HomeMy WebLinkAboutItem #13 Potential Sites for New Police Dept. Building
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AGENDA ITEM COVER SHEET
Meeting Date: January 17, 2006
Item # 13
Contact Name:
Contact Number:
Bob Zaitooni
6002
Reviewed By:
Department Director:
City Manager:
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Subject: Potential Sites for a New City Police Department Building
Background Summary:
As the need to provide sufficient space for the Police Department operations becomes more critical. staff has researched
four (4) potential sites for the future City Police Department building. The criteria for selection among other
considerations included (1) land size of 3.0 to 3.5 acres. (2) multiple good access roadways. (3) least potential for
hazardous spills. and (4) compatibility with the surrounding neighborhoods. The 4 potential sites are:
. Location 1 - Certi-Fine & Crittenden properties on Kissimmee Avenue
. Location 2 - Ivy Property at the northeast corner of Orlando Avenue and Bluford Avenue intersection
. Location 3 - Public Works yard at 301 Maguire Road
. Location 4 - Roper property at the southeast comer of Gencva A venue and Maguire Road intersection
Based on analysis of each site, staff recommends location 1 - Certi-Fine & Crittenden properties as the most suitable
location for the future City Police Department.
Issue:
City Commission to consider the potential sites for the future City Police Department building
Recommendations
Staff recommends City Commission to approve location 1 as the ftrst choice for a future Police Department
building site and authorize staff to begin formal negotiations with the property owners.
Attachments:
Site infonnation for locations 1,2,3, and 4.
Financial Impact:
The funding for the purchase will be 50% from the Police Impact Fees and 50% from the General Funds. Purchase
terms will include an initial payment not-to-exceed 50% of the purchase price and remainder over several years. The
current City's General Fund budget does not include any provisions for the purchase of the property.
Type of Item:
o Public Hearing
o Ordinance First Reading
o Ordinance First Reading
o Resolution
o Commission Approval
o Discussion & Direction
o Original Document/Contract Attached for Execution by City Clerk
o Original Document/Contract Held by Department for Execution
Reviewed by City Attomey I-I Q - c) ,
Reviewed by Finance Oept. I - I Q - 0 f4
Reviewed by ( )
For Clerk's Dept Use:
o Consent Agenda
o Public Hearing
181 Regular Agenda
D N/A
D N/A
D N/A
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Commissioners
Garv Hood. District 1
Scott Anderson. District 2
Rustv ,Johnson. District a
Nancv.1. Parker. District 4
Mavor
S. Scott Vandergrift
City .Manager
Robert Frank
STAFF REPORT
TO:
The Honorable Mayor and City Commissioners
FROM:
Robert Zaitooni, Director of Public Works
DATE:
January 6, 2006
RE:
Potential Sites for a New City Police Department Building
ISSUE
Should the City Commission consider the potential sites for the new City Police Department and authorize staff
to begin negotiations with the property owners for the recommended site?
BACKGROUND
As the need to provide sufficient space for the Police Department operations becomes more critical, staff has
researched four (4) potential sites for the future City Police Department building. The criteria for selection
among other considerations included (1) land size of3.0 to 3.5 acres, (2) multiple good access roadways, (3)
least potential for hazardous spills, and (4) compatibility with the surrounding neighborhoods. The 4 potential
sites are discussed in detail in section below. Additional site information is attached and will also be presented
to the City Commission on the meeting day.
Location 1
This site is under 2 separate ownerships and is located on east side of Kissimmee Avenue, between McKey
Street and Floral Street. The Certi-Fine property includes approximately 2 acres on north side of Floral Street
and approximately 0.56 acres on the south side of Floral Street. The old fruit packing buildings were recently
demolished and only one auxiliary office building remains on the property,
The Crittenden property is approximately 1.1 acres with 2 existing buildings totaling over 4000 S.F., paved
parking, and a barn. Floral Street has a 60' right-of-way totaling approximately 0.36 acres and if vacated would
yield approximately 0.26 acres towards the project.
