Item R07
BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
TIME CERTAIN 2:00 PM
Meeting Date: April 17, 2002
Division:
District 1
Bulk Item: Yes
No
Department: Commissioner Dixie M. Spehar
AGENDA ITEM WORDING:
Approval to consider and instruct staff to enter into negotiations regarding the proposal by the Key
West Botanical Garden to purchase/develop the recently vacated Stock Island property located at 5100
College Road.
ITEM BACKGROUND:
The property that currently belongs to Monroe County was in 1936 part of the Botanical Gardens. This
is a request to rebuild the Botanical Gardens with the assistance of American Association of Botanical
Gardens, National Tree Trust in Washington, DC, and the City of Key West to name a few. The
"Gardens" is the only frost-free arboretum in the Continental United States. The frost-free
environment is a platform for growing and exhibiting many rare plant collections that are safe to our
ecosystem. Hawaii is the only other area that can boast of this distinction.
PREVIOUS REVELANT BOCC ACTION:
This item was tabled at the March 20, 2002, BOCC meeting.
CCNTRACT/AGREEMENT CHANGES:
ST AFF RECOMMENDATIONS:
TOTAL COST:
BUDGETED: Yes
No
COST TO COUNTY:
REVENUE PRODUCING: Yes
No
AMOUNT PER MONTH
Year
APPROVED BY: County Arty
OMBlPurchasing _ Risk Management _
DIVISION DIRECTOR APPROVAL:
4~m. WAJ
(Commissione ixie M. Spehar)
DOCUMENTATION:
Included X
To Follow
Not Required_
DISPOSITION:
AGENDAITEM#~
Revised 2/27/01
Plan
For
Reclamation
Of
The Key West Botanical Garden
Prepared by:
Caro/ann Sharkey
President of the KWBGS
To
Monroe County Commission
April 1 7,2002
Dear County Commissioners:
So there is no confusion in understanding the Reclamation Plan for the Key West
Botanical Garden, here is the proposal in more simplified terms:
For absolutely no money on the taxpayer part, you have the opportunity to "swap"
your approx. 6 acres for another approximate 7.+ acres ofland ,and do something
environmentally outstanding for the community, the county, the state, the nation and the
Earth.
The city writes a grant and PAYS YOU for the property AS IS. You can then go out and
buy the land you need for Public Works and the Fire Station. (See parcel # 1 and #2 for
sale that meet your needs.) Whether you just buy 1.8 acres or the additional 6 acres is
your business.
BUT YOU ACTUALLY HAVE THE OPPORTUNITY TO GAIN AN ADDIITIONAL
1 + ACRES OVER WHAT YOU HA VB ALREADY.
This action also will be at no cost to the taxpayer.
You walk away with new land to build on, and you save the taxpayer $500,000 that you
would have spent to tear the old buildings down. Now you have $500,000 extra to
execute your plans. This is a good thing considering the County's financial issues. You
only have to defer your planned expenditures to next year.
When we get the garden re-built, you will all be applauded nationwide for your efforts.
and you haven't lost a thing; you actually gained a lot!
Further, we will make available 4 attorneys to do to the closings pro bono and an
appraiser. Your costs to execute this plan are very minimal.
This is a "win win" for all the taxpayers and for the community. Monroe County will
gain National recognition for this effort. So please vote "yes" and let us use our creativity
and work our magic!
