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Home My WebLink AboutItem #43 - Discussion ItemOT city OF MIAM1. FLOP110A 'A ( S VTER-OFFICE MEMORANDUM 4 T6. Howard V. Gary City Manager Walter L. Pierce ,5992� Special Assistant to the City Manager DATE. November 30, 1981 FILE• GLJeJE°T: Per -use of Vacant Fire Stations REFERENCES, ENCLOSURES: Beg inning in 1973 a total of seven (7) fire stations have been vacated by the City of Miami Fire Department and, with the exception of one, no longer being used for fire suppression and related purposes. It is requested that the potential re -use of these properties be placed as a discussion topic on the City Commission agenda of December 10, 1981. The properties involved, 1981 assessed values and present uses are: Station Address 1981 Assessed Value Present Use f Station #2 (old) j 1401 N. Miami Avenue Station #4 1000 S. Miami Avenue Station #9 7561 N. E. 1 Avenue Station #13 4850 N. E. 2 Avenue Station #14 141 N. W. 27 Avenue Station #15 1300 S. W. 12 Avenue Station #16 $ 113,118 389,656 92,449 113,189 290,777 Leased to the Archdio- cese of Miami for use as a day care center. Vacant Vacant Vacant Vacant 129,079 Scheduled for occupancy by the Finance Depart- ment into 1982; lease approved for use by Cuban Museum beginning in late 1982. 230,645 Headquarters for the Rescue Division At my request the Planning Department has updated its analysis of the proper- ties as regards suitable re uses based on the location of each property, existing Toning and surrounding land uses, The attached analysis does not include Stations #2 (old), #15 or #16 as these are in use presently, in accordance with prior City Commission actions which approved leases with the Cuban Museum and the Archdiocese of Miami, Stations #15 and #20 in terms of new uses, are effectively outside City control for approximately the next ten (10) years; Station #16 will be used by the Fire Department until the new Fire Rescue Training Facility in Coconut Grove is completed and the Fire Garage Facility expanded (completion is expected no sooner than late 1982), The City Commission should as well be advised that a number of community organizations have requested they either be given a specific facility at no cost or a lease at a nominal fee. In fact as you will recall, a request to use Station #9 as a voter education center caused the Commission to request this report, For informational purposes the below listed groups or individ- uals (including their proposed uses) have requested that a vacant fire station be made available: ORGANIZATION/INDIVIDUAL Station #4 Allen Morris Company Dade County Office of Handicapped Opportunities Department of Off -Street Parking Hans C. Mueller Ctatinn #4 A Committee of Concerned Citizens Haitian Afro Dimension Haitian American Community Association of Dade The Wesleyan Church Station #13 Concept House Haitian American Voter Education Center - 2 - PROPOSED USE In conjunction with the develop- ment or use of adjacent properties Center for Survival and Independent Living (rehabilitation center) Development as a 10- or 30-space parking lot dependent upon whether the existing structure is preserved Private day care center Day care center and nursery Cultural Art Center Refugee assistance center, food distribution center, day care center and administrative offices Church facility for Haitian immigrants Extended care facility for homeless adolescents Voter education, art and child care center r City of Miami Internal Auditor City offices i Cuban Heritage Foundation Cultural and educational center Department of Off -Street parking Development of a 50-space off- street parking lot 4. Eugenio Gonzalez Retail hardware store tnter-America Auto Exporters Use in conjunction with contigious property Any Station Nichiren Shoshu of America Community center (a Buddhist sect) The above information is presented to demonstrate that the various properties do have value and are desirable by the private sector for commercial reasons. Please note that the above persons or groups have contacted the City on their own. I am convinced that should the City Commission establish a policy (sale/lease policy) for the disposition of these properties, and upon proper notice being given the public, we will receive numerous responses in the form of bids for acquisition. In short, the aggregate assessed value of the four (4) stations listed herein as currently vacant is $886,071.00; the assessed value of all seven (7) stations is $1,358,913.00. It is not inconceivable that a competitive bid process could result in a revenue amount in excess of $900,000.00 which could be used to support various capital needs of the Fire Department. For ready reference enclosed are copies of the relevant Charter and Code sections which establishes procedural requirements for the disposition of City - owned real property. r - 3 - �C c_ { dItY