10/19/1993 Agreement
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BRANCH OFFICE
3117 OVERSEAS HIGHWAY
MARATHON, FLORIDA 33050
TEL. (305) 289-6027
CLERK OF THE CIRCUIT COURT
MONROE COUNTY
500 WHITEHEAD STREET
KEY WEST, FLORIDA 33040
TEL. (305) 292-3550
BRANCH OFFICE
88820 OVERSEAS HIGHWAY
PLANTATION KEY, FLORIDA 33070
TEL. (305) 852-7145
H E H 0 RAN D U H
From:
Randy LUdacer,
County Attorney
Isabel C. DeSantis, Deputy Clerk
March 18, 1994
!).t.~'
To:
Date:
================================================================
As you known, on October 19, 1993, the Board authorized the
execution of a Lease Agreement between Monroe County and the
Pigeon Key Preservation Foundation, Inc., as amended.
Attached hereto is a duplicate original of the subject Lease
Agreement for return to the "Preservation".
Should you have any questions concerning the above, please
feel free to contact me.
cc: County Administrator
Finance
File
[:"'1 En f~ iH1' P~-('U((r:
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'94 MAR 17 P 2 :37
LEASE AGREEMENT
T,ease Agreement made
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this .J.i:tL dayt'la~hbc~j~~ri\Uj993,
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by
And between the Board of County Commissioners of Monroe County,
hereinafter "Lessor" and the Pigeon Key Preservation Foundation,
Inc., a Florida Not-For-Profit Corporation chartered under the
laws of the State of Florida, hereinafter called "Lessee:
RECITALS
1. Lessor owns a parcel of property known as "Pigeon Key"
(hereinafter the "premises") located southwest of Marathon under
the Old Seven Mile Bridge.
2. The ownership and maintenance of the premises by the
Lessor has created a financial burden upon the taxpayers of
Monroe County, Florida due to the high cost of maintenance and
repair required by the premises.
3. The buildings located upon the premises have greatly
deteriorated and require extensive and costly renovation and
repair.
4. It is in the best interest of the citizens of Monroe
County, Florida that a tenant be obtained by Lessor for the
premises who will make the required renovations and repairs upon
the premises at tenant's expense.
5. On or about the 9th day of ~~Y 1992, Lessor published
in several newspapers a request for proposals from persons
desiring to lease the premises, a copy of which is attached
hereto as Exhibit "A".
6. At a public Monroe County conunission meeting held the
6th day of October, 1991, the Lessee was ranked first of the
groups responding to Lessor's request for proposals for the
purpose of negotiating a lease for the premises by the Monroe
County Conunission.
7. Lessee is a Non-Profit Florida corporation formed to
protect and preserve the valuable heritage of Pigeon Key and for
the purpose of performing environmental research, historical and
educational work, historical restoration and renovation of Pigeon
Key's improvements,
activities.
8. Lessor finds that the program proposed by I.essee
and other
educational and
charitable
benefits all of Monroe County and its citizens.
9. Lessor finds that Lessee is a unique organization
bringing together many professionals from related fields for the
purpose of protecting, preserving and fully utilizing Pigeon Key
for public interest purposes. These professionals include but
are not
limited to
scientists, administrators,
teachers,
historians and business persons.
10. Pigeon Key has been designated by the u.s. Department
of Interior a National Historical District.
11. As a result of this designation, renovation and
restoration of the improvements upon the premises must meet the
standards for historical renovation
set forth in
federal
regulations. Cost of these improvements, estimated to exceed one
million dollars, shall be paid by the Lessee under Lessee's
proposal.
2
12. All costs of maintenance and upkeep of the premises,
which had been costing Lessor approximately $60,000 per year,
shall be paid by the Lessee under Lessee's proposal.
13. Lessor finds that the proposal presented by Lessee is
the highest and best bid for leasehold of the premises and that
the capital improvements, maintenance and uses for the premises
proposed by Lessee constitute the greatest benefit to the
citizens of Monroe County of the proposals presented.
14. Lessor is unable to provide adequate funding for the
improvements and maintenance of the premises without creating a
long term tax burden on the citizens of Monroe County.
15. Lessor finds that entering into a lease with Lessee
that requires Lessee to restore and maintain the improvements on
the premises at the expense of Lessee is in the best interest of
Monroe County, Florida.
NOW, THEREFORE, in consideration of the mutual promises and
covenants set forth herein and other good and valuable
considerations exchanged the parties agree as follows:
1 . TENANCY AND TERM.
Lessor does lease to Lessee for a period of thirty
years from date of execution of this Lease the island known as
Pigeon Key located adjacent to the Old Seven Mile Bridge
immediately southwest of Marathon more particularly described as
Lot 1, Section 13 in the North East Quadrant of Township 66S,
Range 31E consisting of 5.31 acres more or less.
'3
2, HAINTENANCE OF PREMISES AND FACILITIES.
Lessee has inspected the premises and agrees to accept
possession of the premises in "as is" condition.
Lessee shall maintain the grounds in a neat condition,
at all times, at Lessee's sole expense.
Lessee, at its sole expense, shall maintain the
facilities including the buildings, vehicular ramp, sewage
system, boat basin, picnic shelters, generator, fuel tank, and
any appurtenances thereof, and any improvements made, in a state
of good repair and in a sanitary condition at all times. Work
such as stabilization, repairs and painting will be deemed
maintenance. Buildings shall be maintained as Historical
Buildings in conformance with applicable regulations. Lessee
shall not cormnit, nor suffer t.o be cormnitted, waste to leasehold
property, or to any improvements thereon. Lessee acknowledges
that Lessor shall have no responsibility for the operation and
maintenance of the leasehold, except to provide such municipal
services as are available to and are provided to all property
owners or occupants of property within Monroe County, Florida, at
the Lessee's expense. The parties agree that neither the Lessor
nor the Lessee shall have any obligation to the other party to
maintain the bridge that currently connects the Island to
Knight's Key. The Lessee will maintain the ramp from the bridge
to the Island. If the bridge cannot be used for access to the
Island, the Lessee may provide public access through other means,
including the use of watercraft.
4
3. RENT.
Lessee shall pay to Lessor the sum of One Dollar per
year for a total of Thirty Dollars due and payable upon execution
of this Lease.
4. PERMITTED USES.
It is hereby agreed that the premises shall be used for
oceanographic and environmental research and for educational
purposes relating to but not limited to the preservation and
protection of t.he history and environment of the Florida Keys.
Community and educational benefits: Use shall include
activities and events designed to attract visitors and residents
of Monroe County to Lessee sponsored or authorized community
events having a historical and/or educational format.
Lessee
shall devote the property to uses pursuant to the terms of the
Master Plan, including the Educational Program Phases.
Research and programs undertaken by Lessee or associate
organizations shall include but not be limited to those which
restore and maintain a healthy marine environment in and around
Monroe County. Education programs must be those which include
but are not limited to the history and environment of Monroe
County.
A) Public Access: The Lessor and Lessee agree that
Lessee must engage in a program of managed public access to the
island and the buildings and other improvements located thereon.
Lessee shall allow public access to the island for at least 8
hours a day for a minimum of 26 days per month, averaged yearly.
Use of the island for environmental education by students of the
5
Monroe County School System is encouraged but shall not by itself
count toward the public access requirements of the Lease. Public
use as an attraction of historical significance on the islandr in
conjunction with use by school children at different or
overlapping periods of the same day shall count toward public
access requirements. Lessee can manage access through the use of
organized tours of the property lead by employees or volunteers
of the Lessee or its assigns. Lessee will provide a published
listing of the operating days, hours, and tours so that the
general public and local business community can plan for
visitat.ion to the island. Lessee's obligation hereunder shall be
subject to its obtaining all required government approvals to
allow for public access and visitation and shall also be subject
to any force majeure, safety concern or other conditions outside
of the control of Lessee that prohibit Lessee from allowing
public access to the premises. Maximum capacity to the island
and of each facility open to visitation shall be established by
the Fire Marshal. Lessee agrees to use all reasonable efforts to
apply for and diligently pursue obtaining the governmental
approvals necessary to permit public access to the island.
If the island is not open for public access at least
312 days in any calendar year for reasons other than the
exceptions identified above, Lessee shall provide the Lessor a
proposed schedule of the days the island will be opened during
the next one to two calendar years. The schedule shall contain a
sufficient number of days that when added to the actual number of
days the island was open during the prior year and divided by 2
6
in the case of a one year schedule, or divided by 3 in the case
of a two year schedule, provides for an average of 312 days per
year that the island shall have been opened during that two or
three year period. Deviations from the schedule published to
correct such deficiencies shall require Lessor approval.
Compliance with the schedule shall be of the essence of
this Lease, and non-compliance shall be deemed a default
entitling the Lessor to terminate as provided in paragraph 21A.
Notwithstanding the above, the Lessor agrees that
Lessee shall have no obligation to open the island to public
access during the first 180 days immediately following the
execution of this Lease by the Lessor and Lessee. This period of
time is necessary to identify and work to eliminate hazardous or
harmful conditions on the property, install interpretive and
warning signs, begin to stabilize the existing structures,
provide for potable water and adequate sewage treatment for the
initial use of the island.
The Lessee agrees to waive any claim for damages
against the Lessor that it may sustain should this L.ease be
delayed or declared invalid by Court Order for any reason. The
180 day period will be tolled in the event of the institution of
litigation which would impede the progress of the work.
B) Community and educational benefits: Use shall include
activities and events designed to attract visitors and residents
of Monroe County to L.essee sponsored or authorized community
events having a historical and/or educational format. Lessee
shall devote the property to uses pursuant to the terms of the
Master Plan, including the Educational Program Phases.
7
C) Research and programs undertaken by Lessee or
associated organizations shall include but not be limited to
those which restore and maintain a healthy marine environment in
and around Monroe County. Education programs must be those which
deal with but are not limited to the history and environment of
Monroe County.
D) Lessee shall only be permitted to take marine samples
from within one quarter mile from the subject premises pursuant
to a resources collection plan approved by the Monroe County
Board of Coun'ty Conunissioners.
5. INSPECTION FOR COMPLIANCE.
Lessor shall have at any time during the term of
Lease, upon reasonable notice to Lessee, the right to enter
the premises to inspect Lessee's compliance with the terms
conditions set forth herein.
In addition, Lessee shall keep the premises in a neat
and clean condition as is reasonable given that the premises is
this
upon
and
an off-shore island.
Lessor's right of inspection upon reasonable notice
includes the right to inspect for condition of the premises.
6 . CAPITAL IMPROVEMENT PLAN.
Lessee shall restore the buildings located on the
island in a manner which shall comply with the Secretary of the
Interior's Standards for Rehabilitation and Guidelines for
Rehabilitation of Historic Buildings, which standards are imposed
on places listed on the National Register. The Lessee shall
comply with t.he Capital Improvements Section of the Lessee's
8
Master Plan, incorporated herein by reference, as it relates to
completing the rehabilitation of the buildings existing on the
Island within five years of the execution of the Lease. The
County Commission may approve a revision of said Plan and subject
to the Lessee obtaining all necessary permits, resolving
conflicts in applicable laws of force majeures. The Master Plan
is attached hereto as Exhibit B A copy of the Capital
Improvements Section is attached as Exhibit C The Lessee
may, subject to the requirements of paragraph 7, substitute the
order of rehabilitative activities on a building per building
basis so long as it substantially completes the rehabilitation
within five years from the date of this Lease. The Lessee shall
fund, pay for, or obtain funding for all construction,
engineering, permitting, and maintenance of all improvements
unless the County Commission grants an exception. The initial
maintenance and stabilization work identified on Exhibit D
attached hereto may be undertaken by Lessee without further
approval of the Lessor subject to obtaining required permits.
7 . FUTURE IMPROVEMENTS.
No structures of any kind shall be constructed on the
leasehold property, or within the waters adjacent thereto,
without the prior consent of the County Commission. Approval of
the Master Five Year Plan does not constitute this consent. All
signs must conform to County Code requirements. Prior to
commencing construction of any permanent structure, additional
building or dock or dredging, the Lessee shall obtain written
approval from the County Commission through a process commencing
9
with provision of a written request for such approval. Lessee
acknowledges that the consent shall be upon such terms and
conditions as the County Commission, in its sole discretion,
shall deem necessary and that consent may be withheld unless
Lessee agrees to all terms and conditions imposed by Lessor as a
condition precedent to the granting of the consent. However,
Lessee is authorized to make "minor improvements" to the
leasehold property without prior approval of the County
Commission as long a the minor improvements conform to the
purposes of this Lease. "Minor improvementsU shall refer to any
work, installation, construction, grading or the like, on the
leasehold property, which does not require a permit from any
federal, state or local government agency. Upon termination of
the Lease, all improvements made shall become the property of the
Lessor.
8. CONSTRUCTION.
Lessee shall, prior to commencing rehabilitation or the
construction on any new improvement not deemed minor, obtain
conceptual approval by the County Commission pursuant to
procedures specified by the County. Prior to commencing
construction, Lessee shall obtain all the necessary permits along
with a copy of the contractor's insurance and license. The
improvements shall be erected in a good and workmanlike manner in
substantial compliance with the plans and specifications as
approved by the Lessor. Upon completion of construction, Lessee
shall furnish Lessor with an affidavit from its licensed general
contractor, and an affidavit from the Lessee, certifying that all
10
finns and corporations, which have supplied labor and materials
used directly or indirectly in the construction of the
improvements to leasehold property have been paid in full and
that there are no outstanding construction liens pertaining to
the leasehold property and improvements thereon.
9. COMPLIANCE WITH LAWS.
Lessee covenants that it will promptly comply with all
applicable laws, ordinances and regulations. Further, Lessee
shall use the leased premises only for the purposes authorized
herein.
1. 0 . PERMIT FEES, IMPACT FEES, ETC. .
Lessee shall be responsible for obtaining, at its sole
expense, all permits and licenses required to construct or repair
improvements, and otherwise operate the leasehold premises. In
addition, Lessee shall be required to pay all permit fees,
utility fees and impact fees resulting from improvements made or
additional services to the leasehold, unless otherwise waived.
11. UTIIJITIES.
Lessee shall pay for all water, gas, diesel, heat,
septic, light, garbage service, power and telephone service and
other utilities of every kind furnished to the premises
throughout the term hereof, and all other costs and expenses of
every kind whatsoever in connection with the use, operation and
maintenance of the premises and all activities conducted thereon,
and Lessor shall have no responsibility of any kind for any
thereof.
11
12. RIGHT OF INSPECTION.
Lessor, by and through its authorized agent, shall have
the right at all reasonable times during the term of this Lease
Agreement and any renewal thereof, to enter the leased premises
for the purpose of inspecting the premises for compliance with
this Agreement and improvements proposed~ underway or completed,
and while doing so, the lessor shall not be liable to the Lessee
for any loss of occupation or quiet enjoyment of the premises
thereby occasioned.
13 . PAYMENT OF TAXES.
Lessee shall promptly pay any and all taxes and special
improvement assessments as may be levied on the property during
the period of this Lease. Should the State of Florida determine
that this leasehold is subject to sales tax, Lessee shall be
solely responsible for the payment of said tax.
14. ADMISSION FEE.
Lessee shall have the right to establish classes or
membership and charge for same. Lessee may charge a reasonable
admission fee, by local community standards in the Keys, to the
public for any programs which Lessee may conduct on the premises
provided the admission fees are charged for the purpose of
defraying the expenses of providing the programs for the public,
defraying the financial burden of the scientific/research
programs which are conducted by Lessee and for maintenance,
restoration, improvement and construction of the island's
existing and proposed facilities, and any endowments for the
above. All public program fee rates shall be approved by the
12
County Commission prior to implementation and reviewed annually
thereafter.
15. HOLD HARMLESS/INSURANCE.
Lessor and Lessee hereby agree that Lessor shall not be
liable for any loss, injury, death or damage to persons or
property which at any time may be suffered or sustained by any
person whatsoever who may be using, occupying, or visiting the
leasehold property, or who may be ~n, on or about the leasehold
property and any improvements constructed thereon by Lessee,
whether such loss, injury, death or damage shall be caused by, or
shall in any manner result from, or arise out of any act,
omission or negligence of Lessee or any other periods. Lessee
hereby covenants and agrees to indemnify Lessor and hold harmless
Lessor during the term of the Lease of any holding over thereof,
from all claims, liabilities, loss, injury, death or damage
whatsoever on account of, or arising out of the subject matter of
this Lease Agreement. Lessee further agrees to provide the
following insurance coverages:
A) A Comprehensive General Liability insurance
policy with the limits of at least TWO HUNDRED FIFTY
THOUSAND & 00/100 ($250,000.00) DOLLARS for each person
injured in an accident or occurrence and FIVE HUNDRED
THOUSAND & 00/100 ($500,000.00) DOLLARS for an
aggregate of persons injured as a result of one
accident or occurrence, and FIFTY THOUSAND ($50,000.00)
DOLLARS for property damage coverage. Said insurance
shall be placed with an insurance company acceptable to
13
Lessor. Lessor shall be named an additional insured
and certificate of insurance shall be furnished to the
Lessor, prior to the date of the signing of this Lease
Agreement~ and each anniversary date of the insurance
policy. Said policy shall provide that the insurance
coverage shall not be cancelled or reduced by the
insurance carrier without the Lessor having been given
fifteen (15) days prior written notice thereof by such
carrier. From time to time, Lessor may require Lessee
to increase its public liability coverage if Lessor's
liability is increased as a matter of law.
b) Lessee shall keep all buildings on the leased
property insured for their full insurable value and a
policy insurance with extended coverage, fire,
windstorm and flood coverage, including a loss payable
clause in favor of Lessor, and lessee, as their
respective interest may appear, shall be included. Any
sums payable by virtue of a loss under such insurance
shall be applied first to the repair or reconstruction
of any building damages, unless the parties hereto
agree to another or different application of the
insurance proceeds paid. The original policy or other
satisfactory evidence thereof, shall be furnished to
the Lessor, prior to the execution of this Lease
Agreement and on each anniversary date of the insurance
policy. Said policy shall provide that the insurance
coverage shall not be cancelled or reduced by the
14
insurance carrier without Lessor havi.ng been given
fifteen (15) days prior written notice thereof by such
carrier.
e) A vehicle liability insurance policy with
limits of at least ONE HUNDRED THOUSAND ($100,000.00)
DOLLARS per person, THREE HUNDRED THOUSAND
($300,000.00) DOLLARS per occurrence for bodily injury
and ONE HUNDRED THOUSAND ($100,000.00) DOLLARS for
property damage. Said insurance shall be placed with
an insurance company acceptable to the Lessor, and
shall include hired and non-owned coverage. Lessor
shall be named as an additional insured and a
certificate of insurance shall be furnished to the
Lessor prior to the date of the signing of the Lease
Agreement and each anniversary date of the insurance
policy.
D) Workers compensation insurance in compliance
witb Section 440, of the Florida Statutes, including
ONE HUNDRED THOUSAND ($100,000.00) DOLLARS in
employer's liability.
16. JOINT VENTURE.
Lessee and Lessor warrant and represent that by the
execution of this Lease Agreement it is not the intent of the
parties that the use of the leasehold propertYr by Lessee or the
construction of improvements thereon by Lessee, be construed or
deemed to represent a joint venture or undertaking between the
Lessor and Lessee. Lessee shall, at all times, be solely
15
responsible for the operation and maintenance of the leasehold
property, the improvements constructed thereon, and the conduct
of all activities and services provided by Lessee as part of its
operation. Additionally, Lessee shall be solely responsible for
all costs and expenses incurred with reference to its use of the
leasehold property and construction of any improvements thereon.
17 . RENTAL AMOUNT.
The faithful performance by Lessee of all of the terms,
conditions and covenants contained herein shall be deemed to be
substantial valuable consideration for the grant of this
leasehold to LESSEE. Additionally, Lessee shall pay the sum of
ONE ($1.00) DOLLAR, per year, to the Lessee as consideration for
said Lease Term.
18. RIGHT OF FIRST REFUSAL.
If! during the term of this Lease or any extensions
thereof, Lessor elects to enter into a lease of the premises or
receives a bona fide offer, acceptable to the Lessor, to lease
the premises after the termination of this Lease, the Lessor
shall notify the Lessee of the terms of such offer (including the
consideration) and the name of the offerer, if any, (the
"Notice") before accepting the same, and the Lessee shall have
thirty (30) days from receipt of said Notice ("Exercise Period")
to lease the premises on the same terms of such bona fide offer
with such lease commencing after the termination fa this Lease.
If Lessee fails to exercise its right within said Exercise
Period, the County may lease the premises to such third person in
accorda.nce with the terms and conditions of the offer set forth
16
in the Notice. If such lease is not executed within one hundred
eighty (180) days from the expiration fo the Exercise Period, and
this Lease is still in effect, the rights granted to the Lessee
in this paragraph shall continue in full force and effect as to
any future proposals or offers for lease that occur during the
term of this Lease.
If, during the term of this Lease, Lessor elects to
sell the premises, or receives a bona fide offer, acceptable to
the Lessor, for the purchase of the premises, the Lessor shall
notify the Lessee of the terms of such offer (including the
consideration) and the name of the offerer, if any, (the
"Notice") before accepting same, and the Lessee shall have thirty
(30) days from receipt of said Notice ("Exercise period") to
purchase the premises on the same terms of such bona fide offer.
If Lessee fails to exercise its right within said Exercise
Period, the Lessor may sell the premises to such third person in
accordance with the terms and conditions of the offer set forth
in the Notice. IF such sale is not consummated within one
hundred eighty (180) days from the expiration of the Exercise
Period, the rights granted to the Lessee in this paragraph shall
continue in full force and effect for the remainder of the term
of this Lease. If the Lessor shall sell the premises after a
failure of the Lessee to exercise its rights hereunder, such sale
shall be subject to the provisions of this Lease.
19. PLEDGE OR ASSIGNMENT OF LEASE.
Lessee shall not pledge or assign this Lease Agreement,
or sublet any part of the leased property, and Lessee shall have
17
no right. to mortgage or encumber any part of the leasehold, or
improvements located thereon without the approval or the County
Commission. The staff or scientists of Mote Marine Laboratory or
similar marine research institute shall be allowed to use a
portion of the island subject to the provisions of paragraph 3.
Lessee shall not allow the use of the leasehold by any other
group or organization, in excess of two weeks per group or
organization, without the prior approval of the County
Administrator. In addition to Lessee keeping the leasehold and
improvement thereon free and clear of all liens, claims or lien
and encumbrances, Lessee does hereby indemnify and hold harmless
the Lessor of and from, all or any lien, claim of lien or
encumbrance, whether the validity of the same shall be in
question or not, and said indemnifications shall include Lessee
paying for all reasonable court costs, attorney's fees and
expenses as may be incurred by Lessor in protecting the leasehold
agains't and from any lien, claim of lien or encumbrance. The
indemnification shall include court costs and attorney's fees at
the trial court level, as well as attorney's fees and costs
associated with appellate proceedings, if any.
20. PROGRESS REPORT.
Lessee shall be required to prepare annual written and
oral reports during the first ten years of the Agreement and
annual reports thereafter to the County Commission regarding the
progress being made in fulfillment of Lessee's financial
condition including fund raising efforts/successes, and costs
incurred to comply with the goals and objectives specified in
18
this Agreement and the Master Plan. Further, the report shall
contain a project schedule tracking each project identified in
the Master Plan and noting the phase of development/improvement
for each. Also, specific accomplishments should be included in
the annual report. The first report shall be due one year
following the execution date of the Agreement.
