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Item K6
M C ounty of f Monroe ELj » °o � BOARD OF COUNTY COMMISSIONERS /� � Mayor David Rice, District 4 Th e Florida Keys Mayor Pro Tem Sylvia J. Murphy, District 5 Danny L. Kolhage, District 1 George Neugent, District 2 Heather Carruthers, District 3 County Commission Meeting January 17, 2018 Agenda Item Number: K.6 Agenda Item Summary #3804 BULK ITEM: No DEPARTMENT: BOCC District 2 TIME APPROXIMATE: STAFF CONTACT: Terri Colonna (305) 292 -4512 10:30 A.M. AGENDA ITEM WORDING: Discussion and direction from staff regarding a request from Pigeon Key Foundation for a lease extension of 20 years. ITEM BACKGROUND: PREVIOUS RELEVANT BOCC ACTION: CONTRACT /AGREEMENT CHANGES: N/A STAFF RECOMMENDATION: DOCUMENTATION: 10191993 - Pigeon Key -Part 1 10191993 - Pigeon Key -Part 2 1 st Amendment to Agr 01 16 2013 121113_2nd amendment - Pigeon Key Third Amendment 05 212014 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: Patricia Eables Completed 01/03/2018 9:43 AM Kathy Peters Completed 01/03/2018 10:12 AM Board of County Commissioners Pending 01/17/2018 9:00 AM - 94 MAR 17 P 2.3 7 ;EASE AGREEMENT Tease Agreement made this i q-+ dayMWIC:" 6ft Yr; L 1993, by And between the Board of County Commissioners of Monroe County, hereinafter "Lessor" and the Pigeon Key Preservation Foundation, Inc., a Florida Nat- 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 May 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 ". a� as �a �a as as CL 0. 8 0 Or CD CD �a E I . At a public Monroe County Commission meeting held the 6th day of October 1992, 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 Commission. 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, and other educational and charitable activities. 8. Lessor finds that the program proposed by Lessee 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 reaulations. Cost of these improvements, estimated to exceed one million dollars, shall be paid by the Lessee under Lessee's proposal. 0. 0 E d 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. T ENANCY 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. a� as as a� as 0. as 0 Or �a E 3 2> MAINTENANCE 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 commit, nor suffer to be committed, 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. a� as �a �a as a� as 0. as 0 �a Or �a E 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 the 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 a� as �a as a� as 0. 8 0 �a Or E d A 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 island, 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 visitation to the island. Lessee's obligation hereunder shall be subiect 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 a� as as a� as 0. 8 0 Or �a E i.1 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 Lease 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 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. 7 a� as �a as a� as E Or as 0 0 Or E ^..} 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 County Commissioners. 5. INSPECTION FOR COMPLIANCE Lessor shall have at any time during the term of this Lease, upon reasonable notice to Lessee, the right to enter upon the premises to inspect Lessee's compliance with the terms and 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 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 the Capital Improvements Section of the Lessee's a� as �a as a� as Or 4) 0 4) P Or �a E 1 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 a� as as a� as 0. as 0 �a Or �a E 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 improvements" 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 a� as as a� as Or 4) 0 0 2) Or �a E 10 firms 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. PERMI 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. UTILITIES. 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. C a� X as as a� C 0 as 0. as C 0 Or E 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. ADM ISSION 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 C a� X as �a as a� C 0 as 0. as C 0 Or �a E d 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 in, 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 a� as �a �a as a� as E CL as 0 0 CL �a E d 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 C a� X as �a �a as a� C 0 as 0. as C 0 �a Or �a E 14 insurance carrier without Lessor having been given fifteen (15) days prior written notice thereof by such carrier. C) 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 Aareement and each anniversary date of the insurance policy. D) Workers compensation insurance in compliance with 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 property, 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 C a� X as as a� C 0 as 0. as C 0 Or �a E 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. 1. 7. 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 fo this Lease. If Lessee fails to exercise its right within said Exercise Period, the County may lease the premises to such third person in accordance with the terms and conditions of the offer set forth a� as as a� as 0. as 0 Or 6 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 C a� X as �a as a� C 0 as 0. as C 0 E 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 against 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 a� as as a� as E as 0 �a Or �a E 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 C a� X as �a as a� C 0 as 0. as C 0 �a Or �a E 1&01 Lessee shall, at Lessor's request, furnish evidence of the continuation of such. tax - exempt status and a failure to furnish such evidence in acceptable form to the Lessor after request shall constitute a default hereunder. C) In the event that Lessee ceases its corporate existence, files for bankruptcy, or becomes financially insolvent, then the Lessor may, at its option, terminate this Lease. 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 desiqnate, 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 a� as �a �a as a� as 0. as 0 Or E F of this Lease Agreement and such termination shall be effective immediately. 23. NORMAL E XPIRATION 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 the 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 C a� X as as a� C 0 as 8 C 0 Or �a E 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 (60) 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 a� as as a� as 0. as 0 Or E 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 will have the right upon sixty (60) 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, return 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. CON TROL OF USE AND PROTECTION OF HISTORIC STRUCTURES. The Lessee agrees that it will, within six (6) 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. BOA OF DIRECTORS RESIDENCY REQUIREMENTS. During the term of this Lease, the Lessee agrees that a majority of its Board of Directors shall be residents of Monroe County, Florida. a� as �a �a as a� as 0. as 0 Or �a 6 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 anv 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 parties hereto. Any previous Lease Agreement entered into by the 'parties hereto shall be null and void. C a� X as as a� C 0 as 0. as C 0 Or �a E 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. F.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 pres,en.ts to,, be executed as of the day and year first above BOARD OF COUNTY COMMISSIONERS OF MO" COUNTY, FLORIDA By a� as �a �a as a� as 0. as 0 �a Or E 25 Witness Witness final:10/28/93 PIGEON KEY PRESERVATION FOUNDATION, INC By APP FROM AND 26 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 parties for appropriately using the Pigeon Key prope, .rty . The' renvation /restoration, repair, maintenance and preservation of the" island's historic structures, facilities,'-and ambiance, an 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 July 23, 1992 Review of the proposals will be performed by a selection 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 Board of Couutp. Commissioners will thW listen to presentations from those short listed and a final selecition will then be made. 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. 287.133(3)(d), Fla. Stat. (1989). 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 Department, Desiree Peacock at (305) 292 -4468. 1992. Dated at Key West, Florida, this 4 th day of May A.D. r R. M. Cofer Director of Purchasing Monroe County Purchasing Department 5100 College Road Public Services Building, Wing II Key West, Florida 33640 0 a� 0 a� PIGEON KEY FOUNDATION MASTER PLAN FOR FACILITIES DEVELOPMENT AND USAGE AT PIGEON KEY, FLORIDA - wv F Released June 6, 1993 l e a �c� enVi runmental educat' 5e o TABLE OF CONTENTS PURPOSE ....................................... ............................... 1 SECTION 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 ce PIGEON KEY FOUNDATION MASTER PLAN FOR FACILITIES DEVELOPMENT AND USAGE AT PIGEON KEY, FLORIDA PURPOSE This document defines 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. SECTION 1. EXECUTIVE SUMMARY a CL 0 0 CL q SECTION L EXECUTIVE SUMMARY C 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 implementation 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 Monroe 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. SECTION 11. INTRODUCTION a CL 0 0 LM CL q SECTION IL INTRODUCTION 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 environmbnt 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: 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. 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 reset facilities will also be available for visiting scientists and graduate students, as well as college students. 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 is 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 Mc 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 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 wiH 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: 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. •. �• •• F ., 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 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. C 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 The Monroe County Commission (the Commission) agrees to lease Pigeon Key and its physical structures to the Pigeon Key Foundation ( =the Foundation) for lhia years at the cost of S 1.00 per year 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 for 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 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. 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. C 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. 0 SECTION III. THE PIGEON KEY FOUNDATION SECTION IIL THE PIGEON KEY FOUNDATION 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 - today 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 1). • 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. a� X as ca �a as a� 0 as CL 0. as 0 ca Or ca d 7 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 Il. 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 Kumar Mahadevan, Ph.D.