The Trees Thank You,
Carolann Sharkey
President KWBGS
".J/~iJ:lJ~ 1'1;0'1 r.'\.i JU<J':U41l1JI
521 S L\IONTON
I4l 002
Prepared By: Edward Clark Broker
Phone: 296.1019
/If:' Y /..' ., {) ::: iL J
f(ev ct);... R
[Ht:il
REALTOll- D'foio,"",
Price $1,600,000 Styl. Commercial
MLS " 408139 BMS 0 FBMB OlO
Addr5 U.s. Hwy 1 Mm5
Key Stock Island
BUI"
Type OTHER COMMERCIAL STYLE
MI Mrk 5.00 Zoning UC
A.... 5 Water Front N SId8 0
Stat Active
Yr BIt 1998
Yr Esteb
Tax.. 10,910
Bid Sqft 0
Tot Units 0
Exclusive E
Type
Other Commercial Style
Lend SIze
1 . less than 2 Acres
Lot Dimeo: 5OOX15D
W.twfrontIW.tetvlew
Waterfront: No Waterfront
Con8t~ion
Other Construction
Root Other Roof
Windows/Door;: Other WindOWS
Dockage
None
'''terlor
Floor: Other Floors
BedlBath 1: 0
BedJBath 2: 0
BedIBath 3: 0
Bed/Bath 4: 0
CarStorwge
Off Street Parking
CooIInfllHHt
No Cooling
SewwlWater
Other SewerlWater
Sewer Aceta: 0
Water Meters: 0
I!Ieetrlc
Other Electric
Electric Meters: 0
Other
Appliances: No Appliances
Public Rer:orcM
Volume/Page Number: KS4UiI100
Financial
Terms: Seller Finance Possible
Other
Flood Zone: AE9
Mandatory Association: N
Off Street Parking: Y
license Included: Y
Title: Negotiable
Tenant Paid: Tenant Pays No Utilities
Legal: SIClCk Island Maloney Sub SubdllASlon Pb 1-55
Lei 1 Thru 20 Sqr 24
Directions:
RE1/RE2:0012409OIOOOOOO
AJt Key:
SngBuyB/TranlNRep Com: O,00I0.3OIl),acYO,OO
ShCM/ln81: Call List Agent
Stalls Date; DOM:
Ust BFlJker: PARADISE REAL ESTATE KEY
Phone/Fax: 305-2~OO8f3OS..294-8963
List Agent: Edward Clarl< Pbrkr
Phone: 305-294-8000 294-6000
Build; 0000
Remarks: AppI'lMl For Major Condllonal Ute Of A 32,200 Minl-storage WarehOl.lS8ln
Place. Excellent Location. High Visabilily. Roads On Feu Sides-tum Off
Lane In Place orr US#1. Call1istJ~ Office For Details.
Agent:
Remarks
I AN iflfotmtJifon 1$ dseme<! rWi9bIe btA not gu8lTJJ'IttIed. CoLisl Agnt:
P~e purchssfJfS should verffy the Infonnetion to !heir own seJiJlf8c1ion. Phone:
AI cJirMnsions tlffiI epproJlimau" Prin~ 0511412001 08:28:08 AM Limited Rep:
l'hla Ultlng has been deri'o.ed from the F1alda I<e'/I TriBoard MLS and is not necesslWfly a listing ct the pnlItlItj1\9 braker.
~~
//
/
\"
,
.,
)
Ie::
I
I
----+-.
fliJc(v.I_eJ~
,i i(,
,.!l=
"
J;~
;:
[j,
U':>/ '::OJi I)"
1~;~O r~A JVD~~~OlJI O~l ~l~U~'l~~
" \, .. .'--L-3~aI9-9
~.,'~ - - , U' gill ~:+~'d ;.~,3Cl~, 9: . 00
' i/l\ '-,' .0-- 1 S
..p ~.~; 'o-~
~ t ,
3 ~
): .".
II
\
\
''0 ,
-~~
~?i' \
~
i
'i
\
~~
\
';;4, ~~.~
~~
, .~\
\ ~
\\ \ ~
I;:
I' \
\ \
, \ "'.~~
: I \
. \
: ,\ )
> I ".~
'\ ~i~\ "'=!J <'"
. t;a.....
-'-'-- ,
: i \
. \
: < \ " \
.r, ~~
i-:l ,
::~ J
.2 .
r...~: 'I \
V Ii'
~4J;'~~'~I+. I-
i" "'0 I " ,..: .~! _.. '" . '1 ~ I
',----- ';!~':'..'i-:"~~~~~_> .~ - -_,~. tJ------
'i.l. c~~O:_+. s;n'i3 ...-:; ,,0.... fWO .CO rt'" J
;,~, - - '\.. · c.;.._ !'<' I i!J , 051 r:; - "'-:-
~ -___ .:0.. .... ~
.. -'"'1)":'..
