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Agenda 09/09/2014 Item #16A21
9/9/2014 16.A.21. n EXECUTIVE SUMMARY Recommendation to approve an easement agreement for the purchase of a Road Right-of-Way, Drainage and Utility Easement (Parcel 254RDUE) required for the expansion of Golden Gate Boulevard from east of Wilson Boulevard to 20th Street East. Project No. 60040 (Fiscal Impact: $1,400). OBJECTIVE: To purchase an easement needed for the four-laning of Golden Gate Boulevard from east of Wilson Boulevard to 20th Street East(the Project). CONSIDERATIONS: Collier County is seeking to purchase a 2,850 square foot, more or less, perpetual, non-exclusive Road Right-of-way, Drainage and Utility Easement along the south side of Golden Gate Boulevard (Parcel 254RDUE). Parcel 254RDUE is needed for construction of the Project and is part of the 1.17 acre unimproved parent tract owned by Jose C. and Julia N. McGee (Property Owners). The accompanying Appraisal prepared by Thomas A. Tippett, MAI, and dated as of March 20, 2014 indicates the appraised value of Parcel 254RDUE is $700. However, this appraisal has a limited relationship to the overall cost of the subject parcel should the relationship between the Property Owners and Collier County become adversarial and additional fees for court costs, attorneys, appraisers and other experts be incurred. The attached Easement Agreement sets forth the appraised value as the purchase price for Parcel 254RDUE in the amount of$700,plus an additional $600 in attorney fees and costs. Accordingly, staff recommends that the Board of County Commissioners (the Board) approve this agreement for the purchase of Parcel 254RDUE. FISCAL IMPACT: Funds in the amount of $1,400 ($700 purchase price, $600 attorney fees and approximately $100 recording fees) will be paid from impact fees. Should impact fees not be sufficient for this particular project,the secondary funding source will be gas taxes.The acquisition of this right-of- way will not add any cost to the annual operating and maintenance budget. Operating and maintenance costs for the Project will be considered when the construction contract is brought before the Board for approval. LEGAL CONSIDERATIONS: This item has been approved as to form and legality and requires a majority vote for Board approval.-ERP GROWTH MANAGEMENT IMPACT: This recommendation is consistent with the Long Range Transportation Plan and the Collier County Growth Management Plan. RECOMMENDATION:That the Board of County Commissioners of Collier County: 1. Approve the attached Easement Agreement and authorize its Chairman to execute same on behalf of the Board; 2. Accept the conveyance of Parcel No. 254RDUE and authorize the County Manager, or his designee, to record the conveyance instrument in the public records of Collier County,Florida; 3. Authorize the payment of all costs and expenses necessary to close the transaction; 4. Authorize the County Manager or his designee to take the necessary measure to ensure the County's performance in accordance with the terms and conditions of the agreement;and Packet Page-707- 9/9/2014 16.A.21. 5. Authorize any and all budget amendments required to carry out the collective will of the Board. Prepared By:Michelle L. Sweet,Property Acquisition Specialist,TECM Attachments: (1)Easement Agreement(including Exhibit"A"legal description/sketch); (2)Property Location Map; (3)Appraisal Report Summary dated as of March 20,2014. http://www.colliergov.net/ftp /AgendaSept914/GrowthMgmt/139985eb-4b23- 4054-8fa5-d5cf9c518425.pdf tTh Packet Page-708- 9/9/2014 16.A.21. COLLIER COUNTY Board of County Commissioners Item Number: 16.16.A.16.A.21. Item Summary: Recommendation to approve an easement agreement for the purchase of a Road Right-of-Way, Drainage and Utility Easement(Parcel 254RDUE) required for the expansion of Golden Gate Boulevard from east of Wilson Boulevard to 20th Street East. Project No. 60040 (Fiscal Impact: $1,400). Meeting Date: 9/9/2014 Prepared By Name: SweetMichelle Title:Property Acquisition Specialist,Transportation Engineering&Construction Management 7/23/2014 12:54:19 PM Submitted by Title: Property Acquisition Specialist,Transportation Engineering&Construction Management Name: SweetMichelle 7/23/2014 12:54:20 PM Approved By Name: HendricksKevin Title:Manager-Right of Way,Transportation Engineering&Construction Management Date: 7/23/2014 2:37:03 PM Name: LynchDiane Title: Supervisor-Operations,Road Maintenance Date: 7/25/2014 2:59:31 PM Name: TaylorLisa Title:Management/Budget Analyst,Transportation Administration Date: 7/31/2014 7:37:52 AM Name: AhmadJay Title:Director-Transportation Engineering,Transportation Engineering&Construction Management '-` Date: 8/5/2014 2:02:57 PM Packet Page-709- 9/9/2014 16.A.21. Name: ShueGene Title: Director-Operations Support, Transportation Administration Date: 8/8/2014 10:20:24 AM Name: ShueGene Title:Director-Operations Support,Transportation Administration Date: 8/18/2014 10:35:58 AM Name: MarcellaJeanne Title:Executive Secretary, Transportation Planning Date: 8/21/2014 10:40:44 AM Name: PepinEmily Title:Assistant County Attorney, CAO Litigation Date: 8/26/2014 8:22:37 AM Name: KlatzkowJeff Title: County Attorney, Date: 8/26/2014 2:01:44 PM Name: UsherSusan Title:Management/Budget Analyst, Senior, Office of Management&Budget Date: 8/28/2014 6:17:05 PM Name: UsherSusan Title:Management/Budget Analyst, Senior, Office of Management&Budget Date: 8/28/2014 6:21:07 PM Name: KlatzkowJeff Title: County Attorney, Date: 8/29/2014 8:29:42 AM Name: OchsLeo Title: County Manager, County Managers Office Date: 8/30/2014 1:35:20 PM Packet Page-710- 9/9/2014 16.A.21 . 7 1' � � li @T ' `'.wc,- h,K " . 4XTn'6GATE&V3E . S �r R i . �k t--.7'.""* "%r .7.r ry I. 1 . ,.. ,,,.., ., Fti I ,,,, ....„, ., x I r efi�F n . -•. �� ' g'.i Packet Page -711- 9/9/2014 16.A.21. MAP LEGEND Street Names nParcels El Subdivisions Aerials 2009(6 inch Urban] Aerials 2009(2 FEET( Building footprints Collier County Folio Number: 39382400001 Name: MC GEE, JOSE C=&JULIA N Street#& Name: NO SITE ADDRESS Legal Description: GOLDEN GATE EST UNIT 51 E 75FT OF TR 21 OR 1607 PG 1012 Packet Page -712- 9/9/2014 16.A.21 . APPRAISAL REPORT REAL ESTATE APPRAISAL Of Golden Gate Blvd. E. Widening - k Golden Gate Estates Unit 51 E. 75 ft of Tract 21,Naples, Collier County, FL, 34120 As of March 20, 2014 Prepared For Mr. Harry Henderson, SRA Collier County Growth Management Division C&M 2885 S. Horseshoe Drive. Naples, FL 34108 Parcel: 254 RDUE Prepared by r l iA. 1 ip1 actt, inc. Thomas A. Tippett, MAI File Name: 14 009 254 Packet Page-713- 9/9/2014 16.A.21 . J. J.rii .A. "I ippett, Inc. 1061 Collier Center Way#3 239-405-8551 xl Naples Fax:239-405-8547 FL,34110 tom @tatippett.com April 3, 2014 Mr. Harry Henderson, SRA Collier County Growth Management Division C&M 2885 S. Horseshoe Drive. Naples, FL 34108 Re: Appraisal Report, Real Estate Appraisal Golden Gate Blvd. E. Widening Golden Gate Estates Unit 51 E. 75 ft of Tract 21, Naples, Collier County, FL, 34120 File Name: 14 009 254 Dear Mr. Henderson: At your request, I have prepared an appraisal for the above referenced property, which may be briefly described as follows: The property appraised is a vacant single family site. Please reference page 15 of this report for important information regarding the scope of research and analysis for this appraisal, including property identification, inspection, highest and best use analysis, and valuation methodology. The appraisal is intended to conform with the Uniform Standards of Professional Appraisal Practice (USPAP), the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. I confirm that I am competent to perform this appraisal and adhere to the competency provision within USPAP. I certify that I have no present or contemplated future interest in the property beyond this estimate of value. Your attention is directed to the Limiting Conditions and Assumptions section of this report (page 10). Acceptance of this report constitutes an agreement with these conditions and assumptions Packet Page-714- 9/9/2014 16.A.21 . Mr. Henderson Collier County Growth Management Division C&M April 3, 2014 Page 2 In particular, I note the following: Hypothetical Conditions: • A hypothetical condition of this appraisal is the proposed acquisition and the proposed roadway improvements have been completed. Extraordinary Assumptions: • An environment assessment report has not been provided to the appraiser. It is an extraordinary assumption that there are no environment conditions that would negatively impact the property value. Based on the appraisal described in the accompanying report, subject to the Limiting Conditions and Assumptions, Extraordinary Assumptions and Hypothetical Conditions (if any), I have made the following value conclusion(s). The As Is market value of the Fee Simple estate of the property taken, including damages and special benefits, as of March 20,2014,is: SUMMARY OF THE JUST COMPENSATION ESTIMATE Value of the Land and Property Rights Taken: $700 Value of the Improvements Taken: -- Severance Damages: $0 Net Cost to Cure: $0 Special Benefits: $0 Total Amount Due Owner: $700 If you have any questions or comments,please contact the undersigned. Thank you for the opportunity to be of service. Respectfully submitted, T.A. Tippett, Inc. Thomas A. Tippett, MM State-certified general real estate appraiser RZ#1669 tom @tatippett.com Packet Page-715- 9/9/2014 16.A.21 . Table of Contents Summary of Important Facts and Conclusions 1 Definitions 7 Limiting Conditions and Assumptions 10 Scope of Work 15 Valuation Analysis of the Parent Tract 17 Market Area Analysis 18 Surrounding Area Map 19 Property Description 20 Aerial Photograph 22 Subject Photographs 24 Assessment and Taxes 26 Zoning 27 Comprehensive Land Use Designation 27 Highest and Best Use 28 Valuation Methodology 29 Analyses Applied 29 Sales Comparison Approach—Land Valuation 30 Land Comparables 31 Analysis Grid 38 Comparable Land Sale Adjustments 40 Sales Comparison Approach Conclusion—Land Valuation 42 Final Reconciliation 43 Value Indications 43 Value Conclusion 44 Valuation of the Part Taken and Remainder Property 45 Description of the Part Taken 46 Valuation Analysis of the Proposed Acquisition Area 48 Description of the Remainder Property as Severed 50 Valuation Analysis of the Remainder Property As Severed 51 Severance Damages to the Remainder Property 52 Cost to Cure Analysis 52 Special Benefits Analysis 52 Acquisition Summary, Analysis and Conclusion 53 Certification Statement 55 Addenda 57 Packet Page-716- 9/9/2014 16.A.21 . 