* Executive Director, Mote Marine Laboratory 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 C 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 5100,000 Communication Telephone/FAX Computer and supplies Mail, etc. Insurance Utilities Electric Water Sewage Accountant and Legal fees Contingency Fund TOTAL S 16,000 S40,000 S 12,000 S 10,000 5248,000 a� x as �a �a as 0 as CL CL as 0 0 CL �a d 9 SECTION IV. OVERVIEW OF PROGRAMS CL 8 ��q 0 0 CL SECTION IV. OVERVIEW OF PROGRAMS This section defines the Pigeon Key Foundation's goals and plans for our use of the facilities on Pigeon C. Key. The three major programs envisioned for Pigeon Key include educational programs, historic programs, and scientific 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 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. • 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. 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. 10 Ta act Audiences Keyq community and Tourists organized touring groups and open house events. School g or ups local (K -12), and out of county (K -12). Recreational groups 4 -H, Boy Scouts College groups undergraduate and graduate students. Adult gro=a local residents, government groups, private organizations. FdLatio al 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: FDIICATIONAL PROGRAM PHASE 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. fact 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 11 C Education Programs and eQ u m n 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 Necess ry 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. a� x as ca �a as 0 as 12 EDUCATIONAL PROGRAM PHASE II: LIMITED RESIDENTIAL USE 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. Tourists School Groups Recreational Groups College Groups Adult Groups Electricity Potable water Additional Parking Bike Rack Housing, 1 -2 dorms Limited Kitchen Facilities Restrooms Improved Classroom/Lab/Meeting Room Improved Picnic Area Plans for Amphitheater and Outdoor Classroom Instructors Available through Prior Arrangements Education Programs and Fq jnm n 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 Necess ry 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. a� x as ca �a as a� 0 as 13 Development of Environmental Education, Research, and Cultural/Historical curriculum. To involve the Monroe County Environmental Education Council, Mote Marine Laboratory, and the Historical Preservation C Society. 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. EDUCATION COORDINATOR: 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. 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 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 C Education tion Programs and Eq)nment . Tours 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 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 erected. 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. 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 to the island. The operator would be responsible for all aspects of this venture, 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 fee would be charged by the Foundation for each tourist visiting the island; this would be included in funds collected at the visitor center. Option Two: from the owner The Pigeon Key Foundation leases the Knight's Key (or other) property and sets up it's own tourist accommodation program. In this case, the Foundation will be responsible for running all aspects of the business, providing transportation, managing a gift shop, and collecting fees. Pigeon Key staff or volunteers would provide interpretation for the group tours. • Combinations of these two options may evolve. For example, a private businessman away choose to open a concession on the mainland and provide transportation. After the tourist group is on Pigeon Key, staff mem*rs or volunteers may take care of historical and environmental interpretation for these visitors. At present, the Foundation has an open mind to the eventual shape of tourism plans. We are in con *Qt with Mr. Eugene Kyle, attorney for the owners of the facilities on Knight's Key. We believe that with: QrPbn understanding and a willingness to cooperate between area businessmen and the Foundation, tourism needs forshe Marathon community will be well served. 17 W RESEARCH PLAN C 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. 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. 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. 18 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 f of the activities would be field oriented but a seawater system for aquaria and tanks to hold specimens for 1 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 19 Keys. 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 0 monitoring toxic chemicals in water, sediment, air and organisms. • investigations of oil spill impact. Funding of Research at Pigeon K 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 educational 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' fishermen and transport them to Sarasota for immunological studies. 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. 21 SECTION V. FACILITIES DEVELOPMENT CL 8 ��q 0 0 CL SECTION V. FACILITIES DEVELOPMENT 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. It is the intent of the Foundation to address the structural concerns of the County safety office adequately as defined 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. 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 leased 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. 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. = 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. 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. Rd= 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. 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 composting 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. The Foundation intends to operate the generators in place on Pigeon Key. 23 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. 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. 24 SECTION VI. FUND RAISING CL 8 ��q 0 0 L CL SECTION VL FUND RAISING 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. FOUNDATIONS, 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 25 unpredictable basis. 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 $20. 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 550, $100, $500, and $1,000 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 (Table 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 OVERALL FIVE YEAR TOTAL: $7,272,500 26 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: $7,272,500 26 Table 2. Projected Revenue for the Pigeon Key Foundation (Based on a full operating year after initial year of operation.) General Tourism Income Basis Income Basis Income General Minimum $70,200 Full Operation $702,000 Admittance 7 x $5,000 $35,000 12 x $5,000 $60,000 Number per day 30 $10,000 300 $30,000 Charge per day 57.50 $05,000 57.50 $030,000 Operating days 312 $15,000 312 $60,000 Gilt Shop Income (including Minimum $130,000 Full Operation $1,000,000 direct mail) Education Program Income Basis Income Basis Income Minimum Full Operation Visiting Scientists 7 x $5,000 $35,000 12 x $5,000 $60,000 Visiting Scholars 2 x $5,000 $10,000 06 x $5,000 $30,000 Student Groups $05,000 $030,000 Number /Year 20 $15,000 80 $60,000 Days of Program 3 3 Charge/Day $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 C m 4 4 t 1I f Y r . L . i- 4 , d n X [1 I h• i 28, 29, 30 from original master plan;are superseded by chart on page 27. C x gJ} C 0 0. C 0 CL SECTION VII. USER GROUPS, STAFF AND FACILITIES CL 8 ��q 0 0 L CL 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 1 island. The list below provides a brief description of these groups; a detailed description of the facilities required, logistical considerations, staffing needs and costs are provided as Appendix IV. • Day Visitors -- Individuals (tourists) who will be brought to Pigeon Key in a group fashion for guided tours. • Festival Users -- Large crowds of people visiting Pigeon Key on specific days for special purpose events (seafood, art, music festivals). • College/University -- Organized groups of college students with their teachers. • Visiting Scholars -- 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 Scouts -- 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 Scientists -- Researchers associated with Mote Marine Laboratory. • Volunteer Programs -- Groups of volunteers associated with FKNMS and/or the Nature Conservancy who need residential accommodations for brief periods. • Existing Residential 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. • Residential 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. • Conference/Workshop -- 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 Phase One Operational Configuration: Day Use 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 and vohmteers) • Residential presence • Part time maintenance /grounds keeper • Part-time secretary/bookkeeper • 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 office space for staff Research building USER GROUPS THAT CAN BE ACCOMMODATED UNDER THIS CONFIGURATION: • Visitors • Festival day users • Visiting Scholars • Secondary School/Day users • Mote scientists • PKF staff • Conferences • Special Event users • Community Groups a� x as ca �a as 0 as 32 Phase Two Operation Configuration: Minimal Overnight User Groups / 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. �1 IT1jU • Residential presence • Upgrade maintenance /grounds keeper to full time • Upgrade secretary/bookkeeper to full time • Full -time Pigeon Key onsite manager with occasional overnight responsibilities OVERHEAD Day Visitors • 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 • Visiting Scholars • Secondary School/Day 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. 1- al U • Residential presence • Upgrade maintenance /grounds keeper to full time • Upgrade secretary/bookkeeper 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 School/Day users • Mote researchers • Special event users • Festival day users • Community groups • Environmental Group Office Share program • Volunteers • PKF staff • Conferences a� x as ca �a as as 34 Phase Four Operations Configuration: Full Residential Use Groups This is the ultimate goal of the PKF, and will require much in the way of staff and overhead expenses. C STAFF • 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 • Schools/Day Use • Mote Scientists • College/University • Visiting Scholars • Volunteers • Existing Residential Programs • Residential Non - college • PKF staff • Conferences • Special uses 35 C SECTION VIII. CAPITAL IMPROVEMENTS Exh�b4 C Exhibit A Capital Improvements a CL 0 0 LM CL q Capital Improvements y r- 0 CL 8 ��q 0 0 L CL * All building names changed to match Betty Chaplin's designations. 0. 