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Item O9 BOARD OF COUNTY COMMISSIONERS AGENDA ITEM SUMMARY Meeting Date: 20 December 2006 Division: County Administrator Bulk Item: Yes No X Department: NA Staff Contact Person: Tom Willi AGENDA ITEM WORDING: Discussion of the potential acquisition of Gulf Seafood on Stock Island in order to preserve commercial fishing functions in the lower Keys / Key West and a request to conduct an economic feasibility study of the potential purchase. ITEM BACKGROUND: The Marine and Port Advisory Committee (MP AC) was requested by the Board of County Commissioners (BOCC) to develop review criteria and to prioritize the potential purchase of waterfront sites for the purpose of preserving waterfront access as well as working waterfronts. The MP AC met on December 7, 2006 to continue the process of developing criteria and to review five potential sites. The MP AC completed the development of criteria and began a discussion of individual sites. As a result, the following motion was made: "A motion suggesting that the Board consider Gulf Seafood for the purpose of preserving commercial fishing in the lower Keys and conduct an economic feasibility study, recognizing a sense of urgency due to a pending contract on the property." Further, the Advisory Council for the Florida Keys National Marine Sanctuary made a similar motion at its meeting of December 12, 2006, requesting that the BOCC "... urgently consider the purchase of the Gulf Seafood site for the preservation of the commercial fishing industry and associated traditional way of life in Key West and the Lower Florida Keys." See the attached report for information concerning the Gulf Seafood site. The MP AC draft minutes for its December 7, 2006 are included in the report. PREVIOUS RELEVANT BOCC ACTION: Request to the MP AC to review potential working waterfront sites CONTRACT/AGREEMENT CHANGES: NA STAFF RECOMMENDATIONS: Discussion item TOTAL COST: NA BUDGETED: Yes No COST TO COUNTY: NA SOURCE OF FUNDS: REVENUE PRODUCING: Yes No AMOUNT PER MONTH Year DOCUMENTA TION: Included X OMB/Purchasing NA Not Required_ Risk Management NA APPROVED BY: County Atty NA DISPOSITION: AGENDA ITEM # Brief Site Evaluation Facility Name: Gulf Seafood, Incorporated (WSG Sand Lake, L.P.) Location: Stock Island; adjacent to Boca Chica Channel Address: Peninsula Avenue Site Description Type of Facility: Fish House and commercial fishing dockage Mixed Use Zoning: FLUM designation: Mixed Use Commercial Tier Designation: Tier 3 Status/Sales Price: $16,500,000 Currently under contract to a private buyer, but allowable for contract to be re-assigned to Monroe County. The last purchase price for the property, recorded in the Monroe County Appraiser's data, occurred at the end of2005 for $10,000,000.00 (see ownership / property information below). Overview: Gulf Seafood is a defunct fish house with dockage on a very large boat basin located on the southeast side of Stock Island. Until a year or so ago the site provided dockage to numerous commercial fishing vessels (mostly crab and lobster). The property is in disrepair. There are only a few structures, including the fish house and an ice house. The site also has been used as a small boatyard and has a travel lift. The entire basin is bulk-headed, with much of the bulkhead in need of repair. The pending buyer wishes to rebuild the ice house and repair all dockage, bulkheads, etc and use the site to house the majority of the fishing fleet in Stock Island. This would allow for some of the existing fish houses and commercial fishing dockage located in Safe Harbor to redevelop into marinas (or other), which appears to be the current direction of development. Current Uses (including current value to the public): The site historically has been used for commercial fishing only. Redevelopment Potential: The current owner has plans to redevelop the entire site to a non-water dependent use ( condos/townhouses) if the current sale does not go through. The redevelopment plan are being developed and the owner's consultants have begun pre-applications discussions with the County. Potential if County Owned: This site could be used as one large facility to accommodate most of the lobster and crab fishery in the Stock Island area. It can also be used as a boat yard for maintenance of the fishing vessels. If county owned it would take taxes out of the equation and the county could lease the property for management. This could make it feasible for the fishery and fishermen to survive and profit. Aerial View of Site (February 2006) , .. p,,~'.