Item I11.1
County of/r�I�,Oe �04 BOARD OF COUNTY COMMISSIONERS
l�'1 Mayor Heather Carruthers, District 3
The Florida Keys Mayor Pro Tern George Neugent, District 2
y Danny L. Kolhage, District 1
David Rice, District 4
Sylvia J. Murphy, District 5
County Commission Meeting
October 19, 2016
Agenda Item Number: I.1
Agenda Item Summary #2190
BULK ITEM: No DEPARTMENT: Project Management / Facilities
TIME APPROXIMATE: STAFF CONTACT: Doug Sposito (305) 292-4416
TBD
AGENDA ITEM WORDING: Discussion and direction on Habitat for Humanity's proposal that
the premises located at 30320 Overseas Highway in Big Pine Key, be conveyed to Habitat in
exchange for a nominal amount.
ITEM BACKGROUND: The Habitat for Humanity proposes that the premises be conveyed to
Habitat for a nominal amount, as a response to the letter of termination issued by the County dated
September 21, 2016.
PREVIOUS RELEVANT BOCC ACTION:
Item C-32 at the September 21, 2016 BOCC meeting.
Approval to send notice of lease termination letter to Habitat for Humanity for the property located
at 30320 Overseas Highway; Big Pine Key, FL.
CONTRACT/AGREEMENT CHANGES:
N/A
STAFF RECOMMENDATION: N/A
DOCUMENTATION:
Habitat for Humanity Proposal
FINANCIAL IMPACT:
Effective Date:
Expiration Date:
Total Dollar Value of Contract:
Total Cost to County:
Current Year Portion:
Packet Pg. 2174
l.1
Budgeted:
Source of Funds:
CPI:
Indirect Costs:
Estimated Ongoing Costs Not Included in above dollar amounts:
Revenue Producing:
Grant:
County Match:
Insurance Required:
Additional Details:
REVIEWED BY:
If yes, amount:
Doug Sposito
Completed
Rene Rogers
Completed
Budget and Finance
Completed
Maria Slavik
Completed
Kathy Peters
Completed
Board of County Commissioners
Pending
10/03/2016 2:53 PM
10/04/2016 10:26 AM
10/04/2016 10:32 AM
10/04/2016 10:32 AM
10/04/2016 10:58 AM
10/19/2016 9:00 AM
Packet Pg. 2175
Outline of Forthcoming Proposal
From: Habitat for Humanity of the Lower Keys
To: Monroe County BOCC
Re: 30320 Overseas Highway, Big Pine Key
September 29, 2016
Habitat proposes that the Premises be conveyed to Habitat in exchange for a nominal amount
The conveyance would include the following points:
• All risk and liability for the building's condition and any life safety issues transfers to
Habitat.
• The use of the premises will conform to development regulations and any non-
conforming use under the LDR will continue.
• The County retains the use of the property as a post storm staging area in perpetuity
• If the property ceases to be used by Habitat in support of its mission of providing
affordable housing it will revert to the County. (Another approach is for the County to
retain the right of first refusal to purchase the property).
• The conveyance grants Habitat the right to use its ownership (or leasehold rights) as
collateral for financing the needed repair work.
• If Habitat determines that the building is unrepairable it may exercise an option to convey
the property to the County.
• A straight line depreciation schedule for the repayment of the repair and renovation (over
a 30 year period) by the County to Habitat if the conveyance is terminated.
• Habitat will pay for and install the foundation shoring before the January 19, 2017 date.
If this is not done, Habitat agrees it will cease all operational use of the building and the
public will have no use or access of the premises by that date.
• Habitat will actively engage in its own engineering evaluation of the feasibility of
repairing the building. Habitat will design a repair program and timeline to achieve the
recommendations of the Reynolds Engineering report or (a second engineer opinion) so
that the building is safe for public use.
• Habitat is responsible for keeping the building safe for public use at all times and for
repairing the building by January 31, 2018 date or the date established by its own
engineering opinion.
• The need for all due speed in the application for, review of and approval of building
permits for the structural repairs and renovation is recognized as a shared responsibility
of Habitat and the County.
Packet Pg. 2176
Termination Notice
County of Monroe
The Florida Keys
Office of the County Administrator
1100 Simonton Street
Key West, FL 33040
BOARD OF COUNTY COMMISSIONERS
Mayor Heather Carruthers, District 3
Mayor Pro Tern George Neugent, District 2
Danny L. Kolhage, District I
David Rice, District 4
Sylvia J. Murphy, District 5
Via electronic moil and Certified Mail Nwnbers 70081140000144549,185 & 70081140000144549392
Habitat for Humanity Habitat for Humanity
Executive Director
30320 Overseas Highway
Big Pine Key, 33043
Executive Director
PO Box 5873
Key West, FL 33045
September 21, 2016
RE: Notice of Termination of Lease Agreement dated August 18, 2004 ("Lease") between
Monroe County and Habitat for Humanity of Key West and Lower Florida Keys, Inc. ("Habitat for
Humanity"), for real property located at 30320 Overseas Highway, Big Pine Key, Florida
("Premises").
Pursuant to section 14 of the above referenced Lease, this letter serves as Monroe County's notice
of termination to Habitat of Humanity under the terms of the Lease; such termination is effective
as of January 19, 2017 ("Termination Date").
Should Lessee be interested in proposing a revised and extended agreement which includes the
Lessee performing shoring and repairs recommended by the Reynolds Engineering Services, Inc.
& Hungate Engineering, P.C. report dated July 2016 ("Report"), Lessor will consider such a
proposal provided it includes complying with all recommendations in the Report including, but not
limited to:
1. Engineered shoring installation by January 31, 2017; and
2. A commitment to complete the structural repairs and renovations identified and required in the
Report, and any structural repairs or renovations discovered during the work process, to be
completed by January 31, 2018; and
3. A plan for life safety regulations implementation and compliance, to be completed by January
31, 2017; and
4. Written funding commitments for the costs of the required installations, repairs, renovations and
safety requirements.
Please provide by certified mail a written response to the Monroe County Administrator no later
than September 30, 2016 of your intention to either vacate the Premises by the Termination Date,
vacate the Premises before the Termination Date, or extend the Lease and make all necessary
repairs and renovations in a timely manner. Should you choose to extend the Lease please also
provide a timeline for compliance and work completion dates. Please be aware of the time
constr ' mposed on the County's acceptance of such a proposal by F.S. 255.065.