8 ��q 0 W L E 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, plum e lectrical 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) a� as �a as a� 0 as 8 0 0 LM Or �a E Gar Small Guest Hasa EN Foreman's House NEW Old even - le 113 1993 Generation Plant & Tool House Bridge ; Dorm 1.11. Big Guest House ® (Un- named) Main House Toll Midge Manager and Family ED VIP House Public Reshvoms Em E] 01 Main Dining Hall Kitchen with Huge Bell that rang for Dinner Picnic Table Picnic Tab IT] ED Phase I CollegeVniversity visiting Scholars Boy scouts SchoolvDay Use Mote Scientists ' Volunteers Exist. Res. Progs. Offtceshare Res. Non - College PKF Staff Conferences ' Elderhostel Retreats Day Visitors Festivals Special uses ' Phase II College/University Visiting Scholars Boy Scouts Schools/Day Use Mote Scientists Volunteers Exist. Res. Progs. OfficeShare Res. Non - College PKF Staff Conferences EMerhostel Retreats Day Visitors ' Festivals special Uses - = Historic Renovation = New Construction ® = Stabilized S 0 a� X q� cu ata q� a� 0 as N CL 8 0 cu CL d l Phase III CoftelUrwversiry Visiting Scholars Boy Scouts Schools0ay Use Mote Scientists ' Volunteers Exist Res. Progs. OfficeShare Res. Non - College PKF Staff Conferences Elderhostel Retreats ' Day Visitors Festivals Special Uses Visiting Scholars Museum College✓University 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 Garage \*dge s Donn Big Guest H7J' Main HHo use Toll Bn ge Ma n Family VIP House Maij Dining I all Kitcl en with d at Huge Bell t rang r Dinner Picnic Table Picnic Table ■ - = Historic Renovat = N ruction C C - Packet Pg. 1903 = a� 0 0 T CL 8 Generation 0 lar�t & Tool CL - = Historic Renovat = N ruction C C - Packet Pg. 1903 = 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 as �a as a� 0 as 0 CL CL 8 0 0 2M CL �a d Dock Small Guest House 11 (New Mote Lab) E3:: qoreman`� -,I 's Arnipt eater I%/ Plant �� _AMT College/University Visiting Scholars Boy Scouts SchoolslDay Use Mote Scientists Volunteers Exist. Res. Progs. OfficeShare Res. Non - College PKF Stall Conferences Elderhostel Retreats Day Visitors Festivals Special uses Bridge s Dorm Bi Guest Hf7l F1 (Un- Named) Main House Toll Bridge Manager and Overseas Highway Office Family El (New Museum) EM ® VIP House Itblic Restrooms Main Dining Hall Kitchen with Huge Bell Picnic Table that Rang for Dinner ® ® Picnic Tab: a� x as �a �a as a� 0 as CL 04 0. 8 ���qq p 0 IDM Or cu E M d - = Historic Renovation = New Construction ®= Completed packet Pg. 1905 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 a� 0 as N 8 ��q 0 Or E C Bridge workers Dorm Small Guest House Small Quest House GenwaTion P & Tool House Bridge Xorkees Donn Visiting Scholars Small Guest Boy Scouts i Bridg e y schools/Day Use Overseas Highway Office Mote Scientists Volunteers Exist. Res. Progs. Pu ms OliiceShare Res. Non - College PKF Staff Con ferences Elderhostel Picni&le Retreats Day Visitors Festivals SPeclal uses s as a� 0 as 04 CL 8 0 cu CL cu Main Dining Hall Kitchen with Huge Bell that Rang for Dinner Pia0able - = Historic Renovation = New Co Packet Pg. 19U7 ® = Complet 1996 Structure Intended Use Activity Stabilization Projects All Buildings Routine Maintenance Historical Renovation Projects Bridge Workers Dorm Commence Dorm Renovation Small Guest House Mote Offices Commence Renovation New Construction None S 0 a� as �a as a� 0 as N 8 ��q 0 Or Foreman's House Main Dining Hall House CoftelVniversity Big Guest House ❑ Main H ouse O Highway Office Family PU ins EE�oo Picnifgble vjsjvr?g Scholars Boy Scouts Schools/Day Use Mote Scientists Volunteers Exist. Res. Progs. OfficeShare Res. Non-College PKF Staff Conferences Ekierhostel Retreats Day Visitors Festivals Special Uses Plaid &Too 04 CL qd 0 CU CL CU E Main Dining Hall Kitchen with Huge Bell that Rang for Dinner MAM Historic Renovation New Construction Com 1 Packet Pg. 1909 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 0 a� as �a �a as a� 0 as T N CL 8 ��q 0 4) CL Coftfivuniversity 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 Main House Big Guest House m m 0 - PIMA lltc Tool usc• Large Overseas Highway Office blic Restrooms ouse Bridg s Dorm 1 (Un- named) Main House Toll Bridge Manager and Family El MI VIP House Picnic Table El Main Dining Hall Kitchen with Huge Bell that Rang for Dinner Picryajable J El 0 04 0. 8 0 Or f�8 d _ = Historic Renovation = New Construction ® = Comple Packet Ig. 191'1 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 a� as �a as a� 0 as N 8 ��q 0 4) 2 Or s Summary of Construction and Historic Renovation Pigeon Key Dock 19 96 Garage 1993 Forenwd House . Smatl Guest House ® .19 9 7� �� 1995 1993 1993 Ger ............................... en- e n ge ..._, 1998 1996 Big Guest House Bridge Workers Dorm 1995 ■ 1994 108 Overseas Highway Office Main House Toll Bridge Manager ( Family - 1994 VIP House 1993 sc Restrooms 1997 Main Dining Hall Kitchen with Huge Bell Picnic Table that Rang for Dinner ® 1993 Picnic Table - = Historic Renovation = New Construction = Stabilized Exhibit B Stabilization Activities to be completed during 1993 { 1993 1 Structure Intended Use Activity Foreman's House Section Gang's Quarters Honeymoon Cottage Bridge Tender's House AssL Bridge Tender's House Bridge Foreman's House Negro Quarters Asst, Paint Foreman's House Boat Dock Public Restrooms Ramp Other Structures (Cabanas, shed Dormitory and cooking area Classroom, activity lab, works Visiting Scholar residence Dormitory Residence We Temporary research lab Temporary museum Tempooary storage Dock Public Restrooms Access General use Paint upgrade bath, kitchen Paint upgrade bath, plumbing, electric Paint Paint, upgrade bath, plumbing, electric Paint exterior Paint replace piers as necessary Paint, build exhibit areas Paint, repair piers as n ecessary Re -plank Paint upgrade plumbing, electric Repair /replace timber as necessary Paint 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. S 0 a� X as �a �a as 0 as CL 0. 0 CD �a �a 0 d Exhibit C RECOMMENDED ACTIONS 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) forthirty years at the 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. M, Note: This text is reproduced from Page 5 of Master Plan APPENDIX I. PIGEON KEY FOUNDATION BYLAWS as C14 CL 0 0 CL PIGEON KEY FOUNDATION BYLAWS Section 1 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. Section 2 Membership 2.1 Membership will be limited to the Board of Directors until subsequent authorization by the Board of Directors. Section 3 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. a� X as ca �a as a� 0 as • Ensuring that all parties that use the Pigeon Key facilities have ample and appropriate 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' fees), judgment, fines 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. Section 4 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. 4.2 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. 4.3 The Vice - President shall serve all of the above functions in the absence of the President or at the specific direction of the President. 4.4 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. 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 financial 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. Section 5 Meetings and Annual Calendar 5.1 The fiscal year for the Foundation shall be from January I 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. Section 6 Voting and Quorum 6.1 Each Board member will have one (1) vote for all matters at all Board meetings. 6.2 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. Section 7 Amendments 7.1 These Bylaws may be amended by vote of the Board of Directors. 7.2 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. 7.3 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 a� as �a �a as a� as CL 8 0 0 CL �a xooepb A. Hammond Employment , ., 1986 to Present Founder, Owner of �ommunipsint Corporation in Miami. Accounts include: Knight- Ridder, Bur( nes, Ryder, AAA, John Alden, Wackenhut, H < Block, Chase and Alamo. 1981 to 1986 Southwest Regional Sales Manager. Webcraft (largest direct mail printer is the United States). 1979 .to 1981 Exploration. 1976 to 1979 Packard Press, Number One Salesperson (at $50,000,000), Financial Printing Company. 1973 to 1976 Head, Developemeist Team, Developed and Marketed Computerized Ink Jet Printing, Wcbcraft. 1963 to 1973 . News Photographe4 Foreman, Prep. Department, General Manager, Vice President. Cam -Glad Newspapers, New Jersey Education Drexel University � Professional Membership 1992 to Present Pigeon Ivey Foundation, Board President 1963 to 1973 Rotary Club, Officer Awards New Jersey Press Association, Best Photographer in State. U.S. Secret Service Award, Hest Sharpshodrter in National Competition, police Combat Shooting_ Personal Date of Birth October 1, 1941 A. David Makepeace l Employment 1973 to Present Teacher, Coral Shores High School, Tavernier, Florida Biology, Marine Biology, Environmental Science 1982 to 1992 Science Department Head, Coral Shores High School, Tavernier, Florida 1992 to Present Assistant Dean, Coral Shores High School, Tavernier, Florida Education 1973 B.S. Biology, University of Miami, Florida Professional Memberships 1980 to Present Florida Association of Science Teachers/National Association of Science Teachers 1985 to Present Florida Marine Science Education Association/National Marine Science Education Association 1992 to Present Pigeon Key Foundation, Member and Vice President 1993 Monro County Environmental Education Task Force, Charter Member Awards 1984 and 1985 Florida Master Teacher 1992 Govenor's Environmental Education Award, Honorable Mention Board Appointments Monroe County Environmental Education Task Force Board Region IV Environmental Education Service Project Board Community Service 1976 Chairman, First Indian Key Festival Advisory Board, Windley Key Rock Quarry and Indian Key 0 a� x as �a �a as 0 as CL oa 8 0 0 2) CL �a E d Personal Date of Birth 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 5.2 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 Education Senior Scientist and Director of Research, Mote Marine Laboratory 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 Publications 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 Memberships 1992 to Present Friends of Florida (Board Member) 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 0 a� x as �a �a as a� 0 as CL 8 as 0 �a Or �a E d 1986 to 1988 American Association of University Professors 1980 to 1986 1975 to 1985 1974 to 1977 Publications Big Brothers/Big Sisters (Board Member) Lions Club International Wicomico County Humane Society (President) 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 1'Eclairage, Barcelona, Spain, 1971. Personal Date of Birth April 24, 1945, Married. Home: Marathon, Florida. 0 a� X as �a �a as 0 as 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 1986 to 1988 1986 1982 to 1985 Education 1985 Honors and Activities Research Biologist, Marine Research Institute, Florida Department of Natural Resources, St. Petersburg, Florida. Laboratory Technician IV, Marine Research Institute, Florida Department of Natural Resources, St. Petersburg, Florida. Sailing Instructor, Longboat Key Club Water Sports Center. Aerobic Instructor, Sarasota Health & Fitness. Aquaculture Lab Technician, Florida Institute of Technology, Jensen Beach, Florida. B.S., Environmental Technology / Aquaculture, Magna Cum Laude, Florida Institute of Technology, Jensen Beach, Florida. a� x as �a �a as 0 as 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 Douglas I Porch 1 Employment 1988 to Present Florida State Certified General Contractor Previous Nuclear Plant Construction Auditor, Major Southeast Utility Education 1976 B.S./B.A. (Accounting), University of Florida Professional Memberships 1992 to Present Pigeon Key Foundation, Board Member, Treasurer Personal Date of Birth September 15, 1955, Married, Three Children APPENDIX III. LETTERS OF INTEREST /SUPPORT FROM POTENTIAL USERS OF PIGEON KEY a� as �a �a as a� as T 8 0 0 or CD �a E BOARD OF COUNTY COMMISSIONERS YOR, Jack Landon, District 2 Mayor Pro Tom, A Earl cheat, District 4 U N TY o M O N RO E Wilhelmins Harve District t Shirley Freeman, District 3 KEY WEST FLORIDA 33040 Mary Kay Reich, District 5 O C (3D5) 294-4641 Cooperative Extension Service ' 5100 College Road Key West, FL 33040 305 - 292 -,4501 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 t!he Pigeon Key Foundation for future tourism, research and education related CL activities was both informative and interesting. We were `particularly 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. CL 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. E Sin ely, Ji harpe, Chairman M roe County Marine and Port Advisory Committee cc: IBOCC _ .. . T. Brown MPAC .r _ iJi �'rr - 'ilia LIFE INSURANCE i AIPA. KERRI COMMONS, Ed 1 Senior Fite President Human Resuurr es and Corporate Development August 20, 1992 Mr. Joe Hammond Monroe County Environmental F(!gnat i -on Advisory Council P. 0. Box 510 Big Pine Key, FL 33043 Dear Joe: Thanks for sending me a copy manage Pigeon Key, addressed their request for proposal. of the Council's proposal to to Monroe County in response to 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 That's a great combination, one with a lot of appeal for Monroe County residents and for others as well. Mir u rierct7 ding . 