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Agenda 09/26/2017 Item #16A3409/26/2017 EXECUTIVE SUMMARY Recommendation to approve a Purchase Agreement for the purchase of two (2) fee simple parcels (Parcels 103FEE1 and 103FEE2) required for roadway improvements at the intersection of Airport Road and Davis Boulevard (Project No. 60148) Fiscal Impact: Approximately $695,950. OBJECTIVE: To acquire right-of-way in the form of two fee simple parcels for the construction of intersection improvements at Airport Road and Davis Boulevard, Project 60148 (the “Project”). CONSIDERATIONS: Southbound Airport Road is a three-lane roadway. As it approaches Davis Boulevard, however, the right lane becomes a “right-turn-only” lane for vehicles turning west onto Davis Boulevard. This restricts traffic as it forces through traffic in the right lane to me rge into the center lane. Collier County is seeking to purchase two fee simple right -of-way parcels needed for construction of the Project, which will add a dedicated right turn lane in this location, while retaining all three southbound through-lanes and thereby improve the capacity of the intersection. The parent tract for both parcels is the 0.861 acre “Combs Oil” property, which is an operating wholesale oil distribution facility located on the northwest corner of Davis Boulevard and Airport Road wi th additional frontage on Terrace Avenue. The first parcel (Parcel 103FEE1) is an irregularly shaped strip of land at the northwest corner of the intersection of Airport Road and Davis Boulevard with approximately 140 feet of frontage on Davis Boulevard and approximately 175 feet of frontage along Airport Road. This proposed right-of-way parcel contains approximately 6,399 square feet. The second parcel (Parcel 103FEE2) is also irregularly shaped with approximately 90 feet of frontage on Airport Road and a width that tapers from approximately 19 feet down to approximately 14 feet. This second parcel contains approximately 1,359 square feet. County staff has had informal and occasional discussions with Mr. Dennis Combs (owner of Combs Oil) over several years expressing our desire to purchase these parcels and construct the intersection improvements. Negotiations were forestalled and hindered by ongoing difficulties Mr. Combs was experiencing with various governmental entities (County, and local and sta te Fire Authorities) pertaining to his new custom-designed petroleum distribution facility located at 76 Industrial Boulevard, to which he intends to relocate, but has been unable to due to a withheld Certificate of Occupancy (relating to contentious, costly and conflicting state/local Fire Authority directives). Mr. Combs’ refusal to negotiate at this stage would typically force Collier County to condemn the required lands through its power of eminent domain, but staff recognized that this process would likely be very costly due to the nature of the property involved and the likely damage claims the County could face. Instead, staff offered to try to assist Mr. Combs in resolving the issues preventing his relocation into the new facility (with the hope of fostering a non-litigious acquisition of the Airport-Davis parcels). Several meetings were subsequently organized by County staff (including the County Manager) with Mr. Combs, his attorney and the various entities involved in the permitting of his new facility. Agreement was finally achieved between Mr. Combs and the interested parties on a way forward to resolve the issues that prevented his relocation into his new facility. At this point, Mr. Combs expressed his willingness to negotiate the sale of the parcels the County required for its project. As part of the acquisition process, Collier County obtained an appraisal of the parcels by an experienced eminent domain real estate appraiser familiar with the valuation of complex partial takings involving commercial properties (see appraisal attached). The appraised compensation for these parcels totals $685,800, which is inclusive of land and improvements in the take areas and severance damages to the remaining improvements/lands (the remainder no longer having sufficient size or access for continued use as a wholesale oil distribution facility and limited potential for redevelopment as a stand -alone tract). 16.A.34 Packet Pg. 899 09/26/2017 Staff has negotiated this amount as full compensation for this acquisition; as a condition of acceptance, Mr. Combs requires that he be allowed to remain at his current location until he is able to move to his new premises, or until January 1, 2019, whichever is later. Various regulatory permit fees in the amount of $10,000 have been expended by Mr. Combs for which he requests re-imbursement and staff agreed to recommend that the Board reimburse Mr. Combs for these fees in an effort to facilitate this increasingly complicated transaction. On or about May 12, 2017, Mr. Combs sold the Airport-Davis Combs Oil property (the parent tract) to TT of Tamiami, Inc. which is in the process of establishing a Porsche automobile dealership at that intersection. TT of Tamiami, Inc. has agreed to all of the terms which County staff had negotiated with Mr. Combs, with Mr. Combs being a third-party beneficiary under the terms of the Purchase Agreement. The attached Purchase Agreement provides for a purchase price of $685,800 to be paid to TT of Tamiami, Inc., plus an additional $10,000 to be paid to Mr. Combs at closing to cover fees incurred relating to obtaining his certificate of occupancy on Industrial Boulevard. The Purchase Agreement also contains an addendum (Exhibit “B”). As is apparent from this exhibit, Mr. Combs’ sale agreement with TT of Tamiami, Inc., requires that this addendum be made a part of any agreement between TT of Tamiami, Inc., and Collier County for the acquisition of the Parcels. Pursuant to Exhibit “B”, “Mr. Combs undertakes to use his best endeavors and to move diligently forward with obtaining all required permits and a certificate of occupancy to enable him to relocate his business” to 76 Industrial Boulevard. “Provided that Mr. Combs complies with the aforesaid obligations, County shall not commence construction” of the County’s road project until Mr. Combs has relocated to 76 Industrial Boulevard “or before January 1, 2019, whichever is sooner.” If Mr. Combs is unable to relocate to his new premises by reason of the County’s “obstructionist, non-responsive or obfuscatory acts or omissions in regards to Mr. Combs’ attempt to obtain a certificate of occupancy,” then the January 1, 2019 deadline to vacate the property will not apply. Paragraph 4 of the Purchase Agreement makes it clear that Collier County makes no admission of any such acts or omissions. In addition, in the event that the fees necessary to obtain the Certificate of Occupancy are in excess of $10,000 due to “obstructionist, non - responsive or obfuscatory acts or omissions” by the County, the County shall reimburse Mr. Comb s for the additional expenses in excess of $10,000. Staff has been closely monitoring, and will continue to closely monitor, Mr. Combs’ progress in obtaining the necessary certificate of occupancy to relocate his business. There were concerns regarding possible contamination because the site is a former gas station. On April 6, 2017, Mr. Combs received a Site Rehabilitation Completion Order (copy attached) from the Florida Department of Environmental Protection confirming that he was released from any further obligation and no further action is required. Staff believes it is prudent to further test the groundwater to determine whether any remediation is necessary within our project limits. Staff’s design consultant, Greg Schultz, PE, Senior Project Manager for Cardno has advised that, if necessary, remediation and associated costs to cure should not exceed $75,000, which would include both consulting and construction fees. Staff is recommending that the Board of County Commissioners approve the Purcha se Agreement for the purchase of the Parcels. FISCAL IMPACT: Funds in the amount of $695,950 ($685,800 purchase price; $10,000 Certificate of Occupancy fees; and approximately $150 recording fees) are available in the Airport Road S & Davis Boulevard Transportation Capital Improvement Project No. 60148. The primary funding source for the acquisition of right-of-way is impact fees. New roadway construction has a maintenance curve of approximately five to seven years before any incremental costs are required for repairs. 16.A.34 Packet Pg. 900 09/26/2017 LEGAL CONSIDERATIONS: This item has been reviewed by the County Attorney. There are two issues that concern me. The first issue is that there is uncertainty as to whether Mr. Combs will ever receive a Certificate of Occupancy for his new business, which I am advised has been held up by Fire review (and not by the County), and which requires his due diligence in obtaining (he may, for example, change his mind). This concern is somewhat lessened if we view this acquisition as reserving sc arce right-of-way for an important future project; once the right-of-way is acquired, the actual construction can take place once the issue with Mr. Combs (or his eventual successor in interest) is resolved (either amicably or through litigation), which may be some undetermined time in the future. The second issue of concern is the nature of the site. This is a petroleum distribution facility, with a known petroleum spill. Purchasing a site of this nature will always have an inherent risk of a future oil plume migrating to and showing up at a neighboring property. Staff has dealt with these concerns as best as could be expected in the Purchase and Sale Agreement, but cannot eliminate these risks. It boils down to weighing the need of acquiring this right-of-way against the inherent risks of the transaction, which risks are difficult to quantify. With that noted, this item is approved as to form and legality and requires a majority vote for Board approval. - JAK GROWTH MANAGEMENT IMPACT: This recommendation is consistent with the Long Range Transportation Plan and the Collier County Growth Management Plan. RECOMMENDATION: To: Approve the Purchase Agreement and authorize the Board’s Chairman to execute same on behalf of the Board; Accept the conveyance of Parcels 103FEE1 and 103FEE2 and authorize the County Manager, or his designee, to record the conveyance instrument in the public records of Collier County, Florida; Authorize the payment of all costs and expenses that Collier County is required to pay under the terms of the Purchase Agreement to close the transaction; Authorize the County Manager, or his designee, to take the necessary measures to ensure the County’s performance in accordance with the terms and conditions of the Purchase Agreement; and Authorize any and all budget amendments required to carry out the collective will of the Board. Prepared by: Michelle L. Sweet, Property Acquisition Specialist, Transportation Engineering Division, Growth Management Department ATTACHMENT(S) 1. Location Map - 103FEE1 (PDF) 2. Location Map - 103FEE2 (PDF) 3. [Linked] Appraisal 103FEE (PDF) 4. Purchase Agreement (PDF) 5. 