HomeMy WebLinkAboutDocumentation_Miscellaneous_Tab 4_6/6/1996 .136-
Memorandum
To: Public Safety Committee Members
From: Thomas G. Bradford, Village Manager ///e /
Date: May 31, 1996
Subject: Disposal of Tequesta Property; 370 Maple Avenue
As you know, the Village secured the above referenced property
via foreclosure on the fines levied against the same by finding
of the Code Enforcement Board. . Subsequent •to taking the
property, I had a building investigation done by Frederick D.
Shaffer, a structural engineer. A copy of Mr. Shaffer' s building
investigation report is attached hereto for your review.
In summary, the Village has three options for the property, as
follows :
1 Demolition - the proposal of Cushing Demolition is $8, 700 to
demolish the structure. The Property Appraiser lists the
value of the land at 370 Maple Avenue to be approximately
$30, 000 . Therefore, the problem with demolition is the
element of risk with selling a vacant lot with the hope that
someone will buy the same at market price and be willing to
construct a new single-family home in an older neighborhood.
2 Renovation - This option would involve the Village actually
overseeing the refurbishing of this structure. The problem
here is this is not our bailiwick and the cost for Tequesta
to accomplish the work would be higher than someone who does
the same for a living.
3 Sale with Conditions for Renovation - This is the preferred
alternative. Here the Village would accept minimum bids for
the property, as is, with the sale conditioned upon specific
performance requirements relative to the anticipated
renovation. In this regard, attached hereto, please find a
copy of the draft Contract for Sale and Purchase prepared by
the Village Attorney' s Office. The Rider to Contract for
Sale and Purchase indicates that timeframes would be given
for specific thresholds in the renovation process .
To date, the Village has expended $4,960.52 . Back taxes that must
be paid are $6,389.97. Accordingly, I would recommend that the
Village Council authorize staff to proceed with disposal of the
370 Maple Avenue property on the condition that the sale be
conditioned upon immediate renovation as indicated in the
attached Contract for Sale and Purchase, with the minimum bids to
be set for consideration at $12,000.
TGB/krb
Attachment
.Q
• • . Consulting Engineer Village of Tequesta
' February 5, 1996 .
FEB - 8 1996
g Village of Tequesta
P.O. Box 3273 Village Manager's Office
Ld 357 Tequesta Drive
Tequesta, Florida 33469
Attn: Thomas Bradford
Village Manager
Re: Building Investigation
Q 370 Maple Ave.
2a
Dear Mr. Bradford:
In accordance with our contract dated January 26, 1996, we
have performed an investigation of the above referenced
(1 building. The purpose of this investigation was to determine,
insofar as possible, the general condition of the building and .
rull to provide options as to the repair of same, including
preliminary Engineer' s Estimate of Probable Construction Cost
for each.
1.0 OBSERVATIONS:
1. 1 The building in question was noted to be a one story,
single family residence approximately 40 to 50 years old.
It appeared to be of conventional construction utilizing
concrete masonry exterior walls and wood framing for the
roof and interior partitions.
1 . 1. 1 The building included an finished room that
appeared to have originally been the garage or
carport. There are asphalt drives leading from
the adjacent streets to the north and south
sides of this portion of the building.
1 .1 .2 The building included a screen enclosed and
partially covered deck and swimming pool in the
back.
1.1.3 The north yard (facing Beacon St. ) had been
enclosed with a 42" high chain link fence.
1 .2 The roof was observed to be of conventional wood truss
construction utilizing a 2 1/2: 12 pitch with cement tile
over hot mop roofing.
1 .2 .1 The hurricane strapping, conventional for it's
vintage, is inadequate for the current code.
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150 Tequesta Dr. • Suite 200 • Tequesta, Florida 33469 • (407) 575-1210 • FAX (407) 575-7890
MDR9 D.MANDL FL PA
CCINSULTING sNonasns
1 .2.2 The roof framing over the "garage" area has
been severely infested with termites and
approximately forty percent of the roof has
collapsed. Additionally, there was a covered
portico roof from the front door of the main
residence to the door of the "garage" which
has; likewise, collapsed.