OP MIAMI. t-LdatOA i 1N'tth,01rP1Ct Mr=t%46RANbUM } DALE: �tLEs TO' Howard V. Gary August 20, 1081 City Manager SUBJEct: Abandoned Fire Station tsdo er Perce FROM1% i /REFERENCE�St:e�use Analysis Acting; Director Planning Department - ENCLOSURES: Pursuant to a request of Mr. Walter Pierce, Assistant to the City Manager, the Planning Department has updated its re -use analysis of the abandoned fire stations originally submitted to the City Manager in November, 1980. Based on this analysis we recommend the following actions: 1) Fire Station #4 - 1000 S. Miami Avenue The City should retain ownership of this architecturally distinct historic structure and lease it to a private developer for a restaurant or other retail facility. The site is located at the entrance to the proposed loth Street Transit Mall and can provide the impetus for the development of this project. Leasing this facility _ at fair market value will be more economically advanta- geous to the City than disposing of the property at the present time. 2) Fire Station #9 - 7651 NE.lst Avenue The building should be demolished and land retained by the City for the construction of 14 units of subsidized housing. Major renovation of the structure would be necessary for re -use of this facility. 3) Fire Station #13 - 4850 NE 2nd Avenue This property should be sold, preference should be given to a business related to the interior design industry in order to reinforce the adjunct development of NE 2nd Avenue for the Miami Design Plaza. Secondary considera- tion should be given to leasing this facility for an In- . terior Design Information and Research Center at fair market value. Re -use of the station for a social service use should be carefully scrutenized due to efforts under- way by the City to stabilize the abutting Buena Vista i 1 y• '. 1 I1:Rt . sTATION� #4 Lr�c tii n 1000 South Miami Avenue Size Land L 15,000 sq, ft. I improvement -- 6,685 sq, ft , Estimated $500,000 + Value Structural The structure which. is a fine Condition - example of 'Mediterranean Ar- chitecture was- built in 1922. It appears to be in good struc- tural condition, although some* repair work is necessary. R- CB ❑ > Q 0 S. W. t0 ST. a J- nn � u S:W. II ST r ' i I ;R. j Howard V. Oary Page 2 August 20, 1981 Rast Community and the extreme negative reaction of area residents created by the locating of the New Horizon Mental Health Clinic and Concept House Drug Rehabilitation Program within the area. 4) Fire Station #14 - 141 NW 27th Avenue This property should be sold for commercial use due to its prime location along a major commercial ar- terial 5) Fire Station #15 - 1300 SW 12th Avenue Pursuant to City Commission Resolution 31-721 the C property has been designated for use as a Cuban Museum of Arts and Culture. f+� n 4 i� r �!111E,STATIOR #4 Location. 1000 South Miami Avenue Size Land - 15,000 sq•. ft. Improvement - OtO85 8q. it, Estimated $500,000 + Value Structural The structure which. is a fine Condition example of Mediterranean Ar- chitecture was built in 1922. It appears to be in good struc- tural condition, although some' repair work is necessary. R- CB RCI > S.W. to ST. 1% on an economic basis alone, in ad- dition to the subjective benefits of preserving the building. The lease alternative provides the fire Do- partment with a cash amount equal to the sale value of the property through the sale of bonds supported by lease revenue. Aecommendation The City should solicit bids for lease of the old Fire Station #4 specifically for retail commercial use. The successful bidder will be expected to make all necessary im- provements to the property at his own expense, and to do so with re- spect for the historic and architec- tural character of the building. Bid proposals should be evaluated on the basis•of projected revenue to the City, qualifications of the bidder, and quality and appropriate- ness of the use relative to the building and the Brickell SADD Plan. Proceeds from the lease should be used to pay debt service on a bond 'issue for the Fire Department. t {, ry- Land Use The site is located in a diverse neighborhood which is undergoing immense changes. The surrounding area of the site has not yet ex- perienced redevelopment due to its less prominent location within the Brickell Office Area. The area to the west, is primarily residential with modest size homes, rooming houses and small apartment build- ings with a few retail services and professional offices fronting along Miami Avenue. To the east is located the rapidly expanding Brickell Of- fice corridor. Zoning The present zoning in the area is RCB (Residential Office) and R-C-1 (Resi- dential -Office -Commercial). City & County City and County projects within the Projects fire station area include the Brickell Rapid Transit Station, Downtown People Mover and SADD Implementatiop Potential (a) Commercial Activity Re -Use The adopted