4-6-2017 SRCO (PDF) 16.A.34 Packet Pg. 901 09/26/2017 COLLIER COUNTY Board of County Commissioners Item Number: 16.A.34 Doc ID: 3569 Item Summary: Recommendation to approve a Purchase Agreement for the purchase of two (2) fee simple parcels (Parcels 103FEE1 and 103FEE2) required for roadway improvements at the intersection of Airport Road and Davis Boulevard (Project No. 60148) Fiscal Impact: Approximately $695,950. Meeting Date: 09/26/2017 Prepared by: Title: Property Acquisition Specialist – Transportation Engineering Name: Michelle Sweet 08/08/2017 9:31 AM Submitted by: Title: Division Director - Transportation Eng – Transportation Engineering Name: Jay Ahmad 08/08/2017 9:31 AM Approved By: Review: Growth Management Operations Support Allison Kearns Additional Reviewer Completed 08/08/2017 3:52 PM Growth Management Department Gene Shue Additional Reviewer Completed 08/08/2017 4:19 PM Capital Project Planning, Impact Fees, and Program Management Rookmin Nauth Additional Reviewer Completed 08/10/2017 1:16 PM Road Maintenance Travis Gossard Additional Reviewer Completed 08/10/2017 1:19 PM Transportation Engineering Mark McCleary Additional Reviewer Completed 08/10/2017 2:59 PM Transportation Engineering Kevin Hendricks Additional Reviewer Completed 08/14/2017 9:37 AM Growth Management Department Diane Lynch Level 1 Reviewer Completed 08/14/2017 10:55 AM Transportation Engineering Jay Ahmad Additional Reviewer Completed 08/15/2017 7:02 AM Growth Management Department Michelle Sweet Additional Reviewer Skipped 08/08/2017 9:31 AM Growth Management Department James French Additional Reviewer Completed 08/15/2017 10:24 AM County Attorney's Office Emily Pepin Level 2 Attorney Review Completed 08/21/2017 12:18 PM County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 08/21/2017 1:36 PM Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 08/22/2017 2:49 PM Budget and Management Office Mark Isackson Additional Reviewer Completed 08/29/2017 12:25 PM County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 08/30/2017 3:47 PM Board of County Commissioners Michael Cox Meeting Completed 09/12/2017 9:00 AM 16.A.34 Packet Pg. 902 LOCATION MAP – PARCEL 103FEE1 16.A.34.a Packet Pg. 903 Attachment: Location Map - 103FEE1 (3569 : 60148-103FEE - Airport Road - Combs) LOCATION MAP – PARCEL 103FEE2 16.A.34.b Packet Pg. 904 Attachment: Location Map - 103FEE2 (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 905 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 906 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 907 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 908 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 909 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 910 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 911 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 912 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 913 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 914 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 915 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 916 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 917 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 918 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 919 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 920 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 921 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.d Packet Pg. 922 Attachment: Purchase Agreement (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.e Packet Pg. 923 Attachment: 4-6-2017 SRCO (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.e Packet Pg. 924 Attachment: 4-6-2017 SRCO (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.e Packet Pg. 925 Attachment: 4-6-2017 SRCO (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.e Packet Pg. 926 Attachment: 4-6-2017 SRCO (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.e Packet Pg. 927 Attachment: 4-6-2017 SRCO (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.e Packet Pg. 928 Attachment: 4-6-2017 SRCO (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.e Packet Pg. 929 Attachment: 4-6-2017 SRCO (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.e Packet Pg. 930 Attachment: 4-6-2017 SRCO (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.e Packet Pg. 931 Attachment: 4-6-2017 SRCO (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.e Packet Pg. 932 Attachment: 4-6-2017 SRCO (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.e Packet Pg. 933 Attachment: 4-6-2017 SRCO (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.e Packet Pg. 934 Attachment: 4-6-2017 SRCO (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.e Packet Pg. 935 Attachment: 4-6-2017 SRCO (3569 : 60148-103FEE - Airport Road - Combs) 16.A.34.e Packet Pg. 936 Attachment: 4-6-2017 SRCO (3569 : 60148-103FEE - Airport Road - Combs) 1 _______________________________________________________________ APPRAISAL REPORT PARCEL NO. 103 AIRPORT RD @ DAVIS BLVD PROJECT: INTERSECTION IMPROVEMENT COLLIER COUNTY R & W ENTERPRISES, INC. 2186 COFFEE POT BLVD. NE ST. PETERSBURG, FLORIDA 33704 Dan K. Richardson, PhD., MAI, AI-GRS Cert Gen #RZ735 (Florida) 2 December 14, 2016 Collier County Growth Management Division 2885 South Horseshoe Drive Naples, Florida 34104 Attn: Harry Henderson Re: Parcel : 103 Assignment : 1500 Airport-Pulling Road ROW Project # : Airport Rd & Davis Blvd. ROW County : Collier Dear Mr. Henderson: Pursuant to Purchase Order 4500173474 and Notice to Proceed dated October 25, 2016, I am submitting an appraisal of the fee taking parcel identified above. The accompanying report describes the data, analysis, and conclusions relevant to this narrative appraisal of this petroleum distribution facility on a corner site at the northwest corner of Airport-Pulling Road and Davis Blvd. The undersigned hereby certifies he has no past, present, nor contemplated future interest in this property being valued for this Collier County project. It is further certified that neither the employment to make this appraisal nor the compensation thereof, is contingent upon the value reported. Both the client and the intended user are the Collier County Growth Management Division. A personal inspection of the subject property and all the comparable sales has been made and, to the best of my knowledge and belief, the statements, analyses, and opinions contained within this appraisal report are correct (subject to the statement of Assumptions and Limiting Conditions. After careful consideration of this information, it is my opinion that the subject property’s market value as of November 15, 2016 was: PARCEL 103 (Fee Simple) SIX HUNDRED EIGHTY-FIVE THOUSAND EIGHT HUNDRED DOLLARS ($685,800) Respectfully Submitted, Dan K. Richardson, PhD, MAI, AI-GRS Cert Gen #RZ735 (Florida) 3 COLLIER COUNTY, FLORIDA CERTIFICATE OF VALUATION Parcel No.: 103 Road: Airport_Pulling So. Job No.: Davis Bv Intersection I hereby certify: That I have personally inspected the property herein appraised and that I have afforded the property owner the opportunity to accompany me at the time of inspection, I have also made a personal field inspection of the comparable sales relied upon in making said appraisal, the subject and comparable sales relied upon in making said appraisal were as represented by the photographs contained in said appraisal. To the best of my knowledge and belief, the statements contained in the appraisal herein are true and the information upon which the opinion expressed therein is correct; subject to limiting conditions therein. I understand that such appraisal is to be used in connection with the acquisition of property for the construction of right-of-way and related facilities by Collier County. My appraisal has been made in conformity with the appropriate State laws, regulations, policies and procedures applicable for the appraisal of right-of-way for such purposes; and to the best of my knowledge no portion of the property value entered on this certificate consists of items that are non-compensable under established law of the State of Florida. Neither my employment nor my compensation for making this appraisal and report is in any way contingent upon the values reported herein. I have no direct or indirect present or contemplated future interest in such property or in any benefit from the acquisition of such property appraised. I have performed services, as an appraiser, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. My prior appraisal was dated February 18, 2015. I have not revealed the findings and results of such appraisal to anyone other than the proper officials of Collier County, Florida and I will not do so until so authorized by Collier County officials, or until I am required by due process of law, or until I am released from this obligation by having publicly testified as to such findings. My opinion of the market value for the part taken and damages, if any, of the property appraised as of the 15th day of November, 2016, is $685,800__ based upon my independent appraisal and the exercise of my professional judgment. Market value should be allocated as follows: LAND $ 271,600 IMPROVEMENTS $ 4,600 DAMAGES AND/OR COST TO CURE $ 409,600 TOTAL $ 685,800 December 14, 2016 _________________________________ DATE Dan K. Richardson, PhD, MAI, AI-GRS Cert Gen #RZ735 (Florida) 4 SUPPLEMENT TO CERTIFICATE OF THE APPRAISAL PO No: 4500149372 Project: Airport Road & Davis Blvd. Intersection Improvement Parcel: 103 I, the undersigned appraiser, do hereby additionally certify that:  To the best of my knowledge and belief, the statements of fact contained in this appraisal report, upon which the analysis, opinions, and conclusions expressed herein are based, are true and correct. This appraisal report sets forth all the limiting conditions (improved by the terms of my appraisal assignment or by the undersigned) affecting the analysis, opinion and conclusions contained in this report.  This report has been made in conformity with and is subject to the requirements of the Uniform Standards of Professional Appraisal Practice. The report is also subject to an in conformance with the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute.  I have relied upon several exhibits prepared by IBI Group, Inc. that illustrate the before and after conditions of the subject. These exhibits are included in the appraisal and identify IBI Group as the source.  An appraisal report valuing furniture, fixtures and equipment was provided by Fred B. LaDue, II, ASA. I have relied upon Mr. LaDue’s FF&E appraisal in the valuation of the subject property.  The use of this appraisal report is subject to the requirements of the Appraisal Institute and to the Real Estate Appraisal Board relating to the review by its duly authorized representatives. This requirement may be waived in the case of condemnation appraisal reports, and then they will only be released to the proper officials, and/or until I am released from this obligation by having publicly testified as to such findings.  As of the date of this report, I have completed the requirements of the continuing education programs of the Appraisal Institute and am competent to appraiser this property type for this purpose and intended use. 5  As of the date of this report, I have been certified by the State of Florida Real Estate Appraisal Board as a Certified General Real Estate Appraiser (#RZ735) through November 30, 2018. Certified By: Dan K. Richardson, PhD, MAI, AI-GRS Cert Gen #RZ735 (Florida) December 14, 2016 6 Table of Contents PROPERTY ADDRESS OR LOCATION..........................7 PROPERTY OWNER'S NAME AND ADDRESS.....................7 LEGAL DESCRIPTION.....................................7 PROPERTY INSPECTION...................................7 TYPE OF PROPERTY......................................7 HISTORY OF PROPERTY...................................8 DESCRIPTION OF THE PROPERTY...........................8 ZONING...............................................21 LAND USE PLANNING AND CONCURRENCE....................21 ASSESSED VALUE AND TAXES.............................22 PUBLIC AND PRIVATE RESTRICTIONS......................23 PROPERTY INTEREST APPRAISED..........................23 APPRAISAL PURPOSE....................................23 APPRAISAL PROBLEM....................................23 SCOPE OF THE APPRAISAL...............................24 MARKET VALUE DEFINITION..............................25 DESCRIPTION AND ANALYSIS OF GENERAL AREA AND NEIGHBORHOOD.....................................25 HIGHEST AND BEST USE ANALYSIS........................25 APPROACHES TO VALUE OMITTED AS NOT APPLICABLE........27 ESTIMATE OF LAND VALUE (BEFORE THE TAKING)...........28 EXPLANATION OF ADJUSTMENTS...........................31 VALUE OF THE LAND ...................................34 COST APPROACH............................ ...........35 RECONCILIATION OF VALUE INDICATIONS - BEFORE.........41 VALUE OF THE FEE TAKING..............................42 VALUE OF THE REMAINDER AS PART OF THE WHOLE..........45 APPRAISAL OF THE REMAINDER, UNCURED..................46 DAMAGES….............................................53 COST TO CURE.........................................53 SUMMARY OF VALUES....................................54 SUMMARY OF TOTAL COMPENSATION........................54 ADDENDA Parcel Information Sheets and Legal Description 56 Property Tax Assessment 60 Regional & Neighborhood Analysis 64 Comparable Land Sales Map 70 Comparable Land Sales Information Sheets 71 Appraisal Report for FF&E by Fred LaDue,II,ASA 106 Property Owner Notification Letter 145 Assumptions and Limiting Conditions 146 Appraiser's Qualifications 150 7 PROPERTY ADDRESS OR LOCATION The subject property is located at the northwest corner of Airport Pulling Road south at its intersection with Davis Blvd. in Collier County. It has an address of 1500 Airport-Pulling Road South, Naples, Florida. PROPERTY OWNERS NAME AND ADDRESS To the Collier County tax rolls the following is the present owner: Dennis R. Combs 1500 Airport Road South Naples, Florida 34104 LEGAL DESCRIPTION The legal descriptions for the fee simple acquisition, known as Parcel 103: Fee1 and Fee2 right-of-way acquisition, were prepared by AIM Engineering and Surveying, Inc. 5300 Lee Blvd, Lehigh Acres, FL 33970. They are located in the Value of the Taking section and in the addenda of this appraisal. There was no title insurance commitment provided by the client. The legal description for the parent tract is referenced from the property appraiser’s property card: Lots 29 -- 34, Block A, Rock Creek Park, as recorded in Plat Book 1, Page 79, Public Records of Collier County, Florida, situated in Section 2, Township 50 South, Range 25 East, Collier County, Florida. PROPERTY INSPECTION Inspections of the subject property were conducted by Dr. Dan K. Richardson, MAI, AI-GRS, on October 7, 2014, January 27, 2015, and November 15, 2016, the date of value. For the initial inspection, the appraiser was accompanied by Harry Henderson of Collier County and associate appraiser, Ross Johnson, as well as the owner, Dennis Combs. TYPE OF PROPERTY The subject property was improved with three buildings and a canopy. These include a metal and masonry, 1-story, dock-height storage structure containing approximately 930 SF; a 1-story metal storage shed containing 300 SF; a 1-story frame office with 1-car carport containing 690 SF; and a 600 SF canopy over the fuel distribution equipment. The subject property is located on a signalized corner at the intersection of two major arterial roads and is surrounded by an auto dealership, salvation army youth center, light industrial and retail facilities. 8 HISTORY OF PROPERTY Subject property has sold within the past five years: Yes [ ] No [x] The client provided no title research nor did the county property appraiser indicate a deed of transfer with the past five years. DESCRIPTION OF THE PROPERTY Partial Taking [x]; Entire Taking [ ]; Vacant [ ]; Improved [x] [x] Street Lights [ ] Septic Tank [x] Electric Service [x] Telephone [x] Public Sewer [ ] Well & Pump [x] Curbs [x] Public Sidewalks [x] Paved Street(s) [x] Storm Drains [x] Public Water 1. Area: According to a survey and site plan provided by the property owner, the parent tract contains 37,500 SF (0.861 acres). 2. Shape: Rectangular 3. Dimensions: 266.23’x 141.98’x 265.73’x 140.00’ 4. Ingress/Egress: The subject property has three driveways along on Airport Road and one each on Davis Blvd. and Terrace Avenue. The driveways access the parking areas at the east and north sides of the office building. 5. Topography: The subject property is slightly above road grade. 6. Flood Plain Data: According to FEMA Viewer, Finalized on May 16, 2012, the site is located in Flood Zone ‘‘AE’’, an area of 1% annual flood hazard which required flood insurance. 7. Drainage: Site drainage appears adequate. 8. Soil: Based upon surrounding development, the soils appear capable of supporting an urban use of the subject property. 9. Utilities on Site: The property has available public electricity, telephone, water and sewer services. 9 10. Site Improvements: Asphalt, gravel, and concrete paving, concrete curb and sidewalk, parking striping, monitor wells, irrigation, grated inlets, underground piping, underground tanks, fueling equipment, chain link fencing, signs with ground lighting, landscaping, sod, and trees and shrubs as well as a mailbox and water meter. 11. Easements, encroachments and restrictions: No title work was provided nor were any easements, encroachments, or restrictions noted on the old survey provided by the property owner. 12. Building Improvements: The subject parent tract is improved with three buildings and a metal canopy. These include a metal and masonry, 1-story, dock- height storage structure containing approximately 930 SF built in 1964; a 1-story metal storage shed containing 300 SF built in 1964; a 1-story frame office with 1-car carport containing 690 SF built in 1948; and a 600 SF canopy over the fuel distribution equipment built in 1964. 13. Property: [ ] Leased; [ ] Rented; [x] NA Owner-Occupied 10 SUBJECT PHOTOGRAPHS Photo #1 -- View Northeast from Davis Blvd. at Southwest Corner; Photo taken by Dan K. Richardson on November 15, 2016 Photo #2 -- View Northwest across Davis Blvd. at Southeast Corner; Photo taken by Dan K. Richardson on November 15, 2016 11 Photo #3 -- View Southwest across Airport Rd at Northeast Corner; Photo taken by Dan K. Richardson on November 15, 2016 Photo #4 - View Southeast from Terrace Avenue at Northwest Corner Photo taken by Dan K. Richardson on November 15, 2016 12 Photo #5 - View South along Airport Road South -- Subject at Right Photo taken by Dan K. Richardson on November 15, 2016 Photo #6 -- View East along Airport Road South-- Subject at Left Photo taken by Dan K. Richardson on November 15, 2016 13 Photo #7 - View West along Davis Blvd. -- Subject at Right Photo taken by Dan K. Richardson on November 15, 2016 Photo #8 -- View West along Terrace Avenue-- Subject at Left Photo taken by Dan K. Richardson on November 15, 2016 14 Photo #9-- Interior View of Office Area; Photo taken by Dan K. Richardson on October 7, 2014 Photo#10- Interior View of Storage Area in Warehouse; Photo taken by Dan K. Richardson on October 7, 2014 15 Photo#11--View South from Terrace Avenue at Parcel 103 Take Area; Photo taken by Dan K. Richardson on November 15, 2016 Photo#12-View North from Davis Blvd. at Parcel 103 Take Area; Photo taken by Dan K. Richardson on November 15, 2016 16 Aerial of Parcel 103 Parent Tract 17 PARENT TRACT 18 PARENT TRACT AND TAKE AREA 19 REMAINDER PARCEL, UNCURED 20 SURVEY PROVIDED BY PROPERTY OWNER 21 ZONING The subject property is zoned C-5, Heavy Commercial. In addition to the uses provided in the C-4 zoning district, the heavy commercial district C-5 allows a range of more intense commercial uses that tend to utilize outside space in the conduct of the business. The C-5 district permits heavy commercial services such as full-service automotive repair, and establishments primarily engaged in construction and specialized trade activities such as contractor offices, plumbing heating and air conditioning services, and similar uses that typically have a need to store construction associated equipment and supplies within an enclosed structure or have showrooms displaying the building material for which they specialize. Outdoor storage yards are permitted with the requirement that such yards are completely enclosed or opaquely screened. Location criteria in the Collier County Growth Management Plan guides where the C-5 district is established. Development standards in the C-5 District include: Lot Size No Minimum Width No Minimum Setbacks: Front 25' Side 25’ Rear 15’/25’ Maximum Height NA Minimum Floor Area NA The C-5 zoning classification of the subject property is not likely to change in the near future. LAND USE PLANNING AND CONCURRENCE The Collier County Growth Management Plan designated the parcel to be within the Gateway Triangle Mixed Use Overlay District (GTMUD). Development standards in this activity center are governed by requirements of the underlying zoning district requirements and the mixed use activity center subdistrict requirements in the Future Land Use Element (FLUE). Property owners may establish uses, densities and intensities in accordance with the existing Land Development Code (LDC) regulations of the underlying zoning classification, or may elect to develop/redevelop under the provisions of the applicable GTMUD Subdistrict. In either instance, the GTMUD site development standards apply. The purpose and intent of the GTMUD Mixed Use Subdistrict is to provide for pedestrian-oriented commercial and mixed use developments and higher density residential uses. Developments will reflect traditional neighborhood design building patterns. 22 Individual buildings are encouraged to be multi-story with uses mixed vertically, with street level commercial and upper level office and residential. Included in this District is the “mini- triangle” formed by US 41 on the South, Davis Blvd. on the North, and Commercial Drive on the East, which is intended to serve as an entry statement for the Bayshore Gateway Triangle CRA and a gateway to the City of Naples. The GTMUD-MXD dimensional requirements are outlined in the following table: ASSESSED VALUE Taxing Authority : Collier County Folio Number(s) : 70720480008; 70720440006 Assessed Value Land :$ 374,438 Improvements :$ 29,643 Total :$ 404,081 Taxes (2016) :$ 4,648.13 23 Taxes for 2016 in the total amount of $4,462.21 were paid on November 29, 2016. Property taxes were based upon a 2016 millage rate of 11.5030. The taxes were considered typical of the neighborhood with no special benefit or unusual burden accruing to the property. PUBLIC AND PRIVATE RESTRICTIONS (Describe effect or limitation) No title search was provided by the client, Collier County, and no restrictions were identified on the survey provided by the property owner. PROPERTY INTEREST APPRAISED The property rights appraised herein are those associated with a Fee Simple Estate. According to the Dictionary of Real Estate Appraisal, Fifth edition, as published by The Appraisal Institute, this interest is defined as follows: ‘‘Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by government actions of taxation, eminent domain, police power, and escheat.’’ APPRAISAL PURPOSE AND INTENDED USE The appraisal purpose is to estimate the market value of the parent tract, the property to be acquired (i.e., Fee Take), and the remaining property as well as damages and special benefits, if any. The Intended Use is to utilize a strip take along both road frontages and corner clip in order to make necessary improvements to the intersection of Airport Road South and Davis Boulevard. APPRAISAL PROBLEM The appraisal problem is to estimate the present market value of that portion of the subject parent tract that is to be acquired in fee simple because it is needed for construction activities associated with the planned improvements to intersection of Airport Road and Davis Blvd. This road improvement project will affect the subject parcel by taking a strip across all of the subject’s Airport Road and Davis Blvd. frontages as well as a corner clip at the corner of the intersection totaling 7,758 SF. As a result of this ROW acquisition, the existing improvements on the remainder will no longer function and, due to the 20.7% reduction in site size, this lose of functional utility is incurable. 