Lake County OKs lease, inspections and design work for Supervisor of Elections office at former Joann’s site

The Lake County Board of County Commissioners voted to approve a lease and related actions allowing the Supervisor of Elections to pursue an office build-out at the former Joann’s Fabrics in Tavares, subject to conditions requiring environmental testing, limited due diligence access, a cap on common-area maintenance (CAM) increases and termination rights if the build-out proves cost-prohibitive.

County Manager Jennifer Barker told the board the supervisor of elections, Alan Hayes, had been negotiating to lease the space after Joann’s announced it would vacate. The lease is contingent on the county obtaining possession no later than June 30; the board authorized staff to begin inspections, air-quality testing and related due diligence before final occupancy, and to allow the county’s architect to begin limited design work so that firm bids can be sought quickly.

Board members and the building owner, Robert Trumbo, discussed safeguards the county insisted on before committing taxpayer funds. Commissioners asked for the right to terminate with no penalty if air-quality or other environmental hazards exceed acceptable thresholds, and for a due-diligence window to confirm mechanical, electrical and structural conditions. Trumbo told the board he has been maintaining the property, is replacing the roof, and said Joann’s management has been cooperative about access.

The board added several specific conditions before approving the motion: staff may access the building prior to formal possession to perform air-quality and Phase I/Phase II environmental reviews and other mechanical/electrical inspections; an architect under the county’s continuing contract may begin limited design work but must stop and be paid only for completed work if due diligence reveals fatal issues; a termination provision allowing the county to cancel without penalty if the construction bids exceed amounts the board finds acceptable; and a 3% cap on annual CAM increases except for extraordinary items such as required repaving.

County staff said the proposed base lease rate is $10 per square foot plus approximately $3.20 per square foot for CAM; the lease includes a clause that base rent will be limited to either the consumer price index adjustment or 2% annual increases, but the CAM cap required negotiation. Trumbo agreed to allow inspections and testing while Joann’s remains open, and described recent maintenance, including new HVAC units and a pending roof permit from the City of Tavares.

Supervisor of Elections Alan Hayes told the board he has no credible, firm estimate yet for build-out but has been given rough ranges used in similar projects (staff discussed $3 million to $4 million as industry-range examples for secure build-outs). Commissioners asked that the architect produce drawings and cost estimates quickly so the board can decide whether to proceed to a formal five‑year lease. The board also agreed to include a month‑to‑month status or a termination provision until final bids are received, at which time the county can decide whether to execute the full lease and build-out.

The board approved the motion with the stated conditions and directed staff to draft the lease language reflecting the discussed due-diligence window, the environmental-testing escape clause, the CAM cap with a paving exception, and the bid-based termination provision. The board also authorized limited design work to begin under the existing continuing-contract architect but restricted the county’s liability to pay only for completed design work if the project is halted during due diligence.