254 RDUE Summary of Important Facts and Conclusions GENERAL Subject: Golden Gate Blvd. E. Widening Golden Gate Estates Unit 51 E. 75 ft of Tract 21,Naples, Collier County, FL, 34120 The property appraised is a vacant single family site. Owner: Jose C. &Julia N. McGee Legal Description: Golden Gate Estates Unit 51 E 75 ft. of Tr. 21 Date of Report: April 3, 2014 Client: Collier County Growth Management Division C&M Intended Use: The intended use is for establishing a basis of value for determining full compensation to the property owner for the loss of the real estate resulting from the property rights and improvements (if any) which are proposed to be acquired, including all diminution in value to the remainder land and improvements (if any) which can be attributed to the use of, or activity upon, the proposed perpetual,non-exclusive, road right-of-way, drainage, and utility easement. Intended User: The client. Assessment: Real Estate Assessment and Taxes Tax ID Land Improvements Total County Tax Taxes Rate Rate 39382400001 $6,201 $0 $6,201 $12.29 $12.29 $76 Sale History: The subject has not sold in the last three years, according to public records. Current The subject is not currently listed for sale, or under Listing/Contract(s): contract. Page 1 Packet Page-717- 9/9/2014 16.A.21 . 254 RDUE Land Before the Taking: Land Summary Parcel ID Gross Land Gross Land Usable Land Usable Land Topography Shape Area Area(Sq Ft) Area(Acres) Area(Sq Ft) (Acres) Parcel 254 RDUE 1.17 50,965 1.10 48,115 Level Roughly rectangular See area definitions,page 8. Zoning: E - Estates Highest and Best Use, Before the Taking Highest and Best Use Hold for future single family use of the Site: Type of Value: Market Value VALUE INDICATIONS BEFORE THE TAKING Cost Approach: Not Applicable Sales Comparison $11,000 Approach: Income Approach: Not Applicable Reconciled Value: As Is Value Conclusion $11,000 Effective Date March 20, 2014 Property Rights Fee Simple Hypothetical Conditions: • A hypothetical condition of this appraisal is the proposed acquisition and the proposed roadway improvements have been completed. Extraordinary Assumptions: • An environment assessment report has not been provided to the appraiser. It is an extraordinary assumption that there are no environment conditions that would negatively impact the property value. Page 2 1I ' Packet Page-718- 9/9/2014 16.A.21 . 254 RDUE VALUATION OF THE PROPOSED PART BEING TAKEN Proposed Land,Property Rights, and Improvements Being Taken: Acquisition Area Identification: 254 RDUE Intended Use of the Proposed The intended use of the proposed acquisition area is for a roadway, Acquisition Area: drainage and utility easement Location on Parent Tract: The southerly 53 feet of the northerly 103 feet Site Sim Acres: 0.07 Site Size Sq Ft: 2,850 Site Shape: Rectangular Topography: Level ,- Significant Site Improvements: None Comments: Value Indications for the Part Taken Date of Value: March 20, 2014 Type of Value: Market Value Property Rights: Fee Simple Lath and Property Rights Taken Value: $700 Improvencnts Taken Value: $0 Value of the Part Taken: $700 Rounded: $700 Value Indications for the Remainder Property as a Part of the Whole Date of Value: March 20, 2014 Type of Value: Market Value Property Rights: Fee Simple Value of the Parent Tract Before the Taking $11,000 less Value of the Proposed Part Taken: $700 Value of the Remainder Property as Part of the Whole: $10,300 Rounded: $10,300 Hypothetical Conditions: • A hypothetical condition of this appraisal is the proposed acquisition and the proposed roadway improvements have been completed. Extraordinary Assumptions: • An environment assessment report has not been provided to the appraiser. It is an extraordinary assumption that there are no environment conditions that would negatively impact the property value. Page 3 Packet Page -719- 9/9/2014 16.A.21 . 254 RDUE DESCRIPTION OF THE REMAINDER PROPERTY AFTER THE TAKING Remainder Property As Severed Identification: 254 RDUE Location on Parent Tract: Same Site Size Acres: 1.17 Site Size Sq Ft 50,965 Site Size Usable Acres: 1.10 Site Size Usable Sq. Ft.: 48,115 Site Shape: Rectangular Topography Level Existing Easements and Encumbrances: 50 foot roadway easement along northern boundary Proposed Easements and 38 foot roadway,drainage and utility easement south of the existing Fnr,umbrances: easement on north property boundary Highest and Best Use As Though Vacant Single family Improvements: None Comments: Value of the Remainder Property as Severed Date of Value: March 20, 2014 Type of Value: Market Value Property Rights: Fee Simple Market Value of the Remainder Property Usable Land: $10 400 Market Value of the Remainder Property Improvements: $0 Market Value of the Remainder Property: $10,400 Rounded: $10,400. Hypothetical Conditions: • A hypothetical condition of this appraisal is the proposed acquisition and the proposed roadway improvements have been completed. Extraordinary Assumptions: • An environment assessment report has not been provided to the appraiser. It is an extraordinary assumption that there are no environment conditions that would negatively impact the property value. Page 4 r"11.1 Packet Page -720- 9/9/2014 16.A.21. 254 RDUE Miiti cg-Damages`#o the Re Guider Pipe Value of the Whole: $11,000 less Value of the Part Taken $700 Value ofthe Remainder Property as Part ofthe Whole: $10,300 Value of the Redder Property as Severed: _._ ` $10,400 Difference -$100 Severance Damages: $0 Rounded: $0 Cost to Cure: $0 Special Benefits: $0 SUMMARY OF THE JUST COMPENSATION ESTIMATE :�„- �� ''� . .,< ..< Value of the Land and Property Rights Taken: $700 Value of the Improvements Taken: -- Severance Damages: $0 Net Cost to Cure: $0 Special Benefits: $0 Total Amount Due Owner: $700 Hypothetical Conditions: • A hypothetical condition of this appraisal is the proposed acquisition and the proposed roadway improvements have been completed. Extraordinary Assumptions: • An environment assessment report has not been provided to the appraiser. It is an extraordinary assumption that there are no environment conditions that would negatively impact the property value. hl Page 5 Packet Page-721- 9/9/2014 16.A.21 . 1 O N ) N N EIS EA 60) EIS O h 7 h 69 69 ^3 d v be 69 C 7 R O �'' O - d M 7 en L •_: O h z O O O O C — p .'� O O V , CIS L cu ° d d 69 ie bs cA be L% a \° o e ° c. O ., O L N ; C O. N pa d } 00 O O C co co R L u 69 69 69 69 69 '.. .G C C ea h O C C c y r 27 3 v cc AW o o an z n .3 o. X .3 ai ° a 9 U Q e 9� d = a W 9a C 4 W - egu c c ; y B ; c e u c ; q i ; c U \J d L g., c° °' o E E b o A o A U N Arc. q ,- ,=, r aQ � e-( A A � wdr .= F+ Acn 4 CA o. d .= E-044 F- Po Packet Page-722- 9/9/2014 16.A.21. 254 RDUE Definitions Market Value Per Title XI of the Financial Institutions Reform, Recovery, and Enforcement Act (FIRREA) of 1989. (Source: 12 C.F.R. Part 34.42(g); 55 Federal Register 34696, August 24,1990, as amended at 57 Federal Register 12202, April 9, 1992; 59 Federal Register 29499, June 7, 1994.) Market value means the most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: 1. Buyer and seller are typically motivated; 2. Both parties are well informed or well advised, and acting in what they consider their own best interests; 3. A reasonable time is allowed for exposure in the open market; 4. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and 5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale. A Fee Simple estate is defined' as: Absolute ownership unencumbered by any other interest or estate, subject only to the limitations imposed by the governmental powers of taxation, eminent domain,police power, and escheat. A Leased Fee interest is defined' as: A freehold (ownership interest) where the possessory interest has been granted to another party by the creation of a contractual landlord-tenant relationship(i.e.,a lease). Marketing Time is defined as: An opinion of the amount of time it might take to sell a real or personal property interest at the concluded market value level during the period immediately after the effective date of the appraisal. r� 1 Page 7 Packet Page-723- 9/9/2014 16.A.21 . 