24 SCOPE OF THE APPRAISAL Vacant commercial land sales were researched for this narrative appraisal because this parcel had a highest and best use as commercial use consistent with the Airport Pulling Road and Davis Boulevard corridors that intersect at the subject’s corner. Those sales similar in highest and best use were considered the most appropriate. The time period of this sales search involved land sales for which information was available that occurred from late 2012 through mid-2016. Each sale was investigated and verified with a knowledgeable party involved. Land sales were selected for comparison with the subject parcel on the basis of their highest and best use being for commercial use. Among recent commercial land sales, five comparables were identified, verified, inspected, and included in this analysis of the subject’s land value. Listings of comparable vacant commercial parcels were considered in support of zero time adjustments for the 12/2012 -- 11/2016 period as well as reconciliation of an indicated market value in the analysis of land sales. The existing light industrial buildings on the subject property are near the end of their physical and economic life. Thus, the existing improvements contribute an interim value in support of the holding cost for the subject property. As shown in the appraisal report on the furniture, fixtures and equipment (FF&E) prepared by Fred B. LaDue, II, ASA, the underground storage tanks have been closed in place and the facility is operating a tanker truck to distribute fuel from this location. The value of the FF&E in place reflects depreciation ranging from 60% to 95%. The existing structures, ranging from 51 to 67 years old, remain in office and storage use but represent an interim use of the site. As a result of the acquisition, parking in front of the office building no longer functions. In addition, the loss of tanker truck access to the fuel distribution facility cannot be cured and renders the remaining improvements dysfunctional to the point they are an impediment to the value of the underlying land. The cost of site improvements on the parent tract and in the fee simple acquisition were estimated from the Marshall Valuation Service in conjunction with cost estimates provided by engineers and contractors for similar items on other recent ROW projects. This appraisal report is presented in a narrative reporting format as defined in the Uniform Standards of Professional Appraisal Practice (USPAP). 25 MARKET VALUE DEFINITION According to the Dictionary of Real Estate Appraisal, published by the Appraisal Institute (Fifth Edition), the following definition of Market Value is utilized within this report: ‘‘The most probable price in cash, as of a specified date, financial arrangements equivalent to cash, or in other precisely revealed terms, for which the appraised property will sell in a competitive market under all conditions requisite to fair sale, with the buyer and seller each acting prudently, knowledgeably, and for self-interest, and assuming that neither is under duress.’’ DATE OF VALUE The date of value of the subject property is November 15, 2016. DATE OF THE REPORT The date of this appraisal report is December 14, 2016. DESCRIPTION AND ANALYSIS OF GENERAL AREA AND NEIGHBORHOOD Collier County Area and Neighborhood Description See Addenda HIGHEST AND BEST USE ANALYSIS Highest and best use is defined by the Dictionary of Real Estate Appraisal, fifth edition, as published by The Appraisal Institute as follows: ‘‘The reasonable probable and legal use of vacant land or an improved property, which is physically possible, appropriately supported, financially feasible, and results in the highest value. The four criteria the highest and best use must meet are legal permissibility, physical possibility, financial feasibility and maximum profitability.’’ [x] same as present use, [ ] different from present use. Land as vacant: Commercial Property as Improved: Industrial -- Interim Use In considering the highest and best use of the subject property, uses that are physically possible, legally permissible, financially feasible, and maximally productive must be 26 considered. The subject property size, location, and surrounding land characteristics support an industrial use of the property. Highest and Best use, as a Vacant site: Physically Possible: The subject site contains 37,500+ SF and is located on the northwest corner of Airport Road South and Davis Boulevard. Public water, sewer, telephone, trash removal and storm drainage are presently available and believed to be adequate. Soil conditions were suitable for development of the site. Legally Permissible: The zoning was C-5, Heavy Commercial District, and the Land Use Plan designation was for GTMUD-MXD, Gateway Triangle Mixed Use Overlay District. The subject parent tract lies within the Mixed Use Subdistrict of the GTMUD overlay. In this subdistrict, commercial properties may have a height of 56 feet with provisions for up to 112 feet in height for an approved MUP, Mixed Use Plan. The subject site’s frontage and existing access on Airport Road South and Davis Blvd. as well as Terrace Avenue provide adequate access. The subject site exceeds the minimum lot width and is typical of the size of lots sold in the market for commercial use. Financially Feasible: The subject neighborhood is an established older urban area with a stable population base that can support a mix of residential and commercial uses for the subject property. The area is planned for redevelopment with relatively more intense land uses that envision a vertical mix of commercial ground floor and residential upper floor uses. Given the subject parent tract’s corner location at the intersection of two major traffic arteries, the most financially feasible uses appear to be highway oriented, single story, commercial uses. Maximally Productive: (most profitable use) - Site size and existing commercial land use indicate that the subject parent tract can accommodate commercial development. Therefore, the highest and best use of the site, as vacant, is for commercial use. Highest and Best Use, as Improved: Subject property is improved with a small frame building used as an office, two metal storage buildings, and a fueling facility with canopy. Physically Possible: The three subject buildings contain a total of 1,920+ SF along with a 600 SF canopy over what once was a fuel distribution facility. These improvements are clustered in the northern half of the subject property where gravel, asphalt, and concrete paving can support tanker and fuel trucks. The balance of the site has been cleared and is used for open parking. Even 27 with employee parking accommodated on the vacant southern portion of the site, the trucks involved in the distribution of fuel functions, especially the tankers, have a difficult but still functional access and on-site maneuver area. The operation of trucks at the site is particularly dependent upon the driveway access from Terrace Avenue located near the northeast corner of the subject parent tract. The constricted on-site truck maneuver space and resulting requirements for backing into the site from adjoining right-of-ways represents functional obsolescence presently affecting the parent tract, as improved. Legally Permissible: The zoning was C-5, Heavy Commercial District, and the Land Use Plan designation was for GTMUD-MXD, missed use development. This zoning and land use permit development of the site with a variety of uses and the zoning appears to permit the current petroleum distribution and warehousing use. In the absence of minimum lot size requirements, the 37,500 SF subject property has the size as well as the width and depth to accommodate the existing use without non-conformities. Financially Feasible: The subject neighborhood is an established urban area with a stable population base that can support a mix of commercial and light industrial uses for the subject property. The size and scale of the existing fuel distribution facility represents a severe under improvement of the subject site which can accommodate many times the square foot of existing building space. Hence, the existing light industrial and small office improvements on the site represent an interim use. Maximally Productive: (most profitable use) -- The existing building and site improvements associated with the fuel distribution operation represent an interim use of the subject parent tract. Therefore, the highest and best use of the subject parent tract, as improved, is to continue use of the existing improvements until the market is ready for redevelopment of the site to a more intense commercial use in 3-5 years. APPROACHES TO VALUE OMITTED AS NOT APPLICABLE [ ] MARKET [X] COST [X] INCOME The Market Approach is the best approach for valuing the subject property’s land. The cost approach would normally not be used due to the age of the improvements; however, the unique nature of the existing fuel distribution use warranted use of the cost approach to value the existing special purpose improvements. An income approach was not supported by the unique nature of the existing use and the owner-occupancy of the subject parent tract. 28 ESTIMATE OF LAND VALUE (BEFORE THE TAKING) The value of vacant land can best be estimated by the direct sales comparison approach based upon the subject site’s highest and best use. By using the sales comparison approach, which compares the subject site to similar properties that have recently sold, a value estimate for the subject site can be estimated. This approach is applied using several steps. 1. Research, confirm and analyze recent sales considered comparable to the subject site. 2. Adjust the sales selected for analysis for the subject property utilizing appropriate techniques. 3. Estimate an appropriate unit of comparison such as price per square foot, acre or unit to apply to the subject property. 4. Estimate a final value conclusion using the available information. The reliability of this technique is dependent upon the degree of comparability of each sale to the subject, markets conditions at the time of sale, verification of pertinent data, and the absence of unusual conditions that influence the sale. The subject site contains a total of 37,500 SF. Commercial land sales from 2012 to 2016 were included in this search for market data to support an opinion of market value for the subject land. This investigation of commercial land sales located in Collier County that are comparable to the subject parent tract produced five relatively current comparable sales that involved commercial land. These five land sales were considered to be the best available comparable sales for use in this analysis of market value. Each comparable was researched, verified, and field inspected prior to inclusion in this analysis of land value. A summary of the adjustments and conclusions regarding the comparable land sales can be found on the Summary of Vacant Land Comparables and Adjustment Grid that follows. Reference to the Comparable Land Sales Map, individual summaries of comparable land sales, and supporting market data analyses are incorporated in the addenda section. 