1 :2 .3 We observed areas of major roof leaks and
framing deterioration in the master bedroom,
living/dining room, both secondary bedrooms and
the hall. There was evidence of severe rotting
of the members and failed ceiling plaster.
1 .3 The exterior and interior walls appeared to be in
generally good structural condition.
1 .3.1 There was a section of damaged masonry on the
north side of the kitchen exterior wall where
it appeared some plumbing had been repaired and
the wall had not been patched.
1 .3.2 There were large areas of interior furring and
finish damage and failing plaster.
1 . 4 The floor slab was finished in terrazzo in .the exposed
areas of the living/dining room and master bedroom. It is
assumed that the areas in the secondary bedrooms and hall
covered with carpet are likewise terrazzo finished.
1 . 4 . 1 The exposed floors, insofar as not covered by
debris, were noted to have no cracks.
1 .5 The doors and windows appeared to be, generally, the
original equipment.
1 .5.1 The windows were noted to be the original
aluminum awning style units and were largely
inoperable.
1 .5.2 The sliding glass doors were the original
aluminum units and were largely inoperable.
1.5.3 The exterior front door and "garage" door were
wood style and rail type doors and were jammed
in the frame.
1 .5.4 The other exterior doors were the wood and
aluminum jalousie type and were in failure.
1.5.5 The interior doors were conventional flush wood
doors in wood frames and had been badly abused.
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PIum=D.MAIM PA PA
CONSULTING imam Z
1. 6 The kitchen, bath and laundry areas appeared to be
substantially as originally constructed. The appliances
appeared to be more recent but all were at least twenty
years old.
1.6.1 The kitchen cabinetwork appeared to be badly
•
abused and not worth repair. There was still
foodstuff remaining in some of the cabinets .
1 . 6.2 The appliances were all in very bad condition
and not worth salvage. Discretion, being the
better part of valor, prevented us from opening
the refrigerator.
1 . 6.3 The bathroom fixtures appeared to be original
and marginal in their salvage value. The
cabinetwork in the bathrooms was nearly as bad
as that of the kitchen.
1 . 6.4 The water heater appeared to be of relative
recent manufacture, possibly within five to ten
years .
1 .7 The swimming pool appeared to be a conventionally
constructed, rectangular concrete pool. It was surrounded
with a concrete slab deck. with a "cool deck" type
coating. The deck adjacent to the house was covered with
a flat, wood framed roof. The remaining deck and pool
were covered with an aluminum screen enclosure.
1 .7 . 1 The roof covering the deck has largely rotted
and approximately 25% of it has collapsed.
1.7.2 The screen enclosure over the pool has
partially collapsed as a result of the failure
of the deck roof structure.
1 .7.3 The pool deck is badly stained and mildewed.
1.7 .4 The pool circulating and filtration equipment
is beyond repair.
1 .7.5 There were numerous cracks observed around the
perimeter tile border of the pool.
1 .8 The electrical systems appeared to have been the original
equipment with minimal upgrades. None of the main
electrical equipment would meet current code.
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V �ryy���rn`'�jy�'�^y yq� �qy
PEIDRICK D.�11 A Wi Y L Y A
CONSULTING MGM/ S
1 . 8 . 1 The main service panel and the secondary
service panel were of the screw in fuse type
with plug in main fuses .
1 . 8 .2 The convenience electrical devices appeared to
be of original installation without third wire
grounding.
1 .9 The mechanical systems included electric space heaters in
several rooms which were part of the original equipment.
A central air conditioning unit was added utilizing a
wall hung air handler on the exterior of the south wall. •
Since the electric service was disconnected it was not
possible for us to evaluate the operation of the units.
1 .9. 1 The air handling unit appeared to be a minimum
of twenty years old and of questionable salvage
value.
1 . 9.2 The condensing unit appeared to be of recent
manufacture, possibly within five to ten years.
1.10 The landscaping was severely overgrown and neglected.
There was severe rot noted in the Sea Grape plant near
the front door.
2.0 CONCLUSIONS:
2. 1 Based upon our investigation, we concur that the Village
has three options for this property. We will enumerate
these options with our estimate of the cost for each
option below.
2.2 DEMOLITION:
2.2.1 ADVANTAGES: A property which has become a
blight on the neighborhood will be eliminated.