21. TERMINATION.
A) The Lessee acknowledges that the conditions,
covenants and requirements on its part to be kept, as stated
herein, are material inducements to the Lessor entering into this
Lease Agreement. Should the Lessee fail to perform any of the
conditions, covenants and requirements on its part to be kept,
then this Lease Agreement may be terminated at the option of the
Lessor. In such event, the Lessor may take possession of
leasehold property and improvements, and shall have the right to
remove all persons therefrom. The failure of Lessor to take any
action with respect to any breach of any term, covenant or
condition contained herein, or any instance of default, shall not
be deemed to be a waiver of any subsequent breach, of the same or
other condition, and the subsequent acceptance of rent or further
performance hereunder by Lessee should not be deemed to be a
waiver of any default or breach by Lessee.
B) If the Lessee at any time during the term of this Lease
should lose its tax-exempt status for Federal Income Tax purposes
for more than one (1) taxable year, the Lessor may, at its
option! terminate this Lease by giving Lessee written notice of
such termination and specifying the date of termination. The
19
Lessee shall, at Lessor's request,
continuation of such tax-exempt status
such evidence in acceptable form to the Lessor
shall constitute a default hereunder.
C) In the event that Lessee
existence, files for bankruptcy, or
insolvent, then the Lessor may, at its
Lease.
furnish evidence
and a failure to
after
of the
furnish
request
ceases its corporate
becomes financially
option, terminate this
D) In the event that Lessee uses the premises in any way
not contemplated by this Lease, the Lessor may terminate this
Agreement following the procedures in paragraph 22, below. At
the Lessor's option, all new structures constructed by the
Lessee located on the leasehold shall be removed by Lessee, at
its sole expense, and the leasehold property shall be returned to
its state at the beginning of the Lease.
22. NOTICE OF DEFAULT.
In the event of a default through breach of any
covenant or through any use of premises which the County
Commission finds to be a use not contemplated by the Lease,
Lessor shall give Lessee written notice of the default,
specifying those acts or things which must occur in order to cure
said default, and Lessee shall have such period of time a Lessor
shall designate, and not less than 30 days, in its written notice
of default, within which to cure the default. should the default
remain, upon expiration of the time granted to cure the same,
Lessor shall provide written notice to Lessee of the termination
20
of this Lease Agreement and such termination shall be effective
immediately.
23. NORMAL EXPIRATION OF LEASEHOLD TERM.
Lessee shall voluntarily quit its use of the leasehold
property and shall return the leasehold property to Lessor on the
date of the normal expiration of this Lease Agreement in a
satisfactory condition as determined by the Lessor. At the
Lessor's option, at the time of expiration of the leasehold term,
all new structures constructed by the Lessee to the leasehold,
shall be removed by Lessee at Lessee's sole expense. Further,
Lessor shall not be required to provided notice to Lessee to quit
t.he leasehold property upon the normal expiration of this Lease
Agreement. Lessor may, in its sole discretion!, allow Lessee to
hold over upon expiration of this Lease, on such terms and
conditions as Lessor shall deem warranted. In the event that
Lessee shall hold over, Lessor shall have the exclusive right to
determine the terms and conditions of the same, and shall notify
Lessee of those conditions in writing.
24. QUITE ENJOYMENT.
Lessor covenants with Lessee, that upon paying the rent
and performing the covenants herein set forth, Lessee shall have
quiet enjoyment of the premises during the term of this Lease
without interruption by the Lessor or any or any premises in fee
simple, free and clear of any and all liens, encumbrances and
exceptions and that it has full power, right and authority to
lease the premises pursuant to this Lease. The Lessor agrees
with the Lessee to undertake the actions set forth under the
21
heading "Monroe County Activities" on page 5 of the Lessee's
Master plan designated Exhibit B. The parties acknowledge that
the Monroe County Activities as aforesaid cannot be guaranteed:
however, the Lessee agrees that it will exercise its best effort
to achieve such objectives.
25. ABANDONMENT OR SUSPENSION OF USE.
Should Lessee voluntarily abandon or suspend its
activities on the leasehold property, and should that suspension
or abandonment continue for a period of sixty (GO) days, Lessor
may, at it's option, terminate this Lease Agreement and Lessee
shall be required, hereby, to voluntarily quit the leasehold
property. In this event, Lessor may require that Lessee, at its
sole expense, remove all new structures constructed by Lessee
from the leasehold and return the property to Lessor in as good a
condition as existed at the commencement of this Lease.
26. ZONING IN MASTER PLAN.
The parties recognize that the Lessee is entering into
this Lease with the intent to use the premises for those
activities enumerated herein, and that the Lessee may need to
obtain a change in the future land use classification of the
premises under the Monroe County Year 2010 Comprehensive Plan and
a change in the zoning designation applicable to the premises to
allow for such uses. This Lease is made expressly conditioned
upon the Lessee being able to obtain the necessary changes, if
any, to the future land use classification and the zoning
designation for the premises that will allow for public access to
the premises for the uses specified herein, including marine and
22
oceanographic research, for environmental education, the use of
some of the improvements as dormitories for residential use by
groups each staying on a short term. basis, and for use of at
least one of the improvements as a residence for a caretaker,
security guard or supervisory personnel. If, after a reasonable
attempt Lessee is unable to obtain the necessary future land use
classification and/or zoning designation to permit the above use,
Lessee wi.ll have the right upon sixty (GO) days prior written
notice to the Lessor to terminate this Lease. If Lessee
exercises this right of termination, it shall, on the date of
termination of the Lease, re~urn the premises to the Lessor in
the same condition as on the Commencement Date, ordinary wear and
tear excepted and except for any improvements, stabilization or
restoration that may have been completed prior to the
termination.
27. CONTROL OF USE AND PROTECTION OF HISTORIC STRUCTURES.
The Lessee agrees that it will, within six (G) months,
present to the Board of County Commissioners a plan which will
demonstrate the continued control of the use of the facilities
and the protection of the historic structures, which plan must be
approved by the Board of County Commissioners.
28. BOARD OF DIRECTORS RESIDENCY REQUIREMENTS.
During the term of this Lease, the Lessee agrees that a
roajority of its Board of Directors shall be residents of Monroe
County, Florida.
23
29. SEVERABILITY.
If any provision of this Lease is determined to be
illegal or unenforceable, such determination shall not affect the
validity or effect of the remaining provision of this Lease, all
of which shall continue in effect as if such invalid provision
had not been included in this Lease.
30 . ATTORNEY'S FEES.
In the event it is necessary for Lessor to bring any
action against Lessee for the enforcement of any of the
provisions of this Lease Agreement, Lessee shall pay unto Lessor
all costs incurred by Lessor to enforce its rights hereunder, to
include costs of any nature whatsoever associated with collecting
sums due hereunder or incurred in obtaining compliance by Lessee
with any provisions hereof, and Lessee obligation shall include a
reasonable attorney's fee to any attorney hired by Lessor, the
attorney's out-of-pocket expenses, and the same shall include
attorney's fees and costs for appellate proceedings and
declaratory relief, if any.
31. BINDING EFFECT.
This Lease Agreement shall be binding upon the
respective successors of the parties hereto.
32. ENTIRE AGREEMENT.
This Agreement constitutes the entire Agreement of the
parties and shall be binding on the part.ies hereto. Any previous
Lease Agreement entered into by the parties hereto shall be null
and void.
24
33. REMEDIES CUMULATIVE.
All remedies hereinbefore and hereafter conferred on
Lessor shall be deemed cumulative and no one exclusive of the
other, or of any other remedy conferred by law.
34. NOTICES.
Any notice given Lessee or Lessor pertaining to the
terms and conditions of this Lease, unless changed in the future
shall be addressed.
COUNTY ADMINISTRATOR
Public Service Building
5100 College Road
Key West, FL 33040
PIGEON KEY PRESERVATION
FOUNDATION, INC.
P.O. Box 500130
Marathon, FL 33050
35. TERMS OF EFFECTIVENESS.
This Lease shall take effect only in the event that the
Circuit Court in and for Monroe County lifts the stay of its
filed judgment as provided in Rule 9.310(2) of the Florida Rules
of Appellate Procedure in connection with that certain case
styled Pigeon Key Historic Park, Inc. v. Monroe County and being
Case No. 93-10244-CA-18; or in the event that the 3rd District
Court of Appeal affirms the first judgment in the said case.
IN WITNESS WHEREOF, the parties hereto have caused these
prese~ts, .tp ,'be executed
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as
of the
day and year
first
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Att~.~'f ~
L. Kolhage, Clerk
COUNTY COMMISSIONERS
COUNTY, FLORIDA
ByIbo..kL c. Ou ~t'4J
Deputy 91erk
25
Witness
final:10j28j93
Witness
PIGEON KEY PRESERVATION
FOUNDA'r-JjON, INC. /'
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MONROE COUNTY PUBLIC WORKS
BOARD OF COUNTY COMMISSIONERS
MONROE COUNTY FLORIDA
REQUEST FOR PROPOSAL
THE BOARD OF COUNTY COMMISSIONERS, MONROE COUNTY, FLORIDA
ANNOUNCES THAT IT WILL ACCEPT PROPOSALS FOR USE OF PUBLIC LANDS
AND FACILITIES LOCATED ON PIGEON KEY, MONROE COUNTY, FLORIDA
Monroe County is seeking qualified individuals, groups or
firms for the purposes of obtaining proposals from interested
for-profit or nonprofit agencies, or partie'S for appropriately
using the Pigeon Key prope.l'.ty'.;.. The' renpvatiDn/r.estoration,
repair, maintenance and preservation of the island's historic
structures, facilities','. and ambiance, aa well as the maintenance
of public access from the Old Seven Mile Bridge to the island's
structures and facilities will be required. Artistic, research,
and/or educational type uses are encouraged.
Rehabilitation of existing structures and facilities shall
meet the guidelines found in The Secretary of the Interior's
Standards for Rehabilitation and Guidelines for Standards for
Rehabilitation: Guidelines for Rehabilitating Historic Buildings
(U.S. Government Printing Office, SIN 024-005-01061-1).
A mandatory pre-proposal conference is to be held at Pigeon
Key on June 24, 1992 at 2:00 p.m.. All parties interested in
submitting a proposal for this project must attend. Firms or
individuals interested in this project are requested to submit
. two originals and two copies of their proposal in a sealed
envelope marked on the outside "Response to RFP for Use of Public
Lands and Facilities located on Pigeon Key", addressed to the
Director of Purchasing, 5100 College Road, Public Services
Building, Wing II, Key West, Florida, 33040, on or before 10:00
a.m. on Ju1f 23, 1992. Review of the proposals will be performed
by a select~on committee consisting of one representative from
Growth Management, Administration, Facilities Maintenance, and
Engineering.
The selection committee intends to short list those
proposals which it considers most appropriate. MOnroe County
~~d t~8~o~~~f~r:f:~1:~r: f:-;t';'~c~t:~e~f~ th:~8b~t:~~8
MOnroe County will automatically reject the proposal of any
person or affiliate who appears on the convicted vendor list
prepared by the Department of General Services, State of Florida
under Sec. 287.l33(3)(d), Fla. Stat. (1989).
E1 hi b;+ A-
This request for qualifications and proposals is for the
sole purpose of identifying individuals, groups or firms who may
be interested in negotiating with MOnroe County for the use of
the Pigeon Key Property. This does not constitute an offer of
employment and Monroe County, Florida reserves the right to
reject any or all proposals, to waive irregularities and
informalities in any or all proposals, and to re-advertise for
proposals.
The Board also reserves the right to separately accept or
reject any item or items of a proposal as it deems to be in the
best interest of the County.
For information concerning the Pigeon Key proposal contact
the Monroe County Public Works. Engineering ~epartment, Desiree
Peacock at (305) 292-4468. .,..'. _ .
.
Dated at Key West, Florida, this 4 th day of May, A.D.
1992.
R. M. Cofer
Director of Purchasing
Monroe County Purchasing Department
5100 College Road
Public Services Building, Wing II
Key West, Florida 33040
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PIGEON KEY FOUNDATION MASTER PLAN
FOR
FACILITIES DEVELOPMENT AND USAGE
AT
PIGEON KEY, FLORIDA
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1l\T1ronmental educat\O
Released June 6, 1993
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T ABLE OF CONTENTS
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PURPOSE
SECTI()N I. EXECUTIVE SUMMARY. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 2
SECTION II. INTRODUCTION ...................................................... 3
PROJECTED USES OF PIGEON KEY ........................................... 3
BENEFITS TO THE COMMUNITY ............................................. 3
PRESERVATION AND RECONSTRUCTION... .. .... . . . . . . ... . . . . .. . . .. . . . . . .. . .. 4
MANAGEMENT ........................................................... 4
INTENSITY OF PROJECTED USAGE AND PROJECTED IMPACT . . . . . . . . . . . . . . . . . . . . .. 5
RECOMMENDED ACTIONS .................................................. 5
SECTION III. THE PIGEON KEY FOUNDATION ........................................ 7
OPERATING PROCEDURES .................................................. 7
CHARTER MEMBERS OF THE PIGEON KEY FOUNDATION. .... . . . . . . . . . .... . . . . . .. 8
PROJECTED BUDGET FOR THE INITIAL YEAR OF OPERATION. . . . . . . . . . . . . . . . . . . .. 9
SECTION IV. OVERVIEW OF PROGRAMS. . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . . . . .. 10
PIGEON KEY FOUNDATION: EDUCATION PROGRAM ........................... 10
PUBLIC ACCESS ......................................................... 16
RESEARCH PLAN. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 18
SECTION V. FACILITIES DEVELOPMENT. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 22
PIGEON KEY BUILDINGS AND UTILITIES ..................................... 22
SECTION VI. FUND RAISING ..................................................... 25
ACTIVITIES AND PROJECTIONS .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 25
CORPORATE ............................................................ 25
FOUNDATIONS, FUNDS, AND TRUSTS. . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . .. 25
GRANTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 25
GENERAL MEMBERSHIP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 26
SECTION VII. USER GROUPS, STAFF, AND FACILITIES. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. 30
SECTION VIII. CAPITAL IMPROVEMENTS AND SCHEDULE FOR IMPROVEMENTS. . . . . . . . . . .. 36
APPENDIX I. PIGEON KEY FOUNDATION'S ORGANIZATIONAL BYLAWS
APPENDIX II. BRIEF RESUMES OF THE PIGEON KEY FOUNDATION'S BOARD OF DIRECTORS
APPENDIX III. LETTERS OF INTEREST/SUPPORT FROM POTENTIAL USERS OF PIGEON KEY
APPENDIX IV. USER GROUP: ANALYSES AND DESCRIPTIONS OF FACILITIES USE PATTERNS
APPENDIX V. ESTIMATE OF CAPITAL EXPENSES NECESSARY FOR PIGEON KEY'S PHYSICAL
PLANT
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PIGEON KEY FOUNDATION MASTER PLAN
FOR
FACILITIES DEVELOPMENT AND USAGE AT PIGEON KEY, FLORIDA
PURPOSE
This document defmes the basis for the lease between Monroe County and the Pigeon Key Foundation for
use of the facilities and property at Pigeon Key. Florida. It includes a draft of the Foundation's final leasing and
usage agreement as expressed through the master plan.
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SECTION I.
EXECUTIVE SUMMARY
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SECTION L EXECUTIVE SUMMARY
The programs described in this document include historical. educational. and research uses of the Pigeon
Key facilities which will have a complete public access agenda. The Foundation agrees that the successful
implemet1tation of all three of these programs is vitally important to the success of the overall effort. The
Foundation will encourage cooperation among-area businessmen. Key's residents. civic organizations. and the Pigeon
Key Foundation to develop programs which benefit all parties. We intend to be tightly linked to the Marathon
community .
An initial program of stabilization will make many of the buildings usable within six months of the lease
signing. Arrangements have been made with a group of construction workers to donate their work on this
stabilization effort. A major lumber yard has agreed to donate materials. The stabilization work will not violate
the guidelines that must be followed for structures on the national register of Historic sites.
The master plan describes the Foundation's plan to renovate all existing structures fully and to reconstruct
buildings which existed in the past if zoning permits. This effort will begin after the stabilization program is
completed. Funds for this work will be sought from governmental and non-governmental sources. The Foundation
will work closely with the Grants Management Office of Momoe County to obtain this funding.
Funding for other programs will be generated by user fees and by grants from interested agencies.
foundations. and corporations. User fees can provide an increasing fraction of the operations budget as buildings
become fully functional following restoration and reconstruction. We anticipate that this entire effort will be well
received by the Keys community.
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SECTION II.
INTRODUCTION
SECTION IL INTRODUCTION
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Pigeon Key is a treasured resource to the citizens and visitors of Monroe County. As such, it should be
preserved for their appreciation, made accessible to these citizens, and used in a manner consistent with the fragile
envirolUDent and historical heritage that it embodies.
The long and interesting history of Pigeon Key has been well described in a number of articles. For the
citizens of Monroe County, the island represents a rich link between the past and the present. Pigeon Key holds
messages from the days of the railroad, from the heyday of fishing camps, and from the traditions of Pigeon Key
as an educational facility. These messages have deep meaning to many members of the community, and it is
important that these messages be preserved.
Pigeon Key also represents an opportunity for educators on many levels. While the site is in poor repair
at present, it has the potential to be used as a site for environmental, cultural, and historical education. The thrust
of this master plan shall be to present an avenue to make it possible for Pigeon Key to retain its character and
beauty while having an expanded opportunity to link the citizens of Monroe County to their past, present, and future.
PROJECTED USES OF PIGEON KEY
The Pigeon Key Foundation is committed to using the Pigeon Key site in a number of ways to benefit the
Monroe County community. These usages will be consistent with the purposes outlined in the text above, and
include:
1. General Admittance
Pigeon Key will be available to the public in a variety of ways to enhance the recreational, historical and
natural experiences of the residents and visitors of Monroe County. The island will be open a minimum of 312 days
per year with special events and festivals to be held throughout the year. The public will be invited en mass on
festival days. In addition, community groups will be accommodated for meetings, invitational seminars, civic
events, governmental meetings, and other scheduled activities.
2. Research Station
The Pigeon Key site will be a research station for Mote Marine Laboratory (MML). It will be a base for
studies of the various tropical systems in and around the Florida Keys. Research space will be available in the
Bridge Foreman's House and additional needs will be accommodated in the existing laboratory/classroom building.
This would leave other buildings available for museum, office, housing. classroom, and other use. The resel
facilities will also be available for visiting scientists and graduate students, as well as college students.
3. Multi-Use Education Center
The Pigeon Key Foundation supports historic renovation and utilization of the facilities of Pigeon Key
a multi-disciplinary environmental and historical education center. By maintaining the small, isolated i~
atmosphere of Pigeon Key, our plans promote an unique atmosphere for comparing past and present Key's lifest
scientific research and environmental education. These opportunities will be provided for. but not limited to Me
County students and adults.
BENEFITS TO THE COMMUNITY
The development of Pigeon Key, by the Foundation's plan, will have direct and indirect benefits to many
citizens of Monroe County. First and foremost, it will be accessible and available to the community. Specific
3
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access is planned for Monroe County students and teachers. It will also be available to the Florida Keys Community
College for educational and research purposes, and for other educational programs.
Additionally, an historically accurate site dating to the early 20th century will be developed. This aspect
alone will prove to be an invaluable educational resource to all who visit Pigeon Key.
The community will also directly benefit from special events that are envisioned for the site. This may
include festivals, interpretive tours, sightseeing opportunities, nature study activities, and family-centered events, as
well as opportunities for seminars, public interest lectures, and evening programs. It is anticipated that Pigeon Key
will become a "host" site for various community group meetings. Utilization of Pigeon Key as a site for
commercials and films will also be pursued"providing the opportunity for additional income and exposure for
Marathon and the Keys.
We look forward to direct community involvement through the development of an active Pigeon Key
volunteer group. This group would form strong ties in Keys' communities as it draws local citizens into a network
functioning to support projects on Pigeon Key.
Finally, it is anticipated that Pigeon Key activities will benefit local merchants. Activities at the site will
draw many visitors to the Marathon area. These visitors will consume local goods and services, and, because of
their positive exposure to Pigeon Key, are likely to return. Restoration and construction activities at Pigeon Key
will require the purchase of materials from merchants in the Keys. Keys residents will do much of the construction
work and local persons will be hired to work for the Foundation. Pigeon Key users will also need to charter dive
boats, diving gear, laundry facilities, and catering services. These needs will vary from group to group but the total
expenditures from the Foundation and the users of Pigeon Key should be a significant addition to the local economy.
PRESERVATION AND RECONSTRUCTION
In an effort to bring the various structures on Pigeon Key into a usable condition in accordance with Federal
rehabilitation regulations, the Foundation will simultaneously start two activities:
1. Stahilization
Structures to be used immediately will be examined and evaluated with respect to structural integrity and
overall safety. The study commissioned by Monroe County (4/24/91) will be consulted as a starting point. Outside
evaluations and recommendations will be secured as necessary. Items requiring immediate correction will be
attended to prior to utilization of the structures.
2. Historic Renovation and Reconstruction
An overall evaluation of all structures on the island will be done to determine which can feasibly be
rehabilitated. Also, an historical research study will commence to investigate the possibility of building previously
existing structures that would fit appropriately into the ultimate Pigeon Key concept.
Upon completion of the initial structural stabilization and site evaluation, restoration and construction will
begin in earnest in accordance with guidelines from the short-term and long-term management plan. All construction
and rehabilitation will be conducted with input from a state licensed architect familiar with federal regulations.
MANAGEMENT
Day-to-day operation of the Pigeon Key site will be conducted by a staff hired by the Pigeon Key
Foundation. It is envisioned that there will eventually be a full-time administrator, one full-time construction and
4
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maintenance person, and one full-time education coordinator. Salaries for these positions will be generated from
user fees, grants, and contracts. One of the initial concerns of the Foundation will be deriving job descriptions for
these positions.
, The full-time administrator will be directly responsible to the Board of Directors, and will oversee all
administrative work. The education coordinator will be primarily responsible for dealing with linkages among
participating Foundation parties, the administrator, educators and community members. Maintenance staff will be
responsible to the administrator, and will undertake maintenance and restoration projects in accordance with Board
guidelines.
INTENSITY OF PROJECTED USAGE AND PROJECTED IMPACT
The Board of Directors will examine factors such as transportation, parking sites, classroom space, day and
overnight accommodation space and other limiting factors (see Section VII and Appendix IV). Proper coordination
of sequential and parallel activities scheduled for the site will be a part of this study.
Because of the philosophical commitment of the Foundation to principles of environmental and historical
preservation, all usage of the site will be compatible with the natural and constructed environments found on Pigeon
Key. Intended usages will be developed with both environments in mind.
RECOMMENDED ACTIONS
1. Monroe County Activities
The Monroe County Commission (the Commission) agrees to lease Pigeon Key and its physical structures
to the Pigeon Key Foundation (=the Foundation) for thirty years at the cost o[SI 00 peT yeaT with a First Right of
Refusal.
The Commission will support the efforts, to secure funding for historical renovation and restoration of the
buildings which currently exist and which existed in the past.
The Commission may participate with the Pigeon Key Foundation in proposals fOT research and educational
program development at Pigeon Key.
The Commission agrees to process the necessary building and usage permits in concordance with existing
county ordinances
2. Piieon Key Foundation's AiTeement
The Foundation will aggressively pursue funding for all aspects of the restoration, operation, and
maintenance of the Pigeon Key facilities.
The Foundation will establish a citizens advisory committee as a link between the goals of the Foundation
and the concerns of local citizens and businessmen.
The Foundation will obtain liability insurance as protection against accidents on Pigeon Key and on vehicles
owned and operated by the Foundation.
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The Foundation will provide access to Pigeon Key for a wide variety of user groups including the general
public, students, educators, research scientists, conservation and historical organizations, and artists.
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The historic nature of the facilities at Pigeon Key will be preserved following existing and future Federal
guidelines for the restoration and usage of historic structures, throughout the tenure of the Foundation at Pigeon Key.