254 RDUE Marketing time differs from exposure time, which is always presumed to precede the effective date of the appraisal. Advisory Opinion 7 of the Appraisal Standards Board of The Appraisal Foundation and Statement on Appraisal Standards No. 6, "Reasonable Exposure Time in Real Property and Personal Property Market Value Opinions" address the determination of reasonable exposure and marketing time. Exposure Time is defined as: 1. The time a property remains on the market. 2. The estimated length of time the property interest being appraised would have been offered on the market prior to the hypothetical consummation of a sale at market value on the effective date of the appraisal; a retrospective estimate based on an analysis of past events assuming a competitive and open market. See Marketing Time, above. Gross Building Area (GBA): Total floor area of a building, excluding unenclosed areas, measured from the exterior of the walls of the above-grade area. This includes mezzanines and basements if and when typically included in the region.' Rentable Area(RA): For office buildings, the tenant's pro rata portion of the entire office floor, excluding elements of the building that penetrate through the floor to the areas below. The rentable area of a floor is computed by measuring the inside fmished surface of the dominant portion of the permanent building walls, excluding any major permanent penetrations of the floor. Alternatively, the amount of space on which the rent is based; calculated according to local practice.' Gross Leasable Area (GLA): Total floor area designed for the occupancy and exclusive use of tenants, including basements and mezzanines; measured from the center of joint partitioning to the outside wall surfaces.' As Is Market Value The estimate of the market value of the real property in its current physical condition, use and zoning as of the appraisal date.' Stabilized Value Stabilized value is the prospective value of a property after construction has been completed and market occupancy and cash flow have been achieved. 1 I Narrative1.com.Thomas W.Armstrong,MAI Page 8 rEl Packet Page-724- 9/9/2014 16.A.21. 254 RDUE As Complete Value The prospective value of a property after all construction has been completed. This value reflects all expenditures for lease-up and occupancy that may be expected to have occurred at that point in time, which may or may not put the property at stabilized value. Page 9 Packet Page-725- 9/9/2014 16.A.21. 254 RDUE Limiting Conditions and Assumptions This appraisal is based on the following assumptions, except as otherwise noted in the report. 1. The title is marketable and free and clear of all liens, encumbrances, encroachments, easements and restrictions. The property is under responsible ownership and competent management and is available for its highest and best use. 2. There are no existing judgments or pending or threatened litigation that could affect the value of the property. 3. There are no hidden or undisclosed conditions of the land or of the improvements that would render the property more or less valuable. Furthermore, there is no asbestos in the property. 4. The revenue stamps placed on any deed referenced herein to indicate the sale price are in correct relation to the actual dollar amount of the transaction. 5. The property is in compliance with all applicable building, environmental, zoning, and other federal, state and local laws, regulations and codes. 6. The information furnished by others is believed to be reliable,but no warranty is given for its accuracy. This appraisal is subject to the following limiting conditions, except as otherwise noted in the report. 1. An appraisal is inherently subjective and represents our opinion as to the value of the property appraised. 2. The conclusions stated in our appraisal apply only as of the effective date of the appraisal, and no representation is made as to the effect of subsequent events. 3. No changes in any federal, state or local laws, regulations or codes (including, without limitation, the Internal Revenue Code) are anticipated. 4. No environmental impact studies were either requested or made in conjunction with this appraisal, and we reserve the right to revise or rescind any of the value opinions based upon any subsequent environmental impact studies. If any environmental impact statement is required by law, the appraisal assumes that such statement will be favorable and will be approved by the appropriate regulatory bodies. 5. Unless otherwise agreed to in writing, we are not required to give testimony,respond to any subpoena or attend any court, governmental or other hearing with reference to the property without compensation relative to such additional employment. 6. We have made no survey of the property and assume no responsibility in connection with such matters. Any sketch or survey of the property included in this report is for illustrative purposes only and should not be considered to be scaled accurately for size. The appraisal covers the property as described in this report, and the areas and dimensions set forth are assumed to be correct. Page 10 r 1 Packet Page-726- 9/9/2014 16.A.21. 254 RDUE 7. No opinion is expressed as to the value of subsurface oil, gas or mineral rights, if any, and we have assumed that the property is not subject to surface entry for the exploration or removal of such materials,unless otherwise noted in our appraisal. 8. We accept no responsibility for considerations requiring expertise in other fields. Such considerations include, but are not limited to, legal descriptions and other legal matters such as legal title, geologic considerations such as soils and seismic stability, and civil,mechanical, electrical, structural and other engineering and environmental matters. 9. The distribution of the total valuation in the report between land and improvements applies only under the reported highest and best use of the property. The allocations of value for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used. The appraisal report shall be considered only in its entirety.No part of the appraisal report shall be utilized separately or out of context. 10.Neither all nor any part of the contents of this report(especially any conclusions as to value, the identity of the appraisers, or any reference to the Appraisal Institute) shall be disseminated through advertising media,public relations media, news media or any other means of communication(including without limitation prospectuses, private offering memoranda and other offering material provided to prospective investors)without the prior written consent of the person signing the report. 11. Information, estimates and opinions contained in the report, obtained from third-party sources are assumed to be reliable and have not been independently verified. 12.Any income and expense estimates contained in the appraisal report are used only for the purpose of estimating value and do not constitute predictions of future operating results. 13. If the property is subject to one or more leases, any estimate of residual value contained in the appraisal may be particularly affected by significant changes in the condition of the economy, of the real estate industry, or of the appraised property at the time these leases expire or otherwise terminate. 14.No consideration has been given to personal property located on the premises or to the cost of moving or relocating such personal property; only the real property has been considered. 15. The current purchasing power of the dollar is the basis for the value stated in our appraisal;we have assumed that no extreme fluctuations in economic cycles will occur. 16. The value found herein is subject to these and to any other assumptions or conditions set forth in the body of this report but which may have been omitted from this list of Assumptions and Limiting Conditions. r �� Page 11 Packet Page-727- 9/9/2014 16.A.21. 254 RDUE 17. The analyses contained in the report necessarily incorporate numerous estimates and assumptions regarding property performance, general and local business and economic conditions, the absence of material changes in the competitive environment and other matters. Some estimates or assumptions,however, inevitably will not materialize, and unanticipated events and circumstances may occur; therefore, actual results achieved during the period covered by our analysis will vary from our estimates, and the variations may be material. 18. The Americans with Disabilities Act(ADA) became effective January 26, 1992. We have not made a specific survey or analysis of any property to determine whether the physical aspects of the improvements meet the ADA accessibility guidelines. In as much as compliance matches each owner's financial ability with the cost to cure the non-conforming physical characteristics of a property,we cannot comment on compliance to ADA. Given that compliance can change with each owner's financial ability to cure non-accessibility,the value of the subject does not consider possible non-compliance. A specific study of both the owner's financial ability and the cost to cure any deficiencies would be needed for the Department of Justice to determine compliance. 