~ ~_~ _.3_ ~_..L --'s alll 8 .~_"_d .bp.'l
i / rri ----
~ t t ( I,n: !
~ \." H q .. _ J _
: \ \ ~ 2 ) \ ---.-~- .--..~
t;:;;, \ ~ l .
i
\
\
,\ <.)
'I" -
\' C. 't
\\~~ ..(
''l'" i::t
() ./
\-.--~--.-t-.~
I
----+1'-.- ~--
~ .
....~ r:
~ . I :
, 0
_(4i
~-- -'-
j I
~
'"
....
;
~
..,
o
....
ID
~_o
.~.\I)
~
...
III .
....
.
..
i-:
~
.
8.:?
N
~\"~ .
-~--L
I
/ C:1 I
,.1
I
I
I
~'
.~ I
~--
~
c r ~
,.,.
E:: ~ i
..,
rlll'~
tv
~~~
...-~.
~~~.:
-~~~
:2
j',..
.
~
-:'f'; i
i
i
-1......
,J
C.) :'
'"'' (
::.~ _ ." ..~~:I uua _~~
~ _rf1,~._
:~~'rl(r -
LJI:'~1.~i ~-
; :Jlf~1 i
ro. ~ ~~'~I L_
.. -.;/ ~~;:; t."1 I
-' 't~" .
,.~:\~ !
. -. Lalt-.-
. j I J
- >/-/!!
o . I I
..-:~ ~'= r:~~", j i
~~-(r~r,.'.', ,- 'e,'.
- ~ I ~ ,
.... I '
~ Iii,; r- -I.
~ f 1fl ~- J
: LlI I I I
'1 I
'" O! :""1 ~--
'- I
~.:) ~ .
~.~
',,--...'.'.
oj'.:
...~
'';;'
r-'-
r,
i-'- .__
!
..
FRCl'1
FAX tn. 295CI:'::'"?O
f'l:<.r. 1:; 201212 138: 20AI1 p:.::'
~"r"1''''-'''~'._";,,:,,
'-~ .. t:f.-
,} ) " ,. .-
I ,(.!l(t:J.~ Z
MEMORANDUM
FROM:
ROCKLAND INVESTMENT CORPORATION. INC.
DATE: March 14, 2002
TO: CarolAnn Sharkey
FROM: WilHam O. Kemp
RE: Sale of Property
Enclosed please find COpy of survey for the following lots:
(1) Lot GG-04 2.06 Acres {-. ~, L2 /?( /'1'>/1 '"
(2) Lot GG-oS 1.73 Acres J, :J u I../~
(3) Lot GG-oS 1.73 Acres
41 .
/) ,J,J-j ~ tJO 0
The aale price per acre is 5225,000.00.
If you should need rurther Inrormat/on, please do not hesitate to call me at 296-2588
or cell 304.6669.
.
.
..
FF'iJf'i
,..,~,. l:j IJ~ 12:'3~r~
FAX 1'10. ; 29502713
D~bor~h n. Henson
I. iQ
U f c5
J.:e
~~,~
.1
I;:
.~
en
fro
'0.
It
,~
~
1...-
.N
1:8
~
'CD
,:
c
.:::i
Ii
,3:
1-2.t2..,>
I
~-
I
I
"01 "E'. ,
I
I
05' 30' 0\'
.
f"':>'
0G-04 ,
ulee s~ Ii
2.OS ~ ~
.f.GO.arJ'
GG-O&
~ Sq."ln Fest
1.73 AInB. :i:
400.ocr
FAST
F
i~
...
1IDJ &aa.11
\.-----
~. ut1lfty tDMl'I'Il!Jnt
"': ~ '.1. P9. 110
Mal-. 1'::'; 2002 ('12:21AM P3
1.305 )
296 - 4460
p,2
r "II
. eXV (t.X:r:rl.__
87500 Squu~ Foot
2.01 law. *
;...