The Foundation will keep usage fees at levels that can easily be afforded by various user groups, yet at
levels high enough to allow for adequate funding of ongoing maintenance and operational costs. Day field trips of
Monroe County school children will always be admitted free of charge.
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SECTION III.
THE PIGEON KEY FOUNDATION
SECTION IlL THE PIGEON KEY FOUNDA nON
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OPERATING PROCEDURES
The Pigeon Key Foundation is a 501(c)(3) nonprofit corporation, with a Board of Directors.
The Board of Directors will be responsible for broad policy matters, and will, among other things deal with
such matters as:
· Producing a long-range and short-range management plan for Pigeon Key.
· Involving the Monroe County school system in Pigeon Key activities.
· Selecting staff for day-to-day management of the property.
· Negotiating contracts as necessary.
· Ensuring that the Pigeon Key operation is in compliance with applicable laws.
· Acquiring appropriate insurance.
· Ensuring that the use of Pigeon Key conforms to the Purposes described in the By-Laws (Appendix I).
· Preparing and reviewing budgets in a fiscally responsible manner.
· Seeking and procuring funding through grants and community sources.
· Working with Monroe County officials.
Full organizational by-laws have been drafted as part of the short-range goals and will be filed with the
Secretary of State upon completion of the required legal documentation. They are attached to this document as
Appendix I.
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CHARTER MEMBERS OF THE PIGEON KEY FOUNDATION
This statement of agreement was submitted to the Monroe County Commission by the Pigeon Key
Foundation. The Foundation will be fully responsible for the management of Pigeon Key and its facilities. The
Foundation was created on August 15, 1992, it met on numerous occasions before the due date of this document,
and it is believed by all members that we will be able to continue to work together to make Pigeon Key a success.
The charter members are listed in alphabetical order. Members of the Foundation Board of Directors are
indicated by an asterisk(*). Resumes of the members of the Board of Directors can be found in Appendix II.
Kerry Clemmons.
Vice President, John Alden Life Insurance
Dan Gallagher, Ph.D. *
Special Projects Coordinator, Seacamp Association, Inc.
Paige Gill *
Education Coordinator, Key Largo National Marine Sanctuary and Secretary of
the Pigeon Key Foundation
Joe Hammond *
President, Communiprint Corp. and President of the Pigeon Key Foundation.
Richard Kermode.
Vice President, Misner Marine Construction
Kerry G. Kirschner
Director of Development, Mote Marine Laboratory; Former Mayor/City
Commissioner of the City of Sarasota
Executive Director, Mote Marine Laboratory
Kumar Mahadevan, Ph.D. *
David Makepeace*
Monroe County School Teacher and Vice-president of the Pigeon Key
Foundation
Michael J. Marshall, Ph.D
Mote Marine Laboratory Staff Scientist and Chairman of the Pigeon Key
Foundation Technical Advisory Committee
Richard H. Pierce, Ph.D. *
Director of Research, Mote Marine Laboratory
Doug Porch *
Florida State Certified General Contractor and Treasurer of the Pigeon Key
Foundation.
8
PROJECTED BUDGET FOR THE INITIAL YEAR OF OPERATION
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The following budget is an estimate of the total cost of the first year of operation at Pigeon Key. Fund
raising procedures to meet this first and future budgets are discussed in Section VI.
Staff Salaries $ 60,000
Administrator/Coordinator and
Maintenance Staff
Maintenance and Stabilization $100,000
Communication $ 16,000
Telephone/F AX
Computer and supplies
Mail, etc.
Insurance $ 40,000
Utilities $ 12,000
Electric
Water
Sewage
Accountant and Legal fees $ 10,000
Contingency Fund SID 000
TOT AL $248,000
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SECTION IV.
OVERVIEW OF PROGRAMS
SECTION IV. OVERVIEW OF PROGRAMS
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This section defines the Pigeon Key Foundation's goals and plans for our use of the facilities on Pigeon
Key. The three major programs envisioned for Pigeon Key include educational programs. historic programs, and
scientitic research. The island will be deemed "operational" after all issues of safety and insurance are completed.
All the programs will part of our general adminitance agenda.
PIGEON KEY FOUNDATION: EDUCATION PROGRAM
The Piaeon Key Foundation's Educational Goals and Pw:poses
The purpose of the Foundation is to educate and motivate individuals as well as enable them to weigh
various sides of environmental, historical and cultural issues to make informed and responsible decisions.
The Pigeon Key Foundation will accomplish this purpose through the attainment of the following goals:
. Seeking a broad base of support from the local community to further the goals of education, restoration,
and research.
. Providing opportunities for Monroe County school children in environmental. historical. and cultural
education.
. Providing opportunities for all citizens and visitors of Monroe County in environmental, historical. and
cultural education.
. Ensuring that citizens and visitors of Monroe County will be provided access to facilities and programs.
.
Providing facilities and expertise to develop and establish a center for education, research and marine
sCience.
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· Working with interested community members (businessmen and volunteers) and community organizations.
· Using the facilities in a low impact, environmentally sound manner.
· Maintaining the unique, small island atmosphere of Pigeon Key to promote learning.
· Developing the site as a residential and non-residential education center aimed at primary, secondary, and
college level students.
· Establishing demonstration projects to foster international cooperation in addressing environmental problems
and environmentally sound living arrangements in the Florida Keys.
A Multi-Use Educational Center
The Pigeon Key Foundation supports the development of and full utilization of the facilities at Pigeon Key
as an environmental, historical, and cultural education center. By maintaining the small, isolated island atmosphere
of Pigeon Key, our plan will produce a unique atmosphere for historical comparative studies of past and present
Key's lifestyles, scientific research, and environmental education. These opportunities will be provided for Monroe
County students and adults and for visitors to Monroe County.
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Tarllet Audiences
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K~ys Community and Tourists: organized touring groups and open house events.
School aroqps: local (K-12), and out of county (K-12).
Recreational IIrolWs: 4-H, Boy Scouts
Collelle IIrolWs: undergraduate and graduate students.
Adult arolWs: local residents, government groups, private organizations.
Educational Facilities Utilization Plans
The restoration plans for Pigeon Key will limit the initial usage of the currently available facilities. A plan
to stabilize the current structures so that they can be used without extensive restoration is presented in the Facilities
Development section (Section V). The Foundation hopes that this stabilization plan will permit us to open the
facilities quickly for certain usages. A schedule of usage developed by the education committee is presented below:
F.DUCATIONAI, PROGRAM PHASF. I: DAY USE, only.
. TIME FRAME: The first six months of operation.
Personnel (those provided by the Foundation)
. ON-SITE COORDINATOR: Handles scheduling of groups and events, site- coordination, orientation (do's and
don'ts), payment, monitors visitor use activities. Serves as grounds keeper including mowing, landscaping, restroom,
and shoreline cleaning. On Saturdays monitors and controls public visitation.
Tarllet Audiences:
Tourists-
School Users
Recreational Groups
College Groups
Adult Groups
-
A guided tour will be set up for public access with volunteer staff support. A bus has been donated from
Mote Marine Laboratory's vehicle pool to serve as a jitney for visitors from an appropriate parking lot to
the island.
Facilities Available
Limited Parking and Bike Rack
Indoor Classroom/Lab/Meeting Room with limited equipment.
Outdoor Classroom
Nature Displays (paths on island and aquaria exhibits).
Picnic Area
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Education PrQirams and eqJIipment:
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Teachers must submit a one page summary and proposal of their intended activities or a lesson plan to the
education committee. Teachers must bring their own curriculum, instructors, lab equipment, audio-visual equipment,
snorkeling gear, teaching tools.
Anticipated Activities Necessa~ To Proceed To The Next Phase
· Development of Historic renovation plans with the assistance of a professional architect.
· Support of developed plans and grant application in cooperation with Monroe County.
· Historic society support for the Pigeon Key restoration plan.
· Temporary renovation of 1-2 overnight facilities to render them operational (with bathrooms, sleeping
quarters, some storage areas, and at least one kitchen facility).
· Request and acquire funding for museum, classroom equipment, storage facilities and structures renovation.
· Development and installation of sewage handling systems.
· Potable water availability (alternatives include cistern, reverse osmosis, pipeline to shore)
· Parking, transportation alternatives (shuttle to Knights Key, ferry to Knights Key, alternate parking
location(s)).
· Carrying capacity study completed.
· Electrical work begun.
· Establish better telephone system.
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EDUCA TIONAL PROGRAM PHASE II: LIMITED RESIDENTIAL USE
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Personnel
ONSITE COORDINATOR: Handles scheduling of groups and events, site coordination, orientation and
introductions, payment, monitors visitor use activities.
MAINTENANCE PERSON: Serves as grounds keeper including mowing, landscaping, and shoreline cleaning.
Maintenance and cleaning of facilities including public restrooms.
Tsraet Audience
Tourists
School Groups
Recreational Groups
College Groups
Adult Groups
Facilities A vailahle
Electricity
Potable water
Additional Parking
Bike Rack
Housing, 1-2 dorms
Limited Kitchen Facilities
Restrooms
Improved Classroom/LablMeeting Room
Improved Picnic Area
Plans for Amphitheater and Outdoor Classroom
Instructors Available through Prior Arrangements
Fducation Proarams and FQ)lipment
Teachers must submit a proposal and lesson plan of their intended activities for review. Groups must bring their
own curriculum, instructors, some lab and audio-visual equipment may be needed, snorkeling gear. Instruction may
be provided by Pigeon Key Foundation members if requested by the visiting group.
Activities NecessaJ:Y To Proceed To Next Phase
· Funding for staffing: new additions - Education Coordinator and Volunteer Coordinator.
· Staffing plans: for tourism use and environmental education and historic program.
· Continued funding for structure renovations.
· Complete parking/transportation plan and installation.
· Dock improvements.
13
.
Development of Environmental Education, Research, and CulturalIHistorical curriculum. To involve the
Monroe County Environmental Education Council, Mote Marine Laboratory, and the Historical Preservation
Society.
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EDHCATIONAI, PROGRAM PHASE III
Personnel
ONSITE COORDINATOR: Handles scheduling of groups and events, site coordination, orientation and
introductions, administrative duties, monitors visitor use activities. Reports directly to the Foundation Board of
Directors.
CARETAKER: Serves as grounds keeper including mowing, landscaping, and shoreline cleaning. Maintenance and
cleaning of facilities.
BOAT AND DOCK FACILITY MANAGER: Will manage all boats and will maintain the dock facilities.
EDUCA nON COORDINA TOR: Coordinates development and administration of all education curriculum, programs
and activities. Monitors visitor use activities. Makes recommendations to Onsite Coordinator. Works effectively
with the volunteer coordinator.
VOLUNTEER COORDINATOR: Solicits, selects, trains and schedules all volunteer docents and other volunteer
activities. Monitors volunteer activities and performance. Makes recommendations to Onsite Coordinator. Works
effectively with Education Coordinator.
VOLUNTEERS and DOCENTS: Provide tours, operate museum, serve as instructors. Report directly to Volunteer
Coordinator.
Tariet Audience
Tourists, School Groups, Recreational Groups, College Groups, Adult Groups
In addition:
Open House
Summer programs for Monroe County Schools: non-residential, one to two week programs
Mote Marine Laboratory Marine Science summer programs for secondary education students.
Hosting Conferences and Workshops
Environmental Education Events
Lecture Series
Historical Events
Anticipated Facilities Available
On-shore Parking Arrangements
Shuttle and Ferry Service to Pigeon Key
Full Kitchen Facilities
Museum and Gift Shop
Indoor Classroom/Lab/Meeting Facility - fully equipped.
Amphitheater and Outdoor classroom
14
Picnic Area
Additional Restrooms
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Education Proararns and EQl1iprnent
T ours for daily visitors.
Teachers must submit a proposal and lesson plan of their intended activities for review.
Groups may bring their own curriculum and instructors, specialized lab equipment, snorkeling gear.
Instructors: will provide teacher training, and otherwise are available on an as needed basis, teacher must
request in advance.
Charter boats for education programs, available on an as needed basis, teachers must request in advance.
15
GENERAL ADMITTANCE
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The Foundation views this activity as a chance to share the wealth of cultural, historical and natural
resources that are present at Pigeon Key with the public. Initially we plan to develop a historical and environmental
awareness display that will educate the public about the treasure that they have entrusted to the Pigeon Key
Foundation. We want wide-spread public participation in all of our activities. We will develop a museum with
displays of local cultural interest and we will need public support for this effort.
The public will be invited en mass on specific festival days. In addition, community groups will be
accommodated for meetings, invitational seminars, civic events, governmental meetings, and other scheduled
activities.
A schedule of guided tours will be developed in order to make Pigeon Key available to the general public.
At present we are developing plans to use volunteer guides. A sign-up list for the scheduled tours will be posted
at several locations in Marathon, e.g.. at the Chamber of Commerce, hotels, the Natural History Museum, and at
the Dolphin Research Center. A tour of Pigeon Key could be included in the visitor "passport" system that has been
established for several other visitor attractions. Announcements about the availability of the tours will be published
in local papers. At Pigeon Key information about the Pigeon Key Foundation will be made available, as well as,
membership forms and volunteer applications. A kiosk-type exhibit, detailing the history and future plans for Pigeon
Key, may be eri:cted. A fee will be charged for the guided tour and a donations box may be placed close to the
exhibit.
Visitors will have access to aquarium exhibits, and various displays of interest to history and nature buffs.
Construction of a museum will increase the attractiveness of Pigeon Key to the public. We expect to be able to
solicit photographs and artifacts from the period when Pigeon Key served as a railroad construction camp. The
University of Miami will also be asked to loan their Pigeon Key archives to us in order to develop a history of
environmental education and research throughout the Keys. A record of much of this activity is described in The
Monroe County Environmental Story published by the Monroe County Environmental Education Task Force (now
the Monroe County Environmental Education Advisory Committee). Our memberships' involvement with the
publication of this document will assist in the development of the museum displays.
General Admittances Policy
The Pigeon Key Foundation is extremely conscious of the fact that it is desirable to have tourism on Pigeon
Key. Tourists are a source of income for the whole community, historic renovation funding is predicated on the
fact that the public must have access to enjoy what has been restored.
· Tourists will have an opportunity to see history in the making as they see researchers doing
important and timely experiments that will aid us all to live better with our environment.
· Tourists will see a historically correct Flagler Railroad Era setting as they tour Pigeon Key.
There are two options for development of the Tourist Access Plan. Both options center on using facilities
at Knight's Key. These facilities include ample parking, restrooms, boat docks, camping and lodging sites, and a
pre-existing commercial structure suitable for a gift shop and reception center.
Option One:
The Pigeon Key Foundation will agree to allow an independent operator to run tours out
16
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to the island, The operator would be responsible for all aspects of this vcnlure, and, with some
constraints, would be able to perform as an independent for.profit businessman. This operator
would provide transportation to Pigeon Key, insurance as necessary, staff for the reception center,
and guided tours, A minimal aCcess fcc would be chargcd by the Foundation for each touritt
visiting thc island; this would be included in funds collected at the visitor center,
.,
Option Two:
The Pigeon Key Foundation leases the Knight's Key (or other) property from the owner
and sets up it's own tourist accomm.odation progt'lUD. In this CAse, thc Foundation will be
responsible for running all aspects of the business, providing transportation, managing a gift shop,
and collecting fees. Pigeon Key staft' or volunteers would provide interpretation for the group
tours.
.,
...
Combinations of these two options may evolve. For example, a private businessman may choose to o~
a concession on the mainland and provide transportation, After the tourist group is on Pigeon Key, staft mem.rs
or volunteers may take care of historical and envh'omnental interptetation for these visilOrs.
At present, the Foundation has an open mind to the eventual shape of lourism plans. Weare in oo_et
with Mr. Eugene Kyle, attorney for the owners of the facilities on Knight's Key. We believe that with cptl
understanding and a willingness to cooperate between area businessmen and the Foundation, tourism need$ fO.':
Marathon community will be well served.
.,
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RESEARCH PLAN
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Mote Marine Laboratory will develop a research station at Pigeon Key that can be used both by Mote
scientists and by other research organizations. The Mote Research Station at Pigeon Key will occupy the building
formerly known as the Bridge Foreman's House. This building is close to the water and to the dock. Its location
is also ideal for a laboratory facility with a saltwater flow-through aquarium system.
Funding for stabilization of this structure and appropriate furnishings will be raised through a combination
of private donations and funds generated through user fees. Each project, Mote or otherwise, based at the field
station, will be charged for the use of this facility. These funds will initially be used to renovate and then to
maintain the research facilities.
HiRto~ and Present Status of Mote Marine Laborato~
Mote Marine Laboratory is an independent, nonprofit research organization dedicated to excellence in
marine and environmental sciences. Since its inception in 1955, the laboratory's primary missions have been the
pursuit of excellence in scientific research and the dissemination of information to the scientific community as well
as to the general public. Although internationally recognized through the scientific staffs research and publications,
much of the laboratory's efforts are directed toward Florida's coastal region. Through this research, the laboratory
provides a center for the exchange of scientific information, hosting visiting investigators, student interns, seminars
and conferences. Public outreach is accomplished through the Mote Marine Aquarium, an educational museum
providing marine education programs for all levels, from school children through adult. MML has a staff of 88 full-
time employees with an annual budget of $5.3 million.
The laboratory is located on City Island in Sarasota, Florida, on more than ten acres, fronting on both
Sarasota Bay and New Pass, with access to the Gulf of Mexico. The main building of 23,500 square feet houses
a library, research laboratories, administrative offices, and a conference center. Prefabricated buildings provide an
additional 7,600 sq ft of office and laboratory space. Experimental facilities include environmentally-controlled
rooms with recirculating seawater systems for maintaining marine organisms ranging from phytoplankton and
invertebrates to teleost and elasmobranch fishes. Specialized analytical instrumentation includes gas and liquid
chromatography, mass spectrometry, atomic absorption spectrophotometry , nutrient autoanalyzer, spectrophotometers, ,
compound and dissecting microscopes with computerized image analysis, video camera and video editing
capabilities, and a host of field instruments for water quality analysis. A variety of research vessels are maintained
at the laboratory, ranging in size from 12 to 38 feet. Visiting investigators are encouraged to work with Mote
Marine Laboratory scientists to take advantage of these unique facilities and research opportunities, including the
Center for Shark Research, an international research and education center for multidisciplinary studies and public
understanding of sharks and their relatives, the skates and rays.
Facilities also include the public Mote Marine Aquarium which features aquaria, housing many species of
flora and fauna that inhabit the Southwest Florida region, as well as exhibits depicting research at Mote and a
135,000 gallon marine research and display aquarium where large sharks and other marine animals are maintained.
Mote Marine T ahoratoty's Proiram at Piileon Key
The opportunity to develop a marine research station at the Pigeon Key facility is consistent with Mote
Marine Laboratory's long range plans for research and educational programs. MML is a member of the Association
of Marine Laboratories of the Caribbean and the Southern Association of Marine Laboratories. Mote scientists
currently are working in Mexico, Colombia, Nicaragua and Panama, establishing an international reputation in
tropical marine research. Establishing marine research activities, in concert with education programs for the public,
at Pigeon Key is of utmost importance for protecting and enhancing the fragile tropical environment of the Florida
Keys.
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The type of research use proposed for Pigeon Key would be primarily to serve as a research station from
which investigations of the various tropical systems in and around the Florida Keys would be staged. Initially most
of the activities would be field oriented but a seawater system for aquaria and tanks to hold specimens for
observations would be required, along with laboratory facilities for sample processing and controlled
experimentation. Mote's plans for the research station include the addition of a sophisticated environmental
monitoring system. This will be developed as the restoration work proceeds on the buildings and electrical system
at Pigeon Key.
The Bridge Foreman's House will be used as dedicated research space. Additional space needs will be
accommodated through that existing in the laboratory and classroom building when research needs are not in conflict
with educational uses. Structural renovation would be required in each building. Interior renovations would provide
lab and office space for scientists, in addition to general use laboratory space. A seawater system will be built into
one of the buildings or, if not in conflict with historical regulations, in an outside shelter. The Bridge Tender's
House will be reconstructed and used as additional lab and office space. Other buildings will be available for
housing, classroom and multipurpose use, depending on changing demands.
At present no permanent scientific staff is expected to reside on the island. Mote and other scientists will
use the dorm facilities or, whenever necessary due to occupancy limitations, stay at nearby hotels. It is anticipated
that lab, office, and dorm facilities would be available for visiting scientists and graduate student research assistants,
as well as college and school classes. Facilities will be provided through a user fee basis and scheduling will be
coordinated by Mote Marine Laboratory and the Pigeon Key resident manager.
It is estimated that MML scientists would utilize the Pigeon Key facility approximately 30 percent of the
time. This figure may change when new research programs are established and after additional facilities become
available. MML expects to be able to utilize the research facilities fully with scientists and graduate students from
other organizations. Research activities are expected to include:
a) Coral reef ecology:
· investigations of productivity and diversity of coral reef systems, focusing on problems facing reef
communities including global warming, pollution, natural disasters.
· taxonomy of undescribed species
· protection and enhancement of reef communities.
b) Benthic ecology:
· description and evaluation of soft bottom communities.
· interactions among coral reef, seagrass and soft bottom communities.
c) Seagrass ecology:
· descriptive biological, chemical and physical aspects of seagrass communities.
· impact and recovery of seagrass beds from pollution, dredging and storms.
d) Tropical research extension of the National Center for Shark Research, headquartered at MML:
· investigations of behavior, ecology, reproduction and sensory perception in sharks of the Florida
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Keys.
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initiate a shark tagging and tracking program to study shark fisheries biology.
· specimen collection for controlled research studies.
e) Pollution monitoring and impact analysis.
· water quality assessment
· monitoring toxic chemicals in water, sediment, air and organisms.
· investigations of oil spill impact.
Fundinll of Research at Piaeon Key
Operational costs to maintain a research facility at Pigeon Key are estimated by MML to be $25,000 per
year, which will be generated through user fees. Additional costs for specific research activities would be borne
by the individual research project.
Research facility funds will be generated by the user fees that will be charged to Mote and other scientists.
Examples of possible user fees for lab space and dormitory usage are shown in Table 2.
MML would also use the Pigeon Key facility for educ.ational purposes, anticipated to include conferences
and workshops for specific topics related to research activities in the Florida Keys, summer camps for marine science
students, intensive courses in specialized marine research topics, and training courses for science teachers. The
inception of these programs is dependent upon the facility stabilization and restoration schedule. It is anticipated
that it will be possible to occupy the research facilities fully after the restoration work is completed.
We also plan to cooperate with other research organizations who would be interested in using the field
station. Letters of interest for such use are attached to this document as Appendix III. Many other potential users
have verbally expressed an interest. The organizations contacted to date include the University of Florida's Zoology
Department, Florida Sea Grant, the University of Georgia's Department of Ecology, and the Florida Audubon
Society. It is expected that we will able to book these facilities for 70 percent of the year. Additional user fees
will, of course, be generated as the facilities are expanded during our third to fifth years of occupancy.
Research boats will be provided, on a user fee basis, by Mote Marine Laboratory. These boats will be
available to both Mote and non-Mote scientists. Mote Marine Laboratory regularly receives boat donations and good
work boats are kept for research usages. We expect to keep a fleet of 3-5 research boats of various types and
lengths at Pigeon Key. This equipment will be kept on trailers and stored under the bridge when they are not in
use. Davits may be installed on the dock or in the seawater pool to lift boats in and out of the water.
Mote Marine Laboratory has set aside a sum of $25,000 that will be available to Mote staff, during 1993,
as a source of start-up funds for research at Pigeon Key. Part of this money may be spent on the initial stabilization
and furniture required for MML's research facility. It is expected that we will be able to secure research grants and
contracts that will sustain our planned use of the field station facilities.