19. The appraisal report is prepared for the exclusive benefit of the Client, its subsidiaries and/or affiliates. It may not be used or relied upon by any other party. All parties who use or rely upon any information in the report without our written consent do so at their own risk. 20.No studies have been provided to us indicating the presence or absence of hazardous materials on the subject property or in the improvements, and our valuation is predicated upon the assumption that the subject property is free and clear of any environment hazards including,without limitation, hazardous wastes, toxic substances and mold.No representations or warranties are made regarding the environmental condition of the subject property and the person signing the report shall not be responsible for any such environmental conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because we are not experts in the field of environmental conditions, the appraisal report cannot be considered as an environmental assessment of the subject property. 21. The person signing the report may have reviewed available flood maps and may have noted in the appraisal report whether the subject property is located in an identified Special Flood Hazard Area. We are not qualified to detect such areas and therefore do not guarantee such determinations. The presence of flood plain areas and/or wetlands may affect the value of the property, and the value conclusion is predicated on the assumption that wetlands are non-existent or minimal. 22. T.A. Tippett, Inc. is not a building or environmental inspector. T.A. Tippett, Inc. does not guarantee that the subject property is free of defects or environmental problems. Mold may be present in the subject property and a professional inspection is recommended. 23. The appraisal report and value conclusion for an appraisal assumes the satisfactory completion of construction, repairs or alterations in a workmanlike manner. Page 12 r�l+ Packet Page-728- 9/9/2014 16.A.21. 254 RDUE 24. It is expressly acknowledged that in any action which may be brought against T.A. Tippett, Inc. or their respective officers, owners,managers, directors, agents, subcontractors or employees, arising out of, relating to, or in any way pertaining to this engagement, the appraisal reports, or any estimates or information contained therein,the T.A. Tippett, Inc. shall not be responsible or liable for an incidental or consequential damages or losses, unless the appraisal was fraudulent or prepared with gross negligence. It is further acknowledged that the collective liability of the T.A. Tippett, Inc. in any such action shall not exceed the fees paid for the preparation of the appraisal report unless the appraisal was fraudulent or prepared with gross negligence. Finally, it is acknowledged that the fees charged herein are in reliance upon the foregoing limitations of liability. 25. T.A.Tippett, Inc., an independently owned and operated company,has prepared the appraisal for the specific purpose stated elsewhere in the report. The intended use of the appraisal is stated in the General Information section of the report. The use of the appraisal report by anyone other than the Client is prohibited except as otherwise provided. Accordingly,the appraisal report is addressed to and shall be solely for the Client's use and benefit unless we provide our prior written consent. We expressly reserve the unrestricted right to withhold our consent to your disclosure of the appraisal report(or any part thereof including,without limitation, conclusions of value and our identity), to any third parties. Stated again for clarification,unless our prior written consent is obtained, no third party may rely on the appraisal report (even if their reliance was foreseeable). 26. The conclusions of this report are estimates based on known current trends and reasonably foreseeable future occurrences. These estimates are based partly on property information, data obtained in public records, interviews, existing trends, buyer-seller decision criteria in the current market, and research conducted by third parties, and such data are not always completely reliable, and the undersigned are not responsible for these and other future occurrences that could not have reasonably been foreseen on the effective date of this assignment. Furthermore, it is inevitable that some assumptions will not materialize and that unanticipated events may occur that will likely affect actual performance. While we are of the opinion that our fmdings are reasonable based on current market conditions, we do not represent that these estimates will actually be achieved, as they are subject to considerable risk and uncertainty. Moreover,we assume competent and effective management and marketing for the duration of the projected holding period of this property. Till, Page 13 Packet Page-729- .._„_ 9/9/2014 16.A.21. 254 RDUE 27. All prospective value estimates presented in this report are estimates and forecasts which are prospective in nature and are subject to considerable risk and uncertainty. In addition to the contingencies noted in the preceding paragraph, several events may occur that could substantially alter the outcome of our estimates such as,but not limited to changes in the economy, interest rates, and capitalization rates,behavior of consumers, investors and lenders, fire and other physical destruction, changes in title or conveyances of easements and deed restrictions, etc. It is assumed that conditions reasonably foreseeable at the present time are consistent or similar with the future. Americans with Disabilities Act(ADA) of 1990 A civil rights act passed by Congress guaranteeing individuals with disabilities equal opportunity in public accommodations, employment, transportation, government services, and telecommunications. Statutory deadlines become effective on various dates between 1990 and 1997. T.A. Tippett, Inc. has not made a determination regarding the subject's ADA compliance or non-compliance.Non-compliance could have a negative impact on value: however this has not been considered or analyzed in this appraisal. Page 14 Packet Page-730- 9/9/2014 16.A.21. 254 RDUE Scope of Work According to the Uniform Standards of Professional Appraisal Practice, it is the appraiser's responsibility to develop and report a scope of work that results in credible results that are appropriate for the appraisal problem and intended user. Therefore, the appraiser must identify and consider: • the client and intended users; • the intended use of the report; • the type and definition of value; • the effective date of value; • assignment conditions; • typical client expectations; and • typical appraisal work by peers for similar assignments. This appraisal is prepared for Mr. Harry Henderson, Review Appraiser Collier County Growth Management Division C&M. The problem to be solved is to estimate the as is market value of the subject property. The intended use is for establishing a basis of value for determining full compensation to the property owner for the loss of the real estate resulting from the property rights and improvements(if any)which are proposed to be acquired, including all diminution in value to the remainder land and improvements (if any) which can be attributed to the use of, or activity upon, the proposed perpetual,non- -, exclusive, road right-of-way, drainage, and utility easement. This appraisal is intended for the use of client. SCOPE OF WORK Report Type: This is a Appraisal Report as defined by Uniform Standards of Professional Appraisal Practice under Standards Rule 2-2(a). This format provides a summary or description of the appraisal process, subject and market data and valuation analyses. Property Identification: The subject has been identified by the legal description and the assessors'parcel number. Inspection: A complete exterior inspection of the subject property has been made, and photographs taken. Market Area and Analysis of A complete analysis of market conditions has been Market Conditions: made. The appraiser maintains and has access to comprehensive databases for this market area and has reviewed the market for sales and listings relevant to this analysis. Page 15 Packet Page-731- 9/9/2014 16.A.21. 254 RDUE Highest and Best Use Analysis: A complete as vacant and as improved highest and best use analysis for the subject has been made. Physically possible, legally permissible and financially feasible uses were considered, and the maximally productive use was concluded. Type of Value: Market Value Valuation Analyses Cost Approach: A cost approach was not applied as this approach is not applicable. The property is vacant land with no improvements. Sales Comparison Approach: A sales approach was applied as there is adequate data to develop a value estimate and this approach reflects market behavior for this property type. Income Approach: An income approach was not applied as this approach is not applicable. The property is vacant land with no improvements. Hypothetical Conditions: • A hypothetical condition of this appraisal is the proposed acquisition and the proposed roadway improvements have been completed. Extraordinary Assumptions: • An environment assessment report has not been provided to the appraiser. It is an extraordinary assumption that there are no environment conditions that would negatively impact the property value. Page 16 1211 Packet Page-732- 9/9/2014 16.A.21. 