The approximate total number of acres is approximately 3.98 acres which includes the Certi-Fine, the
Cridentten, and the Vacated Floral right-of-way. A recent appraisal performed for the City valued the Certi-
Fine property at $825,000 and the Cridentten property at $610,000.
This location is IQcated at the end of McKey Street and will uniquely complement the Ocoee downtown area.
When build, the extension of public sewer facility will enhance and promote commercial growth in the
downtown area. Staff has conducted preliminary discussion with both owners and has formulated potential
strategies for the purchase of the properties.
Location 2
This property is located on the northeast quadrant ofthe intersection of Orlando Avenue and Bluford Avenue.
Approximately 2.15 acres are located south of Washington Street right-of-way between Bluford.Avenue and
Lakewood Avenue. Another approximately 0.98 acres is located along Lakewood Avenue north of Washington
Street right-of-way.
Washington Street right-of-way is 60' wide and if vacated would yield approximately 0.49 acres. Therefore,
the total acres available at this site are 3.62 acres. Staffhas not formally appraised this property, but the owner
of the property has initially indicated the desire to sell the property for $1,000,000.
This site has the following characteristics:
. Provides multiple and adequate access points very close to the City's Fire Station #1.
. Does not complement the downtown area and the potential commercial growth as in Location 1.
. May present compatibility issues with the surrounding residential settings.
Location 3 _
This option would co-locate the future Police Department at the existing Public Works property located at 301
Maguire Road. No formal appraisals were conducted, but the value of the land is estimated $150,000 to
$200,000 per acre.
This site is not as attractive as Locations 1 & 2 with less desirable access and the proximity to industrial sites
with potential chemical processing issues. As in Location 2, this site would not provide for potential
commercial growth in downtown area,
Location 4
This site is approximately 10 acres and is located on the south side of Geneva Street, between Maguire Road
and Bluford Avenue. The location provides excellent multiple access but does not promote growth in
commercial growth in downtown area. However, the land is located within the CRA area.
The initial contact with the owner indicated that they may be interested in a long term lease only rather than
purchase.
ANALYSIS & DISCUSSION
Based on analysis of the potential sites based on the established criteria stated earlier, Location 1 presents the
most feasible option for the City. The strategy is to (1) purchase the land, (2) secure the necessary financing for
the design and construction of the building, (3) prepare the site and building drawings, and (4) construct the
building. Staff anticipates if the land is purchased now, construction can get underway within 12 to 18 months.
Upon approval by the City Commission, staff will begin negations with the property owners and bring back a
formal purchase contract on a future City Commission meeting for approval. The funding for the purchase will
be 5()o,Io from the Police Impact Fees and 5()o,Io from the General Funds. Purchase terms will include an initial
payment not-to-exceed 50% of the purchase price and remainder over several years, The current City's General
Fund budget does not include provisions for the purchase of the property.
RECOMMENDATION
Staff respectfully request that the City Commission to consider the potential sites presented by staff and:
1) Approve Location 1, Certi-Fine and Crittenden properties, and
2) Authorize and direct staff to begin negotiations with the property owners for Location 1, and
3) Direct staff to bring back a purchase contract for approval by the City Commission on a future meeting.
POLICE DEPARTlV"tENT
POTENTIAL SITES
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POLICE DEPARTMENT
POTENTIAL SITES
LOCATION 1
Certi-Fine Parcels:
Crittenden Parcel:
Floral R/W:
Total Acres:
2.6 Acres +/-
1.1 Acres +/-
0.275 Acres +/-
3.98 Acres +/-
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POTENTIAL'SITES
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Ivy:
Washington R/W:
Total Acres:
3.130 Acres +/-
0.493 Acres +/-
3.623 Acres +/-
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POTENTIAL SITES
LOCATION 3
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LOCATION 4
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05-1130
APPRAISAL OF:
THE CERTI-FINE & CRITTENDEN PARCELS
KISSIMMEE AVENUE AT FLORAL STREET
OCOEE, ORANGE COUNTY, FLORIDA
NOTE: SOME IMPROVEMENTS SHOWN IN THE PHOTOGRAPH HAVE SINCE BEEN DEMOLISHED.
