execution of this Agreement, shall be,
at the Lessee’s expense, and upon demand of County or any of its agencies or any local, state,
or federal regulatory agency, immediately contained or removed to meet

38

 

	 	 	the requirements of applicable environmental laws, rules and regulations. If Lessee does
not take action immediately to have such Materials contained, removed and abated, the County
or any of its agencies may upon reasonable notice to Lessee (which notice shall be written
unless an emergency condition exists) undertake the removal of the Materials; however, any
such action by the County or any of its agencies shall not relieve the Lessee of its
obligations under this or any other provision of this Agreement or as imposed by law. No
action taken by either the Lessee or the County to contain or remove Materials, or to abate
a release, whether such action is taken voluntarily or not, shall be construed as an
admission of liability as to the source of or the person who caused the pollution or its
release. As use in this Agreement, “Lessee’s operations” and “Lessee’s actions” and words
of similar import, shall include all actions and inaction by Lessee, by its sublessees, or
by any of their officers, employees, contractors, subcontractors, invitees, or agents.

	(f)	 	Lessee shall provide the Aviation Department with notice of releases of Materials occurring
at the Premises or on account of Lessee’s operations at the Airport in accordance with the
requirements of the Aviation Department’s policies and procedures manual. Lessee shall
maintain a log of all such notices to the Aviation Department and shall also maintain all
records required by federal, state, County, and local laws, rules and regulations and also
such records as are reasonably necessary to adequately assess environmental compliance in
accordance with applicable laws, rules and regulations.
	 
	(g)	 	As required by law, Lessee shall provide the federal, state, County and local regulatory
agencies with notice of spills, releases, leaks or discharges (collectively, “release”) of
Materials on the Premises or on the Airport property which exceeds an amount required to be
reported to any local, County, state, or federal regulatory agency under applicable
environmental laws, rules and regulations, which notice shall be in accordance with applicable
environmental laws, rules and regulations. Lessee shall further provide the Aviation
Department and the County Department of Planning and Environmental Protection (or successor
agency) with written notice within one (1) business day following commencement of same, of the
curative measures, remediation efforts and/or monitoring activities to be effected on the
Premises. Lessee shall have an updated contingency plan in effect relating to such releases
which provide minimum standards and procedures for storage of regulated Materials and other
Materials, prevention and containment of spills and releases, and transfer and disposal of
regulated Materials and other Materials. The contingency plan shall describe design features,
response actions, and procedures to be followed in case of releases or other accidents
involving hazardous Materials, bio-hazardous Materials or petroleum products or other
Materials. The Lessee agrees to permit entry at all reasonable times, of inspectors of the
County Department of Planning and Environmental Protection or (successor agency) and of other
regulatory authorities with jurisdiction.
	 
	(h)	 	The Aviation Department, upon reasonable written notice to Lessee, shall have the right to
inspect all documents relating to the environmental condition of the Premises, including
without limitation, the release of any Materials at the Premises, or any curative,
remediation, or monitoring efforts, and any documents required to be maintained under
applicable environmental laws, rules and regulations or any development order issued to

39

 

	 	 	the County pertaining to the Airport, pursuant to Chapter 380, Florida Statutes, including,
but not limited to, manifests evidencing proper transportation and disposal of Materials,
environmental site assessments, and sampling and test results. Lessee agrees to allow
inspection of the Premises by appropriate federal, state, County, and local agency personnel
in accordance with applicable environmental laws, rules and regulations and as required by
any development order issued to the County pertaining to the Airport, pursuant to Chapter
380, Florida Statutes.

	(i)	 	If the County arranges for the removal of any Materials on the Premises that were caused by
the Lessee, or any of its sublessees or the officers, employees, contractors, subcontractors,
invitees, or agents of Lessee or its sublessees, all costs of such removal incurred by the
County shall be paid by Lessee to the County within ten (10) calendar days of County’s written
demand, with interest at the rate of eighteen percent (18%) per annum thereafter accruing.
	 