-r~ .. ~,4~ _;' ., · -, 1,.,.J;" ,'~ --,'i ~'-- -, "-'1 1 ~ _. t ~ .' t, . ._ . .. '.' - _ _ .', " . l~'~. .~ G J ~rfl., {kJ.~: ~ , 'rl .. _ , ,. j~ Jit . . Zoning & Tier Information Gulf Seafood O_~~_TY .1'~9,~_~_?E .l._.:..J~U' ...I _ D_ NI'....,(J.":-.....-.] ?~ R iQ>\ This map is fl}r use by the Counly M:arine Resources Depanment only. The dilta oon!i:lined herein is nal.a legal represefl~tion of bou nda rii!!'~. p:arc @I!>, ra ad!:i rtg,t of ~ys or oth er geog-ap hi cal da ta. (/ ( ".. :.nl"! I r...II,...~,I~r .~:. .,'"J Ownership / Property Information: Owner Add1 Owner Unit STE 200 Owner State FL Owner Country Parcel 10 00123680-000000 Millage Group 110A Last Sale Month 12 Appraiser's Office Property Map 125<170 12588(} B-o.at Ba~in I I p59sq I I " PENINSULAR PFNINSIJl AR AVE '- 61 PB01-55 ! I I I I ! i Gulf Seafood - View from Penninsular Ave., Stock Island Fishhouse - Gulf Seafood Travel Lift - Gulf Seafood Marine & Port Advisory Committee Meeting Draft Minutes December 7,2006 Members in Attendance Rob Bleser Harry DeLashmutt Leigh Espy Ben Iannotta Paul Koisch Pam Martin Pat Wells Pete Worthington Growth Mana2ement Staff Present George Garrett, Richard Jones Commissioners Present none Citizens Present Several fishermen and a realtor ......................................................................................................................................................................................................................................... MOTIONS MADE Motion 1 A motion to accept the minutes of the November 8, 2006 MPAC meeting, as amended. Motion/Second Pat WellslPete Worthington Passed Unanimously and Adopted Motion 2 A motion recommending that the Board purchase the Gulf Seafood property on Stock Island. Motion/Second Pam Martin/Paul Koisch Withdrawn Motion 3 A motion suggesting that the Board consider Gulf Seafood for the purpose of preserving commercial fishing in the lower Keys and conduct an economic feasibility study, recognizing a sense of urgency due to a pending contract on the property. Motion/Second Pam Martin/Paul Koisch Passed Unanimously and Adopted ......................................................................................................................................................................................................................................... Ben Iannotta, Chair of the Committee, opened the meeting at 6:00 pm. Mr. Iannotta asked if there were any corrections needed for the previous meeting's minutes. Pat Wells asked to change Pam Martin's vote on motion #5 from yes to no. The minutes were approved as amended. Rich Jones gave a brief update on department related issues. He explained that the FWC Boating Advisory Council (BAC) had met on Tuesday of this week to finalize the registration issue. The BAC voted against the registration of non-motorized vessels. He also explained that the FWC Commission had met on Wednesday of this week and had the final public hearing for considering the no anchor zone for sailboats at Pine Channel. The Commission voted in favor of creating the zone. It is anticipated that the zone (signage, etc) will be in place by the start of hurricane season in 2007. Rich Jones then explained the focus of the meeting. He indicated that the draft criteria needed to be finalized and evaluations of facilities for potential acquisition need to begin. George Garrett explained that there are five or six facilities that were brought forth by realtors and property owners that the Committee will begin working on, but that staff will likely bring forward more sites for consideration after critical facilities are identified via the waterfronts preservation study. Rich Jones explained that the Board and the County Administrator, at the November Board meeting, asked that staff and the MPAC evaluate these sites. Pete Worthington asked about Geiger Key Marina. George Garrett indicated that the facility acquisition (for Geiger Key) is already before the Board and it won't be one of the facilities evaluated by the MP AC. There was some general discussion regarding the source of funding for property purchases. Mr. Garrett indicated that no funding sources have been identified, but that the County could consider bonds or other similar mechanisms, if the Board so chooses. The Committee then began discussion of the criteria. Rich Jones explained that he took the ideas from the last meeting and added to them, then categorized the various elements. There was discussion of the general questions at the beginning of the criteria form and the consideration of purchase of development rights (PDR). PDR's were discussed and the idea of