Item J1BOARD OF COUNTY COMMISSIONERS
AGENDA ITEM SUMMARY
,Meeting Date: September 16, 2009 Division: Public Works
Bulk Item: Yes _ No X Department: Facilities Maintenance —
Staff Contact Person/Phone #:_John King — 292-4531
AGENDA ITEM WORDING: Discussion of Hickory House building condition report.
ITEM BACKGROUND: Monroe County purchased the property in August 2006 to provide the
public vith waterfront access. Two RFP's were advertised and both had only one respondent each.
The respondent to the first RFP cancelled the contract; the one response to the second RFP was
rejected. Staff has completed an assessment report of the property which is attached.
PREVIOUS RELEVANT 13OCC ACTION: On August 19, 2009, the Board of County
Commissioners rejected the one proposal and directed staff to bring back a new RFP to include a
minimum bid, Staff was also asked to provide an assessment of the property.
CONTRACT/AGREEMENT CHANGES: N/A
STAFF RECOMI IENDATIONS: Proceed with RFP process and consider demolition if bids are not
acceptable
TOTAL COST: S600.00 approx_ INDIRECT COST: BUDGETED: Yes X No
DIFFERENTIAL OF LOCAL PREFERENCE:
COST TO COUNTY: SAME SOURCE OF FUNDS:
REVENUE PRODUCING: Yes No X AMOUNT PER MONTH Year
APPROVED BY: County Atty OMB/Purchasing— Risk Management
DOCUMENTATION: Included X Not Required
DISPOSITION
Revised 7109
AGENDA ITEM #
HICKORY HOUSE
Stock Island, Florida
CONDITION ASSESSMENT
AND
OPTION CONSIDERATION ANALYSIS REPORT
Prepared by
MONROE COUNTY DIVISION OF PUBLIC WORKS
Facilities Maintenance Department
August 27, 2009
TABLE OF CONTENTS
PROPERTY DETAILS.............................................................................................................. 1
ITEMBACKGROUND.............................................................................................................. 1
CONDITIONAL ASSESSMENT.................................................................................................. 2
CONSIDERATIONS, OPTIONS AND RECOMMENDATIONS.......................................................... 3
CONCLUSION........................................................................................................................ 4
TABLES
Table1 - Inventory..........................................................................................................5-6
APPENDICES
Appendix A - Drawing of Lot and Building
Composite Appendix B - Photographs
CONDITION ASSESSMENT AND OPTION CONSIDERATION
ANALYSIS REPORT
PROPERTY DETAILS:
Property Address: 5948 Peninsular Avenue, Stock Island
Legal Description: Lots 30, 31, and the West Y2 of Lot 32, in Square 46, according to
Maloney's Subdivision of a part of Stock Island, Monroe County,
Florida as recorded in Plat Book 1, Page 55, of the Public Records of
Monroe County, Florida.
Property Tax ID #: 00126210-000000
Zoning: MU — Mixed Use
Year Built: 1958
Lot Size: One-half acre +1- of land or 24,375 square feet (see attached drawing)
Building Footage: 4,800 +1- square feet total —150 seat restaurant (see attached drawing)
Seawall with Dock: 125 Linear Feet
8' x 10' draft — Direct Ocean Access
10 Boat Slips
Car Storage: 10 Off-street parking spaces
ITEM BACKGROUND:
The County approved the purchase of the Hickory House at the July 19, 2006 Board of
County Commissioners' meeting to provide for waterfront access by the public, and closed
on the transaction in August 2006. Real cost purchasing price is broken down as follows:
➢ Staff Salaries — Research Property
$
1,331
➢ Other Professional Services
$
2,460
➢ Fencing
$
3,500
➢ Contract Purchase Price
$
3,129,300
➢ Title Insurance
$
10,400
➢ Total costs of Purchase
$
146� �991
Condition Assessment and -1- Hickory House
Option Consideration Analysis Report
The Board of County Commissioners subsequently put the property up to bid and accepted
a proposal from King's Point Marina LLC (KPM). After the due diligence period, on August
27, 2008, KPM cancelled their contract with the county to purchase the Hickory House.