	(j)	 	Lessee shall not be liable for the release of any Materials caused by anyone other than
Lessee, or any of its sublessees or the officers, employees, contractors, subcontractors,
invitees, or agents of Lessee or any of its sublessees. Nothing herein shall relieve Lessee
of its general duty to cooperate with the County in ascertaining the source and, containing,
removing and abating any Materials. The Aviation Department shall cooperate with the Lessee
with respect to Lessee’s obligations pursuant to these provisions, including making public
records available to Lessee in accordance with Florida law; provided, however, nothing herein
shall be deemed to relieve Lessee of its obligations hereunder or to create any affirmative
duty of County to abrogate its sovereign right to exercise its police powers and governmental
powers by approving or disapproving or taking any other action in accordance with County
codes, ordinances, rules and regulations, federal laws and regulations, state and local laws
and regulations, development orders and grant agreements. The Aviation Department and its
employees, contractors, and agents, upon reasonable written notice to Lessee, and the federal,
state, local and other County agencies, and their employees, contractors, and agents, at times
in accordance with applicable laws, rules and regulations, shall have the right to enter the
Premises for the purposes of the foregoing activities and conducting such environmental
assessments (testing or sampling), inspections and audits as it deems appropriate.
	 
	(k)	 	The Lessee hereby agrees that upon any assignment of this Lease, and at anytime during the
last year of the term of this Lease, and at anytime during the year following any termination
of this Lease, the County shall have the right to require Lessee to conduct an Assessment and
Facility Exit Inspection of the Premises, at the Lessee’s expense. If documentation warrants,
the County shall have the right to require the Lessee to conduct a further assessment of the
Premises at the Lessee’s expense which may include, but shall not be limited to, soil and
water samples.
	 
	(l)	 	If any assessment or inspection indicates that further actions should be conducted, then the
County shall have the right to have such further actions conducted at the Lessee’s expense.
Nothing herein shall be construed to limit County’s right of entry onto the Premises pursuant
to other provisions of this Section or of this Agreement, or pursuant to

40

 

	 	 	its regulatory powers. Lessee shall have the right to split any soil or water samples
obtained by the County.

	(m)	 	Lessee shall reimburse to the County the cost of such assessments and inspections as are
chargeable to the Lessee pursuant hereto, within ten (10) calendar days following written
demand therefor, with interest at the rate of eighteen percent (18%) per annum thereafter
accruing.
	 
	(n)	 	In the event County shall arrange for the removal of Materials on the Premises that are not
the responsibility of the Lessee to correct, and if any such clean-up activities by County
shall prevent Lessee from using the Premises for the purposes intended, the rent shall be
abated in accordance with Section 29, hereof, from the date that the use of the Premises for
its intended purposes is precluded and until the Premises again become available for the
Lessee’s use. County shall use reasonable efforts to not disrupt Lessee’s business, however,
in no event shall Lessee be entitled to any amount on account of lost profits, lost rentals,
or other damages as a result of County’s clean-up activities.
	 
	(o)	 	The provisions of this Section shall survive the expiration or other termination of this
Agreement