Roman Gastesi
County Administrator
Habitat response to Termination Notice
Board of Directors
Debbie Batty, President
David Kolhagen, Treasurer
Warren Leamard, Secretary
Donna Bosold
Ron Hammer
Rev. Terri Hill
Tim Root
Stan Rzad
Gary Walwer
Tevis Wernicoff
Mark Moss,
Executive Director
Advisory Committee
Betsy Dietz, Chair
Bill Braden
Michael Browning
Billy Davis
Patricia Eables
Rich Fielder
Fred & Sue Hildebrandt
Laurie McChesney
George Neugent
Janice Nicowski
Richard Puente
Toni Smith
Alan Teitelbaum
Owen Trepanier
Don Whitehead
Donna Windle
Liz Young
Admin. Office
6631 Maloney Ave.
Key West, FL 33040
Mailing Address
P.O. Box 5873
Key West, FL 33045
Tel : 305-294-9006
Fax: 815-550-8863
ha bitatlowerkeys.org
Shop Donate Volunteer
{i Habitat for Humanity
ReStore
30320 Overseas Hwy.
Big Pine Key, FL 33043
Tel: 305-872-2883
Roman Gastesi
County Administrator
Office of the County Administrator
1100 Simonton Street
Key West, FL 33040
Habitat
for Humanity'
of Key West and
Lower Florida Keys
September 29, 2016
Re: Written Response to Notice of Termination of Lease Agreement dated August 18,
2004 ("Lease") between Monroe County and Habitat for Humanity of Key West and
Lower Florida Keys, Inc. ("Habitat for Humanity"), for real property located at 30320
Overseas Highway, Big Pine Key, Florida ("premises").
Dear Mr. Gastesi,
In response to the Termination Notice dated September 21, 2016, Habitat is interested in
proposing a revised and extended agreement beyond the Termination Date of January
19, 2017.
Habitat will submit a proposal to the Board of County Commissioners for their October
191h meeting. This proposal will seek to keep the building safe for public use and
occupancy by making the structural repairs and renovations required by the Report.
Habitat will cease all operations in the building on the Premises by the Termination
Date if the structural shoring of the foundation as recommended by the Report is not
completed and in place before that date.
Sincerely yours,
D. Mark Moss
Executive Director
Habitat's vision is for a world where everyone has a decent place to live.
Full Proposal by Habitat
4*mVd**S%b e
Habitat for Humanity
of Key West and Lower Florida Keys
Unsolicited Proposal
For
30320 Overseas Highway
Big Pine Key
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Executive Summary
The recent engineering report prepared by Reynolds Engineering documents the poor
condition of the County owned building at 30320 Overseas Highway on Big Pine Key.
This property has been leased to Habitat for Humanity of the Lower Keys (Habitat)
since 2004. The implications of this report have forced the Engineering Department to
ask the BOCC to terminate the lease with Habitat with 120 days' notice, effective
January, 2017. This means the loss of its Restore (thrift store). Since April, 2016, when
this review of the building's condition began, Habitat has lost more than $30,000 in
sales revenue from its ReStore operation.
The financial implications for Habitat by losing this steady stream of income will
greatly reduce its ability to focus on the mission of Habitat. This includes the building
of 10 homes on Big Coppitt scheduled to start soon and the redevelopment of three
units on Truman Avenue that Habitat has already committed capital dollars to.
The crisis for the County's Engineering Department is the report's conclusions for
immediate work to stabilize the foundation within 4 months, by January, 2017 and then
the daunting expenditure of $500,000 or more to make the needed structural repairs to
the concrete spalling by January, 2018. The County's capital expenditure budgets for the
next two fiscal years do not anticipate this building's needs. County staff does not feel
the repair of the building is feasible.
Monroe County staff has proposed that Habitat submit an unsolicited proposal. The
proposal must address the repairs, the time frame and prove the financial means to do
SO.
Habitat strongly desires a solution that repairs the building. However, we are aware
that a repair approach may not be feasible if certain factors are present. What we need is
the time to make this evaluation on our own while keeping the public safe. Prior to this
crisis, we planned to renovate portions of the building after asking the BOCC for a
renewed lease term. The building has great value to the Big Pine and Lower Keys
community on several levels, including the purpose of serving as a post storm staging
area which was the County's motive to acquire it. To date, the County has not
addressed the implications to the Lower Keys if the building is to be demolished.
Habitat is willing to prepare a proposal that will achieve a safe building in a timely
manner that works financially for all parties involved. For any repair scenario to work
there will need to be a willingness to partner between Habitat and the County. That
partnership will require good faith on both sides.
Our proposal to have the County convey the property arises from discussions with
County staff to shift the liability and risk to Habitat and to provide Habitat with the
longer term control of the premises while assuring the community of the post storm
staging area it expects. This proposal provides the necessary time for Habitat to
determine the cost of the needed repairs while evaluating its options to operate the
ReStore.
Organizational Background
Habitat for Humanity of Key West and the Lower Florida Keys, Inc. (Habitat) has built
35 homes, manages 24 affordable rentals and has repaired more than 25 homes for
senior home owners in its service area. It also hardened over 80 homes with storm
shutters with a DCA grant. Its success as a "one stop shop" in providing affordable
housing is due in large part to its partnership with Monroe County and the Land
Authority. The homes and apartments that serve 79 families and are permanently
affordable are situated on land acquired by the Land Authority at the direction of the
Board of County Commissioners.
The ReStore operation located in this building in Big Pine Key provides a third of
Habitat's revenues. The donations to the ReStore from the Middle Keys Habitat for
Humanity's service area create revenue that is shared with their affiliate. This ReStore
helps support two habitat affiliates.
Let's briefly review the Lower Keys Habitat's financial situation. We are in the midst of
a 10 home project on Big Coppitt that is expected to be $2.4 million total. We are
leveraging our mortgages and the Eisenhower Apartment property for lines of credit.
We have $400,000 in a reserve account for project overruns. Our other capital account of
$150,000 is dedicated to repurchasing our homes as required. We have another $153,000
in BP Oil awards that is reserved for repairs to the two apartment properties. Our
balance sheet is a key to our ability to finance the 10 home construction project we are in
the midst of building on Big Coppitt. Habitat does have $92,000 available immediately
to leverage the ReStore renovations.