2.2.2 DISADVANTAGES:
The Village will own a property with a limited
market value.
The resultant vacant property will not be a
significant asset to the neighborhood.
The possibility of constructing a new residence
on this property that will be economically
compatible with the area is small, i.e. the
cost of construction will price the residence
out of the neighborhood.
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PRIG ®.SHAM P.2.PA
CCOISULTING IDwiniWzJ
2 .2 . 3 COSTS:
Demolition & disposal: $15, 000 to $18, 000
Annual maintenance: $ 500 to $ 1, 000
Note: This estimate does not include the cost
of foreclosure that the Village has encountered
to date.
2. 3 RENOVATION:
2 .2.1 ADVANTAGES: A residence that was once a blight
on the neighborhood is brought back into the
mainstream.
2. 3.2 DISADVANTAGES: The cost of such a renovation is
anticipated to be very high. Given the nature
of contracting for government work, the cost of
renovation will be significantly higher than
normal for this type of work. Also, given the .
constraints of governmental procurement
procedures, the time to complete the project
could be protracted, six to eight months.
• 2 .3.3 COSTS: Administrative: $ 5, 000 . 00
Design services: $ 2, 500. 00
Bonds & Insurance: $ 7, 500.00
Construction: $75, 000.00
Realty Fees : $ 4, 500. 00
Total estimate: $94, 500.00
Note: The comparable sales prices for homes in
this neighborhood is $90, 000 to $110, 000.
Note: This estimate does not include the cost
of foreclosure that the Village has encountered
to date.
2.4 SALE CONDITIONAL UPON IMMEDIATE RENOVATION:
2 .4 .1 ADVANTAGES: A residence that was once a blight
on the neighborhood is brought back into the
mainstream. This could be accomplished in the
least amount of time by this option.
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PREMIC.IK O.SIMQR P.L.PA
CONSULTING f otwsRS
2 .4 .2 DISADVANTAGES: The Village has minimal risk,
assuming that the property is sold to an entity
that has the ability to turn the project around
in a timely manner.
2 . 4 . 3 COSTS: There is minimal Administrative cost to
the Village for this option.
Note: This estimate does not include the cost
of foreclosure that the Village has encountered
to date.
If we may be of assistance on this or any other matter, please
do not hesitate to contact this office. •
Very truly yours,
FREDRICK D. SHAFFER P.C. PA
Consultin Engineers
Fredrick D. Shaffer P.E. •
President
Fla. Reg. No. 26694
Fla. Special Inspector No. 766
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JONES , FOSTER, JOHNSTON & STUBBS , P .A.
505 South rlayl.c Drive
sl.venth rloor
P.O. Drawer I
vast Pale Beach, rlorida 33402-3475
(407) 659-3000
rAx: (407) 832-1454
•
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TO:��� T1+na�• gra1frn.A1 V41lAQa ManafJar
NAME Or FIRM: Vi11 aejn of 1+wauew4•x _
FAX NO. 0175-A1f9/Of 4ls' RIK-6,00 -----•
FROM: - Dn*ar A_ Wn14•nr, re'4 ro
NUMBER Or PAGES INCLUDING COVER PAGE:
FILE NAME: V411arjR of Torinegta — -
FILE NUMBER: 111111 1
DATE SENT: May 'A, 194a
TIME SENT:
COMMENTS:
Your prompt attention to
that matter is greatly
appreciated !
•
•
NOTE: If there are any problems with receiving, PLEASE CALL
407-659-3000, Extension 263.
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miE
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mode to anus of ads logs ar and lennong ratan cf
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s seam and doers sgi"nl
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d a rad d comporit praddlon da clemini be dips d be prime et Awl soy down swam or in dot al iiii disdl cast hobo torielkanidbe Plus
• d pole aoouad 1 m an lie da .i SIM pea el ApMd s la twain*add le r Mew dad ddy br e s rn.pads* wear me aemr.l a
NMI SIM MESA Apra 0 campy Olt pxydabis al
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a ds le cod d the mooed Mds..pdadrd ad dirge d surds*a mil cola inlea d M poswlrs peal.line dmu Ms Agent lid rrM a red a
wpm,dr/ern Ir looney a Burr w Sir d bra fgod to le Nam.W.r oath as*drgb de Ile Ma rasa d w Orbs*or gap..4.roe d
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wlarYa M•h ads.d apses. .