SECTION 34. SECURITY DEPOSIT

	(a)	 	The Lessee shall post a security deposit with the County equal to three (3) monthly
installments of rental (“Security Deposit”). The Security Deposit shall serve as security for
the payment of all monies due to County and shall also secure the performance of all
obligations of Lessee to the County. The Security Deposit shall be either in the form of
cash, an Irrevocable Letter of Credit (“Letter of Credit”), in form and substance satisfactory
to the County, or a Payment and Performance Bond (“Bond”), in form and substance satisfactory
to County. No interest shall be paid on said Security Deposit. In the event of any failure
by Lessee to pay when due any rentals or charges or upon any other failure to perform its
obligations or other default under this Agreement, then in addition to any other rights and
remedies available to County at law or in equity, County shall be entitled to draw down the
full amount of the Security Deposit and apply same to all amounts owed. Upon notice of any
such draw, Lessee shall immediately replace the Security Deposit with a new Letter of Credit
or Bond or cash in the full amount of the Security Deposit required hereunder. The Aviation
Department, upon fourteen (14) calendar days notice to the Lessee, may require an increase in
the amount of the Security Deposit to reflect any increases in the monies payable hereunder.
In addition the Aviation Department, upon fourteen (14) calendar days notice to the Lessee,
may require an increase in the amount of the Security Deposit equal to up to four (4)
additional months rent installments because of increased obligations hereunder, or if upon a
review of Lessee’s payment or performance history at the Airport, the Aviation Department
determines an increase should be required. The Security Deposit shall be kept in full force
and effect throughout the term of this Lease and for a period of six (6) months thereafter.
Not less than one hundred twenty (120) calendar days prior to any expiration date of a Letter
of Credit or Bond, Lessee shall submit evidence in form satisfactory to County that said
security instrument has been renewed. A failure to renew a Letter of

41

 

	 	 	Credit or Bond, or to increase the amount of the Security Deposit, if required pursuant
hereto, shall (i) entitle the County to draw down the full amount of such Security Deposit,
and (ii) be a default of this Agreement entitling County to all available remedies. The
Security Deposit shall not be returned to the Lessee until all obligations under this Lease
are performed and satisfied.

	(b)	 	Each Letter of Credit provided hereunder or under any other Section or provision of this
Lease shall be provided by a financial institution of recognized standing authorized to do
business in the State of Florida. Throughout the term of the Letter of Credit, the financial
institution that has issued the Letter of Credit must maintain a relationship with a financial
institution having an office in Broward, Miami-Dade, or Palm Beach County, Florida at which
the Letter of Credit may be presented for drawing down, and the financial institution that has
issued the Letter of Credit must have been in business with a record of successful continuous
operation for at least five (5) years. Each letter of credit shall be in form and substance
satisfactory to the County.
	 
	(c)	 	Each bond provided hereunder or under any other Section or provision of this Lease shall be
executed by a surety company of recognized standing authorized to do business in the State of
Florida and having a resident agent in Broward County and having been in business with a
record of successful continuous operation for at lease five (5) years. Each bond shall be in
form and substance satisfactory to the County. Furthermore, such surety company must have at
least an “A” minimum rating in the latest revision of Best’s Insurance Report.

SECTION 35. MISCELLANEOUS

	(a)	 	Wages. Lessee shall pay wages that are not less than the minimum wages required by
federal and state statues and County and local ordinances, to persons employed in operations
conducted at the Premises. If any County-funded construction work in excess of Two Hundred
Fifty Thousand Dollars ($250,000.00) is required of, or undertaken by, Lessee as a result of
this Agreement, Broward County Ordinance No. 83-72, as may be amended from time to time, shall
be deemed to apply to the entire construction project; and further Lessee shall fully comply
with the requirements of such ordinance and shall satisfy, comply with, and complete the
requirements set forth in Exhibits E and F.
	 
	(b)	 	Holdover. It is agreed and understood that any holding over of Lessee after the
termination of this Agreement shall not renew and extend same, but shall operate and be
construed as a license from month to month. At the option of County, upon written notice to
Lessee, Lessee shall be required to pay to the County during any holdover period, monthly
license fees which shall be equal to double the amount of the monthly installment of rental
that was due and payable for the month immediately preceding the termination date of this
Agreement. In addition, Lessee shall be required to pay to County any other charges required
to be paid under this Agreement during any such holdover period. Lessee shall be liable to
the County for all loss or damage on account of any such holding over against the County’s
will after the termination of this Agreement, whether such loss or damage may be contemplated
at the execution of this Agreement or not. It is expressly agreed that acceptance of the
foregoing payments by the County in

42

 

	 	 	the event that Lessee fails or refuses to surrender possession shall not operate or give
Lessee any right to remain in possession nor shall it constitute a waiver by the County of
its right to immediate possession of the premises.