PREPARED FOR:
MR. ROBERT B. ZAITOONI, P.E.
DEPARTMENT OF PUBLIC WORKS
301 MAGUIRE ROAD
OCOEE, FLORIDA 34761
PREPARED BY:
DERANGO. BEST & ASSOCIAITS
REAL EsrA1E ApPRAISERS, ADVISORS 0. CONSULTANTS
I 60 I EAsT AMELIA STREET"
ORLANDO, FLORIDA 32803
(407) 895-6650
DANIEL R. DERANGO, MAl
ST.CERT.GEN.REA RZ 1054
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DERANGO, BEST & ASSOCIATES
REAL EsTATE ApPRAISERS, ADVISORS & CONSULTANTS
f 601 EAsT AMELIA STREET, ORLANDO, FLORIDA 32803
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November 11, 2005
Mi. Robert B. Zaitooni, P.E.
City of Ocoee
Department of Public Works
301 Maguire Road
Ocoee, Florida 34761
RE: Appraisal of the Certi-Fine and Crittenden Parcels located at Kissimmee Avenue and Floral
Street, Ocoee, Orange County, Florida. .
Dear Mr. Zaitooni:
As requested, we have conducted a complete appraisal of the above referenced properties. The
purpose of our appraisal was to estimate the market value of the fee simple interest under current
market conditions. The intended use of our appraisal is for use in decision-making concerning
possible negotiations to purchase the properties.
The properties are described and discussed in the attached summary appraisal report. Our appraisal
report has been prepared in conformance with the Uniform Standards of Professional Appraisal
Practice (USPAP), those of the Appraisal Institute and FIRREA regulations as they pertain to
summary appraisal reports.
As a result of our investigation and analysis, it is our opinion that the market value of the fee simple
interest in the properties, as of October 25, is as follows:
Owner Land Area Improvements Value Estimate
(Acres)
Crittenden 1.11 Older Office Buildings $610,000
and Sheds
Certi-Fine 2.00 Modular Office/Shed $655,000
Supplemental Parcel (South of Main Parcels)
Certi-Fine 0.56 None $170,000
Please refer the reader to the attached appraisal report, plus exhibits, for documentation of the above
value estimate. We also direct your attention to the attached appraisal Special/General Assumptions
and Limiting Conditions upon which the above cited value conclusion is contingent.
Respectfully submitted,
DERANGO, BEST & ASSOCIATES
~~
St.Cert.Gen.REA RZ 1054
05-1130
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(407) 895-6650
FAX (407) 898-8467
MAIL@OERANGOBEST.COM
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ApPRAISAL OF THE CERTI-FINE & CRITTENDEN PARCELS
KISSIMMEE AVENUE AT FLORAL STREET
OCOEE, ORANGE COUNTY, FLORIDA
PAGE 1
EXECUTIVE SUMMARY
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Crittenden
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PROPERTY LOCATION:
As shown above, the combined property comprises one city
block bounded by Kissimmee Avenue on the east, Floral Street
on the south, Bay Street on the west, and McKey Street on the
north. A non-contiguous parcel at the southwest corner of
Kissimmee and Floral Street is also included in this report. The
property is located within the Downtown Redevelopment Area of
Ocoee, Orange County, Florida.
PROPERTY IDENTIFICATION: The property consists of multiple parcels as shown below:
Owner Land Area Improvements
(Acres)
Crittenden 1.11 Older Office Buildings
and Sheds
Certi-Fine 2.00 Modular Office/Shed
Sub-Total: 3.11
Supplemental Parcel (South of Main Parcels)
Certi-Fine 0.56 None
Total: 3.67
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05-1130
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ApPRAISAL OF THE CERTI-FINE & CRITTENDEN PARCELS
KISSIMMEE AVENUE AT FLORAL STREET
OCOEE, ORANGE COUNTY, FLORIDA
PAGE 2
REPORT TYPE:
EFFECTIVE DATE
OF APPRAISAL:
PURPOSE &
INTENDED USE:
INTEREST APPRAISED:
HIGHEST AND BEST USE:
ESTIMATED MARKET
VALUES:
SPECIAL ASSUMPTION:
05-1130
Complete Appraisal; Summary Report Format
October 25, 2005
Estimate the market value of the fee simple interest for the
property. The intended use is for use in decision making.