Several research projects that are currently housed at Mote's Sarasota Laboratory, that may use the Pigeon
Key facility, include a DNR-sponsored study of post-release mortality of King Mackerel, a study of current literature
on fisheries resources within the Florida Keys area, a study of shark immunological systems, and a NMFS and DNR
sponsored study of shark nursery ground ecology and fisheries. The former swimming pool/holding tank will be
20
partially utilized as a holding tank for research animals. Mote scientists currently buy lemon sharks from Keys'
fishennen and transport them to Sarasota for immunological studies.
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Future Research Facilities
A flow-through saltwater system to supply large tanks and aquaria will be built during the second to third
years of Mote's tenure at Pigeon Key. The system has not yet been designed but it will operate on principles similar
to the seawater system at Crane Point Hammock.
A second research building will be reconstructed at the site of the old Bridge Tender's House. This work
should begin during the third to fifth year of Mote's tenure at Pigeon Key. The construction of this building will
follow the original plans.
If an adequate electrical supply is available we will be able to supply the facilities with computers and other
sensitive electronic equipment.
A recent equipment donation will immediately enable us to install two tide gauges at Pigeon Key. the site
of a National Ocean Survey historic tide monitoring station, that will be used by research scientists and by students.
The donor has also agreed to install the gauges and to provide training in their use and maintenance.
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SECTION V.
FACILITIES DEVELOPMENT
SECTION V. FACILITIES DEVELOPMENT
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PIGEON KEY BUILDINGS AND UTILITIES
, The buildings currently present on Pigeon Key are not in good condition, Much work needs to be
completed to make these buildings safe and comfortable to use. We envision that an initial stabilization program
will make some of the facilities ready for use within six months from the completion of our leasing agreement with
Monroe County. As this stabilization program is progressing, we will be actively pursuing funding for overall
restoration of existing buildings and reconstruction of buildings that were historically present on Pigeon Key.
Utilities on Pigeon Key at present need to be upgraded to permit many of the uses that the Foundation plans
for the facilities. The most urgent needs are the development of adequate sewage handling facilities and a potable
water supply. Electrical supply upgrades must also be made as the facilities develop. We will utilize some new
technologies for the needed changes in utilities.
The zoning regulations that currently affect Pigeon Key may have to be changed to allow all of the
activities that are planned for the island. It is our understanding that Monroe County will help the Foundation in
reviewing zoning needs. We will explore possible changes to see if they are compatible with the Land
Developement Regulations.
Stabilization
It is the intent of the Foundation to address the structural concerns of the County safety office adequately
as defmed by the "Monroe County Facility Safety Inspection Report" (August 28, 1991) relating to the structures
on Pigeon Key. We have performed our own inspections and we will engage in the necessary repair activities to
remedy the identified problems before allowing the utilization of the individual structures by any user group.
Our initial efforts will focus on stabilizing areas of ongoing deterioration and towards providing protection
against further potential structural damage. The main area of deterioration appears to be the floor system around
virtually all water penetrations (kitchen and bath areas). As a general procedure, the rotted floor boards will be
removed from these areas, proper bracing installed, and the floor temporarily replaced (until total renovation efforts
occur). We also plan to paint the exterior through a community volunteer effort. The new paint will additionally
stabilize building exteriors. An even more important aspect of this volunteer effort will be the reintroduction of
Pigeon Key to the citizens of Monroe County. Estimates of the costs of the stabilization effort, without volunteer
help and donated materials are shown in Appendix V.
Restoration and Renovation
As is to be expected, the actual historic rehabilitation of the various structures will be dependent upon
available funds. It is anticipated that major renovation efforts will not be undertaken on individual structures until
sufficient monies are in place to allow the smooth and continuous completion of the intended project. Per the study
commissioned by the County and completed by Mr. Dennis Beebe, the renovation costs associated with the existing
structures could be well in excess of 1.25 million dollars (Appendix V). This amount does not take into account
costs associated with remedying problems with various utilities, sewage disposal requirements, fees associated with
professional assistance; etc. The final bill could potentially be more than 2.25 million dollars!
The foundation recognizes that the only way to finance a project of this magnitude on a ~ property
will be through private contributions and grants. Accordingly, we have been in continuous contact with Monroe
Counties Grants Management Office to apprise them of various grant opportunities that we are aware of. We will
cooperate with the Grants Management Office to assist them in the preparation of documents and grant proposals
We also intend to pursue all appropriate grant opportunities that we discover through our own various contacts and
22
efforts.
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Additionally, we will maintain an ongoing pursuit of donations of construction materials and related
services. A major lumber yard has already committed to provide us with the materials necessary to perform the
various stabilization activities on the buildings where it is feasible to do so. Experienced construction personnel
eagerly await the opportunity to provide their voluntary labor efforts in these renovation tasks. We are confident
a continuous flow of donated materials and services can be obtained as specific needs are identified.
The actual identification of the various rehabilitation requirements is an item that will take a considerable
amount of time. This is due primarily to the necessity of identifying, as accurately as possible, the original
appearance and structure of each building. Presently, the foundation is organizing a team of historical renovation,
architectural experts, and historical societies to participate in the rehabilitation effort on Pigeon Key. Construction
contracts will be put out for public bidding as required by granting agency regulations. As soon as the proper
design details of each building can be identified a more thorough and accurate cost analysis can be developed for
each site. Funds can then be solicited and designated for appropriate projects, work can be scheduled and finally,
historic rehabilitation begun!
Several other factors that could affect work flow would be zoning concerns of the County and potential
sewage disposal problems. These and any other concerns will be resolved prior to the initiation of related activities.
D!w.k
The dock on the north side of Pigeon Key will be improved or rebuilt as a priority project. Until this work
is completed the former swimming pool will be used as a docking facility for small boats.
Boat Yard
A small area may be set aside under the bridge to serve as a shelter and secure parking area for boats on
trailers and other Foundation equipment.
RaIJw
The ramp will be maintained through a system dependent on the collection of tolls. Tolls will be built into
user fees and passes may be purchased for repeated use of the ramp.
Sewaie Treatment
Alternative One: Septic tanks and approved mound-type drainfields will be built on Pigeon Key of
sufficient capacity to serve all of the buildings that require toilet facilities and shower (grey water) waste treatment.
Under this alternative, Monroe County may install a septic tank for the main house; the Foundation may choose to
increase this capacity at installation time in order to treat larger quantities of water. The Foundation will support
drainfield construction.
Alternative Two: After this initial installation, the Foundation may opt for a two-level waste treatment plan.
Human sewage will be handled with approved compo sting toilets located at appropriate areas of the island. Grey
water from showers will be handled with a separate septic system.
Alternative Three: A complete sewage plant (package plant) may be installed to handle all wastes generated
on Pigeon Key. Additional methods will be explored, and a combination of techniques may be utilized.
Electric I Ttilities
The Foundation intends to operate the generators in place on Pigeon Key.
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Alternative One: The Foundation will investigate possibilities of a new power line from the Marathon
mainland.
Alternative Two: The Foundation may increase power on the island by installing generators with a larger
capacity .
Alternative Three: The Foundation may experiment with supplemental electric power from experimental
sources. This may include wind power, solar power and wave or current power. Combinations of all of the above
may be implemented.
Potable Water
It is understood that the water from the old pipeline is non-potable.
Alternative One: All potable water for educational/research groups will be brought in by individual users
in suitable containers.
Alternative Two: Monroe County has approved the construction of a new water-line to Pigeon Key.
Alternative Three: The Foundation will consider experimental methods of generating additional potable
water. These may include solar desalination plants, cistern collection, and other methods that will be of an
educational nature as well as a means of securing potable water.
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SECTION VI.
FUND RAISING
SECTION VL FUND RAISING
c,
ACTIVITIES AND PROJECTIONS
Fund raising will focus on six individual areas:
1) Corporate
2) Funds, Trusts, and Foundations
3) Grants
4) Individuals
5) General Membership in the Foundation
6) User Fees
We expect to receive operating and restoration funds from these sources. Other sources of income will be
considered but we expect that the listed sources will provide the bulk of our funding needs.
The following section explains each of the six areas of fund raising and the strategies we will use to acquire
funds from each source. Fund raising targets are presented in Table I. '
CORPORATE
We have developed a data base of more than 700 major U.S. corporations. We will send (after the lease
with Monroe County is signed) the Chairman of the Board of each corporation a letter asking them to get involved
with Pigeon Key. We will follow up with phone calls so that they can direct us to the office which handles their
environmental involvement.
We have made and are making appointments with major local corporations in the South Florida area.
John Alden Insurance Company of Miami has expressed a definite interest in helping us as part of their
community involvement effort. Others who have expressed similar interest are Southern Bell and Knight-Ridder.
FOUNDA TlONS, FUNDS, AND TRUSTS
We intend to contact the environmentally, educationally, and historically oriented members of this group
first. Other potential contributors from our foundations listing will also be contacted.
GRANTS (other than research)
All grant applications for historical restoration will be coordinated through Monroe County. Numerous
grants are available to help with restoration projects. We have been advised that the best approach to obtaining
restoration grants is to get an architect, who specializes in historical restoration work, interested in the project. The
architect will develop restoration plans and present them to the appropriate governmental and private organizations.
Mr. Dennis Beebe, the architect who developed the restoration plan known as the "Beebe Report" has expressed an
interest in working with the Pigeon Key Foundation in this effort. As soon as we sign the lease with Monroe
County we will actively pursue these grants in a cooperative effort with Monroe County.
INDIVIDUALS
We have contacted numerous individuals who have the ability to make major contributions. Jimmy
Buffett's benefit concert (on December 2, 1992) for the Pigeon Key Foundation at Gusman Cultural Center in Miami
was the result of such a contact. He has said that he would like to perform more benefit concerts on an annual
schedule. Contacts with other individuals include a discussion with Christa Ryan and the George F. Baker Trust.
They would like to visit Pigeon Key after the lease is signed.
We anticipate that individual donations will be a source that may result in major contributions but on an
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unpredictable basis.
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GENERAL MEMBERSHIP
General memberships will be solicited by mail and by brochures and forms that will be made available at
a variety of locations. We also intend to network membership information with everyone we know and in turn with
everyone they know.
We are asking for a minimum contribution of S20. This will make the contributor a member of the Pigeon
Key Foundation. They will receive the Foundation newsletter (sample attached) and an opportunity to visit Pigeon
Key. Memberships will also be available for donations of S50, S100, S500, and Sl,ooo with corresponding rights
and privileges similar to the Land and Sea Trust.
USER FEES
The organizations and people who use Pigeon Key for general use, historical, environmental education, and
research will pay user fees. A schedule of user fees (fable 2) begins on page 27 of this document. The Foundation
will keep the user fees at a reasonable level that makes the facilities easily affordable but high enough to afford the
routine costs of maintenance and operation of the Pigeon Key facilities. A certain percentage of user fees will be
set aside as a contingency fund for ramp maintenance, generator maintenance, and for emergency expenditures.
Table 1. Fund Raising Targets
1993 1994 1995 1996 1997
Corporate 30,000 50,000 70,000 90,000 120,000
Funds 25,000 30,000 40,000 50,000 60,000
Grants 100,000 200,000 200,000 200,000 200,000
Individuals $65,000 70,000 80,000 100,000 110,000
General 67,500 105,000 200,000 230,000 250,000
User Fees 50,000 250,000 690,000 1,400,000 2,140,000
Totals 337,500 705,000 1,280,000 2,070,000 2,880,000
OVERALL FIVE YEAR TOTAL: 57,272,500
26
(
Table 2.
Projected Revenue for the Pigeon Key Foundation
(Based on a full operating year after initial year of operation.)
General Tou...... Basis Income Basis Income
Ineo..e
General Mlnl..u.. $70,200 Full Operation $702,000
Admittance
Number per day 30 300
Charge per day $7.50 $7.50
Operating days 312 312
Gift Shop Ineome (lneludlng Minimum $130,000 Full Operation $1,000,000
dlreet mall)
Edueatlon Basis Income Basis Income
Program Ineome
Minimum Full Operation
V isiting Scientists 7 x $5,000 $35,000 12 x $5,000 $60,000
V isiting Scholars 2 x $5,000 $10,000 06 x $5,000 $30,000
Student Groups
Number/Year 20 $15,000 80 $60,000
Days of Program 3 3
ChargelDay $10 $10
Number of 25 25
Students
Other Income Basis Income Basis Income
Minimum Full Operation
Festivals $60,000 $200,000
Special Events $15,000 $060,000
Conferences $05,000 $030,000
Totals
$340,200
$2,142,000
27
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. ages 28.29.30 from original master plan;are superseded by chart on pas;e 27.
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SECTION VII.
USER GROUPS, STAFF AND FACILITIES
SECTION VII. USER GROUPS, STAFF, AND FACILITIES
(
The Pigeon Key Foundation has identified a number of distinct user groups that will have access to the
island. The list below provides a brief description of these groups; a detailed description of the facilities required,
logistical considerations, stafflng needs and costs are provided as Appendix IV.
· Day Villtorl -- Individuals (tourists) who will be brought to Pigeon Key in a group fashion for guided
tours.
. FelUval Ulen -- Large crowds of people visiting Pigeon Key on specific days for special purpose events
(seafood, art, music festivals).
· CollegelUnlvenlty -- Organized groups of college students with their teachers.
· Villting Scholan -- Researchers, writers or individuals with special projects who wish to stay at Pigeon
Key for 2-3 months in order to accomplish their task.
· Boy Scoutl -- Blocks of Boy Scouts who will use Pigeon Key for delimited times for summer programs
under auspices of the Boy Scouts of America program at SeaBase.
· School groups/Day visit -- Generally Monroe County youth in school programs accompanied by their
teacher.
· Mote Marine Laboratory and Other SclenUI" -- Researchers associated with Mote Marine Laboratory.
· Volunteer Programl -- Groups of volunteers associated with FKNMS and/or the Nature Conservancy who
need residential accommodations for brief periods.
· Editing Relldentlal Program groups -- Groups from other environmental education programs such as
4H, Mote Marine Laboratory's Marine Science Summer Programs, Seabase, Seacamp, Marine Sciences
Under Sail, and Marine Resources Development Foundation (MRDF) who need overflow educational space.
· Relldentlal Non-College -- School children from Monroe County and elsewhere who come for overnight
or extended programs.
· Pigeon Key Staff -- The full and part-time staff and volunteers who work at Pigeon Key.
· ConferencelW orkshop -- Groups of art. environmental, historical, or educational enthusiasts who need
space for meetings.
· Special Purpose Users -- Wedding parties, TV commercials, and movie production users.
31
STAFF. OVERHEAD. AND FACILITIES NEEDED FOR DIFFERENT PHASES OF OPERATION
(
Pha.e One Operational Contlpradon: Day U.e Only
This is. the minimal level of operation that can maintain the island and provide the services required to satisfy the
purposes of the PKF. It is conceived of as a first step as we work towards higher levels of operation.
STAFF (paid ud volunteer.)
· Residential presence
. Part time maintenance/grounds keeper
. Part-time secretarylbookkeeper
· Part-time on-site manager
OVERHEAD
· Minimal utilities
-fuel for generator
-telephone
. Insurance
PHYSICAL PLANT
· Minimal solid waste facilities
· Lab/Classroom area
. Dock facilities
· Minimal offlce space for staff
· Research building
USER GROUPS THAT CAN BE ACCOMMODATED UNDER THIS CONFIGURATION:
. Visitors
· Festival day users
. V isiting Scholars
· Secondary SchoollDay users
· Mote scientists
· PKF staff
· Conferences
· Special Event users
· Community Groups
32
Pha.e Two Operation Conftpratloa: Minimal Ovemllht U.er Group.
(
Under this configuration, we are able to offer much more service since we can support overnight user groups. All
aspects of the operation increase over the basic minimum required in Level One above.
ST AFF
. Residential presence
· Upgrade maintenance/grounds keeper to full time
· Upgrade secretarylbookkeeper to full time
· Full-time Pigeon Key onsite manager with occasional overnight responsibilities
OVERHEAD
. Moderate utility usage
-fuel for generator
-Telephone, FAX, Modem
-computer facilities
. Insurance
. Minimal shuttle transportation (Van)
· Minimal shuttle transportation (Boat)
· Minimal field trip transportation (Van)
· Minimal field trip transportation (Boat)
. Insurance
PHYSICAL PLANT
· Shower facilities
· Solid waste facilities
· Lab/Classroom area
· Dock facilities
· Minimal office space for staff
USER GROUPS THAT CAN BE ACCOMMODATED UNDER THIS CONFIGURATION:
· Day Visitors
· Festival day users
· College/University
· V isiting Scholars
· Secondary SchoollDay users
· Mote scientists
· Volunteers
· PKF Staff
· Conferences
· Special Event users
· Community Groups
33
Phase Three Operation Configuration: Intermediate Overnight User Groups
Under this configuration, we are able to offer additional services since we can simultaneously support several
overnight user groups. All aspects of the operation increase over the basic minimum required in Phase Two above.
ST AFF
· Residential presence
· Upgrade maintenance/grounds keeper to full time
· Upgrade secretarylbookkeeper to full time
· Full-time Pigeon Key onsite manager with occasional overnight responsibilities
OVERHEAD
. Moderate to heavy utility usage
-fuel for generator
-Telephone, FAX, Modem
-computer facilities
. Insurance
· Shuttle transportation (Van/train)
· Shuttle transportation (Boat)
· Field trip transportation (Van)
· Field trip transportation (Boat)
PHYSICAL PLANT
· Shower facilities
· Solid waste facilities
· Lab/Classroom area finished
· Dock facilities
· Office space for staff
· Dorm facilities
· Complete group cooking and eating facilities
USER GROUPS THAT CAN BE ACCOMMODATED UNDER THIS CONFIGURATION:
· Visitors
· University groups
· Visiting Scholar
· Secondary SchoollDay users
· Mote researchers
· Special event users
· Festival day users
· Community groups
· Environmental Group Office Share program
· Volunteers
· PKF staff
· Conferences
34
Ph.se Four Operadonl Conftpratlon: Full Residential Ule GroUPI
(
This is the ultimate goal of the PKF. and will require much in the way of staff and overhead expenses.
ST AFF
· Residential presence
· Upgrade maintenance/grounds keeper to full time
· Upgrade secretary(ies) to full time
OVERHEAD
· Heavy utility use
· Full fleet of vehicles (boats. trains)
· Adequate liability insurance
· Computer facilities
· Laboratory equipment
PHYSICAL PLANT
· Complete facilities
USER GROUPS THAT CAN BE ACCOMMODATED UNDER THIS CONFIGURATION:
· Day Visitors
· Festivals
· SchoolslDay Use
· Mote Scientists
· CollegelUniversity
· Visiting Scholars
· Volunteers
· Existing Residential Programs
· Residential Non-college
· PKF staff
· Conferences
· Special uses
35
(
SECTION VIII.
CAPITAL IMPROVEMENTS
E)( h", 6ri- c---
Exhibit A
(
Capital Improvements
(
Capital Improvements
· All building names changed to match Betty Chaplin's designations.
......:.:.:.:.:.:-:.:.:.:.:.:.:.:.:
.................
.................
.................
................ .
Key to Buildings
( and Intended Usage
Dock
Mote Lab
Storage Area
Amphitheater
Dormitory
Visiting Scholar
Quarters
New Class!
Activity Lab
Classroom and
Activity Lab
The following pages provide details of the planned changes to Pigeon Key facilities in the areas of
stabilization, historic renovation, and construction of new buildings. Each year is represented by a
table showing projected intended usage, activites we need to do, and expected year of completion. A
map accompanies each table to show the progressive restoration activities on Pigeon Key.
It must be emphasized that this is a draft document based on our percieved needs and finances at the
present time. Circumstances may change; we expect this document to be reviewed and updated
annualy. Timing of all new construction and historical renovation projects is subject to governmental
approval and funding.
(
1993 Structure Intended Use Activity
Stabilization
Projects
Bridge Worker's Dormitory and Paint, upgrade bath,
Dorm Cooking Area kitchen
Main Dining Hall Classroom, activity Paint, upgrade bath,
lab, workshop plumbing, electrical
(Un-named) Visiting Scholar Paint
Quarters
Big Guest House Museum Paint, upgrade bath,
plumbing, electrical
Main House Residence Paint Exterior
Small Guest House Mote Lab Paint, replace piers
as necessary
VIP House Museum Paint, build exhibit
areas
Foreman's House Storage Area Paint, repair piers as
necessary
Boat Dock Dock Re-plank
Public Restrooms Public Restrooms Paint, upgrade bath,
plumbing, electrical
Ramp Access Repair/replace
timber as necessary
Other Structures General Use Paint
(Picnic tables, sheds)
1993
(
CollegelUniversity
Visiting Scholars
Boy Scouts CollegelUniversity
SchoolslDay Use Visiting Scholars
Mote Scientists Boy Scouts
Volunteers SchoolslDay Use
Exist. Res. Progs. Mote Scientists
OfficeShare Volunteers
Res. Non-College Exist. Res. Progs.
PKF Staff OfficeShare
Conferences Res. Non-College
Elderhostel PKF Staff
Retreats Conferences
Day Visitors EIderh06tel
Festivals Retreats
\ Special Uses Day Visitors
Festivals
Special Uses
L .,,-"H_
NEW
ii
.
Foreman's House
I::::::::::::::::::::::::::
Public Restrooms
II
-I~
BOg"-" H_ III. (U........)
Main House Toll Bridge Manager and III
Family
VIP House
1m
I Main Dining Hall
Kitchen with Huge Bell
that rang for Dinner
Picnic Table
IllIlI
Picnic Tabie
IllID
Phase I
r<"r:n' ,Wi- .." ,. ;;,~J;!~'I
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_ = Historic Renovation
_ = New Construction
BI = Stabilized
(
Vis' ing Scholars Quart s
Museum
Small 0 House
Visiting Scholars
Boy Scouts
Schoo/s/Day Use
Mote Scientists
-::::::::::::::::::::::::::
Volunteers
Exist. Res. Progs.
OfficeShare
Res. Non-College
PKF Staff
BigGUestH~ 0
Main House TolI Bn ge Manager
Family
Mote Scientists
Conferences
Volunteers
Exist. Res. Progs.
Retreats
Day Visitors
Festivals
PKF Staff
VIP House
Elderhostel
OfficeShare
Res. Non-College
Conferences
Picnic Table
Picnic Table
Special Uses
Elderhostel
.
.
Retreats
Day Visitors
Festivals
Special Uses
= Historic Renovation
= New Construction
= Completed
(
1994 Structure Intended Use Activity
Stabilization
Projects
All Buildings Routine
Maintenance
Historical
Renovation
Projects
(Un-named) Visiting Scholar Commence
Quarters Renovation
Picnic Tables Commence
Renovation
VIP House Commence
Renovation
New
Construction
None
(
Visiting Scholars
Boy Scouts
Schools/Day Use
Mote Scientists
Volunteers
Exist. Res. Progs"
OfficeShare
Res. Non-College
PKF Staff
Conferences
Elderhostel
Retreats
Day Visitors
Festivals
Special Uses
Dock
Small Guest House
D (New Mote Lab) Iiii'iii1 [""]
. -=f~r:J
.'::':: ~ ~ ~:.:::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::
. .
. .
. .
............. .
..........................
............ .
. EJ D BridgeOS Dorm
111 Guest H use D
. (Un-Named)
Overseas H"gh Offi Mam House Toll Bridge Manager and _
. I way Ice Famil
(New Museum) Y
D
~
VIP House
Picnic Table
~
Main Dining Hall
Kitchen with Huge Bell
that Rang for Dinner
~PicniC Table
= Historic Renovation
= New Construction
= Completed
(
1995 Structure Intended Use Activity
Stabilization
Projects
All Buildings Routine
Maintenance
Historical
Renovation
Projects
New
Construction
Governess and New Mote Lab Construction
Caretaker's Home
Overseas Highway Museum Construction
Office
(
Bridge Workers Dorm
Small Guest House
...........................