CJ)
~
10
-
-
.~
141:'.810 ~ f'eet
3..2J ....... :t
0G-02
~>,:~ ;".::i'
P.O.8. -QQ.
p
"4C'
AcceN [clement
.....,
t--
IMPLICATIONS OF PROPOSAL BY THE KEY WEST BOTANICAL GARDEN
The Key West Botanical Garden has proposed to the Board of County
Commissioners that it acquire ownership of the recently vacated County property on
Stock Island. At the BOCC meeting in March, 2002, the subject was discussed, including
the great attraction for expanding the Botanical Garden and the plans the County has for
that site.
This report is not intended to be anti of the Botanical Garden proposal. It is,
rather, intended to provide for the Board of County Commissioners a discussion of the
realities of the proposal including, but not necessarily restricted to, present plans for the
Stock Island facility and the issues involved with the proposal.
THE COUNTY'S NEEDS
The Board of County Commissioners has long seen the approximate six acres of
its property on Stock Island as a long-term resource. The needs of the County have been
discussed many times. In fact, during the budget discussions in calendar year 2001,
leading to the fiscal year 2002 capital budget, the Board of County Commissioners
instructed the Administration to include a variety of projects that needed to be
accomplished. Indeed, the BOCC allocated funding in the capital plan for these
purposes. In summary these issues are as follows:
a) There is a great need for records storage space in the County. As the
County has progressed in the refurbishing of The Harvey Government
Center at Historic Truman School, and the old jail at Jackson Square,
7~'/
most of the records storage has been lost. In fact, these areas were
neither appropriate for adequate records storage nor were they safe.
There is a wide variety of types of records that need to be stored not only
by the Board of County Commissioners but also by the Constitutional Officers.
At present, the existing area of records storage in the Lower Keys totals over
16,000 square feet. In volume, this is over 121,000 cubic feet. These numbers
do not include Middle Keys and Upper Keys needs which, to some extent, could
be satisfied by a major state of the art records storage facility.
The Board of County Commissioners, Clerk of the Court, Court
Administration, Property Appraiser, Public Defender, Sheriff, State Attorney,
Supervisor of Elections, and Tax Collector all have storage needs. These needs
will only increase as time goes by with nowhere currently available to satisfy the
needs.
Records storage and disposal are covered under State law. Therefore,
there is an obligation to maintain certain types of records for different periods of
time. For example, the Tax Collector reports that some records must be retained
for a period of three to seven years. Others must be retained for a period of ten to
twenty years. Still others have historic significance and probably should be
retained forever. The County and all the Constitutional Officers have some
requirements in this regard.
b) There is a need to establish a new fire rescue/emergency medical services
facility on Stock Island, currently, fire rescue operates from an old facility that
2
is scheduled for renovation. Emergency Medical Services are in a very small
area in the back of the Bayshore Manor building. In terms of efficiency and
the consolidated services program in which paid personnel can respond along
with volunteers, it is appropriate that these two major Public Safety functions
be co-located at one site. This facility would serve not only unincorporated
Monroe County but could be utilized to help protect the major facilities on
north Stock Island.
c) There has been talk for a number of years of moving the Public Works
facilities currently located at Key West International Airport off the airport
property and to Stock Island. This would accomplish a number of goals
including freeing up airport property for additional commercial usage and
revenue. As will be seen later in this report, there is also the opportunity for
airport related funding to be of assistance to the County.
The Public Works facility could be moved to Stock Island along with the
fleet management building. Even though some of what Public Works does is
within the City of Key West, much of it is also in the Lower Keys. The Stock
Island facility would be a benefit and more centrally located for access.
In addition, the Fleet Management program would have an
opportunity to develop a state of the art facility that could be more readily
available to other agencies. There has been preliminary discussion in reference to
expanding the services to the City of Key West, the School Board, Etc. This is
not possible at the present location. Even the consultants presently completing
3
the Fleet Management analysis stated that the facility at the Key West
International Airport is inadequate.