	(c)	 	Agent for Service of Process. It is expressly understood and agreed that if the
Lessee is not a resident of the State of Florida, or is an association or partnership without
a member or partner resident of said State, or is a foreign corporation, then in any such
event the Lessee does designate the Secretary of State, State of Florida, its agent for the
purpose of service of process in any court action between it and the County arising out of or
based upon this Agreement, and the service shall be made as provided by the laws of the State
of Florida for service upon a non-resident, who has designated the Secretary of State as agent
for service. It is further expressly agreed, covenanted, and stipulated that, if for any
reason, service of such process is not possible, and as an alternative method of service of
process, Lessee may be personally served with such process out of this State by certified
mailing to the Lessee at the address set forth herein. Any such service out of this State
shall constitute valid service upon the Lessee as of the date of mailing. It is further
expressly agreed that the Lessee is amenable to and hereby agrees to the process so served,
submits to the jurisdiction, and waives any and all objections and protest thereto.
	 
	(d)	 	Waiver of Claims. The Lessee hereby waives any claim against Broward County and its
officers, commissioners and employees for any consequential damages, including, without
limitation, any loss of business or anticipated profits, caused by (a) any default of County
hereunder, or (b) any suit or proceedings directly or indirectly attacking the validity of
this Agreement or any part thereof, or (c) by any judgement or award in any suit or proceeding
declaring this Agreement or any part thereof null, void or voidable, or delaying the same or
any part thereof, from being carried out, or (d) any change in the operation or configuration
of, or any change in procedures governing the use of, the Airport.
	 
	(e)	 	Successors and Assigns Bound. This Agreement shall be binding upon and inure to the
benefit of the successors and assigns of the parties hereto where permitted by this Agreement.
	 
	(f)	 	Right to Amend. In the event that the United States government, or its departments
or agencies requires changes or additions to this Agreement, including without limitation, any
nondiscrimination provisions, as a condition precedent to the granting of funds for the
improvement of the Airport, or otherwise, the Lessee agrees to consent to such amendments,
modifications, revisions, supplements, or deletions of any of the terms, conditions, or
requirements of this Agreement as may be reasonably required (collectively, an “amendment”).
Notwithstanding the foregoing, in the event any such amendment would unreasonably interfere
with the business operations of Lessee, then Lessee may refuse to consent to such amendment,
provided that Lessee must give immediate notice to the County of any such refusal to consent
and such notice must state with specificity the reasons for any such refusal. The County
shall have the right to immediately terminate this Agreement upon the failure of Lessee to
consent to any such amendment.

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	(g)	 	Time of Essence. Time is expressed to be of the essence of this Agreement.
	 
	(h)	 	Written Approvals. All approvals and consents required to be obtained hereunder must
be in writing to be effective.
	 
	(i)	 	No Assignment. Lessee covenants and agrees that it will not sell, convey, transfer,
mortgage, pledge or assign this Agreement or any right created hereby or take any other action
described by Section 18, hereof, without the prior written consent of the County.
	 
	(j)	 	Authority of Individuals. The individuals executing this Agreement on behalf of
Lessee personally warrant that they have full authority to execute this Agreement on behalf of
Lessee for whom they are acting herein.

SECTION 36. OTHER PROVISIONS

	(a)	 	Federal Aviation Act, Section 308. Nothing herein contained shall be deemed to grant
the Lessee any exclusive right or privilege within the meaning of Section 308 of the Federal
Aviation Act, as codified in Title 49 U.S.C. Section 40103, et. seq., for the conduct of any
activity on the Airport, except that, subject to the terms and provisions hereof, the Lessee
shall have the right to possess the Premises under the provisions of this Agreement. It is
expressly understood and agreed that the rights granted under this Agreement are non-exclusive
and the County reserves the right to grant similar privileges to another lessee or other
lessees on other parts of the Airport.
	 