Brickell Plan calls for preservation of the old Fire Station at 1000 South Miami Avenue because of its historic and architectural value, and as a means to guarantee that a lively, people -oriented use will be main- tain.ed in this important location at the crossroads of the proposed loth Street pedestrian retail corridor and South Miami Avenue. The Commission has also expressed its intention to sell the property and use the proceeds for future capital imporvement needs by the Fire Department. Sale of the property would undoubtedly result in demolition of the Fire Station. Analysis The attached analysis compares the financial btnefits to the City between "Alternative 1: Lease (10 years)" and "Alternative 2: Sale". The lease alternative is clearly superior (+$W7,500) Ll •( r S: :.i on an economic basis alone, in ad- dition to the subjective benefits of preserving the building, The lease alternative provides the Fire De- partment with a cash amount equal to the sale value of the property through the sale of bonds supported by lease revenue, Recommendation The City, should solicit bids for lease of the old Fire Station 7#4 specifically for retail commercial use. The successful bidder will be expected to make all necessary im- provements to the property, at his own expense, and to do so with re- spect for the historic and architec- tural character of the building. Bid proposals should be evaluated on the basis -of projected revenue to the City, qualifications of the bidder, and quality and appropriate- ness of the use relative to the building and the Brickell SADD Plan. Proceeds from the lease should be t used to pay debt service on a bond 'issue for the Fire Department. ft Comparative Vinthdiai Analysis for Disposition of Surplus City Property- Vire Station #4 = 1000 S. Miami Avenue Alternative 1 Lease (10- yearO .- Minimum yearly net income from lease 1 = $86)800 Allowing $86,800 annual debt service at 12% for 10 years, revenue or g.o. bonds that could be supported Market value of property after 10 years assuming 10% yearly appreciation Total Value _ $ 504,000 = 1,000,000 $10504,000 Alternative 1: Sale Current market value of the land 2 = $ 5000000 Property tax income to City for 10 years 3 - 436,500 Total Value $ 936,500 i i i - - Footnotes i 1/ This figure comes from one interested bidder on the lease (see attached letter from Larry Trailer). It has not been adjusted for inflation over the term of the lease. It rep- resents only $13/sq.ft.; whereas rents of $20/sq.ft. or more are expected in Brickell. Z/ Based upon a recent offer by the Allen Morris Company and supported by recent sales in the vicinity. 3/ Assumes new construction (45,000 sq.ft.) after 2 years; the land appreciates at 10;/year; and the building appreciates at 5;'o/year. Added costs for municipal services have not been deducted. 9�. i t'IRE STATION #9 Location 1561 n 18t Avenue Site Land i 22,495 sax ft, Improvement - 6,973 sq. ft. t:stimated $42,350 (1970 appraisal + 20%) Value Structural Although the original building is a Condition fine example of Mediterranean ar- chitecture which was built in 1926, extensive repairs and renovations are needed to bring the structure to standard condition. The addition built more recently housing the garage is in standard condition. . Cl a O -_ Z Q 1 Q (�'�d R-4. 'NE 76 ST. ❑ _ _ 0 Q ❑ O O Land Use Land use within the area is resi- dential, -ranging from single- family to medium density apartment complexes. The site is in close proximity to the Little River Gl 1 i ram+^ Commercial Revitalization Dist•ridt. This area has been recently im- pacted by the expanding Itaititt Refugee population within the. Edison -Kittle Ritter Area.. zattli�g Zoning classification in the area. Is R-4 (Medium Density Residential). This classification allows for 14 residential units to be develo_»ed on this site. City & C(111n 1•N' The site lies within the Edison/ Pro joet n Little River CD Target Area. Over a $1,000,000 of County and City funds have been spent in the Little River Commercial REvitalization Project located in close proximity to the site. The City and County are presently funding the Little River Commerce Association to provide economic development services to the area. Potential (a) Drug Rehabilitation Program' Re -Use Dade County Department of human Re- sources has requested the use of station rr9 as a residential drug re- habilitation facility. This is an inappropriate reuse of the site due to the excessive amount of drug rehabi- litation facilities within the City of Miami and the north central por- tion of the City in particular. Ap- proximately 78% of all drug rehabi- litation programs within Dade County are located within the City of !Miami, while the City comprises only 20+�', of the population. The situating of such a facility within this resi- dential neighborhood will have a negative impact upon the area due to