254 RDUE Valuation Analysis of the Parent Tract Page 17 Packet Page-733- 9/9/2014 16.A.21 . 254 RDUE Market Area Analysis Area Description&Boundaries The neighborhood boundaries extend from Lmmokalee Road to I-75 on a north south axis and from Desoto Blvd. to Collier Blvd.on an east west axis. The subject is located in Golden Gate Estates,which is the largest neighborhood in Collier County(neighborhood boundaries reflect a submarket of Golden Gate Estates).Golden Gate Estates consist of single family homes on acreage parcels,however due to the lack of deed restrictions,quality ranges from average to excellent.Typical sites are 660'deep and range from 75'to 330'in road frontage.Most sites range from 1.14 to 5 acres, with the larger sites permitting horses and guest houses.The most common method of construction is concrete block and stucco finish,however additional methods of construction are present and acceptable in the market place, wood/frame,stilt.Well water and septic systems are typical with no adverse affect on value or marketability.Close in proximity are school,employment and other supporting services. Area& Property Use Characteristics Up Stbl Dn Location -Urban X Suburban Rural Population Trend _ X — — Build Up Over 75% X 25%to 75% —Under 25% Employment Trend — X Built Up❑ Fully Dev. Rapid Steady X Slow Personal Income Level — X — Property Values Increasing X Stable Declining Retail Sales _ X _ Demand/Supply -Shortage 7 In Balance Over Supply New Construction _ _ X — Vacancy Trend -Increasing X Stable Declining Vacancy Trend — X— — Change in Economic Base Likely X Unlikely Taking Place Rental Demand — X Land Use Trends Supply/Demand Land Use Present Land Use Under In Bal.Over Vacancy 40% 1 Family X _ 10% 5% Retail X _ 10% 0% Multifamily X 0- % 5% Office X — 10% 0% Industrial X _ 0- % 40% o 50% Vacant X t.0% 100% x: Change in Land Use Likely Not Likely X Taking Place Land uses in the neighborhood consist of primarily single •1 Family •Retail •Multifamily family development with some support services and ■Office •Industrial •Vacant environmentally sensitive land. Age Range for Subject Property Type 1970 to 2014 Adjacent Property Use Adjacent property uses include single family residential homes and lane. r Page 18 iii Packet Page-734- 9/9/2014 16.A.21. 254 RDUE Surrounding Area Map 1"ai€:r r'nn[ide:id °gin. F„,.azleNw i. - trdcv I R i w ..- -- .11irNAttmaYtii _.. `aSk,Y,.k 1 a _.". = i 4 = .7i .rc A,1:[. fn in,..t n m i 74 $ ¢ a g -W r fA b e `t., Y i m&.,2.r. Fl tt 41 1.44 Lath, !% 2 I '-. i. lit Aft tt: Z n .. 3Ai -- .i y -- -- m 1■.1v.4.,-, x PM 'eini, 44 i Page 19 Packet Page-735- 9/9/2014 16.A.21 . 254 RDUE Property Description The following description is based on my property inspection, assessment records, property deeds, survey dated December 2009 prepared by RWA, Inc. and information provided by the client. SITE` Location: The subject is located on the south side of Golden Gate Blvd. E. in rural Golden Gate Estates. Current Use of the Vacant land Property: Site Size: Total: 1.17 acres; 50,965 square feet Usable: 1.10 acres; 48,115 square feet The site has a 50 foot deep by 75 foot wide roadway easement on its northern boundary. The land area within this easement is only usable for density calculations and thereby are effectively not usable. Shape: The site is roughly rectangular. Frontage/Access: The subject property has average access with frontage as follows: • Golden Gate Blvd. E.: 75 feet The site has an average depth of 680 feet. It is not a corner lot. Visibility: Average Topography: The subject has level topography at grade and no apparent areas of wetlands. Soil Conditions: The soil conditions observed at the subject appear to be typical of the region and adequate to support development. Utilities: Electricity: The site is served by public electricity. Sewer: None, septic system can be installed Water: None, drilled well can be installed Natural Gas: None Underground Utilities: The site is not serviced by underground utilities. Adequacy: The subject's utilities are typical and adequate for the market area. Page 20 1 Packet Page-736- 9/9/2014 16.A.21 . 254 RDUE Site Improvements: Street Lights: none Sidewalk: none Curb/Gutter: none Landscaping: natural vegetation Flood Zone: The subject is located in an area mapped by the Federal Emergency Management Agency(FEMA). The subject is located in FEMA flood zone AH, which is classified as a flood hazard area. FEMA Map Number: 1202 1 C043 0H FEMA Map Date: May 16, 2012 Zone AH- Areas with a 1%annual chance of shallow flooding, usually in the form of a pond, with an average depth ranging from 1 to 3 feet. These areas have a 26% chance of flooding over the life of a 30-year mortgage. Base flood elevations derived from detailed analyses are shown at selected intervals within these zones. Wetlands/Watershed: No wetlands were observed during our site inspection. Environmental Issues: There are no known adverse environmental conditions on the subject site. Please reference Limiting Conditions and Assumptions. Encumbrance/ There is an existing 50 foot deep roadway easement on the Easements: north 50 feet of the property. Collier County is proposing an additional 38 foot deep roadway, drainage and utility easement on the 38 feet adjacent to and south of the existing 50 foot deep easement. In all, after the taking of the proposed easement, there will be 88 foot deep roadway, drainage and utility easements on the north end of the property. rif Page 21 Packet Page -737- 9/9/2014 16.A.21 . 254 RDUE Aerial Photograph rt rs� , r;,. Cyr.. Z Yd," MA i� . r xG� 4 +ry iy "c `" '.4` +-",a� -yyy5 ..-' it 1 1' . W,,'. is 'a" tab, 1 .: ., .. `i IT k r 6Yi Page 22 Packet Page-738- 9/9/2014 16.A.21. 254 RDUE 'x W y `. o E is DEsc of a " "VRYF5W753At Development/Property Golden Gate Blvd. E. Widening Name: Property Type: Residential Overview: The property appraised is a vacant single family site. Site Improvements: None Americans With Disabilities Act Please reference the Limiting Conditions and Assumptions section of this report on page 14. Hazardous Substances Please reference the Limiting Conditions and Assumptions section of this report on page 14. Page 23 Packet Page-739- 9/9/2014 16.A.21 . 254 RDUE Subject Photographs -`, n �.` z# may �„yr5',G�$1 } rs.� l t 3 - .. Southerly view of property appraised.Y-.. dM' [ ,,' "F ,: '2'1. -.::.4,4:.'.,- .,.4'.":::*t,' ,.1.4,T4' '''''-.:-;, ,, is•'l ,' Mp w �y $ .Lk,k Y ,p, F .'""y ,C.- am w 45. ' � 7 . - s` 7, d .xi:?4 _ 4 Approximate location of area to be taken in blue. Page 24 ri:1� Packet Page-740- 9/9/2014 16.A.21. 254 RDUE ter: Easterly view of frontage on Golden Gate Blvd. :11eZt S' do�v}' }e t'� '�" �i �',� �r 3� 1r�• .., ' Westerly view of frontage on Golden Gate Blvd. rrif Page 25 Packet Page-741- 9/9/2014 16.A.21 . 254 RDUE Assessment and Taxes Taxing Authority Collier County Assessment Year 2013 Real Estate Assessment and Taxes Tax ID Land Improvements Total County Tax Taxes Rate Rate 39382400001 $6,201 $0 $6,201 $12.29 $12.29 $76 Real Estate Assessment Analysis Tax ID Per Acre Total 39382400001 $5,300 $6,201 Comments The assessed value of the property appraised is consistent with the assessed value of similar property types. r� °► Page 26 F iii Packet Page-742- 9/9/2014 16.A.21 . 254 RDUE Zoning LAND USE CONTROLS Zoning Code E -Estates Zoning Description The purpose and intent of the estates district(E) is to provide lands for low density residential development in a semi-rural to rural environment, with limited agricultural activities. In addition, the E district is also designed to accommodate as conditional uses, development that provides services for and is compatible with the low density residential, semi-rural and rural character of the E district. Current Use Legally Conforming The subject is legal and conforming use. Zoning Change Likely A zoning change is unlikely. Set Back Distance Front and rear yards 75 feet each Side Yard Distance 30 feet, 37.5 feet for corner lots along longest side Zoning Comments The minimum lot area is 2.25 acres with a 150 foot minimum lot width. The minimum building floor area is 1,000 square feet. Comprehensive Land Use Designation Estates The Estates Land Use Designation encompasses lands which are already subdivided into semi-rural residential parcels(2.25 acres as an average) essentially consisting of the Golden Gate Estates Subdivision. The area is identified as having potential for population growth far removed from supportive services and facilities. Expansion of the area shall be discouraged. Till, Page 27 Packet Page-743- 9/9/2014 16.A.21. 