..........................
Visiting Scholars
Boy Scouts
Schools/Day Use
Mote Scientists
SmallGuest~. n
. ~1:ot2jBridge
Overseas Highway Office
(Un-nail
VI~
Volunteers
Exist. Res. Progs.
OfficeShare
Res. Non-College
PKF Staff
D
Conferences
Main Dining Hall
Kitchen with Huge Bell
that Rang for Dinner
Elderhost91
Picniflble
Picrfiflable
Day Visitors
Festivals
_ = Historic Renovation
_ = New Construction
rill = Completed
Retreats
Special Uses
c
Activity ,
1996 Structure Intended Use
Stabilization
Projects
All Buildings Routine
Maintenance
Historical
Renovation Proj ects
Bridge Workers Dorm Commence
Dorm Renovation
Small Guest House Mote Offices Commence
Renovation
New Construction
None
(
Main Dining Hall
Foreman's House
Small.OUSC
............. .
............ .
............ .
............ .
Visiting Scholars
Boy Scouts
Schoo/sIOay Use
Mote Scientists
Volunteers
Exist. Res. Progs.
OfficeShare
Res. Non-College
PKF Staff
.
Overseas Highway Office
D
Bridge Worker's Donn
I
Big Guest House
II Bridge MlUIlI,2~ ~~
~un-n__
VI1'.IIa
Main Dining Hall
Kitchen with Huge Bell
that Rang for Dinner
Conferences
Picnililble
PicrUable
Elderhostel
Retreats
Day Visitors
Festivals
_ = Historic Renovation
_ = New Construction
_ = Completed
Special Uses
(
1997 Structure Intended Use Activity
Stabilization
Projects
All Buildings Routine
Maintenance
Historical
Renovation Projects
Foremans House Storeage Area Commence
Renovation
Main Dining Hall Class/activities lab Commence
facilities Renovation
New Construction -
None
(
Main House
ForetlWl's House
,.
Garage
.
............. .
............ .
............ .
............ .
Visiting Scholars
Boy Scouts
Schools/Day Use
Mote Scientists
.
Overseas Highway Office
BridglS Dorm
.$
(Un-named)
Main House Toll Bridge Manager and IB
Family ~
EJderhostel
Picnic Table
~
I
Main Dining Hall
Kitchen with Huge Bell
that Rang for Dinner
Pi~able
rB
Volunteers
VIP House
Exist. Res. Progs.
OfficeShare
Res. Non-College
PKF Staff
Conferences
= Historic Renovation
= New Construction
= Completed
Retreats
Day Visitors
Festivals
Special Usss
(
1998 Structure Intended Use Activity
Stabilization
Projects
All Buildings Routine
Maintenance
Historical
Renovation Proj ects
Main House Residence Commence
Renovation
Big Guest House Museum Commence
Renovation
New Construction
None
.
Summary of Construction and Historic Renovation
(
Pigeon Key
1998
Dock
1996 Garage 1993
.Small Guest House _
1993 Amphitheater 1995
Foreman's House
.1997
1993
Generation
1998 11996
1995 . ill,. I -W:9~
1811
Overseas Highway Office Main House Toll Bridge Manager (Un-
Family
Picnic Table
. 1993
.. 1994
. VIP House
1997
Main Dining Hall
Kitchen with Huge Bell
that Rang for Dinner
Picnic Table
..
_ = Historic Renovation
_ = New Construction
_ = Stabilized
,
Exhibit B
Stabilization Activities to be completed during 1993
(
.,
1993
Structure
Intended Use
Activity
Foreman's House Dormitory and cooking Paint upgrade bath,
area kitchen
Section Gang's Classroom, activity lab, Paint, upgrade bath,
Quarters workshoOp plumbing, electric
Honeymoon Cottage Visiting Scholar Paint
residence
Bridge Tender's House Dormitory Paint, upgrade bath,
plumbing, electric
Asst. Bridge Tender's Residence Paint exterior
House
Bridge Foreman's Mote Temporary Paint, replace piers as
House research lab necessary
Negro Quarters Temporary museum Paint, build exhibit
areas
Asst Paint Foreman's Temproary storage Paint, repair piers as
., ( House necessary
Boat Dock Dock Re-plank
Public Restrooms Public Restrooms Paint, upgrade
plumbing, electric
Ramp Access Repair/replace timber
as necessary
Other Structures General use Paint
(Cabanas, sheds)
It is anticipated that the stabilization work shall consist of the activities identified above. During this
process, additional work may be discovered that will be necessary for the safe use of the facilities.
This may include replacing rotten wood, shoring foundation members, performing minor repairs
to make the roofs watertight, and other remedies. These activities will be done as necessary.
. ,
Exhibit C
(
RECOMMENDED ACTIONS
.,
Monroe County Activities
The Monroe County Commission (the Commission) agrees to lease Pigeon Key and its
physical structures tothe Pigeon Key Foundation (the Foundation) forthirty years atthe cost
of $1.00 per year with a renewal option.
The Commission will support the efforts in preparation and submission of all proposals
to secure funding for historical renovation and restoration of the buildings which currently
exist and which existed in the past.
The Commission may participate with the Pigeon Key Foundation in proposals for
research and educational program development at Pigeon Key.
The Commission agrees to help the Pigeon Key Foundation with all changes needed
in current and future zoning regulations which may affect the operation of the facilities at
Pigeon Key.
.,
The Commission agrees to facilitate procurement of the necessary building and usage
permits that will be necessary to operate the Pigeon Key property and facilities as described
in this Master Plan.
. ,
Note: This text is reproduced from Page 5 of Master Plan
(
APPENDIX I.
PIGEON KEY FOUNDATION BYLAWS
(
Section 1
Section 2
Section 3
PIGEON KEY FOUNDA nON
BYLAWS
Purpose
1.1 The primary purpose of the Pigeon Key Foundation will be to manage and enhance Pigeon Key
as an educational, historical, research site and to support tourism. This includes:
· Developing the facility in a low environmental impact fashion as a residential and non-
residential education center for students and teachers. Education may include
environmental matters, historical matters and education on research methods, endangered
species and any other topics of interest to user groups. Educational users will include
primary and secondary schools, colleges and universities.
· Pursuing a policy of historical renovation of structures on Pigeon Key.
· Seeking funding through public and private sources to support the goals of the
Foundation.
· Making Pigeon Key facilities open to the public in a manner consistent with the fragile
environment and the educational, historical. and research mission of the Foundation.
· Striving to develop and maintain a research center for environmental issues important
throughout the Florida Keys.
Membership
2.1
Membership will be limited to the Board of Directors until subsequent authorization by the Board
of Directors.
Board of Directors
3.1
There is a limit of eleven (11) board positions. These may be filled at any time by a majority vote
of the sitting Board members. If necessary. this number may be changed by amendment to these
Bylaws.
3.2
The Executive Director of the Marathon Chamber of Commerce and the Director of the Heart of
the Keys Resort Association each have a permanent seat on the Board of Directors.
3.3
One Board position will be occupied by a designate from the Monroe County Environmental
Education Advisory Council.
3.4
Executive Committee. There will be a five (5) member Executive Committee. This will be
comprised of the officers of the Foundation plus one (1) at-large member of the Board elected
from the Board by majority vote.
3.5
The Executive Committee will be chaired by the President of the Foundation.
3.6
The Executive Committee will have the responsibility for:
· Engaging and maintaining a staff of professionals to implement the mission and purposes
of the Foundation.
· Ensuring that all parties that use the Pigeon Key facilities have ample and appropriate
(
Section 4
4.2
4.3
4.4
time and facilities for their needs.
.
Approving all contracts with outside agencies. Negotiations may be delegated to staff
members, but the Board of Directors has final approval.
· Assuring that the corporation is operating in compliance with all local, state, and federal
laws that apply to the Foundation.
· Producing short and long-term plans as appropriate to obtain the goals of the Foundation.
· Ensuring that all Board members are appropriately informed about the activities of the
Executive Committee.
3.7
Liability of Directors. No person who is now or who later becomes a member of the Board of
Directors shall be personally liable for any indebtedness or liability of the corporation, except as
he or she may be held liable under state law. Creditors of the corporation shall look only to the
assets of the corporation for payment.
3.8
Indemnification of Directors and Officers. Each person who at any time is, or shall have been,
a director or officer of the corporation, and is threatened to be or is made a party to any
threatened, pending, or completed action, suit or proceeding, whether civil, criminal, administrative
or legislative, by reason of fact that he or she is, or was, a director, officer, employee, or agent
of the corporation, or is or has served at the request of the corporation as director, officer,
employee, or agent of another corporation, partnership, joint venture, trust, or other enterprise,
shall be indemnified against expenses (including attorneys' fee-s) , judgment, fmes and amounts paid
in settlement actually and reasonably incurred in connection with any such action, suit or
proceeding to the full extent permitted under Section 617.028 of the Florida Not for Profit Act and
Section 607.014 of the Florida General Corporation Act, each as from time to time amended. The
foregoing right of indemnification shall in no way be exclusive of any other rights or
indemnification to which such director, officer, employee, or agent may be entitled, under any
bylaw, agreement, vote of member, or disinterested director, officer, employee, or agent and shall
inure to the benefit of the heirs, executors and administrators of such a person. The officers of
the corporation shall have such powers and duties in the management of the corporation as may
be proscribed by the Board of Directors, and, to the extent not so provided, as generally pertain
to their respective offices, subject to the control of the Board of Directors. The Board of Directors
may require any officer, agent, or employee to give security for the faithful performance of his
duties.
Officers and Committees
4.1
Officers will be elected from the Board of Directors at the Annual Meeting by the members of the
Board of Directors. Officers will be President, Vice-President, Treasurer, and Secretary.
The President will preside at all meetings, have general supervision of all committees, be
empowered to call special meetings of the Board, and perform other duties as required by the
Bylaws or as empowered by the Board of Directors.
The Vice-President shall serve all of the above functions in the absence of the President or at the
specific direction of the President.
The Secretary shall record minutes of all meetings and shall report the minutes of previous
meetings as called upon by the President. In addition, the Secretary will keep cumulative minutes,
membership records, correspondence, and relevant documentation of the organization, and pass
these items to the next elected Secretary.
(
Section 5
Section 6
6.1
6.2
Section 7
7.1
7.2
7.3
4.5
The Treasurer will account for all funds belonging to the organization. In addition. the Treasurer
will be empowered to write checks at the direction of the President or vote of the Board. record
all incomes and manage the accounts of the organization. All checks written by the Treasurer
must be countersigned by one other officer. The Treasurer is responsible for a brief financial
report at each regular meeting. At the Annual Meeting, the Treasurer shall prepare a detailed
report on all finances. audited by the President and two other Board members. The Treasurer will
also be empowered to consult with [mancial institutions and consultants in order to bring
information to the Board of Directors for consideration and approval by the Board. At the
discretion of the Board. some limited duties of the Treasurer may be assigned to the management
staff. However. the Treasurer is the responsible agent for all Foundation funds.
4.6
Committees. Committees may be created at the will of the Board of Directors. The President is
empowered to appoint members to these committees and is an ex officio member of all
committees.
4.7
Committees may elect their own chairperson. He/she will be responsible for convening the
committee as necessary. implementing the committee purpose and reporting on committee activity
at each Board meeting.
4.8
Committees may be empowered by the Board of Directors to make delimited decisions concerning
annual. monthly. and day-to-day operations of the Foundation.
Meetings and Annual Calendar
5.1
The fiscal year for the Foundation shall be from January 1 to December 31.
5.2
The Board of Directors shall have their annual meeting in June. Executive Committee members
shall meet once a month and may hold additional meetings as necessary.
Voting and Quorum
Each Board member will have one (1) vote for all matters at all Board meetings.
A quorum for conduction of business at any Board meeting shall include a minimum of five (5)
members. Two (2) of these must be officers.
Amendments
These Bylaws may be amended by vote of the Board of Directors.
Any amendment must be proposed by a director and presented in writing at any meeting. With
written notice to and response from all directors not attending the initial presentation meeting. the
amendment may be considered for adoption at the next monthly Board meeting.
Amendments must be approved by two-thirds (2/3) of the directors present at the meeting.
(
APPENDIX II.
BRIEF RESUMES OF THE PIGEON KEY FOUNDATION'S
BOARD OF DIRECTORS
r
/
JC)~pb A. H....o..d
c
E..plo)'Jlla~
.\
1986 10 PrCllClDt
Founder, Owner ofCommuniprint Corporation in Miami. Accounts include:
Knigbt-Ridder, Bur~os. Ryder, AAA, Jobn Alden, Wackonhut, Hack Block.
Chase and Alamo.
1981 to 198.6
SO\lthwelt R.eaion~ Sales Manqer. Wobcratt (laraellt direct mail printer in the
United StalOS),
1976 to 1979
Exploration.
Packard Press, N~ber One Salesperson (at $50,000,000), Financial Printing
Company.
.1979.lO 1981
1973 to 1976
Head, Developem~t Team, Developed and Marketed Computerized Ink Jet
Printing. W cbcraft.
1963 to 1973
News PhotographCJt, Foreman, Prep. Department. General Manager, Vice
President. Cam-Gld: Ncwspapen, New Jeney
I.dll.CatiOD
Drexel University
.\
Profeulo." Membership
1992 to .Preunt
Pigeon Key Found~on, Board President
Rotary Club, Offi~r
1963 to 1973
AwardA
New Jen;ey Press Association, Best Photoftapher in State.
,
U.S, Secret Service Award, Best Sha.rpshodter in National Competition, Police Combat Shooting,
PerIOIl..
.Oate of Birth
October I, 1941
'\
(
Employmeat
1973 to Present
1982 to 1992
1992 to Present
Educatioa
1973
A. David Makepeace
Teacher, Coral Shores High School, Tavernier, Florida
Biology, Marine Biology, Environmental Science
Science Department Head, Coral Shores High School, Tavernier, Florida
Assistant Dean, Coral Shores High School, Tavernier, Florida
B.S. Biology, University of Miami, Florida
ProfessioaaJ Memberships
1980 to Present
1985 to Present
1992 to Present
1993
A wards
1984 and 1985
1992
Board Appointments
Community Service
1976
Personal
Date of Birth
Florida Association of Science TeachersINational Association of Science
Teachers
Florida Marine Science Education AssociationlNational Marine Science
Education Association
Pigeon Key Foundation, Member and Vice President
Monro County Environmental Education Task Force, Charter Member
Florida Master Teacher
Govenor's Environmental Education Award, Honorable Mention
Monroe County Environmental Education Task Force Board
Region IV Environmental Education Service Project Board
Chairman, First Indian Key Festival
Advisory Board, Windley Key Rock Quarry and Indian Key
January 29, 1950; Lifetime Resident of Islamorada
Kumar Mahadevan, Ph.D.
(
Employment
Present
Senior Scientist and Executive Director
Education
1977
Ph.D., Biological Oceanography, Florida State University, Tallahassee,
Florida
1971
M.S., Marine Biology, Annamalia University, India
1967
B.S., Chemistry; Minors: Physics & Mathematics, Madras University,
India
Experience
Dr. Mahadevan joined Mote Marine Laboratory in October 1978 and was appointed as Director of
Mote's new Environmental Assessment Division in October 1979. In 1986 Dr. Mahadevan was
appointed as Director of Mote marine Laboratory. As Chief Executive Officer, Dr. Mahadevan is
responsible for the day to day operations of the scientific, administrative, educational and public
affairs of the laboratory. Overall, he supervises a professional staff of more that 100 with 600
volunteers and manages an annual budget of S,2 million dollars. Dr. Mahadevan has recently
completed the following studies: study of thermal effects of a West Florida power plant; a biological
evaluation of Florida Power Corporation's Crystal River and Bartow Power Plants; a tagging and stock
identity study of King mackerel off Mexico; a Puerto Rico Shelf Benthic Study; a review of Benthic
literature of Florida's coastal and estuarine habitats; a long term benthic faunal study in Tampa Bay;
and a study of the soft bottom benthos of the Southwest Florida Shelf Ecosystem in relation to
offshore drilling operations. Dr. mahadevan is listed in Who's Who in America, in Who's Who in
Technology Today and in American Men and Women of Science. He is President-Elect of the
National Association of Marine Laboratories, was appointed by the Governor of Florida to Gulf and
South Atlantic States Coastal Protection Compact, and is a member of the EPA's Gulf of Mexico
Program Technical Steering Executive Committee.
Publications
Dr. Mahadevan has authored more than forty-five scientific publications in his fields of competence
including thirty technical reports, twelve scientific papers and presentations, and three theses. The
topics range from taxonomic methodological studies to assessment and prediction of complex
ecological situations. Dr. Mahadevan was an organizer of the Tampa Bay Area Scientific Information
Symposium, held in May 1982, and the Southeastern Workshop on Power Plant Ecology, held in
December 1986.
Richard H. Pierce, Ph.D.
(
Employment
Senior Scientist and Director of Research, Mote Marine Laboratory
Educadon
1973
Ph.D., Chemical Oceanography, University of Rhode Island
1969
M.S., Chemistry, University of South Florida, Tampa
1967
B.A., Chemistry, University of South Florida, Tampa
Publication I
Dr. Pierce has authored chapters in four books and has more than twenty-five publications in scientific
journals. In addition, he has written numerous technical reports and has given oral presentations at
national and international scientific conferences.
Experience
Dr. Pierce has more than seventeen years experience in marine and environmental chemistry with
specific expertise in the fate of toxic substances. He began his professional career as Assistant
Professor of Environmental Science and Then Associate Professor of Oceanography. Dr. Pierce joined
Mote Marine Laboratory as a Senior Scientist in August 1991. He developed the bioactive substances
research program and was appointed Director of the Marine Sciences Division in December 1983. In
1989 he was named laboratory Director of Research. With the laboratory he specializes in research
administration, quality assurance and research design and developement. His research is concerned
with bioactive and toxic chemicals in the aquatic environment encompassing distribution, toxicology,
and methods developement. He has been the principle investigator for multidisciplinary research
projects including the environmental fate and effects of pesticides and petroleum, the impact of
offshore oil drilling, characterization of naturally-occurring organics, bioaccumulation, toxicity and
methods development for monitoring toxic organic substances in the marine environment.
Daniel James Gallagher, Ph.D.
(
Employment
1990 to Present
Special Projects Director, Seacamp Corporation
1989 to 1990
Marine Ecology Educator, Hawk's Cay Resort and Marine Sciences
Under Sail
1973 to 1988
Associate Professor of Psychology, Salisbury State University
1972 to 1973
Associate Professor of Psychology, Pennsylvania College of Optometry
1971 to 1972
Instructor in Psychology, Muhlenberg College
1968 to 1971
Computer Programmer, Davidson and Hemmendinger Electronics
Special Awards
Governor's Environmental Education Award for 1993. Category: Non-Profit Organizations.
Employee of the Month. Hawk's Cay Resort, October, 1990.
Outstanding Facility Member of the Year. Salisbury State University, 1988.
Outstanding Young Man of the Year. Salisbury Jay Cee. 1978.
Education
1980
Visiting Scholar, Cornell University
1972
Ph.D., Psychology, Lehigh University
1970
M.A., Psychology, Lehigh University
1967
B.A., Psychology, Randolph-Macon College
Professional Memherships
1992 to Present
Friends of Florida (Board Mem ber)
Pigeon Key Foundation (Board Member)
1989 to Present
Monroe County Environmental Education Task Force
League of Environmental Educators in Florida
1976 to 1988
Eastern Psychological Association
1986 to 1988
American Association of University Professors
1980 to 1986
Big BrotherslBig Sisters (Board Member)
(
197.5 to 198.5
Lions Club International
1974 to 1977
Wicomico County Humane Society (President)
Publications
Gallagher, D. Teaching about Freshwater Resources in the Florida Keys: An Immersive Learning
Experience. Florida Science Teacher, Winter, 1992.
Gallagher, D. (Executive Editor). The Monroe County Environmental Story. Big Pine Key:Monroe
County Environmental Education Task Force, 1991, 384pp. Included in this book are several articles
by the author/editor, including Impact of the Built Environment on the Natural Environment, and
Changing Attitudes through Education, and Timeline of Events in the History of the Florida Keys, and
others.
Gallagher, D. Employing Adolescents, Supervisory Management, 30, 5, July 1985.
Gallagher, D. Simple Mooring Techniques, Motor Boating and Sailing, July, 1985.
Gallagher, D. Using Research as a Vehicle for Teaching, Presented at the Third Biennial Conference
on Adolescent Research, Tucson, Arizona, March 1985.
Gallagher, D. Using "Taking Sides" in the Classroom, Dushkin Publishing Group, 1984.
Gallagher, D. Putting Together a Customer Survey, Supervisory Management, November, 1983.
Gallagher, D. and N. StovaiL Complaint Training, Supervisory Management, August, 1982.
Gallagher, D. and E. Allen. A Color Constancy Index, Presented at the XVII Session of the
Commission Internationale de l'Eclairage, Barcelona, Spain, 1971.
Personal
Date of Birth April 24, 1945, Married.
Home: Marathon, Florida.
Paige A. Gill
(
Employment
1989 to Present
Education Coordinator, Key Largo National Marine Sanctuary, Florida
Department of Natural Resources, Key Largo, Florida. Environmental
Specialist III.
1988 to 1989
Research Biologist, Marine Research Institute, Florida Department of
Natural Resources, St. Petersburg, Florida.
1986 to 1988
Laboratory Technician IV, Marine Research Institute, Florida
Department of Natural Resources, St. Petersburg, Florida.
1986
Sailing Instructor, Longboat Key Club Water Sports Center.
Aerobic Instructor, Sarasota Health & Fitness.
1982 to 1985
Aquaculture Lab Technician, Florida Institute of Technology, Jensen
Beach, Florida.
Education
1985
B.S., Environmental Technology/Aquaculture, Magna Cum Laude,
Florida Institute of Technology, Jensen Beach, Florida.
Honors and Activities
National Association for interpretation
Monroe County Environmental Education Council
Pigeon Key Foundation
Outstanding Aquaculture Student
Who's Who Among Students in American Colleges and Universities
(
Employmeat
1988 to Present
Previous
Educatioa
1976
Douglas J. Porch
Florida State Certified General Contractor
Nuclear Plant Construction Auditor, Major Southeast Utility
B.S./B.A. (Accounting), University of Florida
ProfelsioDal Memberships
1992 to Present
PenoDal
Date of Birth
Pigeon Key Foundation, Board Member, Treasurer
September 15, 1955, Married, Three Children
(
APPENDIX III.
LETTERS OF INTEREST/SUPPORT FROM
POTENTIAL USERS OF PIGEON KEY
,
,. ... -...-
pOARD OF COUNTY COMMISSIONERS
fl6AYOR. .leek London, District 2 .
Mayor Pro Tern, A Earl Chell, DlStnct"
Wilhelmine Hlrvey, District 1
Shirley Freemln, District 3
Mary ~y Reich. District 5
O~~TrY ~o~~~E
,~) 294-4&C1
Cooperative Extension Service
5100 College Road
Key West, FL 33040
305-292-:4501
.
~G
.
(
. ,
May 19, 1993
,
Mr. Joe Hammond
Pigeon Key Foundation
Post Office Box 500130
Marathon, FL 33050
Dear Mr. Hammond:
On behalf of the Monroe County Marine and Port Advisory Committee (MPAC) I want to thank
you for participating in our last meeting. Your presentation on the history of Pigeon Key and
the plans of the Pigeon Key Foundation for future tourism, ~8.search and education related
activities was both informative and interestin~. We were -parti~ul~H'ly impressed with the
courage and resourcefulness shown by the Foundation in your attempt to not only preserve
the historical attributes of Pigeon Key but also to make it an integral asset to the County and
the Marathon community.