Therefore, the County has major needs that it has been attempting
to address for a number of years. The County Stock Island property was seen as a
perfect location for those activities.
THE KEY WEST BOT ANCIAL GARDEN PROPOSAL
There has been much discussion concerning the Key West Botanical Garden
proposal in reference to the County's Stock Island property. Unfortunately, some of that
discussion has not been based upon accurate information. Within the last few days, an
editorial in a local newspaper called the proposal a "land swap." The editorial went on to
say that the proposal is for the County to "give six acres of this land to the Botanical
Garden." That makes this proposal seem quite easy to accomplish but, in reality, it may
be quite difficult.
Subsequent to the March, 2002, BOCC meeting, a representative of the Botanical
Garden visited the Administrator and staff and reviewed their proposaL Some
information was left with staff concerning alternate properties and with limited time
available we have developed some questions.
A number of questions have been raised by the County with the Florida -
Communities Trust. These include:
1. Can FCT grants be used to fund acquisitions where both the buyer and
seller are local governments?
2. Can FCT grants to used to buy and improve property for restoration
projects of this type?
4
3. Does the presence of asbestos in the buildings effect the property's
FCT eligibility?
4. Would a grant of this type be likely to achieve a sufficient score to
receive FCT funding?
The FCT has not responded to these questions as of this date.
It is the Administration's understanding that the proposal is for the City of Key
West to purchase the six acres of County property through the use of a Florida
Communities Trust grant. As of the preparation of this report, there has been no official
contact from the City of Key West concerning this proposal nor any indication as to what
the amount of purchase would be. This would have to be determined through appraisals
and possibly some negotiations. The assessed value of the property is presently $1.8
million. Since the buildings contain large quantities of friable asbestos and will need to
be demolished, the appraisal process may be complicated.
The next part of the proposal is that the City of Key West and/or the Botanical
Garden obtain a federal Brownfields grant for the purpose of removing the asbestos,
demolishing the buildings, and preparing the site for expansion of the adjoining garden.
It is not precisely clear at this point who would actually be applying for and
implementing the grant.
The next part of the proposal suggests that the County take the funds from that
transaction and purchase, for its needs, two properties. One is located on Stock Island
along Route I and the second is located on Rockland Key, near the eastern end.
Representatives of the Botanical Garden have apparently spoken with the property
owners. The properties are as follows:
5
1. This is a collection of parcels a little under two acres located in
unincorporated Monroe County along Route 1. A very quick analysis
suggests that this property could be utilized for the fire rescue/emergency
medical services facility. The list price is $1,600,000, which equates to
$800,000 or more per acre. Of course, there have been no appraisals done by
the County and there would need to be at least a Phase One Environmental
Assessment prior to purchase.
2. The second property includes three separate parcels on Rockland Key totaling
approximately 5.5 acres. This is in the vicinity of the industrial area and the
Welcome .Center. The asking price is $1,242,000, which equates to about
$225,000 per acre. Once again, the County has conducted no appraisals and a
Phase One Environmental Assessment is essential. It also appears as though
the property is in the noise area delineated as part of the Navy AICUZ, which
is a present subject of discussion on another matter. It is possible that this
site is large enough for the Public Works and storage facilities although
significantly less convenient for the County and other entities that would wish
to utilize the fleet maintenance program. There should also be a noise
analysis done since much of the work by County employees will be out in the
open and not in buildings.
Therefore, it appears as though combining the two parcels would produce an
asking price of $2,842,000 for approximately 7.3 acres. This comes to approximately
$390,000 per acre.
6
Beginning with an assessed value for the Stock Island property of $1.8 million
(plus whatever value might be attributed to the buildings), it does not appear as though
there will be a sufficient amount of funds the County can utilize to purchase the two new
properties.