3
Lessee's Proposal
The Lessee's (Habitat) proposal is to have this property conveyed to us with terms that
protect its permitted uses consistent with its zoning, Habitat's affordable housing
mission and its long term control by the County. Habitat has to evaluate the repair costs
while gaining the needed time for a considered decision. This conveyance shifts the
liability and any risk for the building's condition from Monroe County to Habitat for
Humanity.
Lessee is preparing to vacate the premises as of the Termination Date as a practical
business matter. Our Restore business has been interrupted and revenues lost,
extending back to April, 2016. Despite these disruptions, at the present moment it
makes the most economic sense for Habitat that the ReStore operation remains in place
through Easter, 2017; if not beyond.
This shock to our business plan involves time and money. We continue to explore a
variety of available options; leasing a new space, purchasing another location and
temporary alternatives as any prudent business would.
Our Board is operating under the assumption that the required repairs and renovations
may be as much as $1.5 million. If Habitat is assured of its long term control of the
property it is willing to make the necessary investment to provide a safe, modern and
efficient building that serves the Lower Keys community and supports our mission of
providing affordable housing.
This potential cost may be feasible and a worthwhile risk once we have the necessary
time and motive to evaluate the specifics of the concrete and reinforcing steel repairs
cited in the engineering report. If the building turns out to unrepairable Habitat will
approach the County to propose a mutually beneficial outcome.
As we all appreciate, there has been very little time to prepare an in depth proposal
with a pressing time line to put this matter before the County Commission after our
lease was terminated at their September meeting.
4
Habitat proposes that the Premises be conveyed to Habitat in exchange for a nominal
amount. The conveyance would include the following points:
• All risk and liability for the building's condition and any life safety issues
transfers to Habitat.
• The use of the premises will conform to development regulations and any non-
conforming use under the LDR will continue.
• The County retains the use of the property as a post storm staging area in
perpetuity.
• If the property ceases to be used by Habitat in support of its mission of providing
affordable housing it will revert to the County. (Another approach is for the
County to retain the right of first refusal to purchase the property).
• The conveyance grants Habitat the right to use its ownership (or leasehold
rights) as collateral for financing the needed repair work.
• If Habitat determines that the building is unrepairable it may exercise an option
to convey the property to the County.
• A straight line depreciation schedule for the repayment of the repair and
renovation (over a 30 year period) by the County to Habitat if the conveyance is
terminated.
• Habitat will pay for and install the foundation shoring before the January 19,
2017 date. If this is not done, Habitat agrees it will cease all operational use of the
building and the public will have no use or access of the premises by that date.
• Habitat will actively engage in its own engineering evaluation of the feasibility of
repairing the building. Habitat will design a repair program and timeline to
achieve the recommendations of the Reynolds Engineering report or (a second
engineer's opinion) so that the building is safe for public use.
• Habitat is responsible for keeping the building safe for public use at all times and
for repairing the building by January 31, 2018 date or the date established by its
own engineering opinion.
• The need for all due speed in the application for, review of and approval of
building permits for the structural repairs and renovation is recognized as a
shared responsibility of Habitat and the County.
Resolved: County will instruct its Legal Staff to prepare the conveyance instrument that
includes the above points.
5
Financial Plan
Assumptions
• The immediate shoring of the foundation and its engineered plans will be paid
for by Habitat from its BP cash award of $72,000.
• This expenditure is made in good faith in expectation of the conveyance of the
property.
• The County will convey the property as expeditiously as possible as time is of
the essence to complete the repair work on a schedule that satisfies all safety
concerns.
• Habitat will explore funding options to pay for the immediate structural repairs
while seeking an exploratory building permit for the repair of the priority D and
C columns to determine the feasibility of the overall concrete repair approach.
• Once the feasibility of the repairs can be evaluated, Habitat will pursue
permanent financing, grants and a capital campaign to raise funds.
6
County Attorney Memo on Habitat Proposal
Memorandum
To: Mayor Carruthers & the Board of County Commissioners
Thru: Bob Shillinger, County Attorney
From: Ren6 Rogers, Assistant County Attorney
RE: Item 11 - Habitat for Humanity of Key West and Lower Keys; Unsolicited Proposal
for 30320 Overseas Highway, Big Pine Key
Date: October 14, 2016
Background
The County owns the building located at 30320 Overseas Highway, Big Pine
Key, and leases that building to Habitat for Humanity of Key West and the Lower Keys.
The County's Project Management Department became concerned over the condition of
the building so it commissioned an engineering report. Reynolds Engineering, Inc.
issued a report that noted the poor condition of the building and made several
recommendations. At the September 21, 2016 BOCC meeting, the Commission
authorized the Project Management Department to issue a notice of termination letter to
Habitat, the tenant. In response to the termination letter, Habitat submitted an
Unsolicited Proposal that is the subject of a discussion item on the October 19, 2016
BOCC agenda. This memo has been prepared to address questions about that
proposal.
Questions Presented
1. Is the unsolicited proposal legally sufficient in its current form? No,
Habitat's proposal does not meet the statutory requirements for an
Unsolicited Proposal and is insufficient in its current form.'
As submitted, the proposal contemplates a transfer in of ownership of the
property to Habitat. The Public Private Partnership statute specifically
requires that the public entity retain ownership of the property and a
reversionary interest in the construction or upgrade of the facility attached to
the property. The statute does NOT contemplate the BOCC transferring title
to the property to the private entity submitting the proposal."
In addition, the proposal, as submitted, lacks certain details which the statute
requires a "qualified proposal" to include. For example, Habitat's proposal
lacks the following statutorily required information:
Page 1 of 3
(a) A description of the qualifying project, including the conceptual design of
the facilities or a conceptual plan for the provision of services, and a schedule
for the initiation and completion of the qualifying project.
(b) A description of Habitat's general plans for financing the project,
including the sources of its funds and the identity of any dedicated revenue
source or proposed debt or equity investment on behalf of Habitat.
(c) The proposed user fees, lease payments, or other service payments
over the term of a comprehensive agreement, and the methodology for and
circumstances that would allow changes to the user fees, lease payments,
and other service payments over time."'
While the statute vests the Board has the discretion to waive these
requirements, not such authorization has been made. Even if the Board were
to waive these three deficiencies, the statute does not contemplate the Board
divesting its ownership interest in the property as proposed.
2. May the BOCC simply donate the property to Habitat or convey it for a
nominal fee as a means of transferring ownership of the property and
liability for deficiencies in the structure. No. While the BOCC is expressly
authorized to sell and convey any real property belonging to the county
whenever the board determines that it is in the best interests of the county to
do so, the statute requires that the BOCC publish its intent to sell the property
in the newspaper and solicit bids from interested purchasers. The statute
requires that the property be conveyed to the "highest and best bidder" for the
highest and use as determined by the board.'