254 RDUE Highest and Best Use Highest and best use may be definedl as the reasonably probable and legal use of vacant land or improved property, which is physically possible,..appropriately supported, financially feasible, and that results in the highest value. 1. Legally Permissible: What uses are permitted by zoning and other legal restrictions? 2. Physically Possible: To what use is the site physically adaptable? 3. Financially Feasible: Which possible and permissible use will produce any net return to the owner of the site? 4. Maximally Productive. Among the feasible uses which use will produce the highest net return, (i.e., the highest present worth)? Highest and Best Use of the Site as Vacant Physically Possible: The physical characteristics of the site do not appear to impose any unusual restrictions n for development. Overall, the physical characteristics of the site and the availability of utilities result in functional utility suitable for a variety of uses. Legally Permissible: The site is zoned Estates, which permits primarily single family development. To my knowledge, there are no legal restrictions that would limit the use of the property. Given prevailing land use patterns in the area, only single family uses are given further consideration in determining the highest and best use. Financially Feasible: Based on our analysis of the market,there is currently limited demand for new single family development in the subject's area. It appears that a newly developed single family home would not have a value commensurate with its cost. Therefore, single family is not considered to be financially feasible. Maximally Productive: Based on our analysis, there does not appear to be any reasonably probable use of the site that would generate a higher residual land value than holding for future single family use. Accordingly, it is our opinion that holding for future single family use is the maximally productive use of the site. The only use that meets the four tests of reasonability as vacant is holding for future single family use, therefore it is considered to be the highest and best use as if vacant. Page 28 r �, Packet Page-744- 9/9/2014 16.A.21. 254 RDUE Valuation Methodology Three basic approaches may be used to arrive at an estimate of market value. They are: 1. The Cost Approach 2. The Income Approach 3. The Sales Comparison Approach Cost Approach The Cost Approach is summarized as follows: Cost New - Depreciation +Land Value =Value Income Approach The Income Approach converts the anticipated flow of future benefits(income)to a present value estimate through a capitalization and or a discounting process. Sales Comparison Approach The Sales Comparison Approach compares sales of similar properties with the subject property. Each comparable sale is adjusted for its inferior or superior characteristics. The values derived from the adjusted comparable sales form a range of value for the subject. By process of correlation and analysis, a final indicated value is derived. Final Reconciliation The appraisal process concludes with the Final Reconciliation of the values derived from the approaches applied for a single estimate of market value. Different properties require different means of analysis and lend themselves to one approach over the others. Analyses Applied A cost analysis was considered and was not developed because this approach is not applicable. The property is vacant land with no improvements. A sales comparison analysis was considered and was developed because there is adequate data to develop a value estimate and this approach reflects market behavior for this property type. An income analysis was considered and was not developed because this approach is not applicable. The property is vacant land with no improvements. Page 29 Packet Page-745- 9/9/2014 16.A.21. 254 RDUE Sales Comparison Approach — Land Valuation The Sales Comparison Approach is based on the premise that a buyer would pay no more for a specific property than the cost of obtaining a property with the same quality, utility, and perceived benefits of ownership. It is based on the principles of supply and demand, balance, substitution and externalities. The following steps describe the applied process of the Sales Comparison Approach. • The market in which the subject property competes is investigated; comparable sales, contracts for sale and current offerings are reviewed. • The most pertinent data is further analyzed and the quality of the transaction is determined. • The most meaningful unit of value for the subject property is determined. • Each comparable sale is analyzed and where appropriate, adjusted to equate with the subject property. • The value indication of each comparable sale is analyzed and the data reconciled for a final indication of value via the Sales Comparison Approach. Unit of Comparison For this analysis, I use price per usable acre as the appropriate unit of comparison because the majority(say, 99%) of the bundle of rights would have already been transferred to another user on site sales used in this analysis that contain roadway, drainage or other types of easements. Since the bundle of rights has been transferred to another user the land within the easements virtually has no remaining value. Page 30 Packet Page-746- 9/9/2014 16.A.21 . 254 RDUE Land Comparables I have researched six comparables for this analysis; these are documented on the following pages followed by a location map and analysis grid. All sales have been researched through numerous sources, inspected and verified by a party to the transaction. Comp Address Date Usable Acres Road Frontage Environmental Issues City Price Price per Zoning Topography Usable Acre Subject Golden Gate Estates 3/20/2014 1.10 Golden Gate Blvd.E. There are no known Unit 51 E.75 ft of adverse environmental Tract 21 conditions on the subject Naples E-Estates Level 1 16th St.SE 11/13/2013 1.05 16th St.SE Minimal if any Naples $13,500 $12,857 E-Estates Level 2 10th St.NE 1/29/2014 1.08 10th St.NE Minimal if any Naples $16,000 $14,815 E-Estates Level /*"-*\ 3 12th Ave.NE 12/26/2013 2.17 12th Ave.NE Minimal if any Naples $30,000 $13,825 E-Estates Level 4 12th Ave.NE 11/25/2013 2.39 12th Ave.NE Minimal if any Naples $37,000 $15,481 E-Estates Level 5 380 14th St.NE 1/8/2014 2.60 14th St.NE Minimal if any Naples $22,000 $8,462 E-Estates Level 6 14th St.SE 10/11/2013 2.60 14th St.SE Minimal if any Naples $29,000 $11,154 E-Estates Level 1�l Page 31 Packet Page-747- 9/9/2014 16.A.21 . 254 RDUE Land Comparable 1 } 1 y d `� - :...._ .- pL ter` -r k .4. {-, .. � •. "�' '. Trans action ID 2385 Date 11/13/2013 Address 16th St.SE Price $13,500 City Naples Price per Acre $12,857 Zip 34117 Financing Cash Eq. Grantor Dietmar Meyer et al Property Rights Fee Simple Grantee Joe Corder() Verification Source MLS#213019424 Legal Description Golden Gate Est.Unit 51 S 75ft of 150 ft.Tr. 11 Site Acres 1.14 Topography Level Usable Acres 1.05 Zoning E-Estates Road Frontage 16th St.SE Water Frontage -- Shape Rectangular Fnvironmental Issues Minimal if any Utilities On site water and sewer Comments The site has a 50 foot deep roadway easement on its western boundary. Page 32 Packet Page-748- 9/9/2014 16.A.21 . 254 RDUE Land Comparable 2 . ax ��Yc ''n ....,-.4,- 4 `. war" d; y�fl P "di. { S°,J .t..'y. _,".S'r .. s 0 »f- - 4yr'iw _ S' ,.- "f q ''`m-,6.*�A ,.. ` .cam 'r t :KY yY" r 4h -IL` IaeaJ►`5a: .' .. '(�C'', M• f�'�4'i `fha•.+. Nnf. ..+ '� Transaction ID 2386 Date 1/29/2014 Address 10th St.NE Price $16,000 City Naples Price per Acre $14,815 Zip 34117 Financing Cash Eq. Grantor Russell A.Bronson et al Property Rights Fee Simple Grantee Vmcente Camacho Verification Source MLS#213513217 Legal Description Golden Gate Est.Unit 49 N 75ft of Tr.47 Site Acres 1.14 Topography Level Usable Acres 1.08 Zoning E-Estates Road Frontage 10th St.NE Water Frontage -- Shape Rectangular Environmental Issues Minimal if any Utilities On site water and sewer Comments The site has a 30 foot deep roadway easement on its western boundary. r11.1 Page 33 Packet Page-749- 9/9/2014 16.A.21. 254 RDUE Land Comparable 3 - - "'Pr"' ;e`a R�. Ry y .3 ke � F r Trans action ID 2388 Date 12/26/2013 Address 12th Ave.NE Price $30,000 City Naples Price per Acre $13,825 Zip 34120 Financing Cash Eq. Grantor James M.Dupureur Property Rights Fee Simple Grantee Wolfgang Matthias Verification Source MIS#213510933 Legal Description Golden Crate Est.Unit 17 W 150 ft of Tr.76 Site Acres 2.27 Topography Level Usable Acres 2.17 Zoning E-Estates Road Frontage 12th Ave.NE Water Frontage -- Shape Rectangular Environmental Issues Minimal if any Utilities On site water and sewer Comments The site has a 30 foot deep roadway easement on its southern boundary. Page 34 r191'M Packet Page-750- 9/9/2014 16.A.21 . 254 RDUE Land Comparable 4 ' 4 HF"Y®'nssv ".9 .. Trans action ID 2387 Date 11/25/2013 Address 12th Ave.NE Price $37,000 City Naples Price per Acre $15,481 Zip 34120 Financing Cash Eq. Grantor Paul Kastner Property Rights Fee Simple Grantee Mercedes Isela et al Verification Source MIS#213015670 Legal Description Golden Gate Est.Unit 18 E 1/2 of Tr.21 Site Acres 2.50 Topography Level Usable Acres 2.39 Zoning E-Estates Road Frontage 12th Ave.NE Water Frontage — Shape Rectangular Environmental Issues Minimal if any Utilities On site water and sewer Comments The site has a 30 foot deep roadway easement on its southern boundary. r1911 Page 35 Packet Page-751- 9/9/2014 16.A.21 . 