1c that lrnii intend tc orga?ii. ?L your management group as a nonprofit 501(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. R . Clemmons KDC /ly C 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 /fax 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 on 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 in the middle of a potential feeding area. I wish you luck in obtaining the management contract to make this a reality. erely, i t Bernard J. ckel, P D. President CC: Dr. Kumar Mahadevan Wendy Hale Dr. Herb Kale 0 a� X as �a �a m as a� 0 as The Voice of Conservation Since Nineteen Hundred Packet Pg 460 HWY 43' • SU?TF 200 • CP 5SFLRFRRY. FT 32707 -403 • (4 ) FAQ' / . 1932 ?��_FZ�n . i �r Noveriber l3, 1992 Mr. Mike Marshall Mote Marine Laboratory 600 Tho=pson Parkway Sarasota, -Florida 342.6 Dear Mr. Marshall: Ft ujE J'ilvc "5? Of -1 your _o maintain rigecn 1,e_v as a researci :. facility for use science groups. For the past several years, stu;:ent-s fron our program, have zhe :.r fi-Ft exposurE to the South Flo :da r.arine during our annual Pigeon Xey weekend trip Although, r. ipp - ve _el our marine s ±rise: use the PIJ c � `g.. sc ience c � , - ac t i es � n Long Key, a renovated Pigeon Key kith a Tnode_ n lab and boat c-unoort would certainly be useful to our program. This suruner we will offer a. marine science program:, to talented high schCol students. As part of this progran we expect to spend several days in the field. The availability of a research an-' 16 facility on Pigeon Rev would Enable us to attract top students from around the country to study marine ecology in the Keys. Aside fron our interest in Pigeon Key for teaching and research, we hope that this re la t ively untouched remnant of the Florida Keys retains a protected area for the use of all those interested in conserving the marine environment. Sincerely, G Daniel DiResta, Ph.D. Associate Coordinator Mann, 5c•icncc Prop= 783 Scicn,c Bu;td:ce C C a� x as na ata as a� C 0 as CL as C 0 na CL na E f F packet Pg. 1933 KAb ix aw, SEA GRkNT DJENSION PRZO%G • Dr. P-1chard P -ie--ce T% , V of Rcsc =--te Ya:! La�orzt 1.60 Ttc Park ay FL 342 .3 ar a s i Dcar Dr. Pierce: 0 Ly TO B .,,,N 6C11 Univeirsi of Rkvridz FL az'E� 4h (904) 3v2-1837 n of Ylo--Ida and t.`: ^ F z t C e 5 -M � (: all , M e p- Of VIC t o cxplora 4 -search zr;.'. f- %.11--n oppo-rt at Pigeon Key. IM c c -- ns o r-t - U"-'- inc' ude, j. addiIC- to the UnJ.vc-si of Florida a�.;d L Florid%. Sea Grant, h Val ine e-nd tie Y-crirce Co',=..ty Env ix c: nrl c n , - ' u cz z r, ry C o un c .A T'A s of part-icipat- commits the an-iv ersimy of F-Ir i72.aa I Orl' Sera Grant Co l l ege to the exc lu�' i z- expicrLng education and research uses of Pigeon Key. I-- CIO-.-- not ob'L : Tats isca-1 --esournes. neg a-rc T,-rogram d itutionn', ths Szate of e� -ocn-mm eni- + — w-1 ;- benef our Lnsti "any - Y, L Y ..a., aun- COLnt reSO ".--S M?- he av-a---, a.;. ;;e! to -h 'fonv' to part ici t ion in th ?, de= s-: of fac-il-it-ies, an-A- resew -rc): o n K e Y w e-x C I -* 2 -rig an %- d chal I excentinne-1 op - ortT-rLit - . 1, to pz a leaxnimg and - eriv—i-on-nent for Florida's youth, cr- students, adult citizens a V-is-itors. - Sincerely �� L'arion L. Clarke, RRD ksst . Dep-n Mari me & Coastal; Proqr-ar-s an-3 T, sea Grc Extex c Rrofe-nsor o Recreation & Tour-;�ru Dcpa rtmemt of Forestry 0 as as 0 as N CL 0 0 CL E JA Cato Alat=ice Cole 7. �Doug'Grt--gory it* i'zi-ti-j e. Rxd any A;!w%L-7W Sr k :r.: V- r -C and allx-- s&rnrm; L:Y� Ir nrv--- M r.-c*, C�Iu-, sm ago, P acket Pg. 1934 UNIVERSITY OF FLORIDA GAINESVILLE. Fl 32611 DE PART o-SEN1 OF ZOO,OG1' 223 BARTRAw1 HALL 90:'39: -110' August 19, 1992 Dr. Michael J. Marshall Coastal Resources Program Mote Marine Laboratory 1600 Thompson Parkway Sarasota, Florida 34236 Dear Mike: 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 rr,: :ke use of the Pigeon Key Laboratory facilities and adjacent marine communities. Certainly the subtropical nature of the area is very different from our region, and as such would give us another 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 Glasswork 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. Since elyy, Frank G. Nordlie Professor and Chairman a� X as �a �a as a� 0 as CL 0 �a �a E 0 cc: Frank J. Maturo, Jr. AMERICAN EAGLE iATITUDIS • May 12, 1993 John H. Jenrette Pigeon Key Foundation P.O. Box 500130 Marathon, FL 33050 (305) 664 -8475 Dear Mr. Jenrette, a� 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 N 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 0 Pigeon Key. O Sincerely, Sara Perez E Editorial Assistant ' �. '� � �. �i�l - 4 �.'' Y _. Y."�[f: �T v �w�.` -� •i l - 'y A ' � 1 � , + . 6403 Colesville Road, Suite 830 %It 01, 'o l C:):i" .. J. MIA II -DADS COM MUNITY COLLEG Nledical Center Campus / z // J F 2, Wj a�a APPENDIX IV. USER GROUP: ANALYSES AND DESCRIPTIONS OF FACILITIES USE PATTERNS a� as �a �a as a� as CL 8 0 0 LM or �a E d User Group Considerations 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: Definition of the group User groups within the education program will include two general categories of users; these are: Day wse 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 (overnigh t us) &Eg S : 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. STRUCTURESNEEDED 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 Groups (Day Visit) j Conceived for Monroe County students accompanied by their teacher. Will bring picnic lunches, require l minimal amenities but some form of educational structure. STRUCTURES NEEDED LOGISTICS COSTS Classroom space /30 students Classroom amenities (tables/desks /facilities) Outdoor activity areas Picnic area Lab facilities? Restroom facilities 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) 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: Colleges and Universities 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.). a� x as �a �a as a� as USER GROUP: Mote Marine Laboratory Scientists and Visiting Scientists This user group will vary in size depending on the type of research project(s) underway at any given time. STRUCTURESNEEDED 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. a� x as ca �a as 0 as USER GROUP: Visiting Scholars t 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. STRUCTURESNEEDED LOGISTICS COSTS 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. Transportation: None. Will require parking space, maybe dock space. Solid Waste: Minimal. Communications: Would need telephone/FAX/Modem access. Staff Support: Minimal. Would need a "greeter" to outline rules and policies. Would not require an "onsite person" at all times. Minimal. Water, electricity, cleaning costs. All costs would be paid by fee structure. Not expected to incur additional costs. a� X as ca �a as a� as USER GROUP: Volunteer Programs ( FKNMS and TNC) The Florida Keys National Marine Sanctuary ( FKNMS) through a cooperative agreement with The Nature C 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. �4d*111B6 to) 11 *4a X17 This usage needs: Dorm space (beds/bathrooms). Cooking facilities (refrigerator, gas stoves, BBQ) Lecture /Classroom facility. Dive equipment storage shed. Outdoor amphitheater /Campfire circle. Dock. LOGISTICS STAFF SUPPORT COSTS 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 Pigeon Key Caretaker Pigeon Key Orientation Pigeon Key and Local experts. Coordinator - with FKNMS volunteer coordinator. Interpreter - every group should receive an environmental /historical perspective presentation during stay. Minimal use of utilities (electricity, water, sewage, phone) Staff salaries a� X as ca �a as 0 as USER GROUP: Existing Education Groups Under this usage the dormitory space and support facilities at Pigeon Key will be leased to other l 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. STRUCTURESNEEDED These programs need: LOGISTICS Dorm space and beds Kitchen space, refrigerators Lab and lecture space Dock space Bathrooms/Showers 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. S 0 a� X as ca �a as a� as 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. STRUCTURESNEEDED This usage needs: LOGISTICS OPTIONS COSTS 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 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. There are a number of ways to run programs like this. We can hire Captain/Instructors 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. 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. a� X as ca �a as a� 0 as C USER GROUP: Pigeon Key Staff This user group varies in size depending on the other intended uses of the island. STRUCTURESNEEDED This usage needs: LOGISTICS COSTS Bathrooms Showers (if residential staff) Minimal personal storage space Minimal parking space Cooking facilities (if residential) Office space 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. Will be nominal overhead costs. Food, cleaning products, etc. a� x as �a �a as a� ra 0 as 0. 0 �a Or CD �a E d 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 IMPLEMENTATION 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 a� X as ca �a as 0 as USER GROUP: Dry 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 LOGISTICS 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 Guides (commercial or volunteer Pigeon Key) Shuttle buses boats 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 C 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. STRUCTURESNEEDED LOGISTICS COSTS Parking on island Parking on Mainland Inside facilities Museum Food prep areas Temporary booths or tables, etc. Shuttles(bus or boat or both) Use of bridge Much preparation/landscape and maintenance Much cleanup Food: prepared by vendors Staff: Will require multiple and strong on -site presence All normal overhead costs plus • extra sewage facilities • extra solid waste • extra cleanup and maintenance • extra administrative coordination • advertising • extra insurance? APPENDIX V. ESTIMATE OF CAPITAL EXPENSES NECESSARY FOR PIGEON KEY'S PHYSICAL PLANT a� as �a �a as a� as CL as 0 0 or �a Structure /Action Use Cost Bridge Workers Dorm Dorm $7,000 Repair Bathroom, kitchen Cosmetic paint Main Dining Hail Class/Lab $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 553,500 a� x as �a �a as a� 0 as T CL 8 0 �a CL �a E d ( Historic Renovation of Existing Buildings Cost Estimate (Based on Beebe Report) Exterior/Interior Total Building estimate Estimate Bridge Workers Dorm Exterior $112,000 Interior $68,000 $180,000 Main Dining 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 568,000 $140,000 Totals.... $1,276,000 IN THIS BINDER 19 A TEMPORARY IN11URANCE 0ON.TRACT, QU9JNCT TO TIC CONOITICNS sHowN ON THE ANVERSE 9101 OF THIS WRM. rnee COMPANY BINIrA MO. WYMAN, GREEN, A RLALOCK,INC, AUTO OWNRRS ZNSURANCs P1GKAO P . O . BO 9029 BPRy I iMT! TIME D pMPIRA1104 TBMt BRADENT'ON. Pl. 34206 9/73/93 12, 1 x PM g 12t 9/23/93 NO @ode OO 21w,�ID VcTvN" IN THU MOVE NAM90 >tUI•CODd PIN 611A CRdCRfP410N Dr o►�Iirleww�Nlel.durnorERTY peolwaly Locrno,I INtsuNBD PIGEON KEY FOUNDATION, INC. 4344 SW 73RD AVE MIAMI FL 33155 PROPERTY LOCATED AT US HIGMA'Y 91 , Pt(:EpN KE) MARATHON, FLORIDA (MONROE COTINTY T; pa OF IMA1w.rOd . <.., Y ". L t P"psRTV OF LOU CO VIRM &.Wow,M AMOUNT YLE Gomm x C AUSIS DAM BROAD sPFC. ata APPOMM BY RI� MANAGEMENT i�h 1U1�(, L ll X CouMiMfSIAG OtNCRAI LIABILITY DA►a� �,.,�,,,,,, 0INCIIALAOORf,OATC >) I1OI]O.OQO pA4GlrETd CLAIMS MAD4 x ow;JA — COMPrCP A40. 