At the February 18, 2009 Board of County Commissioners meeting, staff again sought
direction for possible RFP for rental and/or sale, or recommendation to continue to hold the
property until economic conditions improved. Staff was directed to go out for RFP to either
lease or sell the property, but not to sell the restaurant equipment.
The property was advertised on June 11, 2009, bids were opened on July 22, 2009 with one
respondent. On August 19, 2009, the Board of County Commissioners rejected the one
proposal and directed staff to bring back a new RFP to include a minimum bid. Staff was
also asked to provide an assessment of the property.
CONDITIONAL ASSESSMENT:
A site visit was conducted on the afternoon of August 26, 2009 by John W. King, Senior Director of
Lower Keys Operations.
The site is fenced in to prevent access to the buildings and dock.
All utilities have been disconnected. Prior to shutting off the utilities all of the kitchen equipment
and air conditioning system were operational.
The facility has been closed for more than two years and currently has an infestation of rodents and
insects. There is evidence of some water damage associated with roof flashing and a possible roof
leak over the kitchen area. The main structure which accommodates the bar, kitchen and interior
seating area is in fair to good condition and would require renovations to bring it to acceptable
standards. The flooring substrata appear structurally sound. The flooring finishes require
replacement, especially the carpeted and tiled areas. The wall should be cleaned thoroughly,
repaired where needed and painted or re -surfaced. The roofing rafters are exposed and require
painting as well as all other ceiling areas.
The main restaurant and restrooms are not ADA accessible. An ADA compliant ramp and restroom
renovations will be required. This will necessitate a design process and permitting.
Most of the existing kitchen equipment is in poor condition and will require repairing or replacement
before being reused. The entire kitchen needs to be thoroughly cleaned. It is recommended that
all the fire suppression equipment be inspected and certified by a licensed contractor. It is also
recommended that all of the gas ovens, deep fryers, and refrigeration units be inspected by a
qualified restaurant equipment technician or service provider. The lighting needs to be replaced
with appropriate safety fixtures for use in the kitchen. The kitchen ventilation and extractor are in
poor condition and should be replaced or thoroughly cleaned and re -installed to ensure they are
fastened properly and connected properly to the electrical system.
The electrical distributional system is antiquated and requires a load and safety inspection by a
certified electrical contractor. This electrical inspection shall include all breakers and equipment
disconnect switches and any hard -wired equipment. Considering the age of the facility, this
Condition Assessment and .2- Hickory House
Option Consideration Analysis Report
inspection should include the wiring to the weather -head. Any noticed deterioration of the service
fed lines should be reported to Keys Energy Services for their attention and action.
The building's drain system, grease traps and sanitary lines are in poor condition and require
thorough cleaning. A complete inspection is recommended for all drains and floor drains in the
kitchen area. The sewer connection with KW Resort Utilities is currently disconnected. This
service will have to be re-established before any wastewater is generated, or the water utility with
FKAA is turned on.
The walk-in cooler is located in one of the out -buildings and was operational prior to disconnection
of the electric. The building that houses the walk-in cooler is in very poor condition and is not
adequate for its intended use.
The out -buildings that are adjacent to the main restaurant structure are in very poor condition. They
were used for food product storage, an office, and other miscellaneous storage. There is a second
story wooden structure that appears to have been used as a sleeping quarters. These out -buildings
and associated stairs are not safe and are recommended to be taken down.
There is a small trailer, approximately 8' x 25', located in the center of the property and buildings
which was used as a living quarters. This trailer was found to contain asbestos as noted in an
ACBM survey conducted by EE & G at the request of Monroe County. It is recommended that this
trailer be cleared of asbestos by a licensed certified asbestos abatement contractor, and the trailer
demolished.