	(b)	 	No Waiver. All rights and remedies of the parties hereunder or at law or in equity
are cumulative, and the exercise of any right or remedy shall not be taken to exclude or waive
the right to the exercise of any other. No waiver by either party of any failure to perform
any of the terms, covenants, and conditions hereunder shall operate as a waiver of any other
prior or subsequent failure to perform any of the terms, covenants, or conditions herein
contained.
	 
	(c)	 	Specific Performance. The parties agree that in addition to all other remedies, the
obligations contained herein shall be subject to the remedy of specific performance,
injunctive relief, and writ of prohibition or mandamus to compel the other party to abide by
the terms of this Agreement. The parties hereby waive any and all requirements that the other
party post any security or collateral which may be otherwise required or stipulated as a
condition for such party to obtain specific performance, injunctive relief, or writ of
prohibition or mandamus or other equitable relief.
	 
	(d)	 	Survival. Upon termination or expiration of this Lease, the Lessee shall remain
liable for all obligations and liabilities that have accrued prior to the date of termination
or expiration. Notwithstanding any provision of this Lease to the contrary, NO obligation
which accrued but has not been satisfied under any prior agreements between the parties, shall
terminate or be considered canceled upon execution of this Lease. Rather, such obligation
shall continue as if it had accrued under this Lease until the obligation is satisfied.

44

 

	(e)	 	Public Entity Crimes Act. Lessee represents that the execution of this Agreement
will not violate the Public Entity Crimes Act (Section 287.133, Florida Statutes), which
essentially provides that a person or affiliate who is a contractor, consultant or other
provider and who has been placed on the convicted vendor list following a conviction for a
Public Entity Crime may not submit a bid on a contract to provide any goods or services to
County, may not submit a bid on a contract with County for the construction or repair of a
public building or public work, may not submit bids on leases of real property to County, may
not be awarded or perform work as a contractor, supplier, subcontractor, or consultant under a
contract with County, and may not transact any business with County in excess of the threshold
amount provided in Section 287.017, Florida Statutes, for category two purchases for a period
of 36 months from the date of being placed on the convicted vendor list. Violation of this
section shall result in termination of this Agreement and recovery of all monies paid by
County hereto, and may result in debarment from County’s competitive procurement activities.
In addition to the foregoing, Lessee further represents that there has been no determination,
based on an audit, that it committed an act defined by Section 287.133, Florida Statutes, as a
“public entity crime” and that it has not been formally charged with committing an act defined
as a “public entity crime” regardless of the amount of money involved or whether Lessee has
been placed on the convicted vendor list.
	 
	(f)	 	Recordation of Memorandum of Lease. Lessee and any sublessees shall not record this
Lease or any sublease of any of the Premises in the Public Records of Broward County, Florida,
and a violation of this paragraph by Lessee shall automatically void those provisions and
portions of this Lease which run to the benefit of Lessee.
	 
	(g)	 	No Set Off. The Lessee acknowledges that, through the date hereof, it has no claims
against County with respect to any of the matters covered by this Lease, and it has no right
of set off or counterclaims against any of the amounts payable by Lessee to County under this
Lease.
	 
	(h)	 	Police/Regulatory Powers. County cannot, and hereby specifically does not, waive or
relinquish any of its regulatory approval or enforcement rights and obligations as it may
relate to regulations governing the Premises, any improvements thereon, or any operations at
the Premises. Nothing in this Lease shall be deemed to create an affirmative duty of County
to abrogate its sovereign right to exercise its police powers and governmental powers by
approving or disapproving or taking any other action in accordance with its zoning and land
use codes, administrative codes, ordinances, rules and regulations, federal laws and
regulations, state laws and regulations, and grant agreements. In addition, nothing herein
shall be considered zoning by contract.
	 