the existing transitional charac- ter of the neighborhood, an area al- ready heavily impacted by the recent Haitian influx into Miami. In the past, Little River has been the "dumping ground" for alcohol, drug and Recommendation ,j , other related rehabilitation programs. The recent efforts of the Tittle River Commerce Asso- ciation have focused on the re- moval of such programs from the area. The Little River Commerce Association, an entity that rep- resents both the residents and merchants.of the area, have in- dicated that they would oppose a drug rehabilitation center at this location due to the before -- mentioned factors. (b) infill Housing This site would be made available for the construciton of 14 units of subsidized housing. Considera- tion should be given to the con- struction of elderly housing due to their high concentration within the area, many residing in older substandard wood frame structures. Land should be retained by the' City and made available for the con- struction of new subsidized housing. Preference should be given to the constructin of housing for the el- derly. ft r . a a VIBE 8TATION #18 I beatibh Size 13stimmted Value Structural Condition 4850 Nt. 2hd Avenue Land - 17,228 sw. It. Improvement - 3,983 sq. it. 65,910 (1979 appraisal + 20%) The structure which was built in 1951 appears to be structurally good condition. n R-41, 1 - 1 R J DL rv. E 4s Sr. . U WE 48 TERR w- �V.0 4 8 — sr. Z El D a -- �`�--� N. E 48 S T. _ R-3 • �r Land Use Zoning City & County Projects Potential Re -Use The property fronts on Nt 2nd Avenue, which is currently ex- periencing at expansion of busi- nesses related to the Ihterior Design Industry The site lies in close proximity to the Miami Design Plaza Area. The site lies within the Buena. Vista Bast Neighborhood, once one of the most prestigious residen- tial areas of the City which hat been recently impacted by an in- flux of Haitian refugees result- ing in a large number of legal and illegal conversions of residential units. Overall housing condi- tion within the area has been ra- pidly declining, although there has recently been an interest shown in private rehabilitation efforts. C-1 (Local Commercial). Proposed C-2 (Community Commercial) rezoning in the.Buena Vista Great Neigh borhood Redevelopment Plan. The site lies within the Buena Vista Great Neighborhood Project Area. Low interest loans for hous- ing rehabilitation are currently available. The City has recently completed a tree planting program on abutting streets. Staff is currently working with Buena Vista East Neighborhood Asso- ciation in developing; a promotional program for the neighborhood in an attempt to attract homeowners to the area. (a) Commercial Use Sell the property for the develop- ment of an interior design related facility in order to reinforce and promote the expansion of the Miami Design Center along NB 2nd Avenue. Preference should be given to a business related to the design in- dustry. (b) interior Design Informatibft and Research Center To be leased to the W ami Design Plaza Merchants Association for an information and research center for promotion of the interior design industry which is one of the fastest growing industries within Dade County. The Center could house a library, industrial displays and act as a reception center. The Miami Design Plaza Merchants Associ- ation has previously requested as- sistance from the City in securing a location for this type of facility. (c) Economic Development CBO To be leased to the Buena Vista/ Little River Economic Development CBO for their outreach office. They are presently located at NVI 5th Avenue and 54th Street. t (d) Social Service Agency Due to the major influx of Haitian refugees within the Edison/Little River area there has been an in- creasing demand for social service support facilities. Recent City efforts to stabilize the neighbor- hood and prevent the continued flight of homeowners from the im- mediate area,would be hindrered by the locating of a social service agency at this location. The re- cent locating- of the New Horizon Mental Health Clinic at NE 46th Street and 2nd Avenue has fostered dissention within the community and resulted in a petition to the City requesting the closure of the facility. Recommended 1. Sell for commercial use related Actions to interior design industry. Ll Lease property at fair rdatket value to Miami Design Plata Mer- chants Association or other non-profit Interior Design Or- ganization for the establishment of an Interior Design Information and Research Center. Renovation and maintenance to be paid by lessee. s \ • Location Size Estimated Value Struction Condition ■ ME 8TATiON #14 141 NW 27th Avenue Land 17,624 sq. ft. Improvement - 6,206 sq. ft. $266,200 (1979 appraisal + 20%) By its architectural style the building appears to date from the late 1950's or early 1060's. The structure is in good con- dition. N > Q t ti �fS—T.. jEJ—,tea t as 4 I Land Use Zoning City & County Projects Potential Re -Use Recommendation The property fronts NW 27th Avenue a generally stable commercial strip that has emerged as an important Latin oriented commercial area) office and retail activities pre- dominate. Abutting the site on the east lies a stable residential neighborhood comprised of single- family and duplex homes. C-4 (General Commercial) None (a) Commercial Use - conversion to commercial use. It is recommended that this pro- perty be sold for commercial re- use due to its strategic location along the NW 27th Avenue commercial corridor. 