4 1 Ofla , 000 dAMI*p'7e i QONTRACIOSt'S 1'R0t, WAfVf* III /A .....,., -nAllI IAL 0 ADV. INJURY I 500 000 BACu004UNuued r 5uU,uUU RilTRq DATE M0 CLA{Mi MADer FIRE DAMAdi (M VIE aM S 50.000 C ,4 U 1 ILIT MEC wY POW) ' s ANY Auro •ado OOMBINId SNOLd L"? i o r ALL OWNED BODILY INJU►(Y (p#1 p~? ; > IDULE D AAUT6(! tCMDUL!AVM woly , WURY (Pa acaaenq i WASP AUTol IAOPIATV DAMAOA4 � VA�O AU 7 MSOICAL PAVVINTS i 4) RAO QA G LUAdN -rrY PIA MAL INJURY PRO B UN+NlIIAfOMOTOH{6T B 1 IT T 11111CALVAURM OSDUTITIRI [ AL6 Vkw4MCO rcMBi+Ui kU YIINI (7114 + ACTUAL CA3" VALUE 111 COLI N rA QtrEA ThIA►I COL: UATIO AMOU NY (s BIL orilth L BIIMBLM fOFIN eACM OopiomippM a I OTHER 7'NAN UAIBHPI l A RgpUrl RETAO OATC rOA QL AIM6 w�D[t AG011IdArd E tftk1N fty"TIO YJOAKlA B CPBIBATION AMRLOYIR'i 6md nv 1 ACCIDtNT i Of�ASiP{OLIQY LMM i I t CONS A DISIA82 -EACH IMPLOvCE BINDER EFFECTIVE FOR 30 DAYS - POt.ICY PYNAINC i MIN 41 ADDRESS _...., tf SONLWIS 40UR X AD DITtOftL I NBU14S0 +100 COLLEGE RD - STOCK ISLAND LOW P AVft ;EY w tsHT, FL 33040 -4399 LOAN M LACY C. TAYLOR Vim' ---•� � 5pD re-t rloa � � � -- _ ©ACQRD COR /ORATI TMO Packet Pg. 1954 7 0' d 9T0' ON 11: 9T -'6.* V7 Of1H T �t°t — ?r,7 —�02: G1 '. , Pl0U3 30:,dN04J DESCRIPTION OF OPERATIONS /LOCATIONS /VEHICLES /SPECIAL ITEMS * CERTIFICATE HOLDER IS ALSO ADDITIONAL INSURED ON THE POLICY. r.” w lrw%o t z "vuucn GANGE;LLATIVN SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THI EXPIRATION DATE THEREOF, THE ISSUING COMPANY WILL ENDEAVOR T( MAIL L O DAYS WRITTEN NOTICE TO THE CERTIFICATE HOLDER NAMED TO THI MONR C0(JNTY LEFT, BUT FAILURE TO MAIL SUCH NOTICE SHALL IMPOSE NO OBLIGATION OI E3 0 A R, D OF C0 M M 1 SS I0NERS LIABILITY OF ANY KIND UPON THE COMPANY, ITS AGENTS OR REPRESENTATIVES 3: AUTHORIZED R ESENTATIVE :ORP 25-5( (7`/90) CACORD I Packet Pg. 19 K.6.b ERTI FICATE OF INSURANCE ISSUE DATE (MM /DD /YY) 1 :.i 10 PRODUCED ` THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY ANE CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS CERTIFICA' DOES NOT AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY TF POLICIES BELOW. INC COMPANIES AFFORDING COVERAGE P 0 BOX Z)0�1'�, F.!'Y;F'aDEN I ! (lrl FL_ :34206 COMPANY A LETTER INSURED COMPANY LETTER B PY RISK MaNAGfMENt aPPRONrF.� c> „_ ,,I `;` r_. I(sE01 i S_Y COMPANY C 0LJ r 10N I �' C LETTER BY P C) BOX `5001.30 COMPANY D i I''IA,� [ 1H F L, ,� , 1.,10(._1 LETTER 0A COM E w alvER THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD q 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, X 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 (MM /DD /YY) LIMITS ('D qd GENERAL LIABILITY 5 1 4 S 3 - 77 H 23 / 8 „} f 94 GENERAL AGGREGATE $ 7 '7 X COMMERCIAL GENERAL LIABILITY PRODUCTS-COMP/OP AGG. $;J- 1J(, ,()O() , � CLAIMS MADE, X OCCUR. PERSONAL & ADV. INJURY $_,00 , 000 0 OWNER'S & CONTRACTOR'S PROT. EACH OCCURRENCE $ 1300 .000 FIRE DAMAGE (Any one fire) $.�„j�;) „ 000 0. MED. EXPENSE (Any o n e pe r so n). $ � J . 04 AUTOMOBILE LIABILITY 932312453078 8/23/93 8/ 23/ 94 $ MBINED SINGLE 500' 000. ANY AUTO LIMIT CL ALL OWNED AUTOS BODILY INJURY � SCHEDULED AUTOS (Per person) $ X HIRED AUTOS BODILY INJURY X NON -OWNED AUTOS (Per accident) $ GARAGE LIABILITY PROPERTY DAMAGE $ CD EXCESS LIABILITY EACH OCCURRENCE $ Receivtr;, UMBRELLA FORM AGGREGATE $ "49mt. & Los, Control CD OTHER THAN UMBRELLA FORM WORKER'S COMPENSATION Y- J__. .,: „ STATUTORY LIMITS EACH ACCIDENT $ E AND -..... DISEASE— POLICY LIMIT $ 0 EMPLOYERS' LIABILITY :,.. .. 03 DISEASE —EACH EMPLOYEE $ OTHER DESCRIPTION OF OPERATIONS /LOCATIONS /VEHICLES /SPECIAL ITEMS * CERTIFICATE HOLDER IS ALSO ADDITIONAL INSURED ON THE POLICY. r.” w lrw%o t z "vuucn GANGE;LLATIVN SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THI EXPIRATION DATE THEREOF, THE ISSUING COMPANY WILL ENDEAVOR T( MAIL L O DAYS WRITTEN NOTICE TO THE CERTIFICATE HOLDER NAMED TO THI MONR C0(JNTY LEFT, BUT FAILURE TO MAIL SUCH NOTICE SHALL IMPOSE NO OBLIGATION OI E3 0 A R, D OF C0 M M 1 SS I0NERS LIABILITY OF ANY KIND UPON THE COMPANY, ITS AGENTS OR REPRESENTATIVES 3: AUTHORIZED R ESENTATIVE :ORP 25-5( (7`/90) CACORD I Packet Pg. 19 INSUI OF)CE ' COMPANY LANSING MI 48909 -8160 INSURED: PIGEON KEY FOUNDATION INC 4344 SW 73RD AVE MIAMI FL 33155 -4552 POLICY NUMBER 932312 20453078 00 93 l 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 ADDRE 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 cv4F S r , FL so) U 1 '1993 CL 8 ��q 0 0 CL E 55056 (7/87) AGENT COPY 3390 08/30/9 ^ U'J y �wl 0% Phl ° ����E". t%A ll: 1111 8TH AVENUE WEST BR8D[NTON, FLORIDA 34205 ` ( 748-1431 DECEMBER 10, 1993 MONROE COUNTY BOARD OF COMMISSIONERS 5100 COLLEGE RD - STUCK ISLAND KEY WEST, FL 33040-4399 ��� RECEIVED DEC 14 0m COUNTY ADMINISTRAT RE; ADDITIONAL INSURED ON LIABILITY POLICY FOR PIGEON KEY TO WHOM IT MAY CONCERN; ENCLOSED PLEASE FIND 8 REVISED CERTIFICATE SHOWING THAT MVNRUE 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 MOMROE COUNTY AS AN ADDITIONAL INSURED, IF YOU HAVE ANY QUESTIONS PLEASE CALL. THANK YOU. SINCERELY, ^ MARILYN BROPHY, CSR � C14 CL CL ' � � � � BA)Vn ERS INSURANCE COMPANY P.O. BOX 15707 / ST. PETERSBURG, FI)ORIDA 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 M 1' TH0N FL 33050 TELEPHONE #: 305 - 266 -8500 REVISED POLICY FLOOD DECLARATIONS POLICY NUMBER 09 0007276321 00 POLICY TERM IS FROM 8/24/93 TO 8/24/9 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 P 0 BOX 9029 BRADENTON FL 34206 -9029 TELEPHONE #: 813- 748 -1431 BILL TO: INSURED 0 a� x as �a �a as a� AMOUNT OF COVERAGE - BUILDING $60.000 CONTENTS $0 DEDUCTIBLE - BUILDING $750 CONTENTS $0 DESCRIPTION OF BUILDING - NON- RESIDENTIAL WITH NO BASEMENT TWO FLOORS DESCRIPTION OF CONTENTS - RATING DATA: REGULAR PROGRAM * GENERAL * * PROPERTY * * FORM * 0 0 PRE -FIRM ZONE: V.5 NON - ELEVATED BLDG COMMUNITY AREA: MONROE COUNTY* COMMUNITY NUMBER: COMMUNITY CLASSIFICATION: BUILDING WAS CONSTRUCTED OR SUBSTANTIALLY IMPROVED PRIOR TO 125129 1560F CL 09 / 5% 1/01/75 RATES ARE PER 100 DOLLARS OF COVERAGE BUILDING AND CONTENTS COVERAGE IN FORCE * * * * * BASIC * * * * * * * * * ADDITIONAL COVERAGE RATE PREMIUM COVERAGE RATE PREMIUM DISC BLDG 60000 X .65 = $390 0 X .00 = $0 20 CONT 0 X .00 = $0 0 X .00 = $0 0 PROPERTY ADDRESS US HWY 1 BLDG 4 PIGEON KEY MARATHON FL 33050 FIRST MORTGAGEE ANNUAL SUBTOTAL EXPENSE CONSTANT FEDERAL SERVICE FEE PROBATION SURCHARGE PREVIOUSLY PAID PREMIUM PREMIUM ADJUSTMENT TOTAL PREMIUM Received MONROE COUNTY Risk Mgtnt. & Loss Control 5100 COLLEGE RD DATE STOCK ISLAND KEY WEST FL 33040 -4399 M-11AL These Declarations are as of ].2/04/93 ST PETERSB? .'RG. FL. _ Date City, State BIC -F -D (REV. 6 /85) MORTGAGEE r_ 0 0 Or TOTAL PREMIUM $370.00 $ . OC Cm $370.00 $45.0( $25.00 $ . OC $138.00 $261.00 $399.0( APPROV BY Rico VA", ,,CIFMFNT n DATE l d WAIVER: N/A YES R. R. ADAMS Authorized Signature Packet Pg. 1958 K.6.b' BAAft dRS'IN.SURANCECOMPANY 0 iv, i L3 P.O. BOX 15707 / ST. PETERSBURG, FLORIDA 33733 offelm m r 1 R' ' 1 0 1993 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 0007276310 00 POLICY TERM IS FROM 8/24/93 TO 8/24/9 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 RL LOCK INC P C BOX 9029 BRADENTON FL 34206 -9029 TELEPHONE #: 305- 266 -8500 TELEPHONE #: 813 - 748 -1431 BILL TO: INSURED a� AMOUNT OF COVERAGE - BUILDING $24,000 CONTENTS $0 DEDUCTIBLE - BUILDING $750 CONTENTS $0 as DESCRIPTION OF BUILDING - NON - RESIDENTIAL WITH NO BASEMENT TWO FLOORS * GENERAL * DESCRIPTION OF CONTENTS - * PROPERTY * c * FORM * RATING DATA: REGULAR PROGRAM PRE -FIRM ZONE: V16 ELEVATED BLDG N COMMUNITY AREA: MONROE COUNTY* COMMUNITY NUMBER: 125129 1560F CL COMMUNITY CLASSIFICATION: 09 / 5% BUILDING WAS CONSTRUCTED OR SUBSTANTIALLY IMPROVED PRIOR TO 1/01/75 0 �a Or RATES ARE PER 100 DOLLARS OF COVERAGE BUILDING AND CONTENTS COVERAGE IN FORCE * * * * * BASIC * * * * * * * * * ADDITIONAL * * * * TOTAL COVERAGE RATE PREMIUM COVERAGE RATE PREMIUM DISC PREMIUM BLDG 24000 X .65 = $156 0 X .00 = $0 8 $148.00 CONT 0 X .00 = $0 0 X .00 = $0 0 $.00 Cm PROPERTY ADDRESS ANNUAL SUBTOTAL $148.00 US HWY 1 BUILDING 10 EXPENSE CONSTANT $45.00 PIGEON KEY FEDERAL SERVICE FEE $25.00 MARATHON FL 33050 PROBAY!ON SURCHARGE $.00 PREVIOUSLY PAID PREMIUM $154.00 PREMIW ADJUSTMENT $56.00 TO.'AL PREMIUM $210.00 FIRST MORTGAGEE Received APPROVED RISK MANAGEMENT MONROE COUNTY lbsk Vq nt. & boss Control BY 5100 COLLEGE RD DATE " ,J STOCK ISLAND DATE KEY WEST FL 33040- 4399 WAIVER: N/A ES _ These Declarations are as of 12/04/93 ST PETERSBURG, FL. R. R. ADAMS Date City, State Authorized Signature BICT- 13 (REV.6185) MORTGAGEE Packet Pg. 1959 a:— I -, PART 2: 7FIIS DECLARATION PAGE, WITH POLICY PROVISIONS -PART 1 AND ENDORSEMENTS. IF ANY ISSUED TO FORM A PART THEREOF COMPLETE THE BELL IUMBEREO FLORIDA WINDSTORM UNDERWRI'' 'I ASSOCIATION POLICY. FLORIDA WINDSTORM UNDERWRITING ASSOCIATION 1000 RIVERSIDE AVE., • SUITE 408, JACKSONVILLE, FLORIDA 32204 INSURED'S NAME AND ADDRESS CHANGE NJ. 1 THIS IS A / A4 AME'4D PiGr13 {y :C�-_Y r-#.3J?v3ATI�3N r�.1 30X 50u13'0 !;F1�3FR�lL R °1STN�SS XA:� ,TiC:`4 GL 3305) DECLARATIONS PAGE THIS CHAAGF IS EFFECTIV- 10/12 POLICY TERM �r TO/ 23 19�t AT 12:01 A.M. (STANDARD TIME) POLICY NO. 24732 INCEPTION DATE EXPIRATION DATE PAG 2 T 3 ST:-' 1 '.Y FRAM (1v) J JIT MOTEL K /API�� 1?�i KEY BLDG 7 LCC: ( ., $ P 6 TW'_) ST F:Y FRAME (2) UNIT - MOTEL . K/A P1G�EMN KEY _ $LDG 8 LJC: 23,375 0 80 500 90 � Z -36 t .363 P) 7 Sir' STD'-kY FRAME (3) UNIT C.WTAGE K/A PIGEO WKEY1 8LOG 4 L . -_ : i I 5°? 0 13lj 500 9� L -06 i t ST 3 RY F_I AM{ LABORATO Y K/A PIGEON KEY BLCG 10 LOC 2 , O 0 80 500 30 i 818 t .863 P) r f 283 75 83 208 Received Risk Mg t. & ss COntrol BATE 1� � S INITIAL *a .- YPI - A! • - - • l 1t Y— ,t•1 Tt -Tat - •1 z U TOTAL AMOUNT OF COVERAGE PREMIUM PREMIUM PREMIUM TOTAL VVftjRFMl I APPLICABLE TO AUTOMATIC OTHER FOR AUTOMATIC FOR OTHER FOR REINSURANCE INCREASE PROVISION INCREASE PROVISION = ,4'+1.3 371.001 $ 2 844.70 (111 SUBJECT TO FORM NO(S): MORTGAGEE /LOSS PAYEE CDLLcGz R043 STICK ISL1 K =Y W = �_T, FL 3S3 4) {rte DUCER: I PAYOR: 1111 3T' A _'4 AEST i' ? 30X�s�3 ice' -a FL 3+ZJ'Cj 7i97I POLICY DECLARATION COPY PART 2: AIS DECLARATION PAGE WITH POLICY PROVISIONS -PART 1 AND ENDORSEMENTS 'F ANY ISSUED TO FORM A PART THEREOF, COMPLETE THE BEU LUMBERED FLORIDA WINDSTORM UNDERWRI i ASSOCIATION POLICY. FLORIDA WINDSTORM UNDERWRITING ASSOCIATION 1000 RIVERSIDE AVE., • SUITE 408, JACKSONVILLE, FLORIDA 32204 INSURED'S NAME AND ADDRESS GHA AGF NO. 1 THIS IS A / Al .'AMEND PI3 ]'7 KEY C.J'ADATI3N DECLARATIONS PAGE �.':�. ��1X x GENERAL B M F ! 3305 - THIS CHANGE IS EFFECTIVE 10/12 POLICY TERM � 3 3 TO 5/ AT 12:01 A.M. (STANDARD TIME) POLICY NO. 2 INCEPTION DATE EXPIRATION DATE PAGE I THIS STATL_,y :_ *lT OF G IVERAGE GIVIS THE STATUS OF YOUR P3LICY AFTER THE REC N �X OR RETURN PREMIUM IESULTED FA04 THIS CHANGE(S) 1 2 4 % I T IJ STJaY FRAME (10) UNIT MOT K/A PI'GFON KEY BLDG 1 LOC: P IG-PO 'SAY O � wy 1 mARAT.40A 1 MO' RDE FL 3 EiO a� �?3, 942 0 30 500 _ 1 90 .847 723 x i ( .863 P) F4.3 ST j Y FRAME (8) €l'NIT TEL K/A PIGEON KEY BLDG 2 L "C: as 13 3.2 + JrJ 500 90 .8 433 ! .8i3 rte) 4) r.