	(i)	 	Regulatory Approvals. The Lessee acknowledges that County is, or may be, subject to
Development Orders issued pursuant to Chapter 380, Florida Statutes (collectively,
“Development Orders”). The County will be seeking regulatory approvals (collectively
“Regulatory Approvals”) consistent with its Master Plan and the implementation of such plans,
which may include the following: (1) amendment of existing Development Orders’, (2)
Preliminary Development Agreement(s) from the Department of Community Affairs, (3) land use
and zoning amendments, (4) preparation of Environmental Impact

45

 

	 	 	Statements, (5) such environmental permitting as may be required by federal, state, County
or local regulations, and (6) any other Regulatory Approvals as may be required by any
governmental authority having jurisdiction over the issuance of permits for the approval and
implementation of the Master Plan.
	 
	 	 	Lessee agrees to cooperate with County in connection with County’s efforts to obtain the
Regulatory Approvals. From and after the date of execution of this Agreement, Lessee
covenants and agrees (i) to support the County’s efforts to obtain the Regulatory Approvals;
and (ii) to execute any document(s) or instrument(s) reasonably requested by County in order
to assist County in obtaining the Regulatory Approvals, provided that Lessee shall not be
required to bear any expense in connection therewith and the Lessee shall not be deemed an
agent of the County.

	(j)	 	RADON GAS: 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 have been found in
buildings in Florida. Additional information regarding radon and radon testing may be
obtained from your County public health unit.
	 
	(k)	 	With respect to construction or installation of any improvements at the Premises and
regarding the requirements of the federal Visual Artists Rights Act of 1990, 17 U.S.C.
Sections 106A and 113, as it may be amended from time to time (the “Act”), Lessee agrees that
it shall not (1) hire any artist or permit any sublessee to hire any artist for the purpose of
installing or incorporating any work of art into or at the Premises, or (2) permit the
installation or incorporation of any work of art into or at the Premises, without the prior
written approval of the County. Lessee shall provide such reasonable documentation as the
County may request in connection with any such approval and the approval of the County may be
conditioned upon the execution by the artist of a waiver of the provisions of the Act, in form
and substance acceptable to the County.
	 
	(l)	 	Contingency Fee. Lessee warrants that it has not employed or retained any company or
person, other than a bona fide employee working solely for Lessee, to solicit or secure this
Agreement and that it has not paid or agreed to pay any person, company, corporation,
individual or firm, other than a bona fide employee working solely for Lessee, any fee,
commission, percentage, gift, or other consideration contingent upon or resulting from the
award or making of this Agreement. For a breach or violation of this provision, County shall
have the right to terminate this Agreement without liability at its discretion, or to deduct
from the Agreement price or otherwise recover the full amount of such fee, commission,
percentage, gift or consideration.
	 
	(m)	 	Right to Develop the Airport. County reserves the right to further develops or
improves the Airport and all landing areas and taxiways as it may see fit, regardless of the
desires or views of Lessee and without interference or hindrance. If the County deems it
desirable that the Leased Premises, or any part thereof, are needed for other Airport
purposes, then the County shall have the right to terminate this Agreement by giving Lessee
one hundred twenty (120) calendar days advance written notice of such

46

 

		 	termination. The right of termination set forth herein is in addition to any other rights
of termination set forth in this Agreement.

	(n)	 	Damage to Airport Facilities. Lessee shall be responsible for any and all damage to
the Airport caused by the negligence of Lessee, its agents, employees, contractors,
subcontractors, or invitees including, but not limited to, damage to terminal areas, ramp and
taxiway areas, engine run-up areas, runways, hangar facilities and any and all areas where any
activities are performed by Lessee.
	 
	(o)	 	Required Passenger Facility Charge Provision. If the Lessee has any exclusive lease
or use agreement with the County covering any existing facilities at the Airport or if this
Agreement covers any exclusively leased premises, then, in addition to any other rights of
termination contained in this Agreement, and pursuant to federal regulations regarding
passenger facility charges, the County shall have the right to terminate this Agreement upon
thirty (30) calendar days notice to Lessee, if any portion of such exclusive use facilities is
not fully utilized by Lessee and is not made available to the County for use by potentially
competing air carriers or foreign air carriers. The right of termination set forth herein is
in addition to any other rights of termination set forth in this Agreement.
	 