29 PARENT TRACT LAND SALES GRID 30 COMPARABLE COMMERCIAL LAND SALES MAP 31 EXPLANATION OF ADJUSTMENTS Introduction The preceding transactions are a recent sampling of comparable sales of commercial land located in the urbanized area of Collier County. In order to allow comparison between the comparable sales analyzed and the subject property, it was necessary to adjust the sales for characteristic differences between them and the subject property. Note that the subject land was analyzed on a price per square foot unit of comparison since land suitable for industrial development was found to be viewed by the "market" on this basis. Of the various land sales that were researched, five were selected for analysis because they were the most comparable noted from the local market for size, location, and desirability. These five comparables had an unadjusted price range of $22.35 to $40.14 per square foot with an average of $29.38 per square foot. Specific considerations in this land sales analysis are discussed in the following paragraphs. Adjustments were provided to compensate for important value- influencing differences between the subject property and the comparable sales. Adjustments were made in a specific sequence. Financing terms were considered first, then any aberrant conditions of sale, and, finally, time or market-price level adjustments. These three adjustments were made first in order to bring each comparable sale to a "current" basis before considering further required adjustments. Other adjustments were then made for physical characteristics such as location, access, shape, size, utilities, and zoning. The first three elements of comparison are sufficiently important as to warrant an explanation of each. Financing Terms - The sales price of one property may differ from that of an identical property due to different financing arrangements. More favorable financing usually has the effect of increasing the sale price. During the time frame of this report, mortgage interest rates varied from 4.5% to 5.5% for land agreement for deed loans and were relatively stable. Any financing falling within this range was considered "typical market financing" and did not require any adjustment. Financing below the 4.5% base rate, therefore, usually required a "Cash Equivalent" adjustment. All of the comparable sales were sold for cash or financed via private mortgages with market rates and terms; therefore, adjustments for financing were not warranted. Conditions of Sale - This adjustment pertains to any atypical condition that would cause the sale price to be measurably higher or lower than it would have been in the absence of the unusual 32 condition. Atypical conditions sometimes involve transactions between relatives or corporations and their owners. Special income tax situations could also necessitate a "condition of sale" adjustment. In this instance, all of the comparable sales analyzed represented arm's length transactions transferring the unencumbered fee simple estate in the property. Therefore, no adjustments were necessary for conditions of sale. Market Conditions - This adjustment is often referred to as the "time" adjustment. Among the five comparables, two occurred in 2013, one in 2012, and two occurred in 2010. An evaluation of commercial land sales and listings in the Collier County market indicated no discernable direction of movement of market values for commercial land during the period 2010 through 2014. Physical Adjustments - Differences in physical characteristics involving parcel location, access, size, shape, utility service, and zoning/land use between the comparable sales and subject property were considered after the implementation of any transactional adjustments. The locations of three (i.e., Sales #5265-1074, 4996-4315 & 4870- 2745) of the five comparable sales were along urban major thoroughfares equivalent to that of the subject property. Therefore, no location adjustments were warranted for them. However, Sale #6 is located within a commercial village cluster surrounded by high density residential development, a superior location relative to the subject parent tract warranting an upward location adjustment. At the other end of the spectrum, Sale #3 lacks the level of traffic and residential support available to the subject parent tract; therefore, its inferior situs warranted an upward location adjustment. The subject property has signalized corner access at an arterial road intersection as do all but two comparable land sales. Sale #6 has an off-corner location somewhat off-set by cross access and parking easements that warrants an upward access adjustment. Sale #1 has an off-corner location combined with a rear frontage road so it has access from opposite frontages within a commercial subdivision near a signalized intersection. Sale #1 was adjusted upward for its inferior off-corner access. The remaining three comparable land sales were all accessed from signalized corners and warranted no access adjustment. The shape and configuration of the five comparable land sales are predominately rectangular and; therefore, equivalent to the rectangular shape of the subject parent tract. Therefore, no adjustments for differences in configuration, or shape, were necessary. 33 The sizes of the comparable sales ranged from 1.32 net acres up to 1.78 net acres. The sizes of the five comparables were all somewhat larger than the 0.86-acre subject parent tract; however, all were sufficiently similar in size not to warrant adjustment. Public utilities, with the possible exception of roadways, which have the greatest impact on land use and market value may be potable water and wastewater treatment facilities. The ability to ‘‘tap in’’ to water and sewer lines that provide adequate flow characteristics and are connected to treatment facilities with adequate capacity to absorb additional demand is sometimes an advantage reflected in the selling price of land located in proximity to public water and sewer services. The subject was connected to public water and sewer as were all five of the comparables. Therefore, no utility adjustments were necessary for any of the comparable commercial land sales. The zoning classifications for the five comparable land sales all permit commercial uses. The comparables’ equivalent zoning relative to the subject parent tract supports similar commercial highest and best use where each site typically will host a commercial single user. Discussion of Comparables Sale 5286-3764 (Comp #6) sold on June 21, 2016 from Up Development-Naples Dicks, LLC to Camelot of Miami, LLC. The sale price was $3,112,000 for a 1.78-acre site that indicated a unit price of $40.14/SF. The sale property is an outparcel of a shopping center, anchored by a Costco, Kohl’s, and a Dick’s Sporting Goods, located on the west side of Naples Boulevard within the Naples Center Village PCD. Overall, this land sale was considered superior to the subject parent tract and indicated an adjusted unit value of $38.13/SF for the subject. Sale 5265-1074 (Comp #7) sold April 15, 2016 from MidWestOne Bank to Suncoast Credit Union. The sale price was $1,800,000 for a 1.32-acre site that indicated a unit price of $31.30/SF. This site is located at the signalized intersection of Pine Ridge Road and Kramer Drive approximately five miles northeast of the subject parent tract. Overall, this land sale was considered similar to the subject parent tract and indicated a unit value of $31.30/SF for the subject. Sale 4996-3415 (Comp #1) sold on December 30, 2013 from Creekside West, Inc. to Rani Investments, LLC. The sale price was $1,285,378 for a 1.32-acre site that indicated a unit price of $22.35/SF. The property has frontage on Immokalee Road west of Goodlette-Frank Road East approximately 9½ miles north of the subject property. Overall, it was considered inferior to the subject parent tract and, after adjustment for inferior access, it indicated a unit value of $26.82/SF for the subject. 34 Sale 4916-0153 (Comp #2) sold on April 30, 2013 from Laupco, Inc. and TCL of Naples, Inc. to Racetrac Petroleum, Inc. The sale price was $1,600,000 for a 1.54-acre site that indicated a unit price of $23.86/SF. The property is located at the signalized intersection of Collier Blvd. and Manatee Avenue approximately 8 miles southeast of the subject parent tract. Overall, it was considered inferior to the subject parent tract and indicated an adjusted unit value of $26.25/SF for the subject. Sale 4870-2745 (Comp #3) sold on December 21, 2012 from A. Grover Matherey, Trustee to Boos-Immokalee, LLC. The sale price was $1,850,000 for a 1.45-acre site that indicated a unit price of $29.26/SF. The property is located at the signalized intersection of Immokalee Road and Juliet Blvd. approximately 9 miles north of the subject parent tract. Overall, it was considered similar to the subject parent tract and indicated a unit value of $29.26/SF for the subject. Land Value Conclusion The five comparable land sales indicated an unadjusted range of value for the subject site of $26.25 to $38.13 per square foot with an average of $30.35 per square foot. The five comparable sales required no or minimal adjustment; however, the subject parent tract’s location in the Gateway Triangle Overlay suggests reconciliation toward the upper limit of market value indicated by the two most recent land sales. After adjustments and careful consideration of the foregoing data, it was my opinion that the value of the subject property was $35.00 per square foot. Hence, the market value of the subject, as of the effective date of appraisal, was calculated as follows: $35.00/SqFt x 37,500 SqFt = $1,312,500 Say, $1,312,500 Indicated Value of Parent Tract #103 - $1,312,500 35 COST APPROACH The cost approach is a method of estimating value based upon the principle of substitution that implies that a purchaser would pay no more for a property than the cost of reproducing one of equally desirable utility. This approach is most valid when analyzing new improvements that have not experienced any loss in value through normal wear and tear or other forms of depreciation. The basic steps in this approach are outlined below: 1 Estimate the reproduction or replacement cost new of the subject improvements. This step results in the estimate of the total cost of reproducing or replacing, at current prices, the subject improvements. 2 Estimate the total accrued depreciation from all sources. This is the total loss in value the subject may have experienced through physical, functional, or external factors that negatively influence the value of the property. 3 Deduct the total estimated depreciation from the cost new estimate and add the market value of the subject site to arrive at the market value of the subject property by the cost approach. The cost approach is a summation of the values of the physical components of the property including land, buildings, and site improvements. To arrive at an indication of property value through this approach, the depreciated cost of the improvements was added to the value of the site, as though vacant and available for its highest and best use. After estimating the value of the parent site, the next step in the appraisal process was to estimate the cost new of the improvements through either the reproduction or replacement cost. A Cost Approach was conducted for this appraisal using replacement cost estimates (RCN) for the three 1-story buildings, single canopy, and associated site improvements based upon estimates derived from the Marshall Valuation Service adjusted to reflect contractor and engineering estimates used in valuing the partial acquisition of similar properties in southwest Florida. In addition, an appraisal of the subject’s furniture, fixtures, and equipment prepared by Fred B. LaDue, II, ASA, was relied upon for estimates of replacement cost new, value in place and salvage value. 