3. What options does the Board have with respect to the property? The
Board has the following options:
(a) Staving the course. Under the terms of the lease, the County may lawfully
terminate the lease upon providing Habitat with four (4) months' notice of
the intention to terminate. The Board initiated the termination process
when it authorized staff to send the termination letter on September 21,
2016. Once the premises have been vacated, the building can be
demolished if desired.
(b) Sell the building. The Board may lawfully sell the building if it follows the
statutory process for disposing of County property. That process includes
public notice and solicitation of bids.v
(c) RFP. The Board has the discretion to seek proposals for the building. A
request for proposals might include parameters such as demolishing the
building and reconstructing a new structure that would suit a proposed
Page 2 of 3
tenant's needs with a lease of sufficient duration that the tenant could
recoup its investment in the construction costs for the new building.
(d) Land swap. Under Florida law, the County is authorized to exchange
property, which the Board determines is not needed for county purposes,
for other property that the Board determines will better serve a county
purpose. The statute requires newspaper publication of the Board's intent
to enter into such an exchange prior to adopting a resolution approving
such a transaction.'
' F.S. 255.065 sets forth in detail the legal requirements that an unsolicited proposal must satisfy in order
to be valid.
'' Before approving a comprehensive agreement, the responsible public entity must determine that the
proposed project: (2) Is for a facility that is owned by the responsible public entity or for a facility for
which ownership will be conveyed to the responsible public entity. (5) Will be owned by the
responsible public entity upon completion, expiration, or termination of the comprehensive agreement
and upon payment of the amounts financed. F.S. 255.065(3)(d)2 & 5.
'" F.S. 255.065(4)(a), (b), (c), & (e).
'V F.S. 125.35(1).
F.S. 125.35(1).
v' F.S. 125.37.
Page 3 of 3
Addendum to Habitat Proposal
following County Attorney Memo
Wilson -Kevin
From: Mark Moss <buildithfhkw@gmail.com>
Sent: Saturday, October 15, 2016 5:48 PM
To: Wilson -Kevin
Cc: Sposito-Doug; Gastesi-Roman; Clark-Cammy; Peters- Katherine; Rogers -Rene; Hurley -
Christine; Santamaria-Mayte; Shillinger-Bob; Ballard -Lindsey; Hancock -Pamela; Debbie
Batty; David Kolhagen
Subject: Re: Item I-1 Habitat Proposal
Attachments: Addendum to Unsolicited Proposal.pdf
Kevin,
Thank you for the evening email. We appreciate the effort to communicate.
have composed an addendum to our unsolicited proposal which is attached.
There has not been time for the Habitat Board to review or comment on it, but time is of the essence
for everyone concerned.
First, some clerical clarification. Can you assure me that Rene Rogers was reviewing the proposal
submitted last Tuesday and not the "place holder" bullet point proposal?
You will see that the attached addendum attempts to responds to the legal insufficiencies Rene
describes.
The other major point revolves around the path of a long term lease. This was always the more
straightforward approach in my humble opinion. Can the liability concerns be satisfied through this
approach ?
I appreciate your help and look forward to the next step.
Mark Moss
Executive Director
Habitat for Humanity Key West & Lower FL Ke} s
O: 305.294.9006
M: 305.407.4070
On Fri, Oct 14, 2016 at 7:09 PM, Wilson -Kevin <Wilson-Kevinnmonroecounty-fl.�> wrote:
Commissioners et al.:
I failed to ask Bob to include a copy of the more formal proposal submitted by Habitat earlier this
week. It is attached as well as the County Attorney's review of it sent a short while ago. I apologize
for the oversight. I have included Mr. Moss on this email since I promised to keep him apprised of the
County Attorney's opinion when it was available.
kevinw
Addendum to Unsolicited Proposal October 15, 2016
(Response to Legal Opinion/Review)
Unsolicited Proposal from Habitat for Humanity of Key West & Lower F1. Keys, Inc.
For the County owned property at 30320 Overseas Highway, Big Pine Key
Background
Habitat for Humanity of Key West and the Lower Florida Keys, Inc. (Habitat) submitted
an unsolicited proposal for consideration by the Board of County Commissioners in
order to extend its occupancy and use of the premises after the County Engineering
Department concluded that the necessary repairs to the building described in the
Reynolds Engineering report were not feasible. The report itself does not conclude that.
Unfortunately this conclusion by Monroe County staff was not communicated
promptly to Habitat as the Lessee.
Prior to being made aware of the Engineering Department's conclusion, Habitat had
anticipated that it would pursue the necessary repairs if it were able to enter into a long
term lease with the County.
Lease and Liability
In conversation with County staff, a primary concern was the liability created by a
potentially unsafe building being open to the public in Habitat's use of the building as
its thrift store (ReStore). The suggestion from staff was that a long term lease might not
shield the County from this potential liability. Habitat therefore described in its
proposal the "conveyance" of the property.
Habitat understands this concern on the issue of liability and has promised that it will
not occupy or operate in an unsafe structure. We carry substantial liability insurance as
a matter of course. We have inquired of our agent and underwriter as to what other
coverage might be necessary in this situation. We are ready to review any requirements
that the County might feel necessary and appropriate.
A long term lease that provides Habitat with the leasehold interest needed to use it as
collateral for the financing (to make the repairs) while protecting the County from any
liability concerns is win -win solution. This lease could build upon the terms of our prior
lease. The County Attorney must opine upon this issue before the matter can proceed
further.
Answers to Memorandum's Points
Our proposal tried to include the reversionary interest the statue prescribes by
including a right of first refusal and acknowledging the County's long term control of
the property and its reversion to the County if Habitat ceased to use it in support of its
mission of providing affordable housing. Habitat's intent is not to retain ownership of
the building. If we had a lease agreement and it were to be terminated, it would be
expected that the repair costs for the building would be reimbursed, based on a 30 year
straight line depreciation schedule, since Habitat's money had created the asset to the
County's benefit.