1. r Zoning City & County firojects Potential Re -Use Recommendation ■' Zoning Classification is 9-1 (Single-family Residential). There are no City of County projects in the immediate vici- nity. (a) Lease for Cuban Museum of Arts and Culture City Commission Resolution 81f-721 designates the Lease of this property for the Cuban Museum of Arts and Culture 0 y 1 VInt STATION #,15 Location Size Estimated Value Structural Condition 1300 SIV 12th Avenue Land 13,017 sq. ft. Improvement _ 4,625 sq. ft. p108,000 (1979 appraisal +2O0o) The 1957 structure appears to be in excellent condition. R- I a td ❑ ❑', 3 �' �! ❑ `� =flo S.W-13—ST Q R-2 STS-PETER PAUL SCHOOL. & CHURCH IDoapa❑ . S.W. 14 ST. Land Use T'.ie area is developed with single family structures. The site lies within one of Miami's most affluent residential neighborhoods (the Roads). Sts. Peter and Paul Catholic Church and school lies directly to the east of the site. ft .i CHAMR Seo, 83, Same—Contraets for public works or improvements, real property. (a) Any public work or improvement may be executed either by contract or by direct labor, as may be determined by the commis• Sion, before authorizing the direct execution of any work or improvement, detailed plans and estimate thereof shall be submitted to the commission by the city manager and there shall be separate accounting as to each work or improvement so executed. All contracts for more than four thousand five hundred dollars ($4,500.00) shall be awarded to the lowest responsible bidder, after public advertisement and competition as may be prescribed by ordinance, but the city manager shall have power to reject all bids and advertise again. All advertisements as to contracts shall contain a reservation of the foregoing rights. Contracts for public work shall be signed by the city manager after approval thereof by the commission. (b) Anything in this Charter to the con- trary notwithstanding, there shall be no sale, conveyance, or disposition of any interest, including any leasehold in real property, owned by the city, the department of off- street parking or the downtown development authority, unless there has been a prior opportunity given to the public to compete as purchasers of said real property or any interest therein. There shall be prior adver- tisement, as may be prescribed by ordinance, and said sale, conveyance, or disposition shall be conditioned upon compliance with the provisions of this section. No right, title or interest shall vest in the purchaser of the above property unless the sale, conveyance, or disposition is made to the bidder who offers the bid which is in the best interest of the city, as is determined by the city commission, or the department of off-street parking, as determined by the off-street parking board, or the downtown development authority, as determined by the downtown development authority board of directors. The city or the department of off-street parking or the downtown development authority shall have the power to reject all bids and readvertise as the same may apply to the respective entity; all advertisements shall contain a reservation of the foregoing right and power. Nothing in this section shall be construed to waive the special requirements for leases and contracts of waterfront proper- ty provided elsewhere by the Charter and the Code of Ordinances of the City of Miami. (Char. Amend. No. 3, 11-6.79) Annotation —For case decided prior to enactment by Charter Amendment No. 3 of 1979 of a competitive -bid. ding requirement for disposition of city property, See Mahoney v. Givens, 94 So. 2d 926. Said case held that competitive bidding is not required to lease city real estate. A n x _ M[AM[ CODE ARTICLE V, SALE ARLEALTV Bee, 19=78, LlrliltetIons delaerally, There shall be no sale, eoriveyanee, or disposition of any interest, including any leasehold in real property, owned by the city, the off=street parking department or the downtown development authority, unless there has been a prior opportunity given to the public to compete as purchasers of said real property or any interest therein, 'There shall be prior advertisement, as hereinafter set forth; and said sale, conveyance, or disposition shall be conditioned upon compli- ance with