A V AILABLE MONROE COUNTY FUNDS
The County's plan has been to utilize the Stock Island property and to fund
improvements primarily from the infrastructure sales tax. To that end, in fiscal year
2004, 2005, and 2006, the Board of County Commissioners has allocated $2.3 million for
the fire rescue station/emergency medical services facility/storage facility on Stock
Island. In addition, there is approximately $195,000 in the coming year for the
rehabilitation of the current fire rescue facility on Stock Island. As the Botanical Garden
representative suggests, if they are able to have the buildings demolished, the County
could save up to $500,000 in the demolition and asbestos disposal costs. This means that
there is somewhere approaching $3 million available in allocated funds to provide these
facilities. There is no property acquisition money included and any difference between
the purchase price for the County's six acres and the purchase price of the other two
properties would have to come from somewhere.
One interesting note in reference to the Public Works situation is that there is a
chance that if the Public Works facility were moved off the airport, there is the possibility
of the airport/F AA to pay $700,000 or more to have that property returned to airport use.
In addition, the County is paying $82,000 per year in FAA market rent rate at the airport.
Those ad valorem payments would be saved. The airport could bring in as much as
7
$100,000 per year additional revenue if that property were available for airport related
commercial use.
SUMMARY AND OBSERVATIONS
There is no question that the Botanical Garden can become an even more
desirable facility in the future than it is now. The question at issue is what are the
business aspects for the County in terms of accepting a proposal that has very few facts
attached to it.
In summary, the following appear to be the major points from the County's
perspective:
1. The County has substantial needs for which it has been preparing for many
years. Funds are already allocated to fulfill those needs, but not for property
acquisition.
2. There has been no formal contact from the City of Key West as of this date.
3. The City of Key West has not applied for a Florida Communities Trust Grant.
4. There are outstanding questions concerning the eligibility of this project for
Florida Communities Trust funding.
5. There have been no appraisals done on the Stock Island property and,
therefore, its potential purchase value is not known.
6. It is not clear who will apply for the Brownfileds grant, whether it will be
granted, and whether it can cover the proposed items suggested.
7. The two properties suggested have price tags that are not supported by
appraisals. The County would have to undertake appraisals on both sites.
8
8. The two properties suggested would need environmental assessments to be
sure that there are no environmental hazards or contamination.
9. It appears as though, although without appraisals it is difficult to tell, that the
amount of funds available from the City of Key West through a Florida
Communities Trust grant will not be available for the full price of the two
additional properties on Stock Island and Rockland Key.
10. Therefore, it is possible that the County would have to appropriate additional
funds for the purchase of those properties.
11. Although the properties in question might ultimately prove to be suitable for
the intended uses, they certainly would not be as convenient as the County
Stock Island property and the advantages of co-locating County facilities on
one site.
Therefore, much of the proposal is based on speculation. A suggested approach
for the Board of County Commissioners, if it wishes to consider this proposal, is as
follows:
a) Await a formal statement from the City of Key West of its intention to acquire
a Florida Communities Trust grant for the purchase of our Stock Island
property.
b) If that occurs, have the City of Key West and possibly the County, undertake
appraisals to determine the value of the property.
c) Once that value is set, begin the process to determine whether the funds would
be sufficient to purchase the other two identified properties.
d) Initiate appraisals and environmental assessments on the other two properties.
9
e) If there are no problems with the values obtained from the appraisals or the
conclusions of the environmental assessments, proceed with a more thorough
analysis of the properties for County purposes.
f) If all items are satisfactory and the County Commission wishes to continue,
proceed with attempts to acquire the two properties.
g) During this process, be sure that the County is held harmless from any liability
in reference to the structures and property it presently owns on Stock Island.
This will, of course, take much more time than is presently considered in the
proposal. It is, however, a more prudent way to proceed and provides for the County and
the Botanical Garden an opportunity continually to evaluate its position in reference to
information that becomes available. The County will incur some costs in reference to
appraisals and environmental analyses. Preliminary estimates are between $30,000 -
$50,000.
James L. Roberts
County Administrator
April 17, 2002
10