36 REPLACEMENT COST NEW OF EXISTING IMPROVEMENTS The cost new of the improvements utilized in the following analysis were derived from the Marshall Valuation Service, a national construction cost estimating service. Buildings Replacement Cost Estimate The calculator method was utilized in this estimate of the replacement cost new of the existing buildings and site improvements. The cost estimates for 1-story office and light industrial buildings as well as the canopy were found in Section 14, Garages, Industrials, Lofts and Warehouses. The subject buildings are similar to those associated with small office and storage warehouses found on Page 26. The small office is a class ‘‘D’’ average structure with siding over wood frame and trusses. The two metal and frame storage warehouses, one dock height and the other at grade, were considered Class ‘‘S’’ low cost structures with interior finishes as found in the Marshall Valuation Service. Estimates were further refined by calculating a floor area multiplier from the table found in Section 12 on Page 18 and with dock height costs in Section 14 on Page 27. In addition, these estimates for the various structures required adjusting to the current date and location by the use of current cost and local multipliers found in Section 99, Pages 2 and 7. These estimations included all typical building cost items and excluded site improvements that were estimated separately, plus architects fees, financing, surveys, etc. Costs for the various site improvements were found in Section 66 of the Marshall Valuation Service and supplemented with lump sum estimates from similar projects. This calculated cost method included architectural fees, insurance, contractor’s overhead and profit, as well as cost of funds and construction loan interest. Together with these soft costs, the Marshall Valuation Service produced a replacement cost new for the subject structures as follows: Dock Height Warehouse (930 SF x $45.86/SF) $ 42,645 Storage Building (300 SF x $32.15/SF) $ 9,645 Frame Office (690 SF x $46.63/SF) $ 32,172 Metal Canopy (600 SF x $19.95/SF) $ 11,972 Direct RCN of Structures $ 96,434 Soft Costs (15%) $ 14,465 Direct & Soft Structure Costs: $110,899 37 Trade Fixtures/Equipment/Personal Property The RCN for Furniture, fixtures, and equipment (i.e., FF&E) was estimated by an FF&E appraiser, Fred B. LaDue, II, ASA of Fred B. LaDue & Associates, Inc. His FF&E appraisal, included the addenda, estimated the total RCN for the subject property at $166,120 broken down as follows: Outside Equipment $123,995 Moveable $ 29,205 Immovable Trade Fixtures $136,915 Total RCN of FF&E $166,120 The immovable trade fixtures and equipment were typically included in the sale of general commercial/industrial buildings as confirmed by most commercial cost estimating services and listings prepared by local realtors. All the immovable and outside equipment, excluding the closed underground tanks and accessories, are included in the replacement cost new. The moveable FF&E are treated in this appraisal as property of the business in occupying the subject property and these items are included in the total FF&E cost estimate of $166,120. Site Improvements Replacement Cost Estimate The subject site improvements included concrete sidewalk, concrete paving, asphalt paving, gravel paving, chain link (CL) fence, swing CL gates, small pedestrian CL gate, metal and PVC posts, scrubs, palm, shade tree, monitor wells, sod, and landscaping. Using the Marshall Valuation Service supplemented by local construction costs, the replacement cost for the subject site improvements was estimated at $95,359 itemized as follows: Concrete Sidewalk (141 SF @ $2.60/SF) $ 367 Concrete Pavement (2,271 SF @ $4.25/SF) $ 9,652 Gravel Stabilization (8,335 SF @ $1.25/SF) $ 10,419 Chain Link Fence (557 LF @ 412.65/LF) $ 7,046 CL Swing Gates (2 Each @ $1,800/Ea) $ 3,600 CL Pedestrian Gate (1 Each @ $300/Ea) $ 300 Metal Posts (10 Each @ $150/Ea) $ 1,500 PVC Posts (2 Each @ $100/Ea) $ 200 Shrubs (8 Each @ $80/Ea) $ 640 Palm Tree (1 Each @ $1,000/Ea) $ 1,000 Mature Shade Tree (2 Each @ $1,500/Ea) $ 3,000 Monitor Wells (10 Each @ $950/Ea) $ 9,500 Sod Ground Cover (12,000 SF @ $1.00/SF) $ 12,000 Landscaping (lump sum) $ 15,000 Subtotal: $ 86,690 Soft Costs (10%): $ 8,669 Replacement Cost of Site Improvements: $ 95,359 38 Entrepreneurial Profit Entrepreneurial profit which represents the developer's profit reflected in the market is typically measured as a percentage of the costs. It is essentially a market-derived figure that reflects the amount that a developer expects to receive for risk and time. Entrepreneurial profit was inappropriate in application to an interim use that represents a severe under improvement of the subject site. Therefore, no entrepreneurial profit was applied to this cost approach. RECONCILIATION OF REPLACEMENT COST NEW The combined replacement cost new of the subject light industrial structures, FF&E, and site improvements totaled $349,244 in hard costs. Adding soft costs for construction loan interest, consulting costs, builder’s risk insurance, impact fees and etc. adds approximately $23,134 to the cost bringing the total project replacement cost new (RCN) to $372,378, Say, $372,400. ACCRUED DEPRECIATION -- CURABLE AND INCURABLE An essential part of the improvement analysis is the estimation of accrued depreciation associated with the property. Depreciation is defined as ... "a loss in property value from any cause; any difference between reproduction cost or replacement cost and market value as of the date of appraisal." Source: American Institute of Real Estate Appraisers, The Dictionary of Real Estate Appraisal, Fifth Edition, as published by the Appraisal Institute. Accrued depreciation is any loss in value which may be a result of a variety of factors including but not limited to: 1. Physical Deterioration - wear and tear 2. Functional Obsolescence - defects in design 3. External Obsolescence - off site influences creating diminished utility For purposes of this appraisal, the breakdown method that categorizes the following five elements of depreciation, were used. 1. Physical Deterioration Curable 2. Physical Deterioration Incurable 3. Functional Obsolescence Curable 4. Functional Obsolescence Incurable 5. External Obsolescence 39 Curable Physical Deterioration Deferred maintenance is evidenced by wear and tear or structural defects in a building(s). It is categorized as curable physical deterioration and is measured as the cost of restoring an item to reasonably new condition. The subject buildings exhibited average maintenance and, since the facility was nearing the end of its economic life, most items of deferred maintenance need not be cured. Incurable physical deterioration Incurable physical deterioration identifies items of deterioration that cannot be readily corrected. This type of depreciation is calculated for all structural elements that are not included in curable physical depreciation. It is based on effective age and overall life expectancy based on utility and quality. In this analysis incurable physical deterioration was not divided into short-lived and long-lived items because of the age of the buildings. That is, all building components were expected to have a remaining economic life similar to that of the entire structure. For this analysis of incurable physical deterioration, the depreciation schedule found in Section 97 of the Marshall Valuation Service was used to estimate physical depreciation. Effective age of the building components of the subject property was estimated by the appraiser based on observed condition and economic life was estimated based upon standards derived from the Marshall Valuation Service. The subject buildings were built from 51 to 67+ years ago. The effective age and economic life expectancy of these improvements were estimated, in part, based upon an inspection and the depreciation tables in Marshall Valuation Service, Section 97, Page 9 as follows: Structure Life Expectancy Effective Age Depreciation Lt. Industrial 55 50 91% The buildings have an effective age of 50 years and the Marshal Valuation Service estimated a 55-year life expectancy for 1-story light industrial buildings. Therefore, a 91% depreciation ratio was established to estimate the subject improvement's physical depreciation. Using this ratio, physical incurable deterioration was estimated at $187,715 ($206,280 x 91%) for the subject's structural and site improvements excluding the FF&E. Functional Obsolescence - Curable and Incurable The functional utility of a fuel distribution facility is subject to changing expectations and standards. Functional utility is an impairment of functional capacity and, when ongoing change renders features obsolete, it becomes equivalent to functional 40 obsolescence. Although functional depreciation is experienced in some way in all facilities, even new facilities, functional depreciation is a penalty only if it is recognized by the market as a loss in value. The construction quality, layout, and materials of the subject facility were very typical of older light industrial and converted residence-to-office properties used for the storage and distribution of petroleum products. In the case of the subject parent tract, the liquid underground storage tanks (LUST) were closed as of the effective date of appraisal and contributed no value to the subject parent tract. The absence of their value contribution represents functional obsolescence recognized by the market. Beyond the dysfunctional LUST at the subject facility, the layout for on-site truck circulation and warehouse distribution is inefficient and obsolescent. However, the existing building and site improvements had such minimal value remaining that contributes to the subject parent tract, any deduction for functional obsolescence is superfluous. External Obsolescence External obsolescence is an element of accrued depreciation that is caused by negative influences outside the property itself. It can be either locational or economic. In the present circumstances, external economic conditions associated with the ongoing slow growth following the recent recession in the United States have severely disrupted the real estate market for all types of properties including commercial properties. Since all properties are likewise affected, no market conditions external obsolescence is included in this analysis of accrued depreciation. Value in Place of FF&E In the FF&E Appraisal prepared by Fred B. LaDue, II, ASA, the market value in place of the immovable items in the subject property was estimated at $23,105 (see FF&E appraisal in addenda) Indicated Value by the Cost Approach Combined, the total depreciation for the subject improvements was $187,715. Based on the above data, assumptions and analysis, the cost approach was summarized relied upon to reconcile a value for the subject parent tract. The indication of market value by the cost approach, as of the effective date of appraisal, was estimated at $1,500,000 calculated as follows: Replacement Cost New $ 206,240 Less: Total Accrued Depreciation ($ 187,715) Depreciated Value of Improvements $ 18,525 Plus: FF&E Value-in-Place $ 23,105 Plus: Estimated Land Value $1,312,500 $1,354,130 Say, $1,354,100 41 RECONCILIATION OF VALUE INDICATIONS Introduction Reconciliation is the final step in the valuation process in which alternate value indications are evaluated and the most meaningful, defensible conclusion is selected as a final value estimate. The approaches are examined for appropriateness, accuracy, and quantity of evidence. Any differences or inconsistencies in the analyses and conclusions are explained. The following value conclusions were indicated by the two approaches to value employed in this appraisal. Cost Approach $1,354,100 Sales Comparison Approach $ NA Income Approach $ NA Cost Approach - Reconciliation The cost approach provides a reliable indication of value when the appraised improvements are related to a special use property such as the subject fuel distribution facility. The northern portion of the subject parent tract is improved with three office storage buildings and a canopy over the fuel dispensing equipment. These improvements varied in age from 51 to 67 years and had a collective effective age of 50 years. Thus, the existing improvements are an interim use of the subject site pending its redevelopment. The Replacement Cost New (RCN) for the existing light industrial facility and its associated site improvements on the subject parent tract were estimated based in part on replacement cost new estimates derived from the Marshall Valuation Service supplemented by local cost information gleaned from local contractors on other similar valuation assignments. Accrued depreciation was estimated using the Marshall Valuation Service and inspection of the subject improvements. Five comparable land sales were available to value the land. Because the improvements are associated with a special use property, even though these improvements are interim in nature and near the end of their economic life, the value indicated by the cost approach was given primary weight in this analysis. Final Conclusion of Value - Reconciliation Based upon the investigation and analyses outlined above and giving weight to the direct sales comparison approach, it was concluded that as of the effective date of appraisal, the market value of the subject parent tract was $1,354,100. FINAL CONCLUSION OF MARKET VALUE OF THE WHOLE PROPERTY $1,354,100 42 VALUE OF THE TAKING Legal Description of the Taking: Please refer to Addenda herein. DESCRIPTION OF THE PROPERTY Partial Taking [x]; Entire Taking [ ]; Vacant [ ]; Improved [x] LAND: [x] Street Lights [ ] Septic Tank [x] Electric Service [x] Telephone [x] Public Sewer [ ] Well & Pump [x] Curbs [x] Public Sidewalks [x] Paved Street(s) [x] Storm Drains [x] Public Water 1. Area: According to the ROW Map prepared by AIM Engineering for Collier County, the irregular-shaped taking along the east and the south frontage of the parent tract contains 7,758 SF (0.178+ acres). 