-4] iRAKE (IS) UNIT Ad T L iC / A ?1 7EON KEY BLOC 't LOO: 2) CL 6 Q so 503 9u .,8 t7 559 C14 ► 863 P 0. T'WJ STUDY FRAMTE CWTAGE '( /A PIGEON K =Y 3LOG 5 LOG: 34+ 2154 1 0 30 500 9t3 Z -05 104 O I ( . >3 -3 P ) i �a E TOTAL AMOUNT OF COVERAGE PREMIUM PREMIUM PREMIUM TOTAL ANNUAL PREMIU APPLICABLE TO AUTOMATIC OTHER FOR AUTOMATIC FOR OTHER FOR REINSURANCE INCREASE PROVISION INCREASE PROVISION $ 1 $ $ $ $ SUBJECT TO FORM NO(S): MUM I UAULL/ LUSb VAYEE rHUUUUhK: 11 "L 1 TH AV ,14 .S T 342 PAYOR: DATE n).. , - .. I " ?T _ i ' j? 3 / ? POL.'.CY y =CL_At" _a', !Cs COP`:' A0401UP. PRODUCER ISSUE DATE (MM /DD /Y CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS CERTIFICA" DOES NOT AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY TF POLICIES BELOW. kI I 'i I� I`i to (. , r <) L R �YL -! 11 . (1j\I "'.. �� ' i.)rj COMPANY A LETTER COMPANY B INSURED LETTER COMPANY C llJ hi r-! I J l.11`I LI (i._. LETTER COMPANY D LETTER COMPANY E CO _TR COMPANIES AFFORDING COVERAGE APPROVED BY RISK MANAGEMENT BY DATE L.!. IV. I~ N/A �- �: ' YES LETTER IERAGES ttj THIS IS TO CERTIFY THAT THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD q INDICATED, NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS 2 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. TYPE OF INSURANCE POLICY NUMBER POLICY EFFECTIVE POLICY EXPIRATION LIMITS m DATE (MM /DD /YY) DATE (MM /DD /YY) GENERAL LIABILITY 1 %zI (�,% _ >_...i! ... __ .. %� - 1 GENERAL AGGREGATE $.1. , ,..i, COMMERCIAL GENERAL LIABILITY PRODUCTS- COMP /OP AGG. $ . , ..�t•.'I .'.!t.I CLAIMS MADE ;' OCCUR.. PERSONAL & ADV. INJURY : $C:i0(. „ (.ii;�(l Q ' QJ OWNER'S & CONTRACTOR'S PROT. EACH OCCURRENCE $'..',.,!'..? FIRE DAMAGE (Any one Fire) $ )I 1 , (.It ",' MED. EXPENSE (Any one person) $ : ( ✓lT'..) C14 AUTOMOBILE LIABILITY COMBINED SINGLE $ UMBRELLA FORM LIMIT $ u ANY AUTO r ALL OWNED AUTOS BODILY INJURY SCHEDULED AUTOS (Per person) $ EACH ACCIDENT $ L (.%l) .. i, , i,_ '.' E HIRED AUTOS INJURY $ (•!f�� 1 '!u'I�% CU NON -OWNED AUTOS .BODILY (Per accident) $ c u GARAGE LIABILITY PROPERTY DAMAGE $ CD EXCESS LIABILITY EACH OCCURRENCE $ UMBRELLA FORM AGGREGATE $ CD OTHER THAN UMBRELLA FORM ii.3 STATUTORY LIMITS WORKER'S COMPENSATION EACH ACCIDENT $ L (.%l) .. i, , i,_ '.' E AND : :DISEASE — POLICY LIMIT $ (•!f�� 1 '!u'I�% 0 EMPLOYERS' LIABILITY DISEASE —EACH EMPLOYEE $10 U • �- "-�'� - c u OTHER Receiveci Risk Mgmt. & Loss Control DESCRIPTION OF OPERATIONS /LOCATIONS /VEHICLES /SPECIAL ITEMS DATE ` IMTIAL CERTIFICATE HOLDER CANCELLATION SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE TF EXPIRATION DATE THEREOF, THE ISSUING COMPANY WILL ENDEAVOR T MAIL DAYS WRITTEN NOTICE TO THE CERTIFICATE HOLDER NAMED TO TF LJI)I�I''�F'1 l } - •'c.� :: > <.. IV! t- ilVral.i'.i-: LEFT, BUT FAILURE TO MAIL SUCH NOTICE SHALL IMPOSE NO OBLIGATION C LIABILITY OF ANY KIND UPON THE COMPANY, ITS AGENTS OR REPRESENTATIVE ._ AUTHORIZED REPRESENTATIVE ACORC! 25.5 t71801 OACC?R Packet Pg. 19 CERnFICATE Of PRODUCER WYMAN GREEN & BLALOCK INC P 0 BOX 9029 BRADENTON FL 34206 INSURED PIGEON KEY FOUNDATION INC P 0 BOX 500130 MARATHON FL 33050 K.6.b SURANIM ISSUE DATE (MM /DD /YY) 9/03/93 THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS CERTIFICAI DOES NOT AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY Th POLICIES BELOW. COMPANY LETTER E WAIVER: N/A YES COMPANIES AFFORDING COVERAGE -- COMPANY LETTER A AUTO OWNERS INS CO COMPANY B LETTER APPROVED BY RISK MANAGf.MFNT COMPANY G. LETTER BY COMPANY D I LETTER DATE C( IYERAGES 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, X EXCLUSIONS AND CONDITIONS OF SUCH POLICIES. LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. <69 POLICY EFFECTIVE POLICY EXPIRATION TYPE OF INSURANCE POLICY NUMBER DATE (MM /DD /YY) DATE (MM1DD /YY) LIMITS m qd GENERAL LIABILITY 932312453078 8/23/93 8/23/94 GENERAL AGGREGATE 1 ,000,00( X COMMERCIAL GENERAL LIABILITY PRODUCTS - COMP /OP AGG. 1,000,00( CLAIMS MADEX OCCUR. PERSONAL & ADV. INJURY S00 , 000 r_ Q OWNER'S & CONTRACTOR'S PROT. EACH OCCURRENCE 500 ,000 FIRE DAMAGE (Any one fire) 50 ,000 MED. EXPENSE (Any one person) 5 , 000 C14 CO LTR AUTOMOBILE LIABILITY COMBINED SINGLE WORKER'S COMPENSATION 4) EACH ACCIDENT $ LIMIT $ a ANY AUTO OL ALL OWNED AUTOS BODILY INJURY (Per person) $ SCHEDULED AUTOS HIRED AUTOS BODILY INJURY $ (Per accident) NON -OWNED AUTOS GARAGE LIABILITY FL PROPERTY DAMAGE $ EXCESS LIABILITY EACH OCCURRENCE $ UMBRELLA FORM AGGREGATE $ CD OTHER THAN UMBRELLA FORM STATUTORY LIMITS r WORKER'S COMPENSATION 4) EACH ACCIDENT $ E AND DISEASE — POLICY LIMIT $ a EMPLOYERS' LIABILITY DISEASE —EACH EMPLO $ OTHER Received Risk N -gmt. & Loss Control ,_ DESCRIPTION OF OPERATIONS /LOCATIONS /VEHICLES /SPECIAL ITEMS DATE * CERTIFICATE HOLDER IS ALSO ADDITIONAL INSURED N ITIAL �1'M MOLDER CANCELLATION SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE TI- EXPIRATION DATE THEREOF, THE ISSUING COMPANY WILL ENDEAVOR l MAIL 1 DAYS WRITTEN NOTICE TO THE CERTIFICATE HOLDER NAMED TO TI- MONROE COUNTY LEFT, BUT FAILURE TO MAIL SUCH NOTICE SHALL IMPOSE NO OBLIGATION C 5100 COLLEGE RD — STOCK ISLAND LIABILITY OF ANY KIND UPON THE COMPANY, ITS AGENTS OR REPRESENTATIVE KEY WEST FL 33040--4399 UTHORIZED REPRESENTATIVE 0 2&9 t71981 r ®ACI©RI .q1 111A! jk„ BAA_ .:RSIN.SURANG'ECOMPANY P.O. BOX 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 #: 305 - 266 -8500 C) AMOUNT OF COVERAGE — BUILDING $32.900 CONTENTS DEDUCTIBLE — BUILDING $750 CONTENTS DESCRIPTION OF BUILDING — NON — RESIDENTIAL WITH NO BASEMENT TWO FLOORS DESCRIPTION OF CONTENTS — RATING DATA: REGULAR PROGRAM PRE —FIRM ZONE: V12 $0 as $0 as N 125129 OOOOC CL COMMUNITY AREA: MONROE COUNTY* COMMUNITY NUMBER: COMMUNITY CLASSIFICATION: BUILDING WAS CONSTRUCTED OR SUBSTANTIALLY IMPROVED PRIOR TO 09 / 5% 1/01/75 RATES ARE PER 100 DOLLARS OF COVERAGE BUILDING AND CONTENTS COVERAGE IN FORCE * * * * * BASIC * * * * * * * * * ADDITIONAL PREMIUM COVERAGE RATE PREMIUM COVERAGE RATE PREMIUM DISC BLDG 32900 X .65 = $214 0 X .00 = $0 11 CONT 0 X .00 = $0 0 X .00 = $0 0 PROPERTY ADDRESS SAME AS ABOVE FIRST MORTGAGEE MONROE COUNTY 5100 COLLEGE RD STOCK ISLAND KEY WEST FL 33040 -4399 These Declarations are as of 10/13/93 Date BIC -F -13 (REV. 60) POLICY NUMBER 09 0007276325 00 POLICY TERM IS FROM 8/24/93 TO 8/24/9 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 P 0 BOX 9029 BRADENTON FL 34206 -9029 ANNUAL SUBTOTAL EXPENSE CONSTANT FEDERAL SERVICE FEE PROBATION SURCHARGE PREVIOUSLY PAID PREMIUM PREMIUM ADJUSTMENT TOTAL PREMIUM ST PETERSBURG, FL. City, State TELEPHONE #: 813- 748 -1431 BILL TO: INSURED R. R. ADAMS Authorized Signature MORTGAGEE REVISED POLICY FLOOD DECLARATIONS r_ 0 0 Or TOTAL PREMIUM $203.00 $.00 �a E $203.00 $45.00 $25.00 $.00 $273.00 $.00 $273.00 Authorized Signature MORTGAGEE REVISED POLICY FLOOD DECLARATIONS BA A. ;RSINSURANCE 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 #: 305- 266 -8500 REVISED POLICY FLOOD DECLARATIONS POLICY NUMBER 09 0007276308 00 POLICY TERM IS FROM 8/24/93 TO 8/24/9 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 P 0 BOX 9029 BRADENTON FL 34206 -9029 AMOUNT OF COVERAGE — BUILDING $26,600 CONTENTS DEDUCTIBLE - BUILDING $750 CONTENTS DESCRIPTION OF BUILDING — NON — RESIDENTIAL WITH NO BASEMENT TWO FLOORS DESCRIPTION OF CONTENTS — RATING DATA: REGULAR PROGRAM PRE —FIRM ZONE: V16 $0 $0a as ELEVATED BLDG COMMUNITY AREA: MONROE COUNTY* COMMUNITY NUMBER: COMMUNITY CLASSIFICATION: BUILDING WAS CONSTRUCTED OR SUBSTANTIALLY IMPROVED PRIOR TO N 125129 1560F CL 09 / 5% � 1/01/75 RATES ARE PER 100 DOLLARS OF COVERAGE 0 R111LOING AND CONTENTS COVERAGE IN FORCE TOTAL * * * * * BASIC * * * * * * * * * ADDITIONAL COVERAGE RATE PREMIUM COVERAGE RATE PREMIUM DISC BLDG 26600 X .65 = $173 0 X .00 = $0 9 CONT 0 X .00 = $O 0 X .00 = $0 0 PROPERTY ADDRESS US HWY 1 BUILDING 9 PIGEON KEY MARATHON FL 33050 - FIRST MORTGAGEE MONROE COUNTY 5100 COLLEGE RD STOCK ISLAND KEY WEST FL 33040 -4399 These Declarations are as of 10/13/93 Date BIC -F -D (REV. 60) ANNUAL SUBTOTAL EXPENSE CONSTANT FEDERAL SERVICE FEE PROBATION SURCHARGE PREVIOUSLY PAID PREMIUM PREMIUM ADJUSTMENT TOTAL PREMIUM ST PETERSBURG, FL. City, State TELEPHONE lit: 813 - 748 -1431 BILL TO: INSURED o R. R. ADAMS Authorized Signature MORTGAGEE r_ 0 0 Or TOTAL PREMIUM $164.00 $.00 u F $164.00 $45.00 $25.00 $.00 $234.00 $.00 $234.00 Authorized Signature MORTGAGEE illIX BAA s'RSINS11RANMCOMPA" P.O. BOX 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 #: 305- 266 -8500 AMOUNT OF COVERAGE - BUILDING DEDUCTIBLE - BUILDING REVISED POLICY FLOOD DECLARATIONS POLICY NUMBER 09 0007276317 00 POLICY TERM IS FROM 8/24/93 TO 8/24/9 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 P 0 BOX 9029 BRADENTON FL 34206 -9029 TELEPHONE #: 813 - 748 -1431 BILL TO: INSURED $84.000 CONTENTS $750 CONTENTS DESCRIPTION OF BUILDING - NON- RESIDENTIAL WITH NO BASEMENT TWO FLOORS DESCRIPTION OF CONTENTS - RATING DATA: REGULAR PROGRAM PRE -FIRM ZONE: V17 $0 as $0 �a as ELEVATED BLDG N 125129 OOOOC CL COMMUNITY AREA: MONROE COUNTY* COMMUNITY NUMBER: COMMUNITY CLASSIFICATION: BUILDING WAS CONSTRUCTED OR SUBSTANTIALLY IMPROVED PRIOR TO 09 / 5% 1/01/75 RATES ARE PER 100 DOLLARS OF COVERAGE BU I LDINC IN CONTENTS COVERAGE 114 FOKE * * * * * BASIC * * * * * * * * * ADDITIONAL PREMIUM COVERAGE RATE PREMIUM COVERAGE RATE PREMIUM DISC BLDG 84000 X .65 = $546 0 X .00 = $0 27 CONT 0 X .00 = $0 0 X .00 = $0 0 PROPERTY ADDRESS US HWY 1 PIGEON KEY,- MARATHON FL 33050 ' FIRST MORTGAGEE MONROE COUNTY 5100 COLLEGE RD STOCK ISLAND KEY WEST FL 33040 -4399 These Declarations are as of 10/13/93 Date BIC -F -D (REV. 6/85) 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 r_ 0 0 Or TOTAL Im PREMIUM $519.00 $.00 $519.00 $45.00 $25.00 $.00 $589.00 $.00 $589.00 ST PETERSBURG, FL. R. R. ADAMS City, State Authorized Signature MORTGAGEE BAA,- 2RSINSM4NCE COMPAAT P.O. BOX 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 #: 305 - 266 -8500 POLICY NUMBER 09 0007276306 00 POLICY TERM IS FROM 8/24/93 TO 8/24/9 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 P 0 BOX 9029 BRADEN TON FL 34206 -9029 TELEPHONE #: 813 - 748 -1431 BILL TO: INSURED AMOUNT OF COVERAGE - BUILDING $23.400 CONTENTS DEDUCTIBLE - BUILDING $750 CONTENTS DESCRIPTION OF BUILDING - NON - RESIDENTIAL WITH NO BASEMENT TWO FLOORS DESCRIPTION OF CONTENTS - RATING DATA: REGULAR PROGRAM PRE -FIRM ZONE: V16 a� $0 as $0 as ELEVATED BLDG COMMUNITY AREA: MONROE COUNTY* COMMUNITY NUMBER: COMMUNITY CLASSIFICATION: BUILDING WAS CONSTRUCTED OR SUBSTANTIALLY IMPROVED PRIOR TO ANNUAL SUBTOTAL EXPENSE CONSTANT FEDERAL SERVICE FEE PROBATION SURCHARGE PREVIOUSLY PAID PREMIUM PREMIUM ADJUSTMENT TOTAL PREMIUM RATES ARE PER 100 DOLLARS OF COVERAGE B AND CONTENTS COVERAGE IN FORCE * * * * * BASIC * * * * * * * * * ADDITIONAL COVERAGE RATE PREMIUM COVERAGE RATE PREMIUM DISC BLDG 23400 X .65 = $152 0 X .00 = $0 8 CONT 0 X .00 = $0 0 X .00 = $0 0 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 These Declarations are as of 10/13/93 Date BIC -F -D (REV. 6185) 125129 1560F 0. 