The MPAC voted unanimously to endorse your vision and plans for Pigeon Key. We wish you
the best in your efforts to negotiate a lease with the County. By copy of this letter we are
expressing our support to the Board of County Commission for your proposal to manage
Pigeon Key. Please keep us informed of your progress.
Si~~Jt~
Ji harpe, Chairman
M. roe County Marine and
Port Advisory Committee
'cC:BOCC
'T. Brown
MPAC
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UR~' CLEMMO"S. Ed D.
Senior V,((' Pre<.idenl
Hum..m R('~u" ('\ ~n:i
Corpo'~'e Ot-velopfTlf'nl
.'
August 20, 1992
Mr. Joe Hammond
Monroe County Environmental
~QI!r.i'lt-.ion ~dvisory Council
P. O. Box 510
Big Pine Key, FL 33043
Dear Joe:
Thanks for sending me a copy of the Council's proposal to
manage Pigeon Key, addressed to Monroe County in response to
their request for proposal.
The proposal interests me for several reasons. First, as a
lifelong boater I'm increasingly concerned with how we can
conserve the quality of our waterways, shorelines, and
islands, along with all the lifeforms they contain. Second,
as an educator I'm always interested in helping to solve
problems whereever possible through education and
prevention; it makes more sense to teach someone how to
avoid killing something than to suffer the loss or try to
recover from it. Third, I applaud any mix of usages that
includes environmental education, research, and 'recreation.
That's a great combination, one with a lot of appeal for
Monroe County residents and for others as well.
My ur~de:!:st':-.r'0j_.!"'Si~ 'tn.;:o.t. YOLl i:1t~!ld t-:- C'rg~,!,J ~Q your
management 9rouP as a nonprofit 50l(c) (3) corporation if you
are awarded a contract by Monroe County to operate Pigeon
Key. I agree with the aims of your proposal, and I wish you
success in your bid. If you do become the managers of
Pigeon Key, I would like to discuss with you ways in which
John Alden Financial Corporation can assist you as part of
our community involvement effort. Good luck.
Clemmons
J<DC/ly
(
FLORIDA AUDUBON SOCIETY
June 3, 1992
:
Michael J. Marshall, Ph.D.
Mote Marine Laboratory
1600 Thompson Parkway
Sarasota, FL 34236
Dear Dr. Marshall:
Thank you for your letter/fay. of May 28th asking for Florida
Audubon's advice on Mote Marine Lab possibly managing the marine lab
and dormitory facilities at Pigeon Key. I appreciate you sharing your
ideas with us. My staff evaluated it as a worthwhile project and a good
use for the Pigeon Key'facility and I agree.
Florida Audubon would certainly have an interest in using
the facility in the future for meetings such as our Board of Directors'
Retreat and possibly the Annual Convention (dependent cn housing availability
and cost). It would appear that the facility would also be a good candidate
for such meetings as the Everglades Coalition and Coral Reef Coalition,
One project suggested by Dr. Herb Kale involved creation
of tern and skimmer nesting habitat on the unused (isolated) section
of the old seven mile bridge. This would involve placing pea rock as
nesting substrate on segments of the abandoned bridge thus creating a
rather ideal semi-protected nesting area 1n the middle of a potential
feeding area.
I wish you luck 1n obtaining the management contract to make
this a reality.
~:.
Bernard J.
President
cc: Dr. Kumar Mahadevan
Wendy Hale
Dr. Herb Kale
The Voice of Consovation Since N~teen Hundred
460 HV.7. 4Y . SUTrr 2(,fl. (}....5SElBERRY. n 37707-4030. (41\7) :?F,f).P'2:fy) . r.A), (~1\7\ 7',r..0' <:J
(
~
Nov~~ber J3, 1992
.'
Mr. Mike Mar~hall
Mote Marine Laboratory
]600 Tho~p~on Parkway
Sarasota, Florida 34236
Dear Mr. Marshall:
l ',"f\"f~'r;y or
n
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your eifo=~s ~o maintain Pigeon Key as a research facility for
use t.y J:ia;-~nt2 science group::.
For the past several years, stude~ts fro~ our program have
~eceived ~heir first exposure ~o the Sou~h Florida !~rine
enviro~~~~~ during o~r annual Pigeon Key weekend trip. Although,
our up?er 2~vel marine science classes currently use ~he FIO
facilities on Long Key, ~ renovated Pigeon Key with a mode=n lab
and boa~ ~upport would certQi~ly be useful ~o our program.
This SU!Tmler we will offer a marin€: science progra!:i to talented
high school students. As part of this program we ey.pec~ to spend
several cays in the field. The availability of a research and
teaching facility on Pigeon Key would enable us ~o attract top
students from 2round the country to s~udy marine ecology in the
Keys.
Aside from our interest in Pigeo~ Key for teaching and research,
W~ hope t]}bt ~his relatively untouched remnant of the Florida
Keys remains a protected area for the use of all those interested
in conserving the marine environment.
;;;::<y{~
Daniel DiResta, Ph.D.
Associatt Coordinator
r.t:uinc S<:icncc Pro~
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[fctcit::,e1'- 1
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!-'ELY TO: BuilC::1g 803
Uni'y'crsty of Roridc
Ga:n<:S'.r.iJe, FL 32ti~ ~
(904j 392-18.37
.~
Dr. Pich~rd Pierce
Direc:tc.r of Rcsc~cb.
!.lot~ !-~r:.~. ine Lej)ol.cto:ry
1.600 'l'b.c.::.pson Park-way
sarasot',:';.; FL 34236
Dear Dr. Pierce:
'.:'L. t.ini~~~~i~y of :'2.oric4:l 2nd t,:t,0. floridc S.:~ G~-c:..nt Colle;e Progra!i:
,:i.:~ pc,:-'.:i:-.:.p~';:o:: L}'}U:~ cor:~c:~it:.:; of i.."1'c't..:.tut.ions to C::iplor.8
l.'f.':scE..rcb ~ !)d ~du':~::tic.'n o;;portl.m.: ties at PiC;C:c.!:! Key. The consortiu:.:..
" :~rti.:iI..ar,ts inc::'ua(~, in adc..iticn to L~e University of Florida ~"d
,::loric::. S€.a G::-ant, Mote Marine Lab c...l!d tbe McnrC'E.,: Cou:::~-
::--r"',........,,.ICn~..I"1 F...:n,...~.......l"'T) ",.:;~.~sc')-.. C"'~T'>c~ 1
.............,..~'-'-'_.la\..:._._ ....~,J.. ~~tr.J,."-'<..:'-. "'-'. 1:."'.\"':"___. ..J_~ lo,...''-LJ.; __.
Thjs ~t~temeut of participation cQnrr~t$ the Dniv~si~y of ?1(~i6a
2J:i2 t~1(. ?lcri:ia SEa. G'r.a.."'1t College Fr.~~ to tbe e;.:clt:..si ,':.: ::'':''.if.. cf
€:xplcr; -:-:; education c..'"'!.d research uses of pigeon Key. It cio;~ no"t
ob1 ~ :rate fi!::.caJ. r~<;our(:es. Through ne:-goti<=.tion a.!'<1 T/rogra:il
dE'" ~ ..)p!l'!€-~t th2t will benefit, our institllt:ions I the S'L2'te of
',~-: da~ a...rd Hom'o€: COL.nty I fi~l re.SOUl~ce~ r,;zy be c.vc.il=.::l: at 2.
.t !_l't~e date...
;;€: loc:}~ ~'':':rv'i?.rd to pa..-ticipation iJ:! thi~ c()!::.5o!""'tiUE. T'..ne pJ ~:!:.i.ng
L.id QE:'.-;;::'opmE:.nt of facilities,. aT:c resec.rch - (;c;JCati.oDc...l Pl"C)9~?"-'s
O!'l pic':':,'!l ~ey -w.ill be exciting a."1d cballe.:.'"!3iI.g. rr'r:1S is 2.1)
e.Lcepti~;;]<o.l opportunit"..{ to provide a l~arning and e:.",-peri1ap..1lul
en'\';""o!l;u~:!.;t for Flo=ida's youth, college stuo.e.n'tS, adult citizens
aJ~d vi:3itors.
~c Pr(~'\.'c~t ~~rcn~~"'1
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Asst. Dea-'"1 Karine & Coasta 1. Proqy-~l!'.s
an:! !.r.==ad€:.r Saa Grc.nt ~~~JSion c:.nd
Profe:.ssor of P.~creation & Tour is;m
Dc~~~nt of Forestry
Jim Cato
Joh.... Woeste
.~aurice Cole
.~.noug . Gregory .. ~':
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UNlVlRSIH OF fLORIDA
GAI"'ESVllll, H 32611
DEP"R,MENi OF ZOOLOCY
213 BARTRAM HAll
9O~'392."07
August 19, 1992
.~
Dr. Michael J. Marshall
Coastal Resources Program
Mote Marine Laboratory
1600 Thompson Parkway
Sarasota, Florida 34236
Dear ~ike:
I am very interested in the proposal that the Mote Marine
Laboratory submitted relative to utilization and maintenance of
Pigeon Key in Monroe County. Programs of the Department of
Zoology could well rn~ke use of the Pigeon Key Laboratory
facilities and adjactnt marine communities. Certainly the
subtropical nature of the area is very different from our region,
and as such would give us an~ther study area for faculty and
graduate student research as well as for undergraduate and
graduate student class field trips. It is an ideal location for
field trips, for examples, for our summer undergraduate marine
biology course or for our graduate marine ecology course. Our
department has renewed its commitment to marine studies in the
past few years, so we will continue to look for suitable
locations for research and classwork in a State where the points
of access to the coasts are being reduced by developments.
Thanks for asking us to be potential participants in such a
program.
*~
Frank G. Nordlie
Professor and Chairman
cc: Frank J. Maturo, Jr.
AMERICAN EAGLE
lATITUDI~
s 0 LJ 1 H
(
May 12,1993
John H. Jenrette
Pigeon Key Foundation
P.O. Box 500130
Marathon, FL 33050
(305) 664-8475
Dear Mr. Jenrette,
Thank you for your interest in our publication, and specifically the Pigeon Key
photograph which appeared in the Spring 1993 issue. As per your request, enclosed
are 12 complimentary copies of that issue.
\
. Since Latitudes South covers the American Eagle destination of Marathon, we are
greatly interested in events in that area. For that reason, we would like very much to
receive "The Island Traveler" newsletter on a regular basis. Please send the
newsletter to Sharon Dan, Latitudes South editor.
Again, thank you for your interest and we look forward to finding out more about
Pigeon Key.
Sincerely,
~,V 0~/
Sara Perez
Editorial Assistant
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APPENDIX IV.
USER GROUP: ANALYSES AND DESCRIPTIONS
OF FACILITIES USE PATTERNS
Uler Group Conllderatlonl
c
The following pages provide details of numerous user groups that may have access to Pigeon Key. This
analysis has been prepared in order that we may have reasonable definitions of these groups and be able to plan and
prepare for them. More groups may be added as this document evolves.
The format that has been used by the Utilization Committee is as follows:
USER GROUP:
Defmition of the group
Definitions
User groups within the education program will include two general categories of users; these are:
Day use groups: Environmental and historical education for day use groups will be accomplished through tours of
historic structures and research facilities, snorkeling tours of surrounding habitats, lab-based classroom lecturing,
meetings, conferences or festivals. The island will also serve as a staging and departure point for field trips to
remote habitats (reef, back country, etc.).
Residential (pvernillht us~) aro\lPs: Environmental and historical education through extended education programs
or projects, conferences, environmental events, and other activities to promote communication and information
exchange on issues of local and regional importance.
STRUCTURES NEEDED
Examines what physical structures and space needs might be required for the group. In some cases, alternatives are
presented.
LOGISTICS
Considers logistics of transportation and staff needs for these groups. Other considerations are included as
warranted.
COSTS
Describes baseline (overhead) and extra costs associated with supporting this user group. These costs do not include
the Structures or Staffing costs identified earlier.
USER GROUP:
School Group. (Day Vlait)
(
Conceived for Monroe County students accompanied by their teacher. Will bring picnic lunches, require
minimal amenities but some form of educational structure.
STRUCTURES NEEDED
Classroom space/30 students
Classroom amenities (tables/desks/facilities)
Outdoor activity areas
Picnic area
Lab facilities?
Restroom facilities
LOGISTICS
Shuttle bus/boat
Staff Support: Will require an on-site supervisor/educator. May be highly involved in
educational delivery. May deliver in-the-water education.
If this becomes an in-the-water program, may require:
· acquisition of masks, snorkels, fins.
· boats capable of 30+ passenger service.
· professional captains.
· Insurance commensurate with activities (provided by the School Board).
COSTS
Would require all normal overhead costs plus some extra solid waste, sewage costs and
extra wear-and-tear maintenance costs. If this becomes an in-the-water program, will be
considerable extra cost.
USER GROUP:
CoIlele. and Unlver.ltle.
(
, Colleges and Universities have traditionally used Pigeon Key in a very "laissez fair" fashion. They provide
their own food, rent boats on their own, and all of the instruction provided comes from faculty members from the
school. Their programs have been provided without any structure supported by Pigeon Key staff.
Programs: Survey marine education programs with some research.
STRUCTURES NEEDED
These programs need:
Dorm space and beds
Kitchen space, refrigerators
Lab and lecture space
Dock space
Bathrooms/Showers
LOGISTICS
Transportation: Minimal. They drive, they rent boats.
Solid Waste: Minimal.
Staff Support: Minimal. Would need a "greeter" to outline rules and policies. Must
have an on-site person at all times, but they would not be involved in education. Would
be a resource person.
COSTS
Minimal. Water, electricity, cleaning products, etc. Would include salary for on-site
person and general overhead (electric, etc.).
USER GROUP:
Mote Marine Laboratory Sclentl.t. and VI.ltlnl Sclentl.t.
(
This user group will vary in size depending on the type of research project(s) underway at any given time.
STRUCTURES NEEDED
This usage needs:
Bathrooms
Showers
Storage space for research equipment
Research laboratory facilities.
Boats and dockage
Boat storage facility (under bridge)
Sleeping quarters
Cooking facilities
Office space
Parking area
LOGISTICS
Transportation: Boats and automobiles will be provided by Mote Marine Laboratory.
Solid Waste: Will require SW disposal in varying amounts dependent on size of research
teams.
Staff Support: Mote Marine Laboratory will provide a non-resident director for all
research activities at Pigeon Key.
COSTS
Costs of Mote's use of the Pigeon Key facilities will be paid by research grants and
contracts
.
Research facilities will initially be limited to one permanently dedicated building (the old Bridge
Foreman's House). It will be equipped with equipment as needed by individual research projects.
Wet tables and outside aquaria will be installed and maintained by Pigeon Key staff.
USER GROUP:
VlIitlng Sc:holars
(
Researchers. writers, and artists. These people want a place to work in "peace and quiet" for an extended
period. It is expected that they will bring the things they need such as computing equipment. bedding, food. and
all support equipment.
STRUCTURES NEEDED
Plan A: Onsite residence
Will need an office, lab, bed, kitchen, and bath.
Plan B: Off-site residence
Will need an area for daily work...may share office and lab space.
LOGISTICS
Transportation: None. Will require parking space, maybe dock space.
Solid Waste: Minimal.
Communications: Would need telephone/FAXlModem access.
Staff Support: Minimal. Would need a "greeter" to outline rules and policies. Would
not require an "onsite person" at all times.
COSTS
Minimal. Water, electricity, cleaning costs. All costs would be paid by fee structure. Not
expected to incur additional costs.
USER GROUP:
Volunteer Programs (FKNMS and TNC)
(
The Florida Keys National Marine Sanctuary (FKNMS) through a cooperative agreement with The Nature
Conservancy (TNC) has established a volunteer program with full-time coordinator. Among the volunteers are
groups (of 20) who will come from far away -- requiring overnight accommodation. Length of stay will usually
be a week (weekend or month), usually adults (including college students), year round. Activities will involve
support of Sanctuary Programs (off Pigeon Key) during day. Volunteers are sometimes going through a preparatory
course presentation. External facilities are available however, Pigeon Key facilities to these activities would be
welcome. Staff is provided for presentations/courses.
STRUCTURES NEEDED
This usage needs:
Dorm space (bedslbathrooms).
Cooking facilities (refrigerator, gas stoves, BBQ)
Lecture/Classroom facility.
Dive equipment storage shed.
Outdoor amphitheater/Campfire circle.
Dock.
LOGISTICS
Transportation: They drive\have vehicle
Charter local drive boat
Parking: One vehicle with a permit to park on island. All others park at Knights Key
parking facility
Laundry services
STAFF SUPPORT
Pigeon Key Caretaker
Pigeon Key Orientation
Pigeon Key and Local experts.
Coordinator - with FKNMS volunteer coordinator.
Interpreter - every group should receive an environmentallhistorical perspective
presentation during stay.
COSTS
Minimal use of utilities (electricity, water, sewage, phone) Staff salaries
USER GROUP:
Existing Education Groups
(
Under this usage the dormitory space and support facilities at Pigeon Key will be leased to other
environmental educational groups that satisfy our purposes. Examples include Mote Marine Laboratory's Marine
Science Summer Programs, Seacamp, Marine Sciences Under Sail, Marine Resource Development Foundation, etc.
The lease would be flexible (for example a 6-day/5-night program time for MML's summer program). The leasing
school or organization would furnish all teachers, instructors, boats and programming.
STRUCTURES NEEDED
These programs need:
Dorm space and beds
Kitchen space, refrigerators
Lab and lecture space
Dock space
Bathrooms/Showers
LOGISTICS
Transportation: Minimal. They drive, they rent or bring own boats
Solid Waste: Moderate to large amounts.
Staff Support: Would need a "greeter" to outline rules and policies. Must have an on-
site person at all times who will be involved in educational activities. Would be a
resource person and would coordinate needs for local experts.
COSTS
Minimal. Would include salary for on-site person and general overhead (electric, etc.).
USER GROUP:
Residential Non-College Youth Programs
(
This user group will be school children from Monroe County and elsewhere. They will be coming for
overnight (1-6 days) programs, and will require guided instruction in program areas. It is envisioned they will come
by bus, be transported from Marathon to Pigeon Key by a shuttle (boat or van), will leave the island on field trips
(by boat or van), will eat all meals on island, will have meals prepared for them, and will require much supervision.
STRUCTURES NEEDED
This usage needs:
Bathrooms/Showers
Minimal personal storage space
Minimal parking space
Dorm facilities
Dock access for boat field trips
Lab and Classroom facilities
Run-around activity space
Central cooking and eating facilities
LOGISTICS
Food: Must be provided and prepared by PKF staff.
Shelter: Secure dorm space, lab and class space.
Transportation: Shuttle bus or shuttle boat plus bus or boat for field trips. Vans or boats
may be leased as necessary.
Solid Waste: Will require much SW disposal.
Staff Support: Will require maximum staff support. Will need on-site general manager
plus instructors at ratio of one instructor to 10 students. Instructors would have to be
USCG captains, and would have to be on-site at all times students were there.
Other: May require more than minimal insurance at times when this user group is on
Pigeon Key.
OPTIONS
There are a number of ways to run programs like this. We can hire CaptainlInstructors
on an "as-needed" basis, rent 6-passenger vessels, and hire minimal extra staff for
cooking. We can alternatively rent out the facilities to existing groups (such as
MSUS/MRDF/Seacamp) who already have instructors and boats. We may also find it
more cost-effective to request catering services for meals. All amenities would be
provided by the Foundation.
COSTS
Will be major overhead costs. Food, toilet paper, cleaning products, etc. Would require
all normal overhead costs plus the extra solid waste, sewage costs and extra wear-and-tear
maintenance costs.
USER GROUP:
Pigeon Key Starr
(
This user group varies in size depending on the other intended uses of the island.
STRUCTURES NEEDED
This usage needs:
Bathrooms
Showers (if residential staff)
Minimal personal storage space
Minimal parking space
Cooking facilities (if residential)
Office space
LOGISTICS
Food: Not provided.
Shelter: Living accommodations if residential.
Transportation: Not provided.
Solid Waste:
Will require minimal SW disposal.
Staff Support: This category includes the staff.
COSTS
Will be nominal overhead costs. Food, cleaning products, etc.
USER GROUP:
Conferences and Workshops
(
Pigeon Key conceivable could host conferences and workshops organized by groups such as:
Railroad Historical Societies
Florida Audubon Society
Association of Marine Laboratories of the Caribbean (AMLC)
Florida Association of Science Teachers (FAST)
Florida Marine Science Educators Association (FMSEA)
League of Environmental Educators in Florida (LEEF)
Historical Preservation Societies
Teacher Workshops
STRUCTURES NEEDED
Dormitories
Bathrooms (full, showers included)
Meeting space (amphitheater or large classroom building).
Exhibit space
Parking
LOGISTICS
Transportation: shuttles between mainland parking
Staff: housekeeping, maintenance, coordination
COSTS
Direct costs: linen service, transportation costs, PKF staff support and coordination.
Indirect costs: water, sewage, solid waste, electricity
IMPLEMENT A TION Conferences will be encouraged to plan a Pigeon Key site as soon as the sewage treat-
ment/housing situation is addressed.
Hosting conferences presents an excellent opportunity for public relations and name-
recognition among hundreds of potential users.
POSSIBLE FEE
There are various ways to approach pricing a conference: A comprehensive fee - covers
use of the entire island.
A limited fee (per person, per building, per day)
A limited fee per person with an additional exhibitor's fee
COMPATIBILITY
Day users (controlled, guided students or visitors)
Community/civic groups for small meetings
USER GROUP:
Day Visitors
(
This user group (tourists) will come to Pigeon Key in a tour group fashion by a van which will later be
changed to a train that will travel the old seven mile bridge.
STRUCTURES NEEDED
Restroom
Dock/landing area
Parking area (if they come by shuttle bus and train)
Mainland-based Visitor's Center
Mainland-based parking
Mainland-based "gift shop"
Pigeon Key based Museum
Pigeon Key based meeting area/foul weather shelter (amphitheater)
Signs/displays
LOGISTICS
. Guides (commercial or volunteer Pigeon Key)
. Shuttle buseslboats
Staff: Will need on-site contact present at all times
COSTS
Moderate:
All normal overhead (cleaning products, etc)
Extra costs for landscape and maintenance
Extra cost for guides.
Moderate extra cost for sewage/solid waste
Extra insurance
May require handicap access costs
USER GROUP:
Festivals
(
This user group will be temporary -- will be large crowds of people for special festivals such as Pigeon Key
Day, Railroad Festival, antique auto shows, arts festivals, etc. May be one or two days in duration. No overnight
occupancy. May be 3-10 per year.
STRUCTURES NEEDED
Parking on island
Parking on Mainland
Inside facilities
Museum
Food prep areas
Temporary booths or tables, etc.
LOGISTICS
Shuttles(bus or boat or both)
Use of bridge
Much preparation/1andscape and maintenance
Much cleanup
Food: prepared by vendors
Staff: Will require multiple and strong on-site presence
COSTS
All normal overhead costs plus
. extra sewage facilities
· extra solid waste
. extra cleanup and maintenance
. extra administrative coordination
. advertising
· extra insurance?
(
APPENDIX V.