Considering the total square footage of the property being approximately 24,375 square feet and
the square footage of all of the buildings being 4,800 square feet, there is approximately 19,675
square feet of green space. If the out -building structures are removed, the remaining main
structure would measure 2,815.74 square feet, leaving 21,559.26 square feet of green space.
The existing dock structure is in poor to fair condition and will require replacement of some
structural timbers and replacement of the dock's surfacing decking with pressure treated deck
planks, either 2" x 6" or 2" x 8". This work will include new coastal conditioned brackets, screws,
cleats and bumpers for proper and safe mooring of boats if the dock will be used by the public, or
for any commercial endeavor.
The exterior walls, decking, roof facia and soffits will require some repair and/or replacement, and
painting.
The exterior bar is in poor to fair condition and will require some repair and painting. The flooring at
the outside bar requires major work as well as the primary entrance walkway and porch. The
existing porch canopy needs to be replaced or a new porch roof structure designed and erected.
CONSIDERATIONS. OPTIONS AND RECOMMENDATIONS:
The Hickory House and property are zoned Mixed Use (MU). This provides the Board of County
Commissioners with a wide variety of options. The following information is presented in an effort to
summarize a few of the potential uses for the facility and consideration of the Board of County
Commissioners:
Condition Assessment and .3- Hickory House
Option Consideration Anaiysis Report
➢ Minimum renovation of the existina facilities, kitchen eauipment and construction of
an ADA compliant ramp and restroom. This option includes design and permitting of
the ADA additions, flooring replacement (carpet and tile), repairs and painting of all
walls — interior and exterior; total facility inspections with follow-up remediation. This
work could be the responsibility of the Lessee, or taken "as -is" to a potential buyer.
Estimated cost: $126,000-150,000
➢ The restaurant can be totally renovated. Provide new design of the floor plan, new
kitchen equipment, all systems (HVAC, electrical distribution, plumbing, ADA
compliant facilities and removal of all out -buildings which can be replaced with a
new, more efficient building or addition to accommodate the office, walk-in coolers
and food product storage.
The dock and exterior amenities would be replaced and upgraded to match a new
design concept. This option could be the responsibility of Lessee for a long-term
lease and include a healthy revenue source for Monroe County. This could also be
the buyer's choice if County decides to sell it in an "as -is" condition.
Estimated cost: $1.5 million
➢ The existina restaurant can be completely emptied of all inventory and renovated as
a shell facility option open to any type of proposed concession. The out -buildings
should be removed to highlight the primary structure and provide additional site area
for concession amenities, parking or landscaping. The dock should remain as is or
minimal upgrade if it is to be used by the public. This option can be the responsibility
of Lessee or "as -is" to a potential buyer.
Estimated cost: $50,000
➢ The entire oroperty can be leveled by removina all of the structures. The dock
should remain. This option allows for an open-ended design concept and provides a
variety of potential uses. This can be the responsibility of the County or a potential
buyer and/or investor. The dock and proximity to the ocean provide a wide variety of
potential uses.
Estimated cost: $75,000 +/-
CONCLUSION:
The information provided in this report is based on site inspections, past uses of the property, and a
few possible options that might prove to be in Monroe County's best interest. This effort is
presented to the Board of County Commissioners for its consideration as an aid in the development
of a plan of action for this most valuable piece of ocean -front property.