The qualifying project is most simply the use of the building as it has been used for 12
years by Habitat; a Restore thrift store operation whose revenue supports the affordable
housing program in the Lower Keys, the use of the premises as a post storm staging
area (as was done effectively post Hurricane Wilma), offices and other permitted uses
under the SC zoning, storage of disaster mitigation supplies and community needs for
meeting areas for the public's benefit. It is logical to anticipate that the substantial repair
costs could be offset with possible subtenant uses or affordable housing units. Our use
of the property would conform to all LDRs and other land use regulations.
This building has significance for the Big Pine and Lower Keys community. Habitat is
willing to enter into a process to reviewing its present and future use of the property,
but the priority in front of us is the stabilization and repair of the structure.
The critique in paragraph (b) asks for Habitat's general plans for financing the project.
(It is unclear if County legal staff was reviewing our initial bullet point draft or the six
page submittal made on Tuesday, October 11, 2016).
The later .proposal outlines a Financial Plan. We are willing to expand and clarify it, but
would ask for everyone's forbearance. This situation is a shock with very tight
timelines. There has not been time to prepare a considered and in depth financing plan,
but we are committed to shoring the building by January of 2017 in order to have the
time to determine the feasibility of the repairs.
The memorandum continues that the Board has the discretion, under the statute, to
waive the requirements cited in sub paragraphs (a), (b) and (c), but that no such
authorization has been made. We would amend our proposal to ask the Board of
County Commissioners to not impose user fees or substantial lease payments over the
life of a comprehensive agreement in consideration of the fact that Habitat is expending
its own funds to repair a building that belongs to the County.
In summary, Habitat does not seek to contravene the statute, nor are we asking the
Board to do so. This memorandum concludes Habitat is asking the County to divest its
ownership interest in the property. Our suggestion of a "conveyance" was only made
when staff suggested their liability concerns meant the property must be owned by
Habitat.
The memorandum addresses the options the Board has in paragraph 3 (a), (b), (c) and
(d). It does not address the option of a long term lease. None of the options laid out in
the memorandum are satisfactory as they either result in the abandonment of the
building in January of 2017 or involve a process (RFP, land swap or sale) that has a time
line beyond those Habitat has agreed to meet to keep the building safe.
Good Faith Needed
We appreciate the cooperation and effort by all County staff in working through this
difficult situation. It may be a practical matter that more time is needed to complete this
process. However, Habitat must move quickly and decide to expend its funds for
engineered plans, obtain building permits and install the shoring by January, 2017 to
keep the building safe and open to the public.
Is there a vehicle, or method for the County to indicate its willingness to enter into a
long term (lease) agreement so that Habitat may proceed to expend its funds in a timely
manner to put the temporary shoring of the building's foundation in place?
Our deep concern and fear is that any delays will result in a fait accompli; the building
will have to be abandoned as of the Termination date in January, 2017. We would ask
for a good faith indication from the Board that the parties are allowed to proceed to
negotiate the lease or other terms while Habitat expends its funds to preserve the repair
option.
We have tried to make our intent clear. It is unfortunate to be plunged into an in depth
situation of making an unsolicited proposal in the space of less than 10 days and for
your legal staff to be asked to review it less than a week before it might be presented to
the BOCC.
Email exchange of 18 OCT 2016 with Habitat
Wilson -Kevin
From:
Wilson -Kevin
Sent:
Tuesday, October 18, 2016 11:00 AM
To:
'Mark Moss'; Shillinger-Bob
Cc:
Sposito-Doug; Gastesi-Roman; Clark-Cammy; Peters -Katherine; Rogers -Rene; Hurley -
Christine; Santamaria-Mayte; Ballard -Lindsey; Hancock -Pamela; Debbie Batty; David
Kolhagen; <developmentdirector@habitatlowerkeys.org>; Shillinger-Bob; Rogers -Rene
Subject:
RE: Item I-1 Habitat Proposal
Attachments:
2016-10-15 Habitat Proposal Addendum.pdf
Mark„
See below (in red). I've added the County Attorney
Kevin G. Wilson, P.E.
Assistant County Administrator
Monroe County, FL (Florida Keys)
102050 Overseas Highway
Key Largo, FL 33037
Tel: 305-292-4529
Cell: 305-797-1547
From: buildithfhkw@gmail.com [mailto:buildithfhkw@gmail.com] On Behalf Of Mark Moss
Sent: Tuesday, October 18, 2016 8:50 AM
To: Shillinger-Bob
Cc: Wilson -Kevin; Sposito-Doug; Gastesi-Roman; Clark-Cammy; Peters -Katherine; Rogers -Rene; Hurley -Christine;
Santamaria-Mayte; Ballard -Lindsey; Hancock -Pamela; Debbie Batty; David Kolhagen;
<developmentdirector@habitatlowerkeys.org>
Subject: Re: Item I-1 Habitat Proposal
Mr. Schillinger and Mr. Wilson,
Habitat will work to perfect our unsolicited proposal. However, if we submit this amendment later
today or early tomorrow, there will not be enough time for your review and comment. That is one
issue arising from the tight timeline involved.
We seek clarification on the potential liability concerns.ls the primary issue the "deficient structure"? If
it is, we do not understand its role going forward.
Habitat's proposal is to shore the structure and effect the repairs according to the specifications and
timelines of the Reynolds Engineering report. That report does not conclude the building is
irreparable. The working assumption is that if the repairs are made, the building is safe. Are we in
agreement on this point? There are safety issues beyond the structural repairs. The "elevator", fire &
life safety egress issues, ADA non-compliance, and possible other code issues which also must be
inspected and addressed. County staff chose not to pursue further evaluation of these because, on
our experience/judgment, bringing the building into compliance was uneconomical and would likely
involve bringing everything up to current codes. That said, your request is to let Habitat try. Staff
hasn't seen anything that changes our opinion so, our recommendation hasn't changed. The
question remains, "Is there a way that the County can allow Habitat to assume all of the risk without
jeopardy to the County? Or, how much risk is the County prepared to accept on Habitat's
behalf?" That's a policy question we'll address Wednesday.
Monroe County staff has concluded that the repairs are not financially feasible. Habitat is asking for
the opportunity to spend its own funds to determine if the repairs can be made.
We are not proposing to occupy or utilize a"deficient structure".
The clarification and discussion of the liability concerns are important to finding a solution to the
situation. We have stipulated that the building will not be open to the public or used by employees if it
is deficient.
Again, Habitat needs to emphasize the point that we are asking the County for the long term control
of the property, even if the present building cannot be repaired.
If the repairs are not feasible (and we have a long term agreement), Habitat would pursue a new
structure that provides for its and the community's needs.