2. Shape: Irregular-Shaped Taking 3. Dimensions: ROW Take 103: 265.55'x 139.99'x 6.34'x 11.19’x 173.77’x 4.00’x 90.89’x 26.55’x 31.53’x 18.80’. 4. Ingress/Egress: Existing access to the site will be significantly diminished by the acquisition and reconstruction of the Airport-Pulling Road and Davis Blvd. intersection. 5. Topography: The fee simple take area is at and above road grade. 6. Easements: None identified 6. Affected Site Improvements: Sidewalk; asphalt pavement; gravel pavement; chain link fence; CL swing gates; CL pedestrian gate; posts; monitor wells; trees, scrubs, and landscaping; and sod ground cover. 7. Building Improvements: None 43 PARCEL 103, Part 1 44 Parcel 103, Part 2 45 VALUATION OF THE TAKING IN FEE SIMPLE ESTATE Land value for the take area was based upon the value of the parent tract. There were few site improvements in the take area. Land Classification Area Unit Price Estimated Value Commercial 7,758 SqFt $35.00 = $271,530 Say $271,600 Site Improvements: Those site improvements affected by the fee simple ROW acquisition were identified by field inspection in the take area. Water meter (by others) NA Concrete Sidewalk (66 SF @ $2.86/SF) $ 189 Asphalt Pavement (1,270 SF @ $3.03/SF) $ 3,848 Gravel Stabilizer (318 SF @ $1.38/SF) $ 439 Chain Link Fence(119 LF @ $13.92/LF) $ 1,656 CL Swing Gates (2 Each @ $1,980/Ea) $ 3,960 CL Pedestrian Gate (1 Each @ $330/Ea) $ 330 Metal Posts (10 each @ $165/Ea) $ 1,650 PVC Posts (1 Each @ $110/Ea) $ 110 Scrubs (1 Each @ $88/Ea) $ 88 Monitor Wells (2 Each @ $1,045/Ea) $ 2,090 Subtotal Depreciable Site Improvements: $14,360 Less Depreciation (91%) ($13,068) Depreciated Value of Site Improvements: $ 1,292 Palm Tree (1 Each @ $1,100/Ea) $ 1,100 Mature Shade Tree (1 Each @ $1,650/Ea) $ 1,650 Sod Groundcover (480 SF @ $1.10/SF) $ 528 Total Contributory Value of Site Improvements $ 4,570 Say, $ 4,600 SUMMARY OF FEE TAKING Total Value of Land Acquired $271,600 Total Value of Improvements Acquired $ 4,600 Total Value of Fee Taking $276,200 VALUE OF THE REMAINDER AS A PART OF THE WHOLE PROPERTY Value of Parent Tract $1,354,100 Value of Fee Taking ($ 276,200) Value of Remainder, as Part of the Whole: $1,077,900 46 APRAISAL OF THE REMAINDER, UNCURED The purpose of this appraisal is to estimate the market value of the remainder property, uncured, after the acquisition by Collier County in association with the improvements to the intersection of Airport Road South and Davis Boulevard. This is a separate and independent valuation, and presumes that the road construction has been completed and opened to the public. The remainder property, consists of 29,742 SF of land improved with three old buildings, containing a combined 1,920 SF, plus a 600 SF metal canopy over a fuel dispensing facility. This is a narrative Appraisal of a commercial site improved with office/warehouse buildings and a fuel dispensing facility that no longer functions in the remainder due to an inaccessible shipping dock. Hence, the market approach was most appropriate in valuing the remainder land where the improvements no longer contribute value. APPRAISAL PROBLEM, UNCURED The appraisal problem is to estimate the market value of the remainder site following the acquisition. Since the ROW take area affected 20.7% of the parent tract along its southern (Davis Blvd.) and eastern (Airport Road South) frontages, the remainder, as improved, retains sufficient size but not configuration or surviving access after the loss of the take area to support the truck traffic essential to operating the existing industrial use. Therefore, severance damages were apparent from the acquisition in the remainder, uncured. DESCRIPTION OF THE REMAINDER, UNCURED [ ] Street Lights [ ] Septic Tank [x] Electric Service [x] Telephone [x] Public Sewer [ ] Well & Pump [x] Curbs [x] Public Sidewalks [x] Paved Street(s) [x] Storm Drains [x] Public Water 1. Area: According to the Wilson-Miller- Barton survey provided by the property owner as adjusted by the take area legal descriptions provided by AIM Engineering & Surveying, Inc., the remainder tract contains 29,742 SF (0.683 acres). 2. Shape: Irregular 3. Dimensions: 11.19 x 173.77’x 4.00’X 90.89’X 26.55’x 31.53’X 123.18’x 259.89’. 47 4. Ingress/Egress: In the remainder, uncured, one 36- foot wide driveway from Airport- Pulling Road has replaced the four existing driveways thereby severely degrading access to the subject property. 5. Topography: The remainder is slightly above road grade. 6. Flood Plain Data: According to FEMA Viewer, Finalized on May 16, 2012, the site is located in Flood Zone ‘‘AE’’, an area of 1% annual flood hazard that required flood insurance. 7. Drainage: Site drainage appears adequate. 8. Soil: Based upon surrounding development, the soils appear capable of supporting an urban use of the remainder property. 9. Utilities on Site: The remainder has available public electricity, telephone, water and sewer services. 10. Site Improvements: Asphalt, gravel, and concrete paving, concrete curb and sidewalk, parking striping, monitor wells, irrigation, grated inlets, underground piping, underground tanks, fueling equipment, chain link fencing, signs with ground lighting, landscaping, sod, and trees and shrubs as well as a mailbox and water meter. 11. Easements, encroachments and restrictions: No title work was provided nor were any easements, encroachments, or restrictions noted on the old survey provided by the property owner. 12. Building Improvements: The subject parent tract is improved with three buildings and a metal canopy. These include a metal and masonry, 1-story, dock- height storage structure containing approximately 930 SF built in 1964; a 1-story metal storage shed containing 300 SF built in 1964; a 48 1-story frame office with 1-car carport containing 690 SF built in 1948; and a 600 SF canopy over the fuel distribution equipment built in 1964. 13. Property: [ ] Leased; [ ] Rented; [x] NA Owner-Occupied EFFECT OF ACQUISITION ON THE REMAINDER, UNCURED The acquisition will have a significant effect on the remainder, uncured, as improved. While the remainder site retains sufficient useable area for commercial development albeit at a reduced intensity, reasonable truck access to the existing fuel dispensing use is curtailed from Terrace Avenue and cannot function from the single Airport Pulling Road driveway in the remainder. The capability to maneuver tanker trucks on-site in the remainder, uncured, is not present in the after condition. Since it is critical to avoid unsafe conditions created by off- site tanker truck maneuvering within the new right-of-way, the existing buildings and fuel distribution facility can no longer function in the remainder and cannot be cured. Severance damages are present in the uncured after condition because the existing building and site improvements no longer contribute value to the remainder. The dysfunctional characteristics of the remainder, as improved, are illustrated in the After Conditions exhibits on the following pages. Note the inability of tanker trucks to access the pump assembly facility located in the center of the northernmost lot in the remainder. No longer is there front yard parking for the office nor can its attached carport be accessed in the remainder. Besides the loss of functional utility for the existing improvements in the remainder, access to and configuration of the subject site is substantially degraded. The remainder site no longer has access from Davis Blvd. and; therefore, it no longer benefits from corner access from a signalized intersection. With the remainder site’s access from its Terrace Avenue frontage also closed, remainder access is equivalent to that of an off-corner commercial site. In summary, incurable severance damages are present in the remainder stemming not only from the existing improvements loss of functional utility but also the diminished access and utility associated with the remainder site. 49 AFTER CONDITION 50 REMAINDER, UNCURED 51 HIGHEST AND BEST USE OF THE REMAINDER, UNCURED The highest and best use of the remainder, uncured will be materially affected by the take as described herein. The highest and best use of the remainder, uncured is for commercial use after removal of the existing fuel dispensing facility. While the soil type would not restrict its commercial highest and best use, the remainder site’s configuration and reduced access imposes limitations on some of the more intense commercial uses dependent upon access for signalized corners. There for the commercial highest and best use is diminished to that of an off- corner commercial site. [ ] same as before use, [x] different from before use. Land as vacant: Commercial As Improved: Demolition ESTIMATE OF LAND VALUE OF THE REMAINDER, UNCURED The value of the remainder site may be determined by using the land sales from the land valuation of the parent parcel. The sales used in the before valuation are the best sales available in the marketplace for the remainder land valuation. As shown on in the remainder land sales grid on the following page, the remainder site is far more comparable to Sales 1 and 6 that supported an adjustment for lack of signalized corner access along with an across-the-board adjustment for irregular site configuration. With these modified adjustments, the five comparable sales indicated a range in unit value for the remainder site from $24.59/SF to $34.12/SF. Reconciliation of a remainder land value was toward the lower end of the range at $24.00/SF. Therefore, in summary, the land value of the remainder, as of the date of appraisal, was: Land Classification Area Unit Price Value Estimate Commercial 29,742 SqFt $24.00 $713,808 LESS: Demolition Cost for Existing Improvements*: ($ 45,500) Remainder, Uncured land value: $668,308 Say, $668,300 * Demolition Cost estimate from Marshall Valuation Service, Section 66, Page 11 supplemented by contractor estimated demolition costs for similar older commercial properties located on the US Highway 41 By-Pass in Venice, Florida. 52 REMAINDER LAND SALES GRID 53 RECONCILIATION OF VALUE INDICATIONS, UNCURED Reconciliation is the final step in the value process in which alternate value indications are evaluated and the most meaningful, defensible conclusion is selected as a final value estimate. The approaches are examined for appropriateness, accuracy, and quantity of evidence. Any differences or inconsistencies in the analyses and conclusions are explained. The following value conclusions were indicated in the approaches to value. Cost Approach (Land Only) $ 668,300 Sales Comparison Approach $ N/A Income Approach $ N/A The only method used in the remainder valuation is the land valuation section of the cost approach based on sales comparison. It is the most valid approach in the valuation of land. Therefore, $668,300 was the indicated value for the remainder tract, as of the effective date of the appraisal. FINAL CONCLUSION OF MARKET VALUE -- UNCURED REMAINDER $668,300 DAMAGES TO THE REMAINDER, UNCURED There are significant severance damages to the remainder, as shown by the following calculations: Before Property $1,354,100 Less: Fee Acquired ($ 276,200) Remainder, as Part of Whole $1,077,900 Remainder $ 668,300 Total Damages $ 409,600 COST TO CURE As part of the demolition costs to clear the remainder site, ground cover is planted following removal of gravel, asphalt, and concrete paving as well as the buildings and their foundations. The severance damages associated with the lose of the existing improvements and the permanent diminished utility and access associated with the remainder site are incurable. Therefore, no cost to cure is included in this appraisal. 