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a M pad awl be timed bb se la l meal d el.e•Wad ape.iplaWd magma,maM1rdn r b sands d My Cape rd In Jul srrmnt d any dd.=
d+rspan.Maw d Mir lee to eP.ad d d1<algeb a mar PP Gamed;Or 9alr,d Sirs qrn May pwnd h pip Is added tales ripe@ seder Ida Oda-.IAA
et delved MMw afar M Mum ant Wynn.dydi6.d Wiwi Many moms ay500 a maim Sass Ma stiftleble slur Me lv dim. teddy Pis sole'.breach to pawn a Contact,M Bqr day send geed Irbmrdib
T.CONTRACT NOT RICORDAILM Pe1e01111 DOWN NOT1CII Wars Mr Contact mr dy tree/1 dW be wc4:1s0 hi any pa a sib.Tap Canaan As bMb and his
to we brat el be Prat.and lob nannies M marn unduer Primwas,canna still Wade pup and an.pad o s shed bd at e min pima by a a/ moony.roy
ler m pry y and iNMu beaal deer toya er Malys*." � e1
U.CdivevamCI:9allrdiraE army Nawe Ile lira Pawn l/Uuywarsa.y.'_‘i s - ' '- . dead.anappmphibpstravitermeallsr.armor
a p to mWew aradrad h Prem.MI d P M easels geaplhd by Seer.Pomona Propel shot Orotund d Bays&be rana.ed by an sedu a tall el Wo nil worm.or
Ia,added arty i1 Sir SWIM is may N Musas roods r Sian. -l.p11ER Ad1 IITM No pen as purr apwuaru a reps edema a OM be lamas upon Pupa er Psw anon Urn no Comm NO rm0•elon a dbrgn In ads
•Lama fall be odd or tiring rpm i pads dens h Wing and a.auld by lee'Pry of palm leased b b dead by b. •
W.WARRANTY:Carr ammo sett
d s mhos shos known so sew.der*.laaing ma rim week rem ea I.Proem, sr.lab randy iswabr byBum or inch hen not boon
9Ql3'c2.I d 97,0."faN bS«r Zt"P_ Le? ?J31SOJ 53 S3MJf 8 :,t 96/$2/SI1
Rider to Contract for Sale and Purchase
This Rider to Contract for Sale and Purchase shall amend, modify and be part of that
certain contract for Sale and Purchase (the "Contract") by and between the Village of
Tequesta("Seller")and ("Buyer").
Buyer and Seller agree as follows:
1. Prior to the execution of this Contract, Buyer has investigated the
Property so as to inform itself filly regarding all matters of interest to it pertaining to the
Property. Seller makes no warranties or representations of any nature with respect to the
condition of the Property and shall not be responsible for any construction or design defects,
whether latent or otherwise, omissions or errors of any kind whatsoever. Buyer hereby
knowingly and voluntarily waives any and all warranties, either expressed or implied, as to
the merchantibility of the Property or any portion thereof, it being the intent of the parties
hereto that Buyer shall acquire the Property without warranty (except for the special
warranties of title contained in the Special Warranty Deed) in "AS IS, WHERE IS"
condition.
2. Buyer acknowledges and confirms that the Property is in a dilapidated
condition and is in violation of numerous of Seller's ordinances. As a material inducement
to Seller to enter into this Contract, Buyer shall produce, or cause to be produced plans for
the renovation of the Property (which plans shall be submitted to Seller for review and
permitting in the ordinary course of Seller's business) and shall commence, diligently
prosecute and complete renovation of the Property on the following time schedule:
(a) Within forty-five (45) days of the Effective Date, Buyer will
commence construction of the renovations to the Property;
(b) Within sixty(60)days after the commencement of construction
of the renovations to the Property, Buyer shall have the Property"dried in" (the roof shall
be completed and all windows and doors installed);
(a) Within one hundred twenty(L20) days after the Property has
been "dried in," the renovations to the Property shall be completed and Buyer shall obtain
the certificate of occupancy for the Property;and
(d) Renovation of the Property must be completed(and a certificate
of occupancy be obtained)within two hundred twenty-five(225)days after the date Buyer
shall commence construction of the renovations.