We would ask Monroe County staff to help us in suggesting an approach for the Board's decision
tomorrow. An approach that says the Board's intent is for Habitat to continue to use the property to
support its mission. The form of that agreement may remain to be finalized, but Habitat can proceed
to arrange for the foundation shoring with the confidence of the Board's support.
This decison, or statement of intent by the Board, allows staff and Habitat the time to work through
the particulars without jeopardizing the use of the building beyond January 2017.
The tight timelines involved in this case are difficult for Habitat and County staff. We are looking for a
gesture of goodwill and cooperation that allows the Board to support Habitat in this case (if that is
their decison) while allowing the parties to work out the terms and conditions.
Sincerely yours,
Mark
Mark Moss
Executive Director
Habitat for Humanity of Key West & the Lower Florida Keys, Inc
buildit c ;habitatlowerkeys.org
305 407 4070
305 294-9006.
On Mon, Oct 17, 2016 at 5:30 PM, Shillinger-Bob <Shillinger-Bob(?-fl. og_v> wrote:
Mr. Moss:
I am not convinced that a long-term lease of the subject property would successfully shield the county from potential
liability arising from the deficiencies of that structure. In the event a claim is asserted, the County would at the very
least need to incur the costs of defending itself.
� Rid��
x A
0
CIT& STY
GOVERNMENT LAW
(305)292-3470
(305) 292-3516 (fax)
Bob Shillinger
County Attorney
Monroe County Attorney's Office
1111 12th Street, Suite 408
Key West, FL 33040
No trees were harmed in the sending of this E-mail, however, a great number of electrons were terribly
inconvenienced. Please note that Florida has a broad public records law and that any communication with the County
could be considered a public record. If you do not wish for your email address to become a public record, use the
telephone or some other method of conveying your message.
From: Mark Moss[mailto:buildithfhkw(a)gmail.com]
Sent: Saturday, October 15, 2016 5:48 PM
To: Wilson -Kevin
Cc: Sposito-Doug; Gastesi-Roman; Clark-Cammy; Peters -Katherine; Rogers -Rene; Hurley -Christine; Santamaria-Mayte;
Shillinger-Bob; Ballard -Lindsey; Hancock -Pamela; Debbie Batty; David Kolhagen
Subject: Re: Item I-1 Habitat Proposal
Kevin,
Thank you for the evening email. We appreciate the effort to communicate.
I have composed an addendum to our unsolicited proposal which is attached.
There has not been time for the Habitat Board to review or comment on it, but time is of the essence
for everyone concerned.
First, some clerical clarification. Can you assure me that Rene Rogers was reviewing the proposal
submitted last Tuesday and not the "place holder" bullet point proposal?
I
■
You will see that the attached addendum attempts to responds to the legal insufficiencies Rene
describes.
The other major point revolves around the path of a long term lease. This was always the more
straightforward approach in my humble opinion. Can the liability concerns be satisfied through this
approach ?
I appreciate your help and look forward to the next step.
Mark Moss
Executive Director
Habitat for Humanity Key West & Lower FL Keys
O: 305.294.9006
M: 305.407.4070
On Fri, Oct 14, 2016 at 7:09 PM, Wilson -Kevin <Wilson-Kevin(a,monroecounty--fl.gov> wrote:
Commissioners et al.:
I failed to ask Bob to include a copy of the more formal proposal submitted by Habitat earlier this
week. It is attached as well as the County Attorney's review of it sent a short while ago. I apologize
for the oversight. I have included Mr. Moss on this email since I promised to keep him apprised of the
County Attorney's opinion when it was available.
kevinw
Kevin G. Wilson, P.E.
Assistant County Administrator
Monroe County, FL (Florida Keys)
102050 Overseas Highway
Key Largo, FL 33037
Tel: 305-292-4529
Cell: 305-797-1547
From: Shillinger-Bob
Sent: Friday, October 14, 2016 6:10 PM
To: Shillinger-Bob
Cc: Wilson -Kevin; Sposito-Doug; Gastesi-Roman; Clark-Cammy; Peters -Katherine; Rogers -Rene; Hurley -Christine;
Santamaria-Mayte
Subject: Item I-1 Habitat Proposal
Mayor & Commissioners (via bcc):
Attached please find a memo Assistant County Attorney Rene Rogers prepared regarding the unsolicited
proposal from Habitat for Humanity regarding the County's building on Big Pine Key. In short, the memo
outlines legal deficiencies in Habitat's proposal and sets forth some options for the Board to consider.
Please contact Rene or me should you have any questions.
� RIp��
H.
CEti'[���;v
CIi Y, COUNTY
& LOCAL
00VERNMENT LAW
(305)292-3470
(305) 292-3516 (fax)
Bob Shillinger
County Attorney
Monroe County Attorney's Office
1111 12th Street, Suite 408
Key West, FL 33040
No trees were harmed in the sending of this E-mail, however, a great number of electrons were terribly
inconvenienced. Please note that Florida has a broad public records law and that any communication with the
County could be considered a public record. If you do not wish for your email address to become a public
record, use the telephone or some other method of conveying your message.
BOARD OF COUNTY COMMISSIONERS
County of Monroe A
Mayor Heather Carruthers, District 3
( T$ne Florida Keys (, Mayor Pro Tem George Neugent, District 2
t� ) ��` ��
�' Danny L. Kolhage, District 1
David Rice, District 4
Sylvia J. Murphy, District 5
County Commission Meeting
October 19, 2016
Agenda Item Number: I.1
Agenda Item Summary #2190
BULK ITEM: No DEPARTMENT: Project Management / Facilities
TIME APPROXIMATE: STAFF CONTACT: Doug Sposito (305) 292-4416
TBD
AGENDA ITEM WORDING: Discussion and direction on Habitat for Humanity's proposal that
the premises located at 30320 Overseas Highway in Big Pine Key, be conveyed to Habitat in
exchange for a nominal amount.
ITEM BACKGROUND: The Habitat for Humanity proposes that the premises be conveyed to
Habitat for a nominal amount, as a response to the letter of termination issued by the County dated
September 21, 2016.
PREVIOUS RELEVANT BOCC ACTION:
Item C-32 at the September 21, 2016 BOCC meeting.
Approval to send notice of lease termination letter to Habitat for Humanity for the property located
at 30320 Overseas Highway; Big Pine Key, FL.