using several strategies (outright purchase, PDR, etc) was understood to provide more bang for the buck. Rich Jones explained that the general questions do not have to be part of any scoring process, but help weed out properties that do not merit evaluating further. Pat Wells started a discussion of a scoring system and weighting the various categories and sub- categories. After much discussion there was agreement that the categories would receive a score from 1-5 (with higher numbers indicating greater justification for preservation and/or acquisition). The elements at the sub-category level would be used to help provide scoring for the categories. Rich Jones recommended running a mock evaluation on one of the sites to help go through the criteria and flesh out any problems in the format. Rich Jones then handed out staff evaluations of the five facilities provided to Marine Resources for consideration, including (from north to south): Manatee Bay Club, Latin American Restaurant, Little Key Largo, Summerland Seafood and Gulf Seafood. The Committee began an evaluation of the Latin American Restaurant. Rich Jones introduced Matilde Aguirre (realtor for the property) who provided some back up information. Most importantly she indicated that the property was reduced to $2.65 million by the owner. The members then looked at the overview provided by staff. There was general discussion of the site as well as numerous detailed questions. It was decided to not score the property until all the sites could be scored. The members went through each category of the criteria and found that most of the elements were logical and helped provide objective information in determining the importance of the facility, and ultimately a prioritization list. Several problems were identified and Rich Jones stated that he would make the appropriate corrections. However, Rich indicated that several of the issues would require more thought and word-smithing of the question or statement to ensure that the scoring is performed correctly and uniformly by each member of the Committee. It was agreed the criteria generally was well formatted and thorough. Rich Jones suggested that the members take home the site evaluations prepared by staff, run each facility through the criteria, and return their scores to his office. He also asked that members visit the sites if possible. The Committee could then review the final scores at the January 10th meeting. Rich Jones mentioned that due to communication issues it would be prudent for the Committee chair speak directly to the Board at the January meeting and describe the Committee's involvement in looking at facilities, the reviews that have been performed and any recommendations the Committee has made. Everyone agreed that would be an appropriate course of action. Rich Jones explained that several commercial fishermen were in attendance, as well as representatives of Monroe County Commercial Fishermen, to discuss the status of fish houses and dockage in the lower Keys. George Niles explained the transition that will soon begin in the Safe Harbor area. He explained that many of the fish houses will likely redevelop and many of the fishermen will be pushed out. He discussed the Gulf Seafood site that is on the market and the potential for the site to accommodate the fleet. He explained how the one facility could potentially provide the fish house, dockage and boat yard elements all in one large site operation. He mentioned that Charlie Renier (who presently operates Fish Busterz) is developing a plan to relocate the fleet to Gulf Seafood and manage the operation, and also be part of the redevelopment scheme for Safe Harbor. The future of Safe Harbor was described as being multi- use and providing for a tourist element, similar to the objectives of the CommuniKeys Plan for Stock Island. George Niles added that the fishermen who presently keep their boats in Safe Harbor are on board with the plan. Rich Jones explained how taking taxes out of the equation should help the fishermen stay in business and help the fish house manager make a profit. Doug Gregory, Marine Agent with Extension Services, echoed the concerns regarding the fishing industry and the need to relocate to a long term facility supported by the County. He explained the need for the numbers to work if the County is going to be involved. He suggested that an economic feasibility study be generated to determine how the operation would work, the initial and long term investments for the County, and the potential for saving the industry into the foreseeable future. He thought that the County would have to