254 RDUE Land Comparable 5 Lam... ,A. -t -' ' - �� 1R � F : g — ' s , _. _ s '' .c. tr...r. `.sty': .''r ''S� c.7 Bi 'I. t-.: - , - ' - 4 . '..:.'4.4.....'*4.''' f.•. ''.■ tj1,4'';'4. ‘.'•''''',...r, , '. •,...' . ' „:_t_ tr,,,,. _fin i f, Sr 4 ..�.'' y.` 1' , "� s� R"a ecy '�1.,":- ce , tip i+ ". } y 7, a ■ -,,,A, � ,- - " :K v . L " a '.Z � r = .a". ...ate} X"" �. F - ... i .y -_ �vl' %Y.�. •r "�` #'�.'* r `~. '" ws Trans action ID 2389 Date 1/8/2014 Address 380 14th St.NE Price $22,000 City Naples Price per Acre $8,462 Zap 34120 Financing Cash Eq. Grantor PFPI,LLC Property Rights Fee Simple -^ Grantee Fraternidad Boliviana De Verification Source MIS#213513138 Legal Description Golden Gate Est.Unit 49 N 180 ft of Tr. 116 Site Acres 2.73 Topography Level Usable Acres 2.60 Zoning E-Estates Road Frontage 14th St.NE Water Frontage — Shape Rectangular Environmental Issues Minimal if any Utilities On site water and sewer Comments The site has a 30 foot deep roadway easement on its western boundary. Page 36 rEt Packet Page-752- 9/9/2014 16.A.21 . 254 RDUE �, Land Comparable 6 _ c i3 `ten i , k -- } 4 '-.4`,' A te v t ',,- -4 .7 y iv. „ " z, r . m' ”" •, y _.° r , • . x ,` ,„ }' ` , r r>* ,�4. P Lit Trans action ID 2390 Date 10/11/2013 Address 14th St.SE Price $29,000 City Naples Price per Acre $11,154 Zip 34117 Financing Cash Eq, ^ Grantor Edward M.Gleeson et al Property Rights Fee Side Grantee MOMW,LLC Verification Source MLS#210034914 Legal Description Golden Gate Est.Unit 48 N 180 ft of Tr,81 Site Acres 2.73 Topography Level Usable Acres 2.60 Zoning E-Estates Road Frontage 14th St.SE Water Frontage — Shape Rectangular Environmental Issues Minimal if any Utilities On site water and sewer Comments The site has a 30 foot deep roadway easement on its eastern boundary. 1�1 Page 37 Packet Page-753- 9/9/2014 16.A.21 . 254 RDUE Comparables Map 121h Ave ttivi b 2G1,Ave NE, �. � .....___ am-;t.vc NE a 0 Z 6th++.t to 4/3 c, 4 4th Ave NE m ;;olden Gate Blvd W Golder.Gate Blvd E Golden Gate Blvd t ... tad A, SE U• �• m m F„tEi9!?c c 70th Ave 4' Map data©2014 Goodle Analysis Grid The above sales have been analyzed and compared with the subject property. I have considered adjustments in the areas of: • Property Rights Sold • Market Trends • Financing • Location • Conditions of Sale • Physical Characteristics On the following page is a sales comparison grid displaying the subject property, the comparables, and the adjustments applied. Page 38 Packet Page -754- 9/9/2014 16.A.21 . 254 RDUE ,...., Land Analysis Grid Comp 1 Comp 2 Comp 3 Comp 4 Comp 5 Comp 6 Address Golden Cate 16th St.SE 10th St.NE 12th Ave.NE 12th Ave.NE 380 14th St.NE 14th St.SE Estates Unit 51 E 75 ft of Tract 21 City Naples Naples Naples Naples Naples Naples Naples Date 3/20/2014 11/13/2013 1/29/2014 12/26/2013 11/25/2013 1/8/2014 10/11/2013 Price $13,500 $16,000 $30,000 $37,000 $22,000 $29,000 Usable Acres 1.10 1.05 1.08 2.17 2.39 2.60 2.60 Usable Acre Unit Price $12,857 $14,815 $13,825 $15,481 $8,462 $11,154 Transaction Adjustments Property Rights Fee Simple Simple 0.0% Simple 0.0% Sipple 0.0% Simple 0.0% Simple 0.0% Simple 0.0% Financing Conventional Eq. 0.0% Eq. 0.0% Eq. 0.0% Eq. 0.0% Eq. 0.0% Eq. 0.0% Conditions of Sale Cash Nomrnl 0.0% Normal 0.0% Normal 0.0% Normal 0.0% I 0.0% 1 0.0% Adjusted Usable Acre Unit Price $12,857 $14,815 $13,825 $15,481 58,462 $11,154 Market Trends Through 3/20/2014 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% 0.0% Adjusted Usable Acre Unit Price $12,857 $14,815 $13,825 $15,481 $8,462 $11,154 Location Average Average Average Average Average Average Average %Adjustment 0% 0% 0% 0% 0% 0% $Adjustment $0 $0 $0 $0 $0 $0 Usable Acres 1.10 1.05 1.08 2.17 2.39 2.60 2.60 %Adjustment 0% 0% 0% 0% 0% 0% $Adjustment $0 $0 $0 $0 $0 $0 Road Frontage Golden Crate 16th St.SE 10th St.NE 12th Ave.NE 12th Ave.NE 14th St.NE 14th St.SE Blvd.E %Adjustor nt -25% -25% -25% -25% -25% -25% $Adjustment -$3,214 -$3,704 -$3,456 -$3,870 -$2,115 -$2,788 Topography Level Level Level Level Level Level Level %Adjustment 0% 0% 0% 0% 0% 0% �1 $Adjustment $0 $0 $0 $0 $0 $0 Shape Roughly Rectangular Rectangular Rectangular Rectangular Rectangular Rectangular rectangular %Adjustment 0% 0% 0% 0% 0% 0% $Adjustment $0 $0 $0 $0 $0 $0 Zoning E-Estates E-Estates &Estates &Estates E-Fstates E-Estates ]-Estates %Adjustment 0% 0% 0% 0% 0% 0% $Adjustment $0 $0 $0 $0 $0 $0 Environmental Issues There are no Minimal if any Minimal if any Minimal if any Minimal if any Minimal if any Minimal if any known adverse %Adjustment 0% 0% 0% 0% 0% 0% $Adjustment $0 $0 $0 $0 $0 $0 Come Is Not Is Not Is Not Is Not Is Not Is Not Is Not %Adjustment 0% 0% 0% 0/s 0% 0% $Adjustment $0 $0 $0 $0 $0 $0 Adjusted Usable Acre Unit Price $9,643 $11,111 $10,369 $11,611 $6,346 $8,365 Net Adjustments -25.0% -25.0% -25.0% -25.0% -25.0% -25.0% Gross Adjustments 25.0% 25.0% 25.0% 25.0% 25.0% 25.0% Tr Page 39 Packet Page-755- 9/9/2014 16.A.21. 254 RDUE Comparable Land Sale Adjustments The adjustment process is typically applied through either quantitative or qualitative analysis. Quantitative adjustments are often developed as dollar or percentage amounts, while qualitative adjustments are simply expressed through relative comparison(i.e. significantly inferior). Quantitative adjustments are most applicable when the quality and quantity of data allows paired sales, cost or statistical analysis. Given the availability of data and imperfect nature of the real estate market,participants most often rely on relative or qualitative comparisons. Combining the benefits of both qualitative and quantitative analysis, a blended adjustment technique is generally used. This is accomplished through pre-assigning quantitative adjustments for relative comparison. The following chart illustrates the blended adjustment technique. BLENDED ADJUSTMENTS Qualitative Pre-Assigned Quantitative Comparisons Adjustment Slight Adjustment 5% Moderate Adjustment 10% Fair Adjustment 15% Significant Adjustment 20% Large Adjustment 25%plus Market participants can often identify superior or inferior characteristics when comparing properties. Without paired sales or statistical information, applying quantitative adjustments to reflect the differences is often problematic or subjective. For this analysis, the above listed quantitative adjustments reflect the need for slight, moderate, fair, significant, or large adjustments. Property Rights The transaction price of a sale is always based on the real property interest conveyed. In this instance, an adjustment for this attribute was not considered necessary. Financing Prices paid in acquiring property may differ significantly due to the financing involved, if any. Cash or cash equivalencies are the basis of value,whereas extended, above market interest rate and/or leverage investor terms sales, generally represent the higher portion of a sales price range. Therefore, some methods of converting these financing terms to cash must occur so that the adjustment process may be applied to the sales. In reviewing the comparables, an adjustment was not required for atypical financing. Page 40 rl�l� Packet Page-756- 9/9/2014 16.A.21. 254 RDUE Comparable Land Sale Adjustments The adjustment process is typically applied through either quantitative or qualitative analysis. Quantitative adjustments are often developed as dollar or percentage amounts, while qualitative adjustments are simply expressed through relative comparison(i.e. significantly inferior). Quantitative adjustments are most applicable when the quality and quantity of data allows paired sales, cost or statistical analysis. Given the availability of data and imperfect nature of the real estate market,participants most often rely on relative or qualitative comparisons. Combining the benefits of both qualitative and quantitative analysis, a blended adjustment technique is generally used. This is accomplished through pre-assigning quantitative adjustments for relative comparison. The following chart illustrates the blended adjustment technique. BLENDED ADJUSTMENTS Qualitative Pre-Assigned Quantitative Comparisons Adjustment Slight Adjustment 5% Moderate Adjustment 10% Fair Adjustment 15% Significant Adjustment 20% Large Adjustment 25%plus Market participants can often identify superior or inferior characteristics when comparing properties.Without paired sales or statistical information, applying quantitative adjustments to reflect the differences is often problematic or subjective. For this analysis, the above listed quantitative adjustments reflect the need for slight,moderate, fair, significant, or large adjustments. Property Rights The transaction price of a sale is always based on the real property interest conveyed. In this instance, an adjustment for this attribute was not considered necessary. Financing Prices paid in acquiring property may differ significantly due to the financing involved, if any. Cash or cash equivalencies are the basis of value,whereas extended, above market interest rate and/or leverage investor terms sales, generally represent the higher portion of a sales price range. Therefore, some methods of converting these financing terms to cash must occur so that the adjustment process may be applied to the sales. In reviewing the comparables, an adjustment was not required for atypical financing. Page 40 r Packet Page-756- 9/9/2014 16.A.21. 