CONTRACT/AGREEMENT CHANGES:
N/A
STAFF RECOMMENDATION: N/A
DOCUMENTATION:
Habitat for Humanity Proposal
Proposal HFH BPK
FINANCIAL IMPACT:
Effective Date:
Expiration Date:
Total Dollar Value of Contract:
Total Cost to County:
Current Year Portion:
Budgeted:
Source of Funds:
CPI:
Indirect Costs:
Estimated Ongoing Costs Not Included in above dollar amounts:
Revenue Producing:
Grant:
County Match:
Insurance Required:
Additional Details:
If yes, amount:
REVIEWED BY:
Doug Sposito
Completed
10/03/2016 2:53 PM
Rene Rogers
Completed
10/04/2016 10:26 AM
Budget and Finance
Completed
10/04/2016 10:32 AM
Maria Slavik
Completed
10/04/2016 10:32 AM
Kathy Peters
Completed
10/04/2016 10:58 AM
Board of County Commissioners
Pending
10/19/2016 9:00 AM
40-ft
�w Habitat for Humanity
of Key West and Lower Florida Keys
Unsolicited Proposal
For
30320 Overseas Highway
Big Pine Key
Executive Summary
The recent engineering report prepared by Reynolds Engineering documents the poor
condition of the County owned building at 30320 Overseas Highway on Big Pine Key.
This property has been leased to Habitat for Humanity of the Lower Keys (Habitat)
since 2004. The implications of this report have forced the Engineering Department to
ask the BOCC to terminate the lease with Habitat with 120 days' notice, effective
January, 2017. This means the loss of its ReStore (thrift store). Since April, 2016, when
this review of the building's condition began, Habitat has lost more than $30,000 in
sales revenue from its ReStore operation.
The financial implications for Habitat by losing this steady stream of income will
greatly reduce its ability to focus on the mission of Habitat. This includes the building
of 10 homes on Big Coppitt scheduled to start soon and the redevelopment of three
units on Truman Avenue that Habitat has already committed capital dollars to.
The crisis for the County's Engineering Department is the report's conclusions for
immediate work to stabilize the foundation within 4 months, by January, 2017 and then
the daunting expenditure of $500,000 or more to make the needed structural repairs to
the concrete spalling by January, 2018. The County's capital expenditure budgets for the
next two fiscal years do not anticipate this building's needs. County staff does not feel
the repair of the building is feasible.
Monroe County staff has proposed that Habitat submit an unsolicited proposal. The
proposal must address the repairs, the time frame and prove the financial means to do
SO.
Habitat strongly desires a solution that repairs the building. However, we are aware
that a repair approach may not be feasible if certain factors are present. What we need is
the time to make this evaluation on our own while keeping the public safe. Prior to this
crisis, we planned to renovate portions of the building after asking the BOCC for a
renewed lease term. The building has great value to the Big Pine and Lower Keys
community on several levels, including the purpose of serving as a post storm staging
area which was the County's motive to acquire it. To date, the County has not
addressed the implications to the Lower Keys if the building is to be demolished.
Habitat is willing to prepare a proposal that will achieve a safe building in a timely
manner that works financially for all parties involved. For any repair scenario to work
there will need to be a willingness to partner between Habitat and the County. That
partnership will require good faith on both sides.
Our proposal to have the County convey the property arises from discussions with
County staff to shift the liability and risk to Habitat and to provide Habitat with the
longer term control of the premises while assuring the community of the post storm
staging area it expects. This proposal provides the necessary time for Habitat to
determine the cost of the needed repairs while evaluating its options to operate the
ReStore.
Organizational Background
Habitat for Humanity of Key West and the Lower Florida Keys, Inc. (Habitat) has built
35 homes, manages 24 affordable rentals and has repaired more than 25 homes for
senior home owners in its service area. It also hardened over 80 homes with storm
shutters with a DCA grant. Its success as a "one stop shop" in providing affordable
housing is due in large part to its partnership with Monroe County and the Land
Authority. The homes and apartments that serve 79 families and are permanently
affordable are situated on land acquired by the Land Authority at the direction of the
Board of County Commissioners.
The ReStore operation located in this building in Big Pine Key provides a third of
Habitat's revenues. The donations to the ReStore from the Middle Keys Habitat for
Humanity's service area create revenue that is shared with their affiliate. This ReStore
helps support two habitat affiliates.
Let's briefly review the Lower Keys Habitat's financial situation. We are in the midst of
a 10 home project on Big Coppitt that is expected to be $2.4 million total. We are
leveraging our mortgages and the Eisenhower Apartment property for lines of credit.
We have $400,000 in a reserve account for project overruns. Our other capital account of
$150,000 is dedicated to repurchasing our homes as required. We have another $153,000
in BP Oil awards that is reserved for repairs to the two apartment properties. Our
balance sheet is a key to our ability to finance the 10 home construction project we are in
the midst of building on Big Coppitt. Habitat does have $92,000 available immediately
to leverage the ReStore renovations.
Lessee's Proposal
The Lessee's (Habitat) proposal is to have this property conveyed to us with terms that
protect its permitted uses consistent with its zoning, Habitat's affordable housing
mission and its long term control by the County. Habitat has to evaluate the repair costs
while gaining the needed time for a considered decision. This conveyance shifts the
liability and any risk for the building's condition from Monroe County to Habitat for
Humanity.
Lessee is preparing to vacate the premises as of the Termination Date as a practical
business matter. Our ReStore business has been interrupted and revenues lost,
extending back to April, 2016. Despite these disruptions, at the present moment it
makes the most economic sense for Habitat that the ReStore operation remains in place
through Easter, 2017; if not beyond.
This shock to our business plan involves time and money. We continue to explore a
variety of available options; leasing a new space, purchasing another location and
temporary alternatives as any prudent business would.
Our Board is operating under the assumption that the required repairs and renovations
may be as much as $1.5 million. If Habitat is assured of its long term control of the
property it is willing to make the necessary investment to provide a safe, modern and
efficient building that serves the Lower Keys community and supports our mission of
providing affordable housing.
This potential cost may be feasible and a worthwhile risk once we have the necessary
time and motive to evaluate the specifics of the concrete and reinforcing steel repairs
cited in the engineering report. If the building turns out to unrepairable Habitat will
approach the County to propose a mutually beneficial outcome.
As we all appreciate, there has been very little time to prepare an in depth proposal
with a pressing time line to put this matter before the County Commission after our
lease was terminated at their September meeting.