ESTIMA TE OF CAPITAL EXPENSES NECESSARY
FOR PIGEON KEY'S PHYSICAL PLANT
(
Structurel Action Use Cost
Bridie W orken Dorm Dorm $7,000
Repair Bathroom, kitchen
Cosmetic paint
Main Dlnln& Hall ClasslLab $10,000
Repair bathroom, plumbing
Re-establish labs, classroom
Cosmetic paint
(Un-named) Visiting Scholar $500
Cosmetic paint
Big Guest House Museum $6,000
Repair bathroom, plumbing
Cosmetic paint
Main House Residence $1,000
Cosmetic paint
Small Guest House Mote Lab $2,000
Cosmetic paint
Foreman's House Storage $500
Cosmetic paint
VIP House Museum $1,000
Cosmetic paint
Boat Dock $3,000
Replank
Public Restrooms $22,000
Complete renovation
Other Structures (Cabanas, etc.) $500
Cosmetic paint
Totals $53,500
(
Historic Renovation of Existinl Buildings Cost Estimate (Based on Beebe Report)
ExteriorlInterior Total
Building estimate Estimate
Bridge Worken Dorm Exterior $112,000
Interior $68,000 $180,000
Main Dlnlnl Hall Exterior $224,000
Interior $224,000
(Un-named) Exterior $24,000
Interior $29,000 $49,000
Small Guest House Exterior $177,000
Interior $68,000 $245,000
Main House Exterior $160,000
Interior $20,000 $180,000
Big Guest House Exterior $80,000
Interior $68,000 $148,000
VIP House Exterior $42,000
Interior $68,000 $110,000
Main House Exterior $72,000
Interior $68,000 $140,000
Total..... SI,276,000
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PRODUCE~' ·
12/ 10/ ':13
THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND
CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. TI'lIS CERTIFICATE
DOES NOT AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE
POLICIES BELOW,
WYMAN GREEN & BLALOCK INC
POBOX 90~)C}
BRADEN TON FL 34206
COMPANIES AFFORDING COVERAGE
f~T~~NY A
AUTO-OWNERS INS CO
INSURED
f~T~~~NY B
ByIQ~~T ~
l ~II ?l q ~ -
OATE -
WAlVffi: "fA ~ YES
PICEOI\[ f<CY
F(JUNDATIor'j Ir'~c
P 0 80>< 500130
j'ilr::iRATHON
f~T~~~NY C
F-L. 33050
f~T~~~NY D
f~T~~~NY E
THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD
INDICATED, NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS
CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS,
EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS.
CO
LTR
TYPE OF INSURANCE
POLICY NUMBER
POLICY EFFECTIVE POLICY EXPIRATION
DATE (MMIDDIYY) DATE (MMIDDIYY)
LIMITS
A GENERAL LIABILITY 93231 4530/0
>< COMMERCIAL GENERAL LIABILITY
CLAIMS MADE >< OCCUR.
OWNER'S & CONTRACTOR'S PROTo
8/23/{~;~;
8/2:3/94 GENERAL AGGREGATE $1 ,000 ,000
PRODUCTS-COMPIOP AGG. $I, 000 ,000
PERSONAL & ADV. INJURY $500,000
EACH OCCURRENCE $500 ,000
FIRE DAMAGE (Anyone fire) $ 5 0 , 000
MED. EXPENSE (Anyone person) $'3 ,000
AUTOMOBILE LIABILITY
ANY AUTO
ALL OWNED AUTOS
SCHEDULED AUTOS
X HIRED AUTOS
X NON-OWNED AUTOS
GARAGE LIABILITY
932312453078
8/23/93
8/23/94
COMBINED SINGLE $ 500,000.
LIMIT
BODILY INJURY $
(Per person)
BODILY INJURY $
(Per accident)
PROPERTY DAMAGE $
EACH OCCURRENCE $
AGGREGATE $
EXCESS LIABILITY
UMBRELLA FORM
OTHER THAN UMBRELLA FORM
Recei W'~.
Mgmt. & L,;s:.: Control
WORKER'S COMPENSATION
AND
EMPLOYERS' LIABILITY
~
STATUTORY LIMITS
EACH ACCIDENT $
DISEASE-POLICY LIMIT $
DISEASE-EACH EMPLOYEE $
OTHER
DESCRIPTION OF OPERATIONS/LOCATIONSIVEHICLES/SPECIAL ITEMS
* CERTIFICATE HOLDER IS ALSO ADDITIONAL INSURED ON THE POLICY.
*
1'10NPOf:: COUI'.~TY
BOARD OF COMMISSIONERS
5100 COLLEGE PO STOCK I
KEY WEST FL 33040-4399
SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE
EXPIRATION DATE THEREOF, THE ISSUING COMPANY WILL ENDEAVOR TO
MAIL -.!.9DAYS WRITTEN NOTICE TO THE CERTIFICATE HOLDER NAMED TO THE
LEFT, BUT FAILURE TO MAIL SUCH NOTICE SHALL IMPOSE NO OBLIGATION OR
LIABILITY OF ANY KIND UPON THE COMPANY, ITS AGENTS OR REPRESENTATIVES.
ZA
'i':'OttJnen, ..'
,', ~ '.-
-
INSfJRf.nCE' COMPANY
LANSING MI 48909-8160
POLICY NUMBER 932312 20453078 00 93
INSURED: PIGEON KEY FOUNDATION INC
4344 SW 73RD AVE
.MIAMI Fl 33155-4552
AGENT:12167
WYMAN. GREEN & BLALOCK. INC.
1111 8TH AVE WEST (34205)
BRADENTON FL 34206
POLICY PERIOD: FROM 08/23/93 TO 08/23/94 AT 12:01 A.M. STANDARD TIME AT YOUR MAILING
ADDRESS SHOWN ABOVE.
CG 2024 ADDITIONAL INSURED - OWNERS OR OTHER INTERESTS
FROM WHOM LAND HAS BEEN LEASED
DESIGNATION OF PREMISES: US HWY 1. PIGEON KEY. FL
NAME OF PERSON OR ORGANIZATION: MONROE COUNTY
.!S I 00 (!OLLEQ,t; Ri) - SiotY( .:c:sLAvl)
I1E'I (dES r FL L1~D9
J 3304/ ()... ,~7
SEP 0 1 \993
55056 (7/87)
AGENT COPY
3390 08/30/93
l:
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Oi u::;;:: ~::. E t~.a .:I;;~ 1:3 t.. If~~ 0.." (]I II:::::: n'.::: 'II'
1111 8TH AVENUE WEST
BRADENTON. FLORIDA 34205
(813) 746-1431
::0:: II"',D (::: '..
~, .
DECEMBER 10, 1993
RECEIVED
DEe lit 1993
COUNTY ADMINISTRATOR
MONROE COUNTY
BOARD OF COMMISSIONERS
5100 COLLEGE RD - STOCK
KEY WEST, FL 33040-4399
ISLAND
RE: ADDITIONAL INSURED ON LIABILITY POLICY FOR PIGEON KEY
TO WHOM IT MAY CONCERN:
ENCLOSED PLEASE FIND A REVISED CERTIFICATE SHOWING THAT MONROE
COUNTY IS AN ADDITIONAL INSURED ON THE LIABILITY POLICY WHICH
INCLUDES NON-OWNED AND HIRED LIABILITY. ALSO ENCLOSED IS
A COPY OF THE POLICY SHOWING MONROE COUNTY AS AN ADDITIONAL
INSURED. IF YOU HAVE ANY QUESTIONS PLEASE CALL. THANK YOU.
SINCERELY,
'mo4J~~
MARILYN BROPHY, CSR
~
BAN.n..IJ,llS INSURANCE COMPANY
P.O, BOX 15707 I ST. PETERSBURG, FLORIDA 33733
HEAR MORTGAGEE
Direct all changes for this
policy to the agent shown
on this declaration page.
REVISED POLICY FLOOD DECLARATIONS
INSUREDS NAME AND ADDRESS
PIGEON KEY FOUNDATION
PO BOX 500130
MARATHON FL 33050
POLICY NUMBER 09 0007276321 00
POLICY TERM IS FROM 8/24/93 TO 8/24/94
12:01 A.M. TIME AT THE INSURED
PROPERTY LOCATION.
ENDORSEMENT EFFECTIVE DATE 10/12/93
AGENTS NAME AND ADDRESS 09-0089901
WYMAN GREEN AND BLALOCK INC
POBOX 9029
BRADENTON FL 34206-9029
TELEPHONE #: 305-266-8500
TELEPHONE #: 813-748-1431
BILL TO: INSURED
AMOUNT OF COVERAGE - BUILDING
DEDUCTIBLE - BUILDING
$60.000
$750
CONTENTS
CONTENTS
$0
$0
DESCRIPTION OF BUILDING - NON-RESIDENTIAL
TWO FLOORS
WITH NO BASEMENT
DESCRIPTION OF CONTENTS -
* GENERAL *
* PROPERTY *
* FORM *
RATING DATA: REGULAR PROGRAM
PRE-FIRM
ZON E : V.. l)
NON-ELEVATED BLDG
COMMUNITY AREA: MONROE COUNTY* COMMUNITY NUMBER: 125129 1560F
COMMUNITY CLASSIFICATION: 09 / 5%
BUILDING WAS CONSTRUCTED OR SUBSTANTIALLY IMPROVED PRIOR TO 1/01/75
RATES ARE PER 100 DOLLARS or COVERAGE
BUILDING AND CONTENTS COVERAGE IN FORCE
* * * * * BASIC * * * * * * * * * ADDITIONAL
COVERAGE RATE PREMIUM COVERAGE RATE
BLDG 60000 X .65 = $390 0 X .00 =
CONT 0 X .00 = $0 0 X .00 =
PREMIUM
$0
$0
DISC
20
o
TOTAL
PREMIUM
$370.00
$.00
$370.00
$45.00
$25.00
$.00
$138.00
$261.00
$399.00
* * * *
PROPERTY ADDRESS
US HWY 1 BLDG 4
PIGEON KEY
MARATHON FL 33050
ANNUAL SUBTOTAL
EXPENSE CONSTANT
FEDERAL SERVICE FEE
PROBATION SURCHARGE
PREVIOUSLY PAID PREMIUM
PREMIUM ADJUSTMENT
TOTAL PREMIUM
FIRST MORTGAGEE
MONROE COUNTY
5100 COLLEGE RD
STOCK ISLAND
KEY WEST FL 33040-4399
Recel ved
Risk Mgmt. & Loss Control
DATE /r?- a-'13
INITIAL f ~
APN10VED BY plC::1<' 'H~'~r,FMENT
ovCU?tf ~r:'~
DATE ~l ~ t~
WAIVER: N/A X YES
.
These Declarations are as of
12/04/93
Date
BIC-F-D (REV. 6/85)
ST PETERSBURG. fl.
City, State
R . R . ADAivtS
Authorized Signature
MORTGAGEE
BANAIf,71S INSVRANCE COMPANY
P.O. BOX 15707 I ST, PETERSBURG, FLORIDA 33733
() [\/I B
DEAR MORTGAGEE
Direct all changes for this
policy to the agent shown
on this declaration page.
REVISED POLICY FLOOD DECLARATIONS
INSUREDS NAME AND ADDRESS
PIGEON KEY FOUNDATION
PO BOX 500130
MARATHON FL 33050
POLICY NUMBER 09 0007276310 00
POLICY TERM IS FROM 8/24/93 TO 8/24/94
12:01 A.M. TIME AT THE INSURED
PROPERTY LOCATION.
ENDORSEMENT EFFECTIVE DATE 10/10/93
AGENTS NAME AND ADDRESS 09-0089901
WYMAN GREEN AND BLALOCK INC
P C BOX 9029
BRADENTON FL 34206-9029
TELEPHONE #: 305-266-8500
TELEPHONE #: 813-748-1431
BILL TO: INSURED
AMOUNT OF COVERAGE - BUILDING
DEDUCTIBLE - BUILDING
$24.000
$750
CONTENTS
CONTENTS
$0
$0
DESCRIPTION OF BUILDING - NON-RESIDENTIAL
TWO FLOORS
WITH NO BASEMENT
DESCRIPTION OF CONTENTS -
* GENERAL *
* PROPERTY *
* FORM *
RATING DATA: REGULAR PROGRAM
PRE-FIRM
ZONE: V16
ELEVATED BLDG
COMMUNITY AREA: MONROE COUNTY* COMMUNITY NUMBER: 125129 1560F
COMMUNITY CLASSIFICATION: 09 / 5%
BUILDING WAS CONSTRUCTED OR SUBSTANTIALLY IMPROVED PRIOR TO 1/01/75
RATES ARE PER 100 DOLLARS OF COVERAGE
BUILDING AND CONTENTS COVERAGE IN FORCE
* * * * * BASIC * * * * * * * * * ADDITIONAL
COVERAGE RATE PREMIUM COVERAGE RATE
BLDG 24000 X .65 = $156 0 X .00 =
CONT 0 X .00 = $0 0 X .00 =
* * * *
PREMIUM
$0
$0
DISC
8
o
TOTAL
PREMIUM
$148.00
$.00
$148.00
$45.00
$25.00
$.00
$154.00
$56.00
$210.00
PROPERTY ADDRESS
US HWY 1 BUILDING 10
PIGEON KEY
MARATHON FL 33050
ANNUAL SUBTOTAL
EXPENSE CONSTANT
FEDERAL SERVICE FEE
PROBATION SURCHARGE
PREVIOUSLY PAID PREMIUM
PREMIa!'- ADJUSTMENT
TO ..I).L PREMIUM
FIRST MORTGAGEE
MONROE COUNTY
5100 COLLEGE RD
STOCK ISLAND
KEY WEST FL 33040-4399
Recel ved
Risk Mgmt, & Loss Control
DATE /;1 - ~- 'J-3
INI'i1AL --m
BY
NAIVER: N/A
These Declarations are as of
12/04/93
Date
BIC-F-D (REV. 6/85)
ST PETERSBURG. FL.
City, State
R. R. ADAMS
Authorized Signature
MORTGAGEE
...l..'l'::,'ICc-;
PART 2: ]\'iIS DECLARATION PAGE, WITH POLICY PROVISIONS-PART 1 AND ENDORSEMENTS. IF ANY ISSUED TO FORM A PART
THEREOF. COMPLETE THE BELr lUMBERED FLO~IDA WINDSTORM UNDERWRI" I ASSOCIATION POLICY.
FLORIDA Wh'llDSTORM UNDERWRITING A~SOCIATION
1000 RIVERSIDE AVE" · SUITE 408, JACKSONVILLE, FLORIDA 32204
INSURED'S NAME AND ADDRESS
PIGEON KEY fOUNDATION
?;. 3])( S00130
~A~ATHC~ FL 3305J
CHANG:: NO.
1 THIS IS A I AN AME\fDEJ
POLlCYTERM E~/23/93 TO 3/23/94 AT 12:01 A.M. ISTANDARDTIMEI
INCEPTION DATE EXPIRATION DATE
t; F~FR A L FHJS T N!=S C;
DECLARATIONS PAGE
THIS CHA~GE IS EFFECTIV~ l0/12/9~
POLICY NO.
201025
PAGE
2..
a..'!1~-~",",",=-- m . .",..~M",'.1@' " ."- x'''_;!r~,,",..' 'w!l~-"-m~'- '" m "__nm---~ Tl""""~
~" .~, "i """W ,or; )fiP'i':~ }V~"" ~ ',. "k{('i'Vii;;""r" \~ '" ':m1ffi;Jt'l,?1;t~:~-:j:<:" \~Q{rl'~(' .ll;~V~'"
f :"~'1~ ~ u ",,' :' ~ "" ~r ~J;"\-,' ~~ ,,,:>: :. '"'(J't" .~T ' ,,~ qA<~~,,~ 1 t l, ~ \t5 ,~ J"",
';".,:l}~ ~ '," )~ ~,/."~ ~.~'~ :"",1:(:. i~,' ,~,,~~1 ~<"'",~/: it'" \. ~K l sm rtJ '" ,,~"'!'<,). ~,
.nL.:i",.. . ," . ~d"",.A" ,_ ",.l0.A",~~""",".""""h._',W''''''''',,",'" 0..... L __ _=."",~,~u,,
$
$
% $
%
$
%
~ TWJ STJ?Y F~A~~ (10) J~IT MOT~L KIA PIGEON KEY 8LOG 7 tOC:
32,:.05
v
3G
500
90
.84-7
283
1.0
o
(,.863 p)
j
KIA PIGeON KfY.BLbG 8 Loe:
500' 901 l-06
15
1.0 1
6
TWJ STORY FRAME (2) UNIT MQTEL
~~3, 375
80
L ..--; C :
( .363 P)
UNITICOTTAGE KIA PIGEON KEY 8LOG 91
7
TwJ STORY FRAME (3)
L.:;,SQ6
o
3D
500
I
I 90
l-Ob
83
1. J
~~~
0NE STJRY F~AHE LABORATotV KIA
25,()OO 0 '80
( .863 1>)
PIGEON KEY BLDG 10 Lac:
500 90 .818
208
I.J
( .863 P)
INITlM
TOTAL REMIUM
$
65,000
31.06
$
2,441.94
311.QO
$
MORTGAGEE/LOSS PAYEE
. MO~~DE COUNTY
310J CJlLEGE ~o~o
ST1C,{ IS:".\i'CD
~~y Wi~T, FL 33J40
,~,'n~
~. . lO--:it. ' .1
C!.-.. C ,
7<-:i
PRODUCER:
~Y~AN-GR~~i ~ ~L~LJC(
1111 3fH AVE~UE ~EST
P ;) dlJX 9029
S1~J~~TGN, FL 34206
PAYOR:
U';SUR.'::D
l
FWUA 3 lED. 7/1f71
C~53
P,U"H:'J: Ie: 113/n
I DATE
POLley O~CLARA T10N COpy
SJG
SS58
f, .t\? ,~D ::,)
PART 2: ~IS DECLARATION PAGE INITH POLICY PROVISIONS-PART 1 AND ENDORSEMENTS 'F ANY ISSUED TO FORM A PART
THEREOF, COMPLETE THE BEll ~UMBERED FLORIDA WINDSTORM UNDERWRr i ASSOCIATION POLICY.
FLORIDA WINDSTORM UNDERWRITING ASSOCIATION
1000 RIVERSIDE AVE., · SUITE ai, JACKSONVILLE, FLORIDA 32204
INSURED'S NAME AND ADDRESS
?I;~J~ <EY FCU~DATIJN
P. C: . 3] X 5 :) J 1 30
~AK~THON FL 3305)
GENERAL BUSINESS
DECLARATIONS PAGE
THIS CHANGE IS EFFECTIV= 10/12/93'
POLICY NO.
CHANG!=: NO.
1 THIS IS A I A'<J ,\MENOE:)
POLICY TERM 1:"/2.3/93 TO 8/23/94 AT 12:01 A.M. (STANDARD TIME)
INCEPTlON DATE EXPIRATION DATE
207025
PAGE:
1
a~~~"':';-";'ij~~" ... "~::~<;:~~~F-~~H~,:;~"" - ';1'~~_7'" ,_.",-~
i1, u;~'> ~~ ~fl~~o; ,<<'w", :'}~'~~:}\<&Mi'< \ ""t,,, F~,,," ~~ ~'^~~~ :f
""',_~_~>k .tJ4~;. , ' ',~ .. , ",~i$'~~\~>,d:,..~.:k;:Jlh~A' ,.. H 4. ,>,~ N&". '~d~
$
$ % $ %
* TrlIS STAT~~~~T OF COVE~A$E GIVES TriE STATUS DF
CHA~;:::{S).
NQ ADDITIONAL OR RETURN PREMIUM lESULTiO
r~J STJRY FRAME (lO) UNIT MOTEt KIA PISEON KEY
PIGE:O"J '<iY,
HwY 1
1
:33,942
MARA THO ,'4
500
90 ,
o
90
...,
L
nn STJ~Y FP,AME Cdl UNIT MaTEL KIA PIGlfON j([Y
l
30,)12 0 30 500 . 90
rWJ STOW JRAKE (6) UNIT /IOTE KIA PItON
Q ao 500 90
:;,
66,QOO
$ %
YOU~ PJlICY AFTER THE RECE~T
FKO~ THIS CHANGECS)
BLOG 1 loe:
.8ft7
( .863 P)
BLDG2
MONROE
723
FL 33050
1. {)
.84-7
llC:
1.)
439
( .863 ?)
KEY BLOG .. toe:
8+7
'"
559
.)
,'(..8&3 P)
.c'} TW;.) STOH.Y FRAME C'TTAGE I{/;~ PI EON KEY SLOG 6 lOC:
PIGEDN i<C:Y
34,264
500
o
80
90
TOTAL AMOUNT OF COVERAGE
APPLICABLE TO AUTOMATIC OTHER
INCREASE PROVISION
PREMIUM PREMIUM
FOR AUTOMATIC FOR OTHER
INCREASE PROVISION
$ $
$
$
SUBJECT TO FORM NO(S):
MORTGAGEE/LOSS PAYEE
*
PRODUCER:
~Y~AN-;~E~N ~ dl~l2SK
1111 8TH AVENUE WE3T
? ~j .L.X 9'JLQ
~~AJ=~TJN, fL 3+2J6
PAYOR:
FWUA 3 lEO, .1/871.,
.. :!. ] "--'
DATE
POLley O~CLA?~rh..,);\l COpy
p~INr~ : 1)/13/93
I-06
104
1.0
( .863 P)
PREMIUM
FOR REINSURANCE
TOTAL ANNUAL PREMIUM
$
INSJRtD
SJ;
'1;>53
At~ttlllt~
U~_,i~i_CIC:" l (j
COMPANIES AFFORDING COVERAGE
PRODUCER
l.Jj 1"1 fC11,j (.'1 f< E E f'i "
F~' C) E: 0 >:: ,.,
bF';(l[)Ej',! T O('.!
: ::~42:()6
~~T~~NY A
(.:j 1..) 'I' () "" () l,.,j r\~ I 1\.!
iJUi'jl)(\ i 1 (iil I i'l(
~~T~~~NY C
APPROVED BY RISK MANAGEMENT
::TE ~~~y -
11L.,:. f'l I\! ('WAIVrR>i N/A L YES
INSURED
~~T~~~NY B
i.'~) I C1 E U (.,1 1':'" E'~ "{
r,,) l.) E3: () >< r::, () ().L j (~J
j.....'\ (>ll-? (>i "f i"'l C) ()
I.
I.~l
~~T~~~NY D
i ~.:.>
">"'1\
~~T~~~NY E
THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD
INDICATED, NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS
CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS,
EXCLUSIONS AND CONDITIONS OF SUCH POLICIES, LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS,
CO
LTR
TYPE OF INSURANCE
POLICY NUMBER
POLICY EFFECTIVE POLICY EXPIRATION
DATE (MM/DD/YY) DATE (MMIDDIYY)
LIMITS
I: GENERAL LIABILITY
COMMERCIAL GENERAL LIABILITY
CLAIMS MADE / OCCUR,
OWNER'S & CONTRACTOR'S PROTo
'~-? -).:::'
" "
:::'.1 ) '_,.J
(::::. ,/
q GENERAL AGGREGATE
$.L .. \,)i..)