Fee Simple Estate.
As Vacant: Development with Commercial and/or Public use
consistent with emerging downtown area.
As Improved: The existing offices on the Crittenden parcel could
have some interim use to some prospective owners or could be
incorporated into a development of the parcel.
Owner Land Area Improvements Value Estimate
(Acres)
Crittenden 1.11 Older Office Buildings $610,000
and Sheds
Certi-Fine 2.00 Modular Office/Shed $655,000
Supplemental Parcel (South of Main Parcels)
Certi-Fine 0.56 None $170,000
The property has historically been used for industrial purposes.
We have assumed for appraisal purposes that there is no soil
contamination or other environmental issues associated with
the property. We know of no such conditions, but the detection
of such problems is beyond the scope of our expertise.
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ApPRAISAL OF THE CERTI-FINE & CRITTENDEN PARCELS
KISSIMMEE AVENUE AT FLORAL STREET
OCOEE, ORANGE COUNTY, FLORIDA
DESCRIPTION OF IMPROVEMENTS
Certi-Fine Improvements:
PAGE 24
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All improvements on the Certi-Fine property (Main and Southern Parcels) have been
, demolished with the exception of one modular metal office structure (shown above) at the
northeast corner of Floral and Bay Streets. The prefabricated building contains 1,200 SF
and was constructed in 1972. The building is nearing the end of its useful life and offers only
a nominal value contribution to the property at the date of appraisal.
Crittenden Improvements:
05-1130
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ApPRAISAL OF THE CERTI-FINE & CRITTENDEN PARCELS
KISSIMMEE AVENUE AT FLORAL STREET
OCOEE, ORANGE COUNTY, FLORIDA
PAGE 25
Improvements on the Crittenden parcels consist of four structures:
. Office Building: Single-story, 2,895 SF, concrete block, built in 1958, with attached,
covered, storage area. (Vacant)
. Office Building: Single-story, 1,250 SF, concrete block, built in 1962. (Leased)
. Storage Shed: Metal, 2,280 SF, built in 1968.
. Open Storage Shed: Lean-to, open storage shed, metal.
The sheds are in fair condition and are at or approaching the end of their economic lines.
These structures offer nominal value to the property. According to the owner, the office
buildings were remodeled approximately eight years ago. The roofs were replaced two to
three years ago. The larger of the two buildings is currently vacant. The smaller building is
leased at $1 O.OO/SF to a long-term tenant. The current lease expires in April of 2006.
Below is a summary of the salient construction features:
Foundation:
Concrete monolithic slab
Exterior Walls:
Concrete Block
Flooring:
Interior Walls:
Commercial tile and carpet
Painted drywall
Suspended acoustical tile with recessed fluorescent lighting
Metal doors and windows encased in aluminum
Ceilings:
Doors! Windows:
Mechanical:
Central HV AC
Ceiling Height:
Parking:
Site Improvements:
Eight feet in office area
Ample open parking at front and rear of buildings
Minimal landscaping along Kissimmee Avenue
05-1130
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ApPRAISAL OF THE CERTI-FINE & CRITTENDEN PARCELS
KISSIMMEE AVENUE AT FLORAL STREET
OCOEE, ORANGE COUNTY, FLORIDA
PAGE 26
COMMENTS
The office improvements appear to be of average quality construction and are generally
functional for their intended use. The existing offices on the Crittenden parcel are older and
have limited appeal relative to contemporary design. However, the buildings are physically
suitable for continued use, but would have only interim value to most prospective users.
Alternatively, the site could be sold and marketed as an office without the western portion of
the property.
05-1130