Condition Assessment and -4- Hickory House
Option Consideration Analysis Report
TABLE 1 - INVENTORY
LOCATION / DESCRIPTION I QUANTITY
BUILDING #1 (MAIN RESTAURANT, KITCHEN & DINING AREAS)
FURNITURE:
WOOD BAR STOOLS W/ BACKS
12
RATTAN W/ WOOD TRIM DINING CHAIRS
22
WOOD CHAIRS W/ VINYL UPHOLSTERED SEATS
6
WOOD CHILDS/HIGH CHAIR
2
PLASTIC OUTDOOR CHAIRS
136
ROUND MOSAIC TILE TOP TABLES W/ ORNAMENTAL IRON LEGS
4
ROUND FORMICA TOP TABLES (LARGE)
3
SQUARE FORMICA TOP TABLES
9
SQUARE WOOD TOP TABLES (SMALL)
2
ROUND FIBERGLASS TOP TABLE WITH PVC
33
OTHER:
NCR COMPUTER TYPE REGISTER W/ CREDIT CARD READER 1
SMALL MAGNAVOX TELEVISION 1
APPLIANCES:
HOBART TABLE TOP WARMING OVEN 1
KENMORE 8 CHEST TYPE FREEZER
(WORKS BUT, DOOR BROKE OFF OF HINGES) 1
HOSHIZAKI MODEL KM-55MAE ICE MACHINE 1
ECO-TEMP SINK MOUNTED DISH WASHER 1
KENMORE MICROWAVE OVEN 1
SERVE -WELL FOOD WARMER 1
STAINLESS STEEL COUNTER SIZE REFRIGERATOR W/ TABLE TOP 1
GARLAND GAS STOVE 1
IMPERIAL GAS STOVE 1
STAR COMMERCIAL STAINLESS STEEL GRILL 1
IMPERIAL GAS GRILL W/ GRATE TOP FOR STEAKS ETC. 1
COMMERCIAL FRYERS 2
UNIVEX MEAT SLICER 1
COMMERCIAL MIXER 1
Condition Assessment and -5- Hickory House
Option Consideration Analysis Report
BUILDING #3
KENMORE CHEST TYPE FREEZER
ROYAL 12CX CASH REGISTER
WOOD CHAIRS W/ VINYL UPHOLSTERED SEATS
BUILDING #6
WALK IN COOLER:
5 BEER KEGS - 3 TAPPED INTO BAR SYSTEM AND 2 UNTAPPED
MAYTAG UPRIGHT FREEZER MODEL MQU1554AEW
Condition Assessment and -6- Hickory House
Option Consideration Analysis Report
APPENDIX A
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10
. _ �,�• ; .
MAIN STRUCTURE
SOUTH VIEW
AUGUST27. Zoos 1 CONDITION ASSESSMENT AND OPTION CONSIDERATION IAPPENDIx B
HICKORY HOUSE
PREPARED BY
JOHN W KING
ANALYSIS REPORT
Slh,e, No
Of 1a
COUNTY MONROE
REAR EXTERIOR DECK
WEST VIEW
DATE
AUGUST 27. zoos CONDITION ASSESSMENT AND OPTION CONSIDERATION APPENDIX B
S meet No3
HICKORY HOUSE . -
ANALYSIS REPORT o; 19
PREPARED BY �O NTY o MONROE
JOHN W_ KING
DOCK
WEST VIEW
DATE
AUGUST 27, 2009 CONDITION ASSESSMENT AND OPTION CONSIDERATION APPENDIX B
!� s
HICKORY HOUSE Sheet Nc
ANALYSIS REPORT of lg
PREPARED BY �OUPITY o- MCNROE
JOHN W_ KING
MAIN STRUCTURE TRAILER AND OUT -BUILDING
NORTHWEST VIEW
DATE'
AUGUST 27. 2DD9 CONDITION ASSESSMENT AND OPTION CONSIDERATION APPENDIX s
HICKORY HOUSE Sneat No 5
ANALYSIS REPORT of 19
PREPARED BY
OUNTYMGN ROE
JOMN W, KING •� �� - ---
SITE AND ADJACENT PROPERTY LINE
WEST VIEW
UAIL
AUGUST 27, 2009 CONDITION ASSESSMENT AND OPTION CONSIDERATION APPENDIX 3
c
. 6 -
HICKORY HOUSE Sheet No
ANALYSIS REPORT of g
PREPARED BY OUNTY o�Mf NR0E
JOHN W. KING
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NORTH VIEW
AUGUST 27. 2009 I CONDITION ASSESSMENT AND OPTION CONSIDERATION (APPENDIX B
HICKORY HOUSE
REPARED BY OI
HN W KING
ANALYSIS REPORT