the provisions of this section, No right, title or interest shall vest in the purchaser of the above property unless the sale, conveyance, or disposition is made to the bidder who offers the bid which is in the best *Editor's note —Ord. No. 9052, § 1. adopted Jan. to, 1980. repealed provisions formerly codified herein as art. V of ch. 18. §§ 18.78-18.86. and enacted in lieu thereof new provisions, codified herein as a new art. V of ch. 18. §§ 18-78-18.86. The former provisions of art. V of ch. 18 pertained to similar subject matter and were derived from Code 1967, §§ 16.38-16.46. City charter references —Powers with respect to acquiring and disposing of property, § 3(f); contracts for public works and improvements, real property, § 63. interest of the city, as is determined by the city commission, or the off-street parking department, as determined by the off-street parking board, or the downtown development authority, as determined by the downtown development authority board of directors. The city or the off-street parking department or the downtown development authority shall have the power to reject all bids and readvertise as the same may apply to the respective entity; all advertisements shall contain a reservation of the foregoing right and power. Nothing in this section shall be construed to waive the special requirements for leases and contracts of waterfront proper- ty provided elsewhere in this Code or in the city charter. (Ord. No. 9052, § 1, 1-10-80) Sec. 18-79. Applicability of sections 18- 80 through 18-86 to off- street parking department and downtown development authority. With the exception of the requirement for advertisement prior to sale of real property, as contained in section 18-81 of this article, the provisions contained in sections 18-80 through 18-86 of this article are not required to be followed in effecting the sale, convey- ance, or disposition of real property owned by the off-street parking department or the downtown development authority. (Ord. No. 9052, § 1, 1.10.80) Sec. 18-80. Authority to sell. The city manager is hereby authorized to instruct the purchasing agent to sell to the public any real property owned by the city not needed for public use or that may have become unsuitable for use by any city department, provided: (1) Such property cannot be leased so as to produce revenue to the city; (2) Such property shall have first been offered for sale at the appraised value price to Metropolitan Dade County and then, if unsold, to the Dade County School Board; (a) Such ptopetty shall not be said far leas than the then=current appraised price, as determined by at least two (2) indepen= dent appraisers, both of whom shall be members of the Aiitetlean Institute of Deal Estate Appraisers; except that such property may be sold at less than the then:current appraised price if express authority for such sale is given by the city commission. (Ord. No. 9052, § 1, 1-10-80) Sec. 18-81, Notice of sale. If title to city real property is to be sold to the public pursuant to section 18-80 of this article, a notice, advertising for and soliciting sealed bids to be submitted to and received in the office of the city clerk not less than ten (10) calendar days after date of publication, shall be published in a newspaper of general circulation in the city. (Ord. No. 9052, § 1, 1-10-80) Sec. 18-82. Commission on sale. The city will pay a real estate percentage commission of five (5) percent on all real estate sold by the city whenever a bid is made at a private sale through the efforts of a broker and the party making such bid is the purchaser of the property. The director of finance is hereby authorized to pay the same out of the proceeds of the sale. (Ord. No. 9052, § 1, 1-10-80) Sec. 18-83. Expenses of abstract of title. The director of finance is authorized to pay for the expense of an abstract of title brought down to date on all property sold by the city, to be paid out of the sale price of the respective properties. (Ord. No. 9052, § 1, 1-10-80) Sec. 18-84. Payment to be in cash or by cashier's check or certified check. Terms are deemed to be all cash at time of closing. All costs involved in the sale of the property shall be the responsibility of the buyer, with the exception of the abstract being brought down to date (as set forth in section 18.83 of this article). Buyer may pay cash, cashier's check, or certified check, or a combination thereof. (Ord. No. 9052, § 1. 1-10.80) Sec. 18-85. City attorney responsible for closing of sale. It shall be the responsibility of the city attorney to effect the closing of any city property which is sold under this article. (Ord. No. 9052, § 1, 1-10.80) Sec. 18-86. Disposition of proceeds from sale. All money received from sales under this article shall be turned over to the director of finance in accordance with the city charter. (Ord, No. 9052, 11, 1.10.80)