09 / 5* 1/01/75 ST PETERSBURG, FL. R. R. ADAMS City, State Authorized Signature, REVISED POLICY FLOOD DECLARATIONS MORTGAGEE I Packet Pg. 1967 r_ 0 0 CL TOTAL PREMIUM $144.00 $.00 $144.00 cu $45.00 < $25.00 $.00 $214.00 $.00 $214.00 ST PETERSBURG, FL. R. R. ADAMS City, State Authorized Signature, REVISED POLICY FLOOD DECLARATIONS MORTGAGEE I Packet Pg. 1967 BAA. ;RSINV1WANCECOMPANY P.O. BOA 15707 / ST. PETERSBURG, FLORIDA 33733 DEAR MORTGAGEE Direct all changes for this policy to the agent shown on this declaration page. REVISED POLICY FLOOD DECLARATIONS POLICY NUMBER 09 0007276319 00 POLICY TERM IS FROM 8/24/93 TO 8/24/9 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 P 0 BOX 9029 BRADENTON FL 34206 -9029 INSUREDS NAME AND ADDRESS PIGEON KEY FOUNDATION PO BOX 500130 MARATHON FL 33050 TELEPHONE #: 305- 266 -8500 ANNUAL SUBTOTAL EXPENSE CONSTANT FEDERAL SERVICE FEE PROBATION SURCHARGE PREVIOUSLY PAID PREMIUM PREMIUM ADJUSTMENT TOTAL PREMIUM AMOUNT OF COVERAGE - BUILDING $51,000 CONTENTS DEDUCTIBLE - BUILDING $750 CONTENTS DESCRIPTION OF BUILDING - NON- RESIDENTIAL WITH NO BASEMENT TWO FLOORS DESCRIPTION OF CONTENTS - RATING DATA: REGULAR PROGRAM PRE -FIRM ZONE: V16 $0 $0 as N 125129 1560F CL 09 / 5% 1/01/75 COMMUNITY AREA: MONROE COUNTY* COMMUNITY NUMBER: COMMUNITY CLASSIFICATION: BUILDING WAS CONSTRUCTED OR SUBSTANTIALLY IMPROVED PRIOR TO RATES ARE PER 100 DOLLARS OF COVERAGE BUILDING AN CONTENTS COVERAGE IN FORCE * * * * * BASIC * * * * * * * * * ADDITIONAL COVERAGE RATE PREMIUM COVERAGE RATE PREMIUM DISC BLDG 51000 X .65 = $332 0 X .00 = $0 17 CONT 0 X .00 = $0 0 X .00 = $0 0 PROPERTY ADDRESS US HWY 1 BUILDING 2 PIGEON KEY MARATHON FL 33050 ♦.....y 9 � d�1 t J�� FIRST MORTGAGEE r MONROE COUNTY 5100 COLLEGE RD STOCK ISLAND KEY WEST FL 33040 -4399 These Declarations are as of 10/13/93 Date BIC -F•D (REV. 6185) ST PETERSBURG, FL. City, State TELEPHONE #: 813 - 748 -1431 e BILL TO: INSURED o R. R. ADAMS Authorized Signature MORTGAGEE e 0 0 Or TOTAL PREMIUM $315.00 $.00 u F $315.00 $45.00 $25.00 $.00 $385.00 $.00 $385.00 Authorized Signature MORTGAGEE BAA. NSINSURANCECOMFA" P.O. BOX 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 #: 305 - 266 -8500 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 P 0 BOX 9029 BRADENTON FL 34206 -9029 TELEPHONE #: 813 - 748 -1431 BILL TO: INSURED AMOUNT OF COVERAGE - BUILDING $34,300 CONTENTS $0 DEDUCTIBLE - BUILDING $750 CONTENTS $0 DESCRIPTION OF BUILDING - NON- RESIDENTIAL WITH NO BASEMENT TWO FLOORS DESCRIPTION OF CONTENTS - * GENERAL * PROPERTY * FORM * 0 n RATING DATA: REGULAR PROGRAM PRE -FIRM ZONE: V16 ELEVATED BLDG N COMMUNITY AREA: MONROE COUNTY* COMMUNITY NUMBER: 125129 1560F COMMUNITY CLASSIFICATION: 09 / 5% 1 BUILDING WAS CONSTRUCTED OR SUBSTANTIALLY IMPROVED PRIOR TO 1/01/75 RATES ARE PER 100 DOLLARS OF COVERAGE ��.� AND ^NTEIN'r c�.Zii. � ��< e S % n IN . — ..r�, 1� ' �iW �iL i�+i i`�/K1. * * * * * BASIC * * * * * * * * * ADDITIONAL PREMIUM COVERAGE RATE PREMIUM COVERAGE RATE PREMIUM DISC BLDG 34300 X .65 = $223 0 X .00 = $0 11 CONT 0 X .00 = $0 0 X .00 = $0 0 PROPERTY ADDRESS US HWY 1 BUILDING 6 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 App �pyRIS MANAGEMENT DOE � WAIVER N/A REVISED POLICY FLOOD DECLARATIONS Received ,gmt. & Loss Control These Declarations are as of 10/13/93 ST PLI ERSOURG. FL. R. R. ADAMS Date City, State Authorized Signature BICT -D (REV. 60) MORTGAGEE 1 0--6-4. 4 ocn r_ 0 0 Or TOTAL PREMIUM $212.00 $.00 E $212.00 $45.00 $25.00 $.00 $282.00 $.00 $282.00 These Declarations are as of 10/13/93 ST PLI ERSOURG. FL. R. R. ADAMS Date City, State Authorized Signature BICT -D (REV. 60) MORTGAGEE 1 0--6-4. 4 ocn AMENDMENT TO LEASE AGREEMENT PIGEON KEY PRESERVATION FOUNDATION THIS AMENDMENT (hereafter Amendment) is made and entered into this 16th day of January, 2013 by and between Monroe County, a political subdivision of the State of Florida, whose address is Gato Building, 1100 Simonton Street, Key West, FL 33040 (hereinafter "County ", "Lessor" or "Owner "), and the Pigeon Key Preservation Foundation, A Florida Not - For- Profit Corporation, P.O. Box 500130, Marathon Fl. 33050 (hereinafter "Lessee "). WHEREAS, on the 19 of October 1993 County and Lessee entered in to a 30 year lease for the parcel of property known as "Pigeon Key "; and WHEREAS, Lessee has diligently and conscientiously maintained the property; and WHEREAS, under the terms of the lease Lessee is required to maintain property insurance on the premises to cover the perils of fire, windstorm and flood; and WHEREAS, under the terms of the lease Lessee is also required to maintain comprehensive General Liability, Vehicle Liability, and Workers Compensation; and WHEREAS, as it relates to the Lessee's cost of complying with the insurance requirements, the Wind, Flood, and Fire property insurance premiums have become cost - prohibitive; and WHEREAS, Lessee has requested that the County waive only the property insurance requirements; and WHEREAS, at the regularly scheduled December 12, 2012 County Commission meeting the Board of County Commissioners discussed the request and unanimously approved the request, now therefore; IN CONSIDERATION of the premises and of the mutual covenants and agreements herein contained, and other valuable considerations, the parties agree as follows: SECTION 1. Article 15 b) - related to fire, windstorm and flood coverage - is deleted in its entirety. SECTION 2. All other provisions of the October 19, 1993 original lease not inconsistent herewith, shall remain in full force and effect. IN WITNESS WHEREOF each party hereto has caused this agreement to be executed in duplicate by its duly authorized representative. (SEAL) ATTEST: AMY HEAVILIN, CLERK By VA—," Deputy Clerk Date Date (CORPORATE SEAL) ATTEST: By ` W ness Date (z1:5 ) I I As to BOARD OF COUNTY COMMISSIONERS OF MONROE COUNTY, FLORIDA By Mayor George Neugent PIGEON KEY PRESERVATION FOUNDATION A Florida Not - for - Profit Corporation By �— PEOP0 ATTORNEY ch C� cn t� DATE: February 25, 2014 TO: Dent Pierce, Director Public Works Division X as ATTN: Beth Leto, Assistant Director MAR as Public Works Division va FROM: Lindsey Ballard, D.C. At the December ll ti ', 2013, Board of County Commissioner's meeting the Board granted approval of the following Item C43 Second Amendment to the Lease Agreement with the Pigeon Key a Preservation Foundation. ar 8 E E N cc: County Attorney Finance File 500 Whitehead Street Suite 101, PO Box 1980, Key West FL 33040 Phone: 305 - 295 -3130 Fax: 305 - 295 -3663 3117 Overseas Highway, Marathon, FL 33050 Phone: 305 - 289 -6027 Fax: 305 - 289 -6025 88820 Overseas Highway, Plantation Key, FL 33070 Phone: 852 -7145 Fax: 305 - 852 -7146 SECOND AMENDMENT TO LEASE AGREEMENT PIGEON KEY PRESERVATION FOUNDATION THIS AMENDMENT (hereafter Amendment) is made and entered into this 11 th day of December, 2013 by and between Monroe County, a political subdivision of the State of Florida, whose address is Gato Building, 1100 Simonton Street, Ivey West, FL 33040 (hereinafter "County ", "Lessor" or "Owner "), and the Pigeon Key Preservation Foundation, A Florida Not - For- Profit Corporation, P.D. Box 500130, Marathon Fl. 33054 (hereinafter "Lessee "). WHEREAS, on the 19 of October 1993 County and Lessee entered in to a 30 year lease for the parcel of property known as "Pigeon Key "; and WHEREAS, on the 16 of January 2013 County and Lessee executed a lease amendment deleting Lessee's obligation to maintain property insurance due to its prohibitive cost; and WHEREAS, under the terms of the lease, Lessee is required to maintain the vehicle ramp connecting Pigeon Key to the Old Seven Mile bridge; and WHEREAS, the maintenance cost for the ramp is prohibitive; and WHEREAS, the ramp requires refurbishment and repairs based on a lifecycle that exceeds the terms of the basic lease; and, WHEREAS, encumbering the Lessee with the sole financial responsibility for the repairs limits the sources of funding available for such repairs; now therefore; IN CONSIDERATION of the premises and of the mutual covenants and agreements herein contained, and other valuable considerations, the parties agree as follows: SECTION 1. Article 2. MAINTENANCE OF PREMISES AND FACILITIES of the original agreement is amended as follows: 2. MAINTNENANCE 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 shall maintain the facilities including the buildings, 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 commit nor suffer to be committed 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 Lessees 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 Lessor 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. IN WITNESS WHEREOF each party hereto has caused this agreement to be executed in its duly authorized representative. BOARD OF COUNTY COMMISSIONERS SECTION 2. All other provisions of the October 19, 1993 original lease and the January 16` 2013 lease amendment not inconsistent herewith, shall remain in full force and effect. MY HEAVILIN, CLERK B �Y Deputy Clerk Date F � CiftF (CORPORATE SEAL) ATTEST: By Witness Date OF MONROE COUNTY, FLORIDA By Mayor ylvia Aurphy PIGEON KEY PRESERVATION FOUNDATION A Florida Nat - far - Profit Corporation By r% . MO E CCUN 0 NEY " 51STANT C20UNTY r RNEY �- Dare 4 �- �, a THIRD AMENDMENT TO LEASE AGREEMENT PIGEON KEY PRESERVATION FOUNDATION THIS AMENDMENT (hereafter Amendment) is made and entered into this 21 st day of May, 2014 by and between Monroe County, a political subdivision of the State of Florida, whose address is Gato Building, 1100 Simonton Street, Key West, FL 33040 (hereinafter "County ", "Lessor" or "Owner "), and the Pigeon Key Preservation Foundation, A Florida Not - For -Profit Corporation, P.O. Box 500130, Marathon Fl. 33050 (hereinafter "Lessee "). WHEREAS, on the 19 of October 1993, County and Lessee entered in to a 30 year lease for the parcel of property known as "Pigeon Key "; and WHEREAS, on the 16 of January 2013, County and Lessee executed a lease amendment deleting Lessee's obligation to maintain property insurance due to its prohibitive cost; and WHEREAS, on December I 1 th 2013 County and Lessee entered into a second amendment transferring responsibility for maintenance of the vehicle ramp connecting Pigeon Key to the old Seven Mile bridge from the Lessee to the County; and WHEREAS, the second amendment also deleted the language in Article 2 of the lease that stated that the Lessee was required to maintain the facilities "at its sole expense" in order to broaden the funding sources Lessee could apply for and to allow Lessee to prepare for grant funding applications on behalf of the County; and WHEREAS, Article 16 of the lease agreement has limiting language that is inconsistent with the intent of the second amendment, now therefore; IN CONSIDERATION of the premises and of the mutual covenants and agreements herein contained, and other valuable considerations, the parties agree as follows: SECTION 1. Article 16. JOINT VENTURE of the original agreement is amended as follows: 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 property 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 responsible for the operation and coordination of 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. c X a� CU 0 0 M Lessee shall be responsible for seeking and applying for funding sources to effect the purposes of this Agreement therefore, nothing contained within the Agreement is to be construed as a limitation on the Lessee's ability to apply for funding for repairs and maintenance. In addition, Lessor, as the owner of the improvements, shall also be authorized to apply for grant funding to effect the purposes of this Agreement. Lessor and its authorized agents, contractors and employees shall have the right to enter upon the leased premises when Lessor, at its discretion, undertakes a repair or improvement. SECTION 2. This amendment shall be retroactive to April 1, 2014. SECTION 3. All other provisions of the October 19, 1993 original lease, the January 16, 2013 lease amendment and the December 11, 2013 second lease amendment not inconsistent herewith, shall remain in full force and effect. IN WITNESS WHEREOF each party hereto has caused this agreement to be executed in duplicate by its duly authorized representative. (CORPORATE SEAL) ATTE$T- B y e itness - Date BOARD OF COUNTY COMMISSIONERS K OF MONROE COUNTY, FLORIDA By Mayo Sylvi urphy PIGEON KEY PRESERVATION FOUNDATION A Florida Not -for -Profit Corporation By %a'' Date U 'GW - I(+ P NDATION Monroe County Commission and Staff, For nearly 30 years the Pigeon Key Foundation has been committed to the restoration, maintenance and enhancement of Pigeon Key. During the Foundation's tenure we have been committed to making decisions in the best interest of the historic Nagler work camp and the residents of Monroe County. The Foundation began and continues to operate knowing that the island belongs to all the residents of Monroe County. While the closure of the historic seven mile bridge a decade ago has made access challenging, we are making great strides to maximize the full potential of the island for public use. The Foundation is committed to the current maintenance and restoration of existing historic buildings while taking into account our long term plans of expansion. This strategy allows for functional use during the bridges renovation and will prepare the island for the new challenges and opportunities the bridge completion will bring. The Foundation will maintain the island's quaint atmosphere while maximizing its possibilities that wilt turn Pigeon Key into a destination on its own. The Foundation board and staff are focused on providing a public space that will be loved and enjoyed by all residents as well as ourvisitors. The island will be available for our community and their events. With millions of dollars spent, countless man hours and 3 decades of service, the Pigeon Key Foundation has met every challenge and proven its commitment and sustainability as stewards of this county -owned treasure. We respectfully request a lease extension of 20 years in order to secure additional private funding partners and to continue our work of preserving the cultural history of the Florida Keys by promoting its healthy future. Respectfully, Kelly McKinnon Executive Director Pigeon Key Foundation Board of Directors Don Hiller (Chair) Mike Puto (Vice Chair) Carolyn Anthony (Treasurer) Jason Koler (Secretary) George Steinmetz Riet Steinmetz Duane Francis Richard Malafy Denise Decrow Paty Ivey PILE KEY FOUNDAMN Foundation Plan Present - 2022 Hurricane Recovery and Improvements Pre - Bridge Opening Over the next five years, the Pigeon Key Foundation expects to invest approximately $3 million in resto- ration and enhancements to the historic structures in anticipation of the Old 7 Mile Bridge reopening. This strategy will increase our visitors' experience and position Pigeon Key as a destination on its own. • Restoration of the Commissary and Honeymoon Cottage. • Installation of a fire suppression system in all structures. • Completion of a centralized wastewater treatment system. • Restoration of the shark pool and gate with daily feeding and informational panels. • Replacement of roofs on four buildings. • Demo and construction of battery and generator sheds. • Design and build of new trolley system. * Please see attached matrix for a complete list of capital improvements over the next five years. ,:yam P NDATION Foundation Plan 2022 and beyond Once the old 7 Mile Bridge reopens to the general public, the Pigeon Key Foundation will be well posi- tioned to introduce new programs, events and attractions to island visitors. With easy access to the island, we expect Pigeon Key's daily programs, public and private events to become just as important as our marine education programs. • Construction of replica tent housing in the shadow of Flagler's work camp. • Return the Commissary to historically accurate Post Office and general store. • Regularly scheduled daily programs including historical reenactments, marine science crash courses including overview of research projects taking place on the island. • Community event possibilities including concerts, fishing tournaments, movie nights and festivals. • Food and drink service via Food Trucks or permanent establishment. • Construction of former buildings from Flagler's work camp. • Installation of wind power, desalinization plant and cistern system. • Fun runs, Spartan races, paddle board contests and other athletic competitions. Note: Add Storm Shutters Note: Needs Painting & Replace Hurricane Shutters X..'� lip- �mimimmi�, ,�uumumui _ _ Roof • • • Exterior Walls • • • • Interior Walls • • • • Doors & Windows • • • • Flooring • • • Plumbing 1 • • • • Electrical • • • Porches • • Note: Add Storm Shutters Note: Needs Painting & Replace Hurricane Shutters X..'� lip- �mimimmi�, ,�uumumui _ _ Roof • • • Exterior Walls • • • • Interior Walls • • • • Doors & Windows • • • • Flooring • • • Plumbing 1 • • • • Electrical • • • Porches • • Note: Add Storm Shutters Note: Needs Painting & Replace Hurricane Shutters X..'� lip- �mimimmi�, ,�uumumui _ _ Roof • • Exterior Walls • • • • Interior Walls • • • • Doors & Windows • • • • Flooring • • • Plumbing 1 • • • • Electrical • • • Porches • • Note: Add Storm Shutters Note: Needs Painting & Replace Hurricane Shutters X..'� lip- �mimimmi�, ,�uumumui _ _ Section Gang Quarters Roof • Exterior Walls • • • Interior Walls • • • • Doors & Windows • • • • Flooring • • • Plumbing 1 • • • Electrical • • • Porches • Section Gang Quarters Paint Foreman's House Assistant Bridge Tender's House Assistant Paint Foreman's House Kitchen Extension Commissary Bridge Tender's House Honeymoon Cottage Bridge Foreman's House Roof • Exterior Walls • • • Interior Walls • • 7 • Doors & Windows • • • • Flooring • • • Plumbing 1 • • • Electrical • • • Porches • Paint Foreman's House Assistant Bridge Tender's House Assistant Paint Foreman's House Kitchen Extension Commissary Bridge Tender's House Honeymoon Cottage Bridge Foreman's House Roof • Exterior Walls • • Interior Walls • 7 • Doors & Windows • • • Flooring • • • Plumbing 1 • • Electrical • • • Porches • Paint Foreman's House Assistant Bridge Tender's House Assistant Paint Foreman's House Kitchen Extension Commissary Bridge Tender's House Honeymoon Cottage Bridge Foreman's House Roof • Exterior Walls • • Interior Walls • 7 • Doors & Windows • • Flooring • • Plumbing 1 • Electrical • • Porches • Paint Foreman's House Assistant Bridge Tender's House Assistant Paint Foreman's House Kitchen Extension Commissary Bridge Tender's House Honeymoon Cottage Bridge Foreman's House Roof • Exterior Walls • Interior Walls • 7 Doors & Windows • Flooring • Plumbing 1 • Electrical • Porches • Paint Foreman's House Assistant Bridge Tender's House Assistant Paint Foreman's House Kitchen Extension Commissary Bridge Tender's House Honeymoon Cottage Bridge Foreman's House Roof • Exterior Walls • Interior Walls • Doors & Windows • Flooring • Plumbing 1 • Electrical • Porches • Paint Foreman's House Assistant Bridge Tender's House Assistant Paint Foreman's House Kitchen Extension Commissary Bridge Tender's House Honeymoon Cottage Bridge Foreman's House FLORIDA DEPARTMENT Of STATE RICK SCOTT KEN DETZNER Governor Secretary of State January 5, 2018 Mr. Cary Knight, Director of Project Management Monroe County Public Works & Engineering 1100 Simonton Street, 2 -216 Key West, FL 33040 Office: (305) 292 -4527 RE: Review of Pigeon Key Complex: the Honeymoon Cottage and Commissary Building Dear Mr. Knight, The structures located on Pigeon Key possess historical significance due to their construction and use during the building of the building of the Seven Mile Bridge for Henry Flagler's Key West extension of the Florida East Coast Railroad and later the conversion to the Overseas Highway. The Pigeon Key complex served as a base camp for more than 400 workers living in the railroad village on Pigeon Key, which had a post office, commissary and one -room school, during the Seven Mile Bridge's construction from 1908 to 1912. Following its completion, maintenance crews continued living on the island. When the railroad was completed all the way to Key West in 1912, Pigeon Key was transformed from a construction camp into a bridge tender maintenance camp. A hurricane destroyed the railway in 1935, and a state highway was built to replace it. Pigeon Key then became headquarters to the Florida Road and Toll Bridge District, whose crews maintained the bridges from Jewfish Creek (just to the north of Key Largo) to Big Pine Key. Starting in 1968, for two decades. the island served as an environmental field station for international researchers studying tropical and subtropical marine and island ecologies with the University of Miami. Pigeon Key was designated an Historic District and listed on the National Register of Historic Places in March 1990 and today the Pigeon Key complex acts as a museum depicting the history of the Henry Flagler expansion efforts to Key West and the Overseas Highway construction and as a local destination point. Both the "Honeymoon Cottage" and the "Commissary Building" are historic structures dating back to the 1908 -1912 era of the Henry Flagler expansion to connect Key West with mainland Florida. These two buildings, as well as others on Pigeon Key, were severely damaged by Hurricane Irma but, in the opinion of this office they are not beyond repair and restoration given Division of Historical Resources R.A. Gray Building • 500 South Bronough Street* Tallahassee, Florida 32399 j� 850.245.6300 • 850.245.6436 (Fax) FLHeritage.com Kb their historical status and contribution to the Pigeon Key complex as a whole. These buildings, as a part of the Pigeon Key complex, represent a specific time and place in the modern day era of industrialization and expansion in Florida. In keeping with the historical context of the Pigeon Key complex the State Historic Preservation Office would recommend that efforts be made to repair and restore the "Honeymoon Cottage" and the "Commissary Building" in lieu of demolition and replacement. Sincerely, I ;Z A - C 4AL•VVt" Richard Hilburn, RA Senior Architect, Bureau of Historic Preservation 850- 245 -6363 C X 3 w ART & HISTORICAL SOCIETY January 5, 2017 To whom it may concern, I reviewed the Monroe County Board of County Commissioners' draft agenda for the January 17, 2oi8 meeting. I noted the request by Pigeon Key Foundation for a 20 -year lease extension for Pigeon Key and request for staff discussion and direction by Commissioner Neugent. Is there an opportunity for the Key West Art & Historical Society to submit a management proposal for Pigeon Key? Given the Society's longstanding partnership with Monroe County for the management of Fort East Martello Museum and the Key West Lighthouse & Keeper's Quarter's Museum we are uniquely qualified for such a task. Since 1949, the Society's mission has been to preserve the culture of the Florida Kevs through exhibiting and displaying regional art, architecture and history for the purpose of educating the community and visiting public. While based in Key West, our mission encompasses all of the Florida Keys, which is evident by our collection and programming. Additionally, we are dedicated to historic preservation as is evident in our ongoing preservation efforts at three historic properties. Moreover, our diverse educational programs and exhibitions appeal to locals and tourists alike, ensuring the cultural preservation of Florida Keys for future generations. Should you have any questions, please do not hesitate to contact me via phone at 3 6616, extension 103 or e -mail at mgieda @kwahs.org. Kind regards, Executive Director CC: Shirrel Rhoades, President Lighthouse & Keeper's (quarters Custom House Museum Fort East Martello Museum Museum KWAHS Administration 3501 South Roosevelt Blvd. 938 Whitehead Street 281 Front Street Key West FL 33040 Key West FL 33040 Key West FL 33040 305.296.3913 305.294.0012 305.295.6616 telephone - 305.295.6649 fax www.kwahs.org