Sheet No G
of 19
COUNTY of MDNROE
OUT -BUILDING
NORTH VIEW
DAIt: 4..�4,
AUGUST 27. 2009 CONDITION ASSESSMENT AND OPTION CONSIDERATION APPENDIX B s;
Shoe, No 5
kICKORY HOUSE
ANALYSIS REPORT or 9
PREPARED BY ouNTY1AioNR?E
JOHN W. KING ---- c..^� -- >:
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KITCHEN (REAR) AND OUT -BUILDING
EAST VIEW
DATE
AUGUST 27. 2009 CONDITION ASSESSMENT AND OPTION CONSIDERATION APPENDIX B
Shzc-t Nc 10 HICKORY HOUSE
HOUSE
ANALYSIS REPORT of s
PREPARED BY JOHN �oUN r J hn0NR0E
W. KING
KITCHEN REAR ENTRANCE
EAST VIEW
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AUGUST 27, 2009 CONDITION ASSESSMENT AND OPTION CONSIDERATION APPENDIX B
HICKORY HOUSE shear Na t
ANALYSIS REPORT of ty
PREPARED BY
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JOHN W. KING OU�MCNRGE
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VIEW OF TYPICAL TILE FLOORING
DATE:
AUGUST 27, 2009 CONDITION ASSESSMENT AND OPTION CONSIDERATION APPENDIX a
HICKORY HOUSE Sheet Nc �2 -�
ANALYSIS REPORT of 79
PREPARED 6Y OUNTY o, MONRUE
JOHN W. KING I I I"' 'J
INTERIOR BAR
DATE
AUGUST 27. 2009 CONDITION ASSESSMENT AND OPTION CONSIDERATION APPENDIX B
Sheet No 13
HICKORY HOUSE _
ANALYSIS REPORT of i9
PREPARED BY " UNTY
o MONROE
JOHN KING l)
W,
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BAR AREA AND FIRE PLACE
DATE
AUGUST 27, zoos CONDITION ASSESSMENT AND OPTION CONSIDERATION APPENDIX 6
HICKORY HOUSE Sheet No sn
ANALYSIS REPORT of 19
PREPARED BY olinoTI ONROE
JOHN VV. KING C.. - ,-.. ---
t-1
MAJOR RESTAURANT SEATING AREA
U1kIC_
AUGUST 27. 2009
APPENDIX B
CONDITION ASSESSMENT AND OPTION CONSIDERATION
_
HICKORY HOUSE
SPieat No. 15
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ANALYSIS REPORT
of 19
PREPARED BY
cOUNSY
JOHN W. KING
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VIEW OF SEATING AREA CONTINUED
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AUGUST 27, 2009 CONDITION ASSESSMENT AND OPTION CONSIDERATION APPENDIX B
HICKORY HOUSE Sheet No 16
ANALYSIS REPORT of Ig
PREPARED BY
JOHN W- KING O , av MONROE
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PARTIAL KITCHEN VIEW
DATE
AUGUST 27. 20D9 CONDITION ASSESSMENT AND OPTION CONSIDERATION APPENDIX B �
HICKORY HOUSE Sheet No 17 `
ANALYSIS REPORT of 19
PREPARED BY AUNTY o,MONRO.E
JOHN W KING . .. ._.
KITCHEN PREP AREA
DATE'.
AUGUST 27, 2009 CONDITION ASSESSMENT AND OPTION CONSIDERATION APPENDIX 8 ,
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HICKORY HOUSE Sheet No. 16 -
ANALYSIS REPORT of 19
PREPARED BY VM
PREPJ0HNKING ON ^ ONRCE NTY M
KITCHEN — DISHWASHER AND OVENS
DATE
AUGUST 27, 2009 CONDITION ASSESSMENT AND OPTION CONSIDERATION APPENDIX 6
HICKORY HOUSE Sheet No i9
ANALYSIS REPORT of 19
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