subsidize the operation but would justify the public contribution by providing balance via the public benefit. He also indicated a sense of urgency due to a current contract on the property, which presumably can be transferred to the County. The Committee was very supportive of the idea. Pam Martin made a motion to purchase the Gulf Seafood property. That generated discussion regarding the other sites which have not been scored and the need to proceed cautiously. Rich Jones suggested having the Board consider Gulf Seafood and having an economic feasibility study conducted, recognizing the sense of urgency. Pam Martin withdrew her motion and the suggested motion was made and approved. Pam Martin volunteered to take the motion to Dixie Spehar the following morning and have the Commissioner sponsor the item for the December Board agenda. Rich Jones indicated that the January 10th meeting, previously scheduled, will still be held and the site evaluations will be discussed at that time. The meeting adjourned at 9:30 pm. RESOLUTION NO. -2006 RESOLUTION CLARIFYING THE CAPITAL BUDGET PROCESS AND THE INTENT OF THE MONROE COUNTY BOARD OF COUNTY COMMISSIONERS WHEREAS, Monroe County annually completes a budget process with the intent of adoptiing an operating budget as well as a capital improvement program budget, and, WHEREAS, the budget process spans in excess of seven months and is dependent upon the collection of information from county stakeholders and numerous government agencies, and, WHEREAS, the operating and capital program budget are subject to numerous changes during the draft stage of the document and is not complete until the final adoption of both budgets, and, WHEREAS, the capital program incorporates a five-year horizon to assist in the planning and execution of capital improvement projects, and, WHEREAS, the capital budget is utilized as a planning tool for future and present program years and subject to numerous changes, adjustments and revisions due to a myriad of issues that affect capital program projects, including, but not limited to, changes in priority, grant funding, permitting requirements, and inter-agency coordination, and, 1NHEREAS, the priority for funding in the capital program has gradually shifted to meet the policy ofthe Board of County Commissioners (BOCC) and the requirements of Interlocal Agreements which contain funding commitments for wastewater projects, and, WHEREAS, funding for wastewater projects has increased 133% above 2006 funding levels and the 2007 budget proposes 45% of the entire Infrastructure Sales Surtax Fund is committed to wastewater projects, and, WHEREAS, the BOCC acknowledges that there are other infrastructure improvement projects to be completed concurrently with wastewater projects that are neceSSaIY to the vitality of the community and must be funded through available means, and 1NHEREAS, critical issues such as the purchase and protection of public waterfront access and the funding of economic development projects such as the sinking of the Vandenberg are paramount to the quality of life enjoyed by residents of Monroe County, now therefore, Budget Finding Dec. 2006 Res. 0.10 -Mf\ BE IT FtESOL VED BY THE BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA: Section 1. The Board of Country conunissioners of Monroe County, Florida finds the following: A. County Administrator, at the direction of the Board of County Commissioners provided a draft budget that met the intent of the majority of the Board. B. The operating and capital budgets both comport with the priorities and conunitments of the Board of County Conunissioners regarding necessary infrastructure projects" including conunitments made to the provision of advanced wastewater treatment for Monroe County. C. The conunitments of various Interlocal Agreements dealing with wastewater have been satisfied with the funding of the 2007 Capital Program. D. The Key Largo Wastewater Treatment District and the Florida Keys AquedUi~t Authority have both opined that the County has met their funding commitment for fiscal year 2007. E. The funds transferred previously from the Key Largo Wastewater Treatment District line item was never requested by the District. Section 2. This resolution shall be effective the date stated below. PASSED AND ADOPTED THIS 20th day of December, 2006 Mayor Mario DiGennaro Mayor Pro tern Dixie Spehar Conunissioner Charles "Sonny" McCoy Conunissioner Sylvia Murphy Commissioner George Neugent BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA By: ATTEST: DANNY L. KOLHAGE, CLERK Mayor Mario DiGennaro By: Deputy Clerk Budget Finding Dec. 2006 Res.