	(p)	 	Multiple Originals. This Agreement may be fully executed in up to five (5) copies by
all parties, each of which, bearing original signatures, shall have the force and effect of an
original document.

SECTION 37. ENTIRE AGREEMENT

This Agreement consists of: Sections 1-37, together with Exhibits A through F, attached
hereto, constitute the entire agreement of the parties on the subject matter hereof and may not be
changed, modified, discharged or extended except by written instrument duly executed by the County
and the Lessee. Lessee agrees that no representations or warranties shall be binding upon the
County unless expressed in writing in this Agreement.

     IN WITNESS WHEREOF, the parties have made and executed this Lease Agreement on the respective
dates under each signature: BROWARD County through its BOARD OF COUNTY COMMISSIONERS, signing by
and through its Mayor or Vice Mayo authorized to execute same by Board action on the
27th day of April, 2004, and T. L. Cooper, signing by and through its CEO, duly
authorized to execute same.

47

 

COUNTY

	 	 	 	 	 	 	 	 	 	 	 
	ATTEST:	 	 	 	BROWARD COUNTY, by and through
its Board of County Commissioners	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	/s/
	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 
	Broward County Administrator, as	 	 	 	By	 	/s/ Kristin Jacobs	 	 
	 

	 	 	 	 	 	 	 	 	 	 
	Ex-officio Clerk of the Broward County	 	 	 	 	 	Mayor	 	 
	Board of County Commissioners	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	18th day of May, 2004	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Approved as to form by	 	 
	 	 	 	 	 	 	Office of the County Attorney	 	 
	 	 	 	 	 	 	for Broward County, Florida	 	 
	 	 	 	 	 	 	EDWARD A. DION,	 	 
	 	 	 	 	 	 	County Attorney	 	 
	 	 	 	 	 	 	Governmental Center, Suite 423	 	 
	 	 	 	 	 	 	115 South Andrews Avenue	 	 
	Insurance requirements 

approved by Broward County 

Risk Management Division	 	 	 	Fort Lauderdale, Florida 33301
Telephone: (954) 357-7600

Telecopier: (954) 357-7641	 	 
	 
	 	 	 	 	 	 	 	 	 	 
	By

	 	/s/ Mary M. Meister
 

	 	 	 	By
	 	/s/Christine C. Lee
 

	 	 
	 

	 	 	 	 	 	 	 	Christine C. Lee,	 	 
	 

	 	 	 	 	 	 	 	Assistant County Attorney	 	 

48

 

BUILDING LEASE BETWEEN BROWARD COUNTY AND

GULFSTREAM INTERNATIONAL AIRLINES, INC.

LESSEE

	 	 	 	 	 	 	 	 	 
	 	 	 	 	GULFSTREAM INTERNATIONAL AIRLINES, INC.	 	 
	 
	 	 	 	 	 	 	 	 
	ATTEST:
	 	 	 	 	 	 	 	 
	 
	/s/
 

	 	 	 	By:
	 	/s/ Thomas L. Cooper
 

	 	 
	Secretary

	 	 	 	 	 	Thomas L. Cooper	 	 
	 

	 	 	 	Title:
	 	Chief Executive Officer	 	 
	 
	 	 	 	 	 	 	 	 
	(CORPORATE SEAL)	 	 	 	16th day of March, 2004	 	 
	 
	 	 	 	 	 	 	 	 
	WITNESS:
	 	 	 	 	 	 	 	 
	 
	/s/ Elizabeth A. Lerner
 

	 	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 	 	 
	/s/ Hermila Perez
 

	 	 	 	 	 	 	 	 
	 
	 
	 	 	 	 	 	 	 	 
	 

	 	 	 	 	 	 	 	 

49

 

EXHIBIT A

“Parcel A”

[DIAGRAM]

50

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00131-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00131-of-00352.parquet"}]]