900i1700d S00'ON Vg7T ?8 2,0b d31S03 2 S3NOf Ob=bT 96/8Z/G0
. -
3. If Buyer shall fail to commence and construct the renovations to the
Property within the time frames provided in the Schedule set forth in paragraph 2. hereof,
then: (i)Buyer shall pay to Seller upon Seller's demand a penalty of Fifty Dollars ($50.00)
per day for each day a stage of renovation shall not have been achieved, or(ii)Seller shall
have the right, at its option, to take control of the project and complete the renovations in
accordance with the plans and Buyer shall pay to Seller, on demand, all of the money paid
by Seller to complete such renovations. To illustrate the provisions of clause (i) of this
paragraph, if Buyer shall commence construction of the renovations fifty(50) days after the
Effective Date, then upon the demand of the Seller, Buyer shall pay to Seller the sum of Two
Hundred Fifty Dollars($250.00)($50.00 for 5 days). The remedies available to Seller under
this paragraph shall be in addition to any other remedies available to Seller under any of its
ordinances, regulations or other laws applicable to the Property and its renovation.
4. The provisions of this Contract which, by their terms,'shall bind the
parties after closing and the conveyance of title to the Property, shall survive the closing and
shall not be merged into the deed of conveyance.
Date: The Village of Tequesta
By:
Print Name: .
Its:
Date
Buyer
By.
• Print Name:
• Its:
a: arsusv Tfl PS nI1 us.trcoNTRACIv.&Exn.o I
•
900/S00d S00'ON tSVT ZE8 2.07 d31Sn3 g SINnf Tb:bT 96i8ZiS0
•
•
1` I:II►I It I ) I \It 11 \It (.4 r\ I It \( I I \I I \\ Its II \'I
This"Ara Ie"Rider("Rider")shall amend,modi 'and be a part of that certain Contract For Sale and Purchase("Contract")
by and between
as Seller
and
as
; to which this Rider is attached. Buyer dated
Buyer and Seller agree as follows:
1.
A. Clauses D and N of the Contract are hereby deleted.
B. Seller acknowledges that the use of this Rider does not relieve Seller of Seller's responsibility to disclose latent
defects materially affecting the value or desirability of residential real property. Except as set forth below and in
Standard W of the Contract,Seller makes no warranty otany type,either express or Implied,as to the physical
condition of the Property(Including but not limited to,the roof and other structural components and improvements,
and the items of personal property).Seller has received no notice from any governmental agency as to a currently
uncorrected building or safety code violation.Buyer expressly waives any claims against Seller or Seller's agent,
including the broker, for any unknown defects or other damage which may exist or bo discovered by Buyer.
2.
Buyer shall have--days("Inspection Period")float the Effective Date in which to have such inspections of the
Property performed as Buyer shall desire.
A. Buyer shall be responsible for repair of damage or restoration of the Property required as a result of any
inspections.
B. If Buyer determines, in Buyer's sole discretion,that the condition of the Property is not acceptable to Buyer,
Buyer may cancel this Contract by delivering written notice of such election to Seller within the Inspection Period.
The deposit(s)paid shall be immediately returned to Buyer,thereupon,Buyer and Seller shall be released of all
further obligation,under the Contract.
3• Maintenance.
Seller shall maintain the Property, including,but not limited to,the lawn,shrubbery and pool, if any, In the condition
existing as of the Effective Date,ordinary wear and tear excepted.Buyer shall be permitted access to the Property prior
to the clueing for a walk-through to ensure that all items of Personal Property are on the Property;all required repairs and
replacements,if any,have been made and the Propert ,•inoluding,but not limited to,the lawn,shrubbery,and pool,if
say,has been maintained in the condition existing a,of either the Bfeotive Date,date of inspection,or date of repair,
whichever may be applicable,
("Buyer") ("Seller")
Dated: Dated:
900/900d S00'ON bSPI z e L0b ee1SOA 8 S9NOf ib:bi 9E/97/G0