:l
Habitat proposes that the Premises be conveyed to Habitat in exchange for a nominal
amount. The conveyance would include the following points:
• All risk and liability for the building's condition and any life safety issues
transfers to Habitat.
• The use of the premises will conform to development regulations and any non-
conforming use under the LDR will continue.
• The County retains the use of the property as a post storm staging area in
perpetuity.
• If the property ceases to be used by Habitat in support of its mission of providing
affordable housing it will revert to the County. (Another approach is for the
County to retain the right of first refusal to purchase the property).
• The conveyance grants Habitat the right to use its ownership (or leasehold
rights) as collateral for financing the needed repair work.
• If Habitat determines that the building is unrepairable it may exercise an option
to convey the property to the County.
• A straight line depreciation schedule for the repayment of the repair and
renovation (over a 30 year period) by the County to Habitat if the conveyance is
terminated.
• Habitat will pay for and install the foundation shoring before the January 19,
2017 date. If this is not done, Habitat agrees it will cease all operational use of the
building and the public will have no use or access of the premises by that date.
• Habitat will actively engage in its own engineering evaluation of the feasibility of
repairing the building. Habitat will design a repair program and timeline to
achieve the recommendations of the Reynolds Engineering report or (a second
engineer's opinion) so that the building is safe for public use.
• Habitat is responsible for keeping the building safe for public use at all times and
for repairing the building by January 31, 2018 date or the date established by its
own engineering opinion.
• The need for all due speed in the application for, review of and approval of
building permits for the structural repairs and renovation is recognized as a
shared responsibility of Habitat and the County.
Resolved: County will instruct its Legal Staff to prepare the conveyance instrument that
includes the above points.
Financial Plan
Assumptions
• The immediate shoring of the foundation and its engineered plans will be paid
for by Habitat from its BP cash award of $72,000.
• This expenditure is made in good faith in expectation of the conveyance of the
property.
• The County will convey the property as expeditiously as possible as time is of
the essence to complete the repair work on a schedule that satisfies all safety
concerns.
• Habitat will explore funding options to pay for the immediate structural repairs
while seeking an exploratory building permit for the repair of the priority D and
C columns to determine the feasibility of the overall concrete repair approach.
• Once the feasibility of the repairs can be evaluated, Habitat will pursue
permanent financing, grants and a capital campaign to raise funds.
11
Outline of Forthcoming Proposal
From: Habitat for Humanity of the Lower Keys
To: Monroe County BOCC
Re: 30320 Overseas Highway, Big Pine Key
September 29, 2016
Habitat proposes that the Premises be conveyed to Habitat in exchange for a nominal amount.
The conveyance would include the following points:
• All risk and liability for the building's condition and any life safety issues transfers to
Habitat.
• The use of the premises will conform to development regulations and any non-
conforming use under the LDR will continue.
• The County retains the use of the property as a post storm staging area in perpetuity
• If the property ceases to be used by Habitat in support of its mission of providing
affordable housing it will revert to the County. (Another approach is for the County to
retain the right of first refusal to purchase the property).
• The conveyance grants Habitat the right to use its ownership (or leasehold rights) as
collateral for financing the needed repair work.
• If Habitat determines that the building is unrepairable it may exercise an option to convey
the property to the County.
• A straight line depreciation schedule for the repayment of the repair and renovation (over
a 30 year period) by the County to Habitat if the conveyance is terminated.
• Habitat will pay for and install the foundation shoring before the January 19, 2017 date.
If this is not done, Habitat agrees it will cease all operational use of the building and the
public will have no use or access of the premises by that date.
• Habitat will actively engage in its own engineering evaluation of the feasibility of
repairing the building. Habitat will design a repair program and timeline to achieve the
recommendations of the Reynolds Engineering report or (a second engineer opinion) so
that the building is safe for public use.
• Habitat is responsible for keeping the building safe for public use at all times and for
repairing the building by January 31, 2018 date or the date established by its own
engineering opinion.
• The need for all due speed in the application for, review of and approval of building
permits for the structural repairs and renovation is recognized as a shared responsibility
of Habitat and the County.
510 GREENE STREET 1st FLOOR • KEY WEST, FL 33040. 305.294.2587 • FAX 305.294.7806 • WWW.KEYWESTCHAMBER.ORG
October 14, 2016
Mayor Heather Carruthers
Monroe County Board of County Commissioners
S00 Whitehead Street, Suite 102
Key West, FL 33040
Dear Mayor Carruthers,
Representing the members of the Key West Chamber of Commerce, we are concerned about the situation
with the Habitat for Humanity Restore in Big Pine Key. Habitat for Humanity is one of our community
members that plays an essential role in our county by providing affordable housing solutions to our residents
suffering with affordable housing. Our chamber supports Habitat for Humanity and the part the Restore
plays in its operation.
We understand that there are safety and liability issues that have forced the termination of the county's
lease with Habitat for Humanity but we encourage you to investigate other options so that Habitat for
Humanity may remain a viable part of the community. Many people depend on Habitat for Humanity
Restore for jobs, volunteering and to purchase gently used items. The community would be at a loss should it
close its doors.
The members of the Key West Chamber of Commerce support Habitat for Humanity and are hoping that the
county can work with Habitat thus that the Restore can continue to operate in Big Pine Key. We understand
that Habitat for Humanity is planning to put forward feasible alternatives that would be acceptable to both
parties. If the current location is not a possibility, we sincerely hope that the county can assist them in trying
to find a new location.
Sincerely,
Kim Works
President
Cc: Commissioner Danny Kolhage
Commissioner Sylvia Murphy
Commissioner George Neugent
Commissioner David Rice
County Administrator Roman Gastesi
Clerk of the Court Amy Heavlin
Directors of the Board
!)�b Curlee (f5/ /0/l9/a-olu eXh,bjr
Board of County Commission
October 19th 2016
Agenda Item 1-1
Mayor and Commissioners, I am Deb Curlee Vice President of Last Stand and today I am speaking on behalf of Last
Stand.
Last stand supports all efforts to allow Habitat for Humanity to continue to search for solutions to the current
safety and construction issues of their building on Big Plne. The building serves as an important revenue stream for
the organization as well as a great benefit to the community as a hurricane staging area and the resale of used
furniture, clothing, and building materials.
Last Stand hopes that with a cooperative, collaborative effort, solutions will be found to enable Habitat for
Humanity to remain in the building and continue the ongoing benefit to our community.
Deb Curlee Vice President Last Stand