54 SPECIAL BENEFITS TO THE REMAINDER While the highway improvement project represents a general benefit to the surrounding properties in the area, the remainder property is not estimated to have any special benefits as a result of the acquisition. SUMMARY OF VALUES Part Taken: Parcel 103 Fee Simple Land $ 271,600 Improvements $ 4,600 Total $ 276,200 Before Property $1,354,100 Less: Fee Acquired ($ 276,200) Remainder, as Part of Whole $1,077,900 Remainder $ 668,300 Total Damages $ 409,600 Special Benefits $ -0- Net Damages $ 409,600 SUMMARY OF TOTAL COMPENSATION Part Taken (Fee) $ 276,200 Cost to Cure $ -0- Severance Damages $ 409,600 Total Compensation $ 685,800 APPRAISERS QUALIFICATIONS - See addenda ASSUMPTIONS AND LIMITING CONDITIONS - See Addenda ADDENDA -- Follows 55 ADDENDA 56 57 58 59 60 61 62 63 64 REGIONAL & NEIGHBORHOOD ANALYSIS Collier County, Florida is also the self-contained Naples- Immokalee-Marco Island Metropolitan Statistical Area (MSA). It is one of 381 Metropolitan Statistical Areas in the United States and its 2013 population of 339,642 ranked 149th most populous among the 381 MSA’s. Collier County was created in 1923 from Lee County. It was named for Barron Collier, a New York City advertising mogul and real estate developer. The map below highlights Collier County among those that form the State of Florida: Overview: Naples-Immokalee-Marco Island MSA is situated on the southwest coast of Florida and consists of a single county, Collier. The region has earned many accolades including being named one of Money Magazine’s top places too live in the United States. A leader in environmental management and sustainable living, the MSA’s manufacturing and technology job base is a strong corollary to its major tourism and real estate development industries. Education: The District School Board of Collier County operates 50 schools, along with two charter schools, and including two postsecondary technical schools that support dual enrollment. The MSA includes regional campuses of Hodges University, Southwest Florida State College, and Edison State College. 65 Infrastructure: The Naples-Immokalee-Marco Island MSA is located along I-75 with provides easy access to Ft. Myers and Tampa to the north and the Miami-Ft. Lauderdale area to the east across “alligator alley”. I-75 connects the MSA to nearby Florida Gulf Coast University in South Ft. Myers as well as the nearby Southwest Florida International Airport where major carriers offer nonstop service to a variety of domestic destinations. Water transportation is centered on the Port ‘O Naples Marina and Marco River Marina, the latter is port for the Key West Ferry operation. Rail transportation is available from CSX Railroad and Seminole Gulfcoast Railway. Business Environment: As Naples-Immokalee-Marco Island’s manufacturing and technology companies continue to grow in number, clusters are emerging in life and environmental sciences, specialty manufacturing, creative services, and cyber security. The major employment sections of the MSA’s economy are trade, transportation, and utilities; leisure and hospitality; education and health services, and professional and business services as well as government. The region’s banking and financial services industry is also strong, ranking among Florida’s largest in terms of deposits. As shown in the accompanying tables of socio- economic data, Collier County (aka MSA) has a per capita income more than 155% higher than the state average and over 140% of the national average. Overall, Collier is an economically robust MSA with a base of wealth somewhat insulated from fluctuations in the national economy. NAPLES-IMMOKALEE-MARCO ISLAND Economic Indicator Value Population, 2014 336,783 Gross Domestic Product ($millions), 2012 $13,652 Labor Force, 2014 161,611 Total Employment, 2014 152,556 Unemployment Rate, 2014 5.6 Personal Income ($billions), 2013 $22.033 Per Capita Personal Income, 2013 $64,872 Median Home Price, $378,000 66 67 68 69 70 LAND SALES MAP 71 VACANT LAND SALE #6 VLS-6 O/R Book and Page : Collier County, 5286-3764 Grantor : Up Development-Naples Dicks, LLC Grantee : Camelot of Miami, LLC Date of Transaction : June 21, 2016 Date of Inspection : November 15, 2016 Parcel Size : 1.78 Acres (77,537 SF) Sales Price : $3,112,000 Unit Price : $40.14/SF Type of Instrument : Special Warranty Deed Location : 6171 Naples Blvd. West side of Naples Blvd. West of Airport-Pulling Road North Collier County, Florida. Zoning : Naples Village Commercial Park PUD Collier County Present Use : Vacant Highest and Best Use : Commercial Condition of Transaction : Arm's length transaction Financing : Cash to Seller Encumbrances : Typical utility and access easements Improvements : Vacant at time of sale Utilities : Electricity, telephone service, public water and sewer were available to the site. 72 VACANT LAND SALE #6 VLS-6 Cash Equivalency : Not Applicable Motivation : Build an Aldi Food Market Comments: This sale parcel was sold with a permitted entitlement of up to 14,000 square feet of commercial retail space. The sale property benefits from cross access and cross parking easements as well as off-site drainage features. At the time of inspection, construction of an Aldi Food Market was nearly complete. Tax ID #61560000084 73 VACANT LAND SALE #6 VLS-6 Property Sketch Aerial Photograph 74 75 76 77 78 79 VACANT LAND SALE #7 VLS-7 O/R Book and Page : Collier County, 5265-1074 Grantor : MidWestOne Bank Grantee : Suncoast Credit Union Date of Transaction : April 15, 2016 Date of Inspection : November 15, 2016 Parcel Size : 1.63 Acres (71,003 SF) Gross 1.32 Acres (57,499 SF) Net Sales Price : $1,800,000 Unit Price : $31.30/SF Type of Instrument : Special Warranty Deed Location : 7655 Pine Ridge Road NWC of Pine Ridge Road and Kramer Drive Collier County, Florida. Zoning : Raggae Planned Unit Development (PUD) Collier County Present Use : Vacant Highest and Best Use : Commercial Condition of Transaction : Arm's length transaction Financing : Cash to Seller Encumbrances : Typical utility and access easements Improvements : Vacant at time of sale Utilities : Electricity, telephone service, public water and sewer were available to the site. 80 VACANT LAND SALE #7 VLS-7 Cash Equivalency : Not Applicable Motivation : Build Credit Union Branch Comments: This vacant land sale is located on the northwest corner of the signalized intersection of Pine Ridge Road and Kramer Drive, in Naples, Collier County. The property contains 1.63 gross acres with approximately 0.31 acres of utility and roadway easements indicating 1.32 net usable acres. The buyer, Suncoast Credit Union, purchased the property for $1,800,000, or $30.61/SF of usable area. The buyer reportedly plans to build a branch expanding within the Collier County area. Suncoast Credit Union has three other branches in Collier County and is the 8th largest credit union in the United States based on membership and the 14th largest based on assets. Tax ID #77000006024 81 VACANT LAND SALE #7 VLS-7 Property Sketch Aerial Photograph 82 83 84 85 86 VACANT LAND SALE #1 VLS-1 O/R Book and Page : Collier County, 4996-3415 Grantor : Creekside West, Inc. Grantee : Rani Investments, LLC Date of Transaction : December 30, 2013 Date of Inspection : January 28, 2015 Parcel Size : 1.32 Acres (57,524 SF) Sales Price : $1,285,378 Unit Price : $22.35/SF Type of Instrument : General Warranty Deed Location : South side of Immokalee Road, west of Goodlette-Frank Road within the Creekside Commerce Park Collier County, Florida. Zoning : Creekside Commercial Park PUD Collier County Present Use : Vacant Highest and Best Use : Commercial Condition of Transaction : Arm's length transaction Financing : Cash to Seller Encumbrances : Typical utility and access easements Improvements : Vacant at time of sale Utilities : Electricity, telephone service, public water and sewer were available to the site. 87 VACANT LAND SALE #1 VLS-1 Cash Equivalency : Not Applicable Motivation : Investment Comments: This sale parcel was sold with a permitted entitlement of up to 15,000 square feet of commercial office space of which a maximum of 5,000 square feet may be developed for retail use. The sale property may also be used for overnight ambulatory surgery patients up to a maximum of five beds for such accessory use. This parcel is also subject to the adjacent 7-Eleven radius restriction prohibiting the sale of automotive fuels, convenience retail products, and car wash facilities. Tax ID #29331190725 88 VACANT LAND SALE #1 VLS-1 Property Sketch Aerial Photograph 89 90 91 92 93 VACANT LAND SALE #2 VLS-2 O/R Book and Page : Collier County, 4916-0153 Grantor : Laupco, Inc. & TCL of Naples, Inc. Grantee : Racetrac Petroleum, Inc. Date of Transaction : April 30, 2013 Date of Inspection : January 28, 2015 Parcel Size : 1.54 Acres (67,060 SF) Sales Price : $1,600,000 Unit Price : $23.86/SF Type of Instrument : General Warranty Deed Location : Northeast corner of Collier Blvd. and Manatee Road Collier County, Florida. Zoning : C-4, Commercial Collier County Present Use : Convenience Store with Refueling Facilities Highest and Best Use : Highway Commercial Condition of Transaction : Arm's length transaction Financing : Cash to Seller Encumbrances : Typical utility and access easements Improvements : Old gas station and accessory buildings (No value) Utilities : Electricity, telephone service, public water and sewer were available to the site. 94 VACANT LAND SALE #2 VLS-2 Cash Equivalency : Not Applicable Motivation : Develop C-store with gas Comments: The sale property was improved with an old gas station and accessory buildings. The purchase price of $1,600,000 was predicated upon delivery by the seller of a cleared site; therefore, the cost of demolition was borne by the seller and not the buyer. The property was assembled for development of a Racetrac convenience store with refueling facilities. Parcel 1 (Laupoo, Inc.), containing 26,824 SF, was purchased for $675,000, or $25.15/SF. Parcel 2 (TCL of Naples, Inc.), containing 40,236 SF, was purchased for $925,000, or 423.00/SF. Tax ID #00734680000 95 VACANT LAND SALE #2 VLS-2 Property Sketch Aerial Photograph 96 97 98 99 100 101 VACANT LAND SALE #3 VLS-3 O/R Book and Page : Collier County, 4870-2745 Grantor : A. Grover Matheney, Trustee Grantee : Boos-Immokalee, LLC Date of Transaction : December 21, 2012 Date of Inspection : January 28, 2015 Parcel Size : 1.45 Acres (63,236 SF) Sales Price : $1,850,000 Unit Price : $29.26 per Square Foot Type of Instrument : Trustee’s Deed Location : Southwest corner Immokalee Road and Juliet Blvd. Collier County, Florida. Zoning : C-PUD Collier County Present Use : Bank branch Highest and Best Use : Commercial Condition of Transaction : Arm's length transaction Financing : Cash to Seller Encumbrances : 41.5 foot access/parking easement along west side Limits building to 4,500 SF Improvements : Vacant at time of sale Utilities : Electricity, telephone service, public water and sewer were available to the site. 102 VACANT LAND SALE #3 VLS-3 Cash Equivalency : Not Applicable Motivation : Investment Comments: This property was purchased for development of a Chase bank branch on an out- parcel of the Gasper Station Commercial PUD. The sale includes easements and restrictive covenants that benefit the property by proving ingress/egress over lands to the south and encumbers the western 41.5 feet of the sale property with an access and parking easement along with limitations on the building size to a maximum of 4,500 SF. Chase executed a 20-year ground lease with the buyer on February 23, 2012. Tax ID #34595000028 103 VACANT LAND SALE #3 VLS-3 Property Sketch Aerial Photograph 104 105 106 107 108 109 110 111 112 113 114 115