()(-}\
PRODUCTS-COMP/OP AGG. $., ',) () i) ,I) 0 ()
PERSONAL & ADV. INJURY :6 () C' ,,00('
EACH OCCURRENCE
$;,_1 I.:,) () " <_) () ()
FIRE DAMAGE (Anyone fire) $'.) () , () () ()
MED, EXPENSE (Anyone person) $', () I,) ,,)
AUTOMOBILE LIABILITY
ANY AUTO
ALL OWNED AUTOS
SCHEDULED AUTOS
HIRED AUTOS
NON-OWNED AUTOS
GARAGE LIABILITY
EXCESS LIABILITY
UMBRELLA FORM
OTHER THAN UMBRELLA FORM
COMBINED SINGLE $
LIMIT
BODILY INJURY $
(Per person)
BODILY INJURY $
(Per accident)
PROPERTY DAMAGE $
EACH OCCURRENCE $
AGGREGATE $
D
WORKER'S COMPENSATION
AND
l,JC:() 7 3() 1 C,l
t~~ /2,'3,/ (:}:3
(i./ :'~../()/1
..\ STATUTORY LIMITS
EACH ACCIDENT
DISEASE-POLICY LIMIT
$L ()O ,(ie'
$':)()O .. 1'0
EMPLOYERS' LIABILITY
DISEASE-EACH EMPLOYEE $J. () 0 , () () ()
OTHER
Received
Risk Mgmt. & Loss Control
DESCRIPTION OF OPERATIONS/LOCATIONSIVEHICLES/SPECIAL ITEMS
UONf)(: f.)E,F:
j'-'I C.lii ,; t:' C I,) I) l"lli
.L 1,)(,' U i.i:::i:J::;
"
('! f:\ i\! {~i; E h
1'1 (11'1 (1 (, 2. i"1 2. i\j i
SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE
EXPIRATION DATE THEREOF, THE ISSUING COMPANY WILL ENDEAVOR TO
MAIL ~ DAYS WRITTEN NOTICE TO THE CERTIFICATE HOLDER NAMED TO THE
LEFT, BUT FAILURE TO MAIL SUCH NOTICE SHALL IMPOSE NO OBLIGATION OR
LIABILITY OF ANY KIND UPON THE COMPANY, ITS AGENTS OR REPRESENTATIVES,
f~: 1 '::;,i',
!,~' i I
i;I.Jt:.:.,
r- L..
(). 1 i.)
,At~ttlll...
CERTlFlCATI: OF INSURANCE
ISSUE DATE (MM/DDIYY)
PRODUCER
9/03/93
THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND
CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER, THIS CERTIFICATE
DOES NOT AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE
POLICIES BELOW. ./ ~--.
WYMAN GREEN & BLALOCK INC
POBOX 9029
BRADEN TON FL 34206
, ,....
COMPANIES AFFORDING COVERAGE '~
COMPANY A
LETTER
AUTO OWNERS INS CO
INSURED
PIGEON KEY
FOUNDATION INC
POBOX 500130
MARATHON
f~T~~NY B
!
FL 33050
f~T~~~NY D
APPROVED BY RISK MANA.GfMfNT
BY C0 ~d-=~~ If-
DATE \ , 1-;/ CfJ
i- YES
WAIVER:
Nt.
f~T~~NY C
f~T~~~NY E
COVERAGES
THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD
INDICATED, NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS
CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS,
EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS.
CO
LTR
TYPE OF INSURANCE
POLICY NUMBER
POLICY EFFECTIVE POLICY EXPIRATION
DATE (MM/DDIYY) DATE (MM/DDIYY)
LIMITS
A GENERAL LIABILITY 932312453078
X COMMERCIAL GENERAL LIABILITY
CLAIMS MADEX OCCUR.
OWNER'S & CONTRACTOR'S PROTo
8/23/93 8/23/94 GENERAL AGGREGATE li ,000 ,000
PRODUCTS.COMP/OP AGG. li, 000 ,000
PERSONAL & ADV. INJURY SOO, 000
EACH OCCURRENCE SOO ,000
FIRE DAMAGE (Anyone fire) SO, 000
MED. EXPENSE (Anyone person) S ,000
AUTOMOBILE LIABILITY
ANY AUTO
ALL OWNED AUTOS
SCHEDULED AUTOS
HIRED AUTOS
NON.OWNED AUTOS
GARAGE LIABILITY
EXCESS LIABILITY
UMBRELLA FORM
OTHER THAN UMBRELLA FORM
COMBINED SINGLE $
LIMIT
BODILY INJURY $
(Per person)
BODIL Y INJURY $
(Per accident)
PROPERTY DAMAGE $
EACH OCCURRENCE $
AGGREGATE $
AND
STATUTORY LIMITS
EACH ACCIDENT
DISEASE-POLICY LIMIT
$
$
WORKER'S COMPENSATION
EMPLOYERS' LIABILITY
DISEASE-EACH EMPLOYEE $
OTHER
DESCRIPTION OF OPERATIONS/LOCATIONS;VEHICLES/SPECIAL ITEMS
* CERTIFICATE HOLDER IS ALSO ADDITIONAL INSURED
Received
Risk Mgrnt & Loss Control
/:l _ /'::....
DATE / /~ /-
INITIAL HU
-1C-6
o/c...
<8I'f1AeATlI'fOLDER
MONROE COUNTY
5100 COLLEGE RD - STOCK ISLAND
KEY WEST FL 33040-4399
SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE
EXPIRATION DATE THEREOF, THE ISSUING COMPANY WILL ENDEAVOR TO
MAIL J:.Q... DAYS WRITTEN NOTICE TO THE CERTIFICATE HOLDER NAMED TO THE
LEFT, BUT FAILURE TO MAIL SUCH NOTICE SHALL IMPOSE NO OBLIGATION OR
LIABILITY OF ANY KIND UPON THE COMPANY, ITS AGENTS OR REPRESENTATIVES.
~'e;~r';;
ZA
@ACORO CORPORATION 1910
ACQJm 26-8 (7190)
BAA.. ...j,71S INSURANL'F COMPANY
P.o. BOX 15707 I ST. PETERSBURG, FlORIDA 33733
DEAR MORTGAGEE
Direct all changes for this
policy to the agent shown
on this declaration page.
REVISED POLICY FLOOD DECLARATIONS
INSUREDS NAME AND ADDRESS
PIGEON KEY FOUNDATION
PO BOX 500130
MARATHON FL 33050
POLICY NUMBER 09 0007276325 00
POLICY TERM IS FROM 8/24/93 TO 8/24/94
12:01 A.M. TIME AT THE INSURED
PROPERTY LOCATION.
ENDORSEMENT EFFECTIVE DATE 8/24/93
AGENTS NAME AND ADDRESS 09-0089901
WYMAN GREEN AND BLALOCK INC
POBOX 9029
BRADEN TON FL 34206-9029
TELEPHONE #: 305-266-8500
TELEPHONE #: 813-748-1431
BILL TO: INSURED
AMOUNT OF COVERAGE - BUILDING
DEDUCTIBLE - BUILDING
$32.900 CONTENTS
$750 CONTENTS
$0
$0
DESCRIPTION OF BUILDING - NON-RESIDENTIAL WITH NO BASEMENT
TWO FLOORS
* GENERAL *
* PROPERTY *
* FORM *
DESCRIPTION OF CONTENTS -
RATING DATA: REGULAR PROGRAM
PRE-FIRM lONE: V12
ELEVATED BLDG
COMMUNITY AREA: MONROE COUNTY* COMMUNITY NUMBER: 125129 OOOOC
COMMUNITY CLASSIFICATION: 09 / 5%
BUILDING WAS CONSTRUCTED OR SUBSTANTIALLY IMPROVED PRIOR TO 1/01/75
RATES ARE PER 100 DOLLARS OF COVERAGE
2UILO:::NG AND CONTENTS COvERAGE IN FORCE.
* * * * * BASIC * * * * * * * * * ADDITIONAL
COVERAGE RATE PREMIUM COVERAGE RATE
BLDG 32900 X .65 = $214 0 X .00 =
CONT 0 X .00 = $0 0 X .00 =
* * * *
PREMIUM DISC
$0 11
$0 0
TOTAL
PREMIUM
$203.00
$.00
$203.00
$45.00
$25.00
$.00
$273.00
$.00
$273.00
PROPERTY ADDRESS
SAME AS ABOVE
,<:J..
.\ \,;.).
~<i\
() \"- \<1~~
\"1 \
\ ",
'y:\'
'\}i>
ANNUAL SUBTOTAL
EXPENSE CONSTANT
FEDERAL SERVICE FEE
PROBATION SURCHARGE
PREVIOUSLY PAID PREMIUM
PREMIUM ADJUSTMENT
TOTAL PREMIUM
FIRST MORTGAGEE
MONROE COUNTY
5100 COLLEGE RD
STOCK ISLAND
KEY WEST FL 33040-4399
Theile Declarations are lIB of
10/13/93
Date
Ble-p-D (REV. 6I8S)
ST PETERSBURG. FL. R. R. ADAMS
City, State Authorized Signature
MORTGAGEE
/JAl\. 'IRS INSlJR4NCE COMPANY
P.O. BOA 15707/ ST. PETERSBURG, FLORIDA 33733
DEAR MORTGAGEE
Direct all changes for this
policy to the agent shown
on this declaration page.
INSUREDS NAME AND ADDRESS
PIGEON KEY FOUNDATION
PO BOX 500130
MARATHON FL 33050
TELEPHONE I: 305-266-8500
AMOUNT OF COVERAGE - BUILDING
DEDUCTIBLE - BUILDING
REVISED POLICY FLOOD DECLARATIONS
POLICY NUMBER 09 0007276308 00
POLICY TERM IS FROM 8/24/93 TO 8/24/94
12:01 A.M. TIME AT THE INSURED
PROPERTY LOCATION.
ENDORSEMENT EFFECTIVE DATE 8/24/93
AGENTS NAME AND ADDRESS 09-0089901
WYMAN GREEN AND BLALOCK INC
POBOX 9029
BRADENTON FL 34206-9029
TELEPHONE I: 813-748-1431
BILL TO: INSURED
$26.600 CONTENTS
$750 CONTENTS
$0
$0
DESCRIPTION OF CONTENTS -
DESCRIPTION OF BUILDING - NON-RESIDENTIAL WITH NO BASEMENT
TWO FLOORS
RATING DATA: REGULAR PROGRAM
· GENERAL.
· PROPERTY ·
· FORM ·
PRE-FIRM lONE: V16
ELEVATED BLDG
COMMUNITY AREA: MONROE COUNTY. COMMUNITY NUMBER: 125129 1560F
COMMUNITY CLASSIFICATION: 09 / 5%
BUILDING WAS CONSTRUCTED OR SUBSTANTIALLY IMPROVED PRIOR TO 1/01/75
RATES ARE PER 100 DOLLARS OF COVERAGE
BUILDING AND CO~JTENTS COVERAGE IN FORCE
· · · · · BASIC · · · .. .... ADDITIONAL
COVERAGE RATE PREMIUM COVERAGE RATE
BLDG 26600 X .65 = $173 0 X .00 =
CONT 0 X .00 = $0 0 X .00 =
PROPERTY ADDRESS
US HWY 1 BUILDING 9
PIGEON KEY
MARATHON FL 33050
...,
'\i\O
. <"",,-, \ l~ \qq")
\;v \
~
FIRST MORTGAGEE
MONROE COUNTY
5100 COLLEGE RD
STOCK ISLAND
KEY WEST FL 33040-4399
These Declarations are as of
10/13/93
Date
SIC-P-D (REV. CWSS)
. . . .
TOTAL
PREMIUM
$164.00
$.00
$164.00
$45.00
$25.00
$.00
$234.00
$.00
$234.00
PREMIUM DISC
$0 9
$0 0
ANNUAL SUBTOTAL
EXPENSE CONSTANT
FEDERAL SERVICE FEE
PROBATION SURCHARGE
PREVIOUSLY PAID PREMIUM
PREMIUM ADJUSTMENT
TOTAL PREMIUM
ST PETERSBURG. FL. R. R. ADAMS
City, State Authorized Signature
MORTGAGEE
BAA.. -ft71S INSlIRANCE COMPANY
P.O. BOX 15707 I ST. PETERSBURG, FlDRIDA 33733
DEAR MORTGAGEE
Direct all changes for this
policy to the agent shown
on this declaration page.
INSUREDS NAME AND ADDRESS
PIGEON KEY FOUNDATION
PO BOX 500130
MARATHON FL 33050
REVISED POLICY FLOOD DECLARATIONS
POLICY NUMBER 09 0007276317 00
POLICY TERM IS FROM 8/24/93 TO 8/24/94
12:01 A.M. TIME AT THE INSURED
PROPERTY LOCATION.
ENDORSEMENT EFFECTIVE DATE 8/24/93
AGENTS NAME AND ADDRESS 09-0089901
WYMAN GREEN AND BLALOCK INC
POBOX 9029
BRADEN TON FL 34206-9029
TELEPHONE I: 305-266-8500
TELEPHONE I: 813-748-1431
BILL TO: INSURED
AMOUNT OF COVERAGE - BUILDING
DEDUCTIBLE - BUILDING
$84.000 CONTENTS
$750 CONTENTS
$0
$0
DESCRIPTION OF BUILDING - NON-RESIDENTIAL WITH NO BASEMENT
TWO FLOORS
DESCRIPTION OF CONTENTS -
· GENERAL.
· PROPERTY ·
· FORM ·
RATING DATA: REGULAR PROGRAM
PRE-FIRM lONE: V17
ELEVATED BLDG
COMMUNITY AREA: MONROE COUNTY. COMMUNITY NUMBER: 125129 OOOOC
COMMUNITY CLASSIFICATION: 09 / 5%
BUILDING WAS CONSTRUCTED OR SUBSTANTIALLY IMPROVED PRIOR TO 1/01/75
RATES ARE PER 100 DOLLARS OF COVERAGE
BUILDING AND CONTENTS COVERAGE IN FOkCE
· · · · · BASIC · · · .. .... ADDITIONAL
COVERAGE RATE PREMIUM COVERAGE RATE
BLDG 84000 X .65 = $546 0 X .00 =
CONT 0 X .00 = $0 0 X .00 =
. . . .
PREMIUM DISC
$0 27
$0 0
TOTAL
PREMIUM
$519.00
$.00
$519.00
$45.00
$25.00
$.00
$589.00
$.00
$589.00
PROPERTY ADDRESS
US HWY 1 PIGEON KEY., ~ ~
MARATHON FL 33050r. ,..-
\ b \qq3
',-,;
ANNUAL SUBTOTAL
EXPENSE CONSTANT
FEDERAL SERVICE FEE
PROBATION SURCHARGE
PREVIOUSLY PAID PREMIUM
PREMIUM ADJUSTMENT
TOTAL PREMIUM
--------
FIRST MORTGAGEE
MONROE COUNTY
5100 COLLEGE RD
STOCK ISLAND
KEY WEST FL 33040-4399
ThClle DeclaratioDs are 88 of
10/13/93
Date
BIC-F-D (REV. 6J8S)
ST PETERSBURG. FL. R. R. ADAMS
City, State Authorized Signature
MORTGAGEE
llAh~.2RS INS[}RANCE COMPANY
P.o. BOX 15707 I ST. PETERSBURG, FLORIDA 33733
DEAR MORTGAGEE
Direct all changes for this
policy to the agent shown
on this declaration page.
REVISED POLICY FLOOD DECLARATIONS
INSUREDS NAME AND ADDRESS
PIGEON KEY FOUNDATION
PO BOX 500130
MARATHON FL 33050
POLICY NUMBER 09 0007276306 00
POLICY TERM IS FROM 8/24/93 TO 8/24/94
12:01 A.M. TIME AT THE INSURED
PROPERTY LOCATION.
ENDORSEMENT EFFECTIVE DATE 8/24/93
AGENTS NAME AND ADDRESS 09-0089901
WYMAN GREEN AND BLALOCK INC
POBOX 9029
BRAOENTON FL 34206-9029
TELEPHONE I: 305-266-8500
TELEPHONE I: 813-748-1431
BILL TO: INSURED
AMOUNT OF COVERAGE - BUILDING
DEDUCTIBLE - BUILDING
$23.400 CONTENTS
$750 CONTENTS
$0
$0
DESCRIPTION OF BUILDING - NON-RESIDENTIAL WITH NO BASEMENT
TWO FLOORS
· GENERAL.
· PROPERTY ·
· FORM *
DESCRIPTION OF CONTENTS -
RATING DATA: REGULAR PROGRAM
PRE-FIRM lONE: V16
ELEVATED BLDG
COMMUNITY AREA: MONROE COUNTY. COMMUNITY NUMBER: 125129 1560F
COMMUNITY CLASSIFICATION: 09 / 5%
BUILDING WAS CONSTRUCTED OR SUBSTANTIALLY IMPROVED PRIOR TO 1/01/75
RATES ARE PER 100 DOLLARS OF COVERAGE
BUiLDING AND CONTENTS COVERAGE IN FORCE
* · · · · BASIC · · · .. .... ADDITIONAL
COVERAGE RATE PREMIUM COVERAGE RATE
BLDG 23400 X .65 = $152 0 X .00 =
CONT 0 X .00 = $0 0 X .00 =
. . . .
PREMIUM DISC
$0 8
$0 0
TOTAL
PREMIUM
$144.00
$.00
$144.00
$45.00
$25.00
$.00
$214.00
$.00
$214.00
PROPERTY ADDRESS
US HWY 1 BUILDING 8
PIGEON KEY
MARATHON FL 33050
FIRST MORTGAGEE
MONROE COUNTY
5100 COLLEGE RD
STOCK ISLAND
KEY WEST FL 33040-4399
-------
ANNUAL SUBTOTAL
EXPENSE CONSTANT
FEDERAL SERVICE FEE
PROBATION SURCHARGE
PREVIOUSLY PAID PREMIUM
PREMIUM ADJUSTMENT
TOTAL PREMIUM
(,n '\ , 6 \qq")
.....v'
These Declarations are as of
10/13/93
Date
BIC-P-D (REV. 6185)
ST PETERSBURG. FL. R. R. ADAMS
City, State Authorized Signature
MORTGAGEE
ll4A. JRS IN..~lfRAN(,"X COMPANY
P.o. BOA 15707 I ST. PETERSBURG, FLORIDA 33733
DEAR MORTGAGEE
Direct all changes for this
policy to the agent shown
on this declaration page.
INSUREDS NAME AND ADDRESS
PIGEON KEY FOUNDATION
PO BOX 500130
MARATHON FL 33050
REVISED POLICY FLOOD DECLARATIONS
POLICY NUMBER 09 0007276319 00
POLICY TERM IS FROM 8/24/93 TO 8/24/94
12:01 A.M. TIME AT THE INSURED
PROPERTY LOCATION.
ENDORSEMENT EFFECTIVE DATE 8/24/93
AGENTS NAME AND ADDRESS 09-0089901
WYMAN GREEN AND BLALOCK INC
POBOX 9029
BRADENTON FL 34206-9029
TELEPHONE I: 305-266-8500
TELEPHONE I: 813-748-1431
BILL TO: INSURED
AMOUNT OF COVERAGE - BUILDING
DEDUCTIBLE - BUILDING
$51.000 CONTENTS
$750 CONTENTS
$0
$0
DESCRIPTION OF BUILDING - NON-RESIDENTIAL WITH NO BASEMENT
TWO FLOORS
* GENERAL *
* PROPERTY *
* FORM *
DESCRIPTION OF CONTENTS -
RATING DATA: REGULAR PROGRAM
PRE-FIRM lONE: V16
ELEVATED BLDG
COMMUNITY AREA: MONROE COUNTY* COMMUNITY NUMBER: 125129 1560F
COMMUNITY CLASSIFICATION: 09 / 5%
BUILDING WAS CONSTRUCTED OR SUBSTANTIALLY IMPROVED PRIOR TO 1/01/75
RATES ARE PER 100 DOLLARS OF COVERAGE
BUILDING AMD CONTENTS COVERAGE H~ FORCE
* * * * * BASIC * * * * * * * * * ADDITIONAL
COVERAGE RATE PREMIUM COVERAGE RATE
BLDG 51000 X .65 = $332 0 X .00 =
CONT 0 X .00 = $0 0 X .00 =
* * * *
PREMIUM DISC
$0 17
$0 0
TOTAL
PREMIUM
$315.00
$.00
$315.00
$45.00
$25.00
$.00
$385.00
$.00
$385.00
PROPERTY ADDRESS
US HWY 1 BUILDING 2
PIGEON KEY
MARATHON FL 33050
\)'
'\ \iJ \'1,)
\
ANNUAL SUBTOTAL
EXPENSE CONSTANT
FEDERAL SERVICE FEE
PROBATION SURCHARGE
PREVIOUSLY PAID PREMIUM
PREMIUM ADJUSTMENT
TOTAL PREMIUM
FIRST MORTGAGEE
MONROE COUNTY
5100 COLLEGE RD
STOCK ISLAND
KEY WEST FL 33040-4399
---------
These [)e(:laratioDll are all of
10/13/93
Date
DIC-F-D (REV. 6185)
S1 PETERSBURG. FL. R. R. ADAMS
City, State Authorized Signature
MORTGAGEE
/JAJ\. !liS INSlWANl.:X COMPANY
P.O. BOA 15707 I ST. PETERSBURG, FlORIDA 33733
INSUREDS NAME AND ADDRESS
PIGEON KEY FOUNDATION
PO BOX 500130
MARATHON FL 33050
REVISED POLICY FLOOD DECLARATIONS
POLICY NUMBER 09 0007276323 00
POLICY TERM IS FROM 8/24/93 TO 8/24/94
12:01 A.M. TIME AT THE INSURED
PROPERTY LOCATION.
ENDORSEMENT EFFECTIVE DATE 8/24/93
AGENTS NAME AND ADDRESS 09-0089901
WYMAN GREEN AND BLALOCK INC
POBOX 9029
BRADEN TON FL 34206-9029
DEAR MORTGAGEE
Direct all changes for this
policy to the agent shown
on this declaration page.
TELEPHONE I: 305-266-8500
TELEPHONE I: 813-748-1431
BILL TO: INSURED
AMOUNT OF COVERAGE - BUILDING
DEDUCTIBLE - BUILDING
$34.300 CONTENTS
$750 CONTENTS
$0
$0
DESCRIPTION OF BUILDING - NON-RESIDENTIAL WITH NO BASEMENT
TWO FLOORS
DESCRIPTION OF CONTENTS -
* GENERAL *
* PROPERTY *
* FORM *
RATING DATA: REGULAR PROGRAM
PRE-FIRM lONE: V16
ELEVATED BLDG
COMMUNITY AREA: MONROE COUNTY* COMMUNITY NUMBER: 125129 1560F
COMMUNITY CLASSIFICATION: 09 / 5%
BUILDING WAS CONSTRUCTED OR SUBSTANTIALLY IMPROVED PRIOR TO 1/01/75
RATES ARE PER 100 DOLLARS OF COVERAGE
aU!LDING A~D Cm~TE~TS COVERAGE IN FGRCE
* * * * * BASIC * * * * * * * * * ADDITIONAL
COVERAGE RATE PREMIUM COVERAGE RATE
BLDG 34300 X .65 = $223 0 X .00 =
CONT 0 X .00 = $0 0 X .00 =
PROPERTY ADDRESS
US HWY 1 BUILDING 6
PIGEON KEY
MARATHON FL 33050
PREMIUM DISC
$0 11
$0 0
TOTAL
PREMIUM
$212.00
$.00
$212.00
$45.00
$25.00
$.00
$282.00
$.00
$282.00
* * * *
('""
.
.....,-,,~
~, t?
l i...J.
ANNUAL SUBTOTAL
EXPENSE CONSTANT
FEDERAL SERVICE FEE
PROBATION SURCHARGE
PREVIOUSLY PAID PREMIUM
PREMIUM ADJUSTMENT
TOTAL PREMIUM
FIRST MORTGAGEE
MONROE COUNTY
5100 COLLEGE RD
STOCK ISLAND
KEY WEST FL 33040-4399
""c'\ \;) \qq:,
\)V
~ MANAGE~M1
'1
8Y 0(CJifJ1gC :
oalt ;: (~---
_rvat: "fA "':I- m
Received
,.\gmt. & Loss Control
10 -dO _'15'
Y<<J
These Declarations are a8 of
10/13/93
Date
SIC-F-D (REV. 6I8S)
51 Pt-.lE~SBURG. FL. R. R. ADAMS
City, State Authorized Signature
MORTGAGEE