254 RDUE Conditions of Sale Adjustments made for conditions of sale usually reflect atypical motivations of the buyer and seller at the time of conveyance. A sale may be transacted at a below market price if the seller needs cash in a hurry. A financial, business, or family relationship between the parties may also affect the price of property. Interlocking corporate entities may record a sale at a non-market price to serve their business interest. When non-market conditions of sale are detected in a transaction, the sale must be thoroughly researched before an adjustment is made. Within the confirmation process, detailed attention was made to ensure the conditions of each sale. Based upon the research performed, it is believed that all of the comparable sales involved regular arms-length transactions without the presence of duress or adverse market influence. As such,no adjustments were warranted. Market Conditions Market conditions may change between the time of sale of a comparable property and the date of the appraisal of the subject property. Changed market conditions often result from various causes, such as inflation, changing demand, and changing supply. Time itself is not the cause for the adjustment. Sales within the local markets have been flat over the past 6-12 months. All sales used have occurred within the past six months. Based on this information, no adjustment is made. Location All the comparable sales have similar locations as the property appraised. Size /Acres The sales did not reveal the necessity for an adjustment for differential in size. Road Frontage The property appraised is on a busy road: Golden Gate Blvd. E. None of the comparable sales are located on busy roads which is superior and more desirable for single family use compared to the road location of the property appraised. All the sales are adjusted downwards for not being on busy roads. 1 Page 41 Packet Page-757- 9/9/2014 16.A.21 . 254 RDUE Sales Comparison Approach Conclusion - Land Valuation The adjusted values of the comparable properties range from $6,346 to $11,611; the average is $9,574. All of the value indications have been considered, and in the final analysis in arriving at my final reconciled per usable acre value of$10,000. As Is Parent Tract Land Market Value Indicated Value per Usable Acre: $10,000 Subject Size: 1.10 Indicated Value: $11,046 Rounded: $11,000 Eleven Thousand Dollars Hypothetical Conditions: • A hypothetical condition of this appraisal is the proposed acquisition and the proposed roadway improvements have been completed. Extraordinary Assumptions: • An environment assessment report has not been provided to the appraiser. It is an extraordinary assumption that there are no environment conditions that would negatively impact the property value. Page 42 I. Packet Page-758- 9/9/2014 16.A.21. 254 RDUE Final Reconciliation The process of reconciliation involves the analysis of each approach to value. The quality of data applied, the significance of each approach as it relates to market behavior and defensibility of each approach are considered and weighed. Finally, each is considered separately and comparatively with each other. Value Indications Cost Approach: Not Applicable Sales Comparison Approach: $11,000 Income Approach: Not Applicable Cost Approach The cost approach is most reliable for newer properties that have no significant amount of accrued depreciation. As previously discussed, the Cost Approach is judged to be inapplicable and is not utilized. Sales Comparison Approach The sales comparison approach is most reliable in an active market when an adequate quantity and quality of comparable sales data are available. In addition, it is typically the most relevant method for owner-user properties,because it directly considers the prices of alternative properties with similar utility for which potential buyers would be competing. The analysis and adjustment of the sales provides a reasonably narrow range of value indications. There is a reasonably active market for comparable properties, and this approach most closely reflects buyer behavior. Accordingly, the sales comparison approach is given greatest weight in the value conclusion. Income Approach The income capitalization approach is usually given greatest weight when evaluating investment properties. As previously discussed, the Income Approach is judged to be inapplicable and is not utilized. 1 '1 Page 43 Packet Page-759- 9/9/2014 16.A.21. 254 RDUE Value Conclusion Based on the data and analyses developed in this appraisal, I have reconciled to the following value conclusion, as of March 20, 2014, subject to the Limiting Conditions and Assumptions of this appraisal. Reconciled Value: Premise: As Is Interest: Fee Simple Value Conclusion: $11,000 Eleven Thousand Dollars Hypothetical Conditions: • A hypothetical condition of this appraisal is the proposed acquisition and the proposed roadway improvements have been completed. Extraordinary Assumptions: • An environment assessment report has not been provided to the appraiser. It is an extraordinary assumption that there are no environment conditions that would negatively impact the property value. Page 44 rrif Packet Page-760- 9/9/2014 16.A.21 . 254 RDUE Valuation of the Part Taken and Remainder Property 9r Page 45 Packet Page -761- 9/9/2014 16.A.21 . 254 RDUE Description of the Part Taken Project Description The proposed perpetual, non-exclusive, road right-of-way, drainage, and utility easement will be utilized for the widening of Golden Gate Boulevard E. from Wilson Boulevard to DeSoto Boulevard. Plans included the widening of Golden Gate Boulevard E. from two lanes to four lanes and will include capacity improvements such as adding turn lanes to the Wilson Boulevard and Everglades Boulevard intersections. Other improvements include traffic signal upgrades at three major intersections (Wilson, Everglades and DeSoto Boulevards), on-road bike lanes and sidewalks on both sides of the roadway. This project will also include the replacement of bridges over three canals, the Golden Gate, Miller and Faka Union canals. Description of the Proposed Acquisition Area Parcel No. 254 RDUE is a perpetual, non-exclusive,road right-of-way, drainage, and utilities easement. Acquisition Area Identification: 254 RDUE Intended Use of the Proposed The intended use of the proposed acquisition area is for a roadway, Acquisition Area: drainage and utility easement Location on Parent Tract: The southerly 38 feet of the northerly 88 feet Site Size Acres: 0.07 Site Size Sq Ft: 2,850 Site Shape: Rectangular Topography Level Significant Site Improvements: None Comments: Page 46 Packet Page-762- 9/9/2014 16.A.21. 254 RDUE Acquisition Area Sketch and Legal Description GOLDEN GATE BOfULEV RD (CR 876) 1 I I 3540 13R W i s4.01 1 18i•OD 139.00 148• / °LI4 silo a 4 PROPOSED ROADWAY EASEMENT 2 PARCEL. 254 ROUE 4 1.442 44 Fl t I EAST 75' OF 1 TRACT 21 E. 6 TRACT 20 TRACT 21 TRACT 22 GOLDEN GATE ESTATES I uNLT 51 PLAT BOOK 5 PAGE 134 t IWATERWAYS JOINT VERNA N I SURNETTE OR 4439/167 (OR 670/749 N ¶CHNPPETTA ..11F MC G'EE z R 3351f}011 OR 1847/'1012 r. $ LEI W E I 3 SCI FT. MARE FEET OR OT'rTCIAL RECORDS (BOOK/PAGE) ® PROPOSED ROADWAY, DRAINAGE AND LRTILITY EASEN1NT (ROttE) F'7'7l ENISTINO ROADWAY EASEiENT DED$CATED TO INC PERPETUAL ;/ " USE OF THE PUBLIC PER PLAT BOOK 5, PAGE 54 LEGAL DEIRMPTION FOR PARCEL 254 ROUE A PORTION OF TRACT 71. CO-DEN GATE ESTATES. MO $1 A5 RECOiffi7ED w PLAT BODIT 5, RAGE 64 OR INC PUBLIC RECORDS OF COLLIER COUNTY, 4LORIPA, 1,TING IN SECTION 1, TOWNSHIP 49 SODUTH, RANGE 27 EAST,COLLIER COUNTY, F_ERMA. BEING MORE PARTICULARLY DESCRIBER AS FE%LOwi. THE SOUTH 38 RUT or THE NORTH 88 FEET OF TIE EAST 75 FEET Or SAD TRACT 21, CO4AA7IN« 2:950 SQUARE FEET. MORE OR LESS: ROW FEB I1as S 411 94 w .mat.1 4Abr.wa n+at A rawnt SKETCH t DESIROPTRON ONLY naa ro{701 NOT A BOUNDARY SURVEY r+1s 1'.10' ,∎,-, '... 0I FDR:COLLIP COuIMF(COVERAWENT BOARD OF LOL9tTY TOMw3S'PIIERS •ANNA~mu, MANN w+ HULL v• GOLDEN GATE RDULEVARD is.=Ir SEETCR k DESCRJPTlON OF PROPOSED ROADWAY BASBNOTT 1?t3h46 sominiA244244 PARCEL 254 RODE WwWwworthwt*Ww WP COLLIER COUWIY. FLORIDA PMIa;p NOW 44 S LING:ION! „...\ JOU WwEER ti REVt90N SEC7Ia TovioswP RANGE - =ALE - DATE [PRAWN BY iI F.E.F NAVE SWEW DS?`7.00,^1 MC 1,1 RL.V 01 [ 1 I 49 I 27 I a" - B0' DEC. 20C.L S.o.',. [ Sc?54 I 1 9F 1 rnri Page 47 Packet Page-763- 9/9/2014 16.A.21. 254 RDUE Valuation Analysis of the Proposed Acquisition Area Value of Land and Property Rights Taken The appraiser has previously estimated the market value of the fee simple interest of the parent tract. Since the part taken is to be valued as part of the whole, this value will serve as a basis of value for the valuation of the property rights taken. As previously stated, Parcel No. 254 RDUE is a perpetual easement for road right-of- way, drainage, utilities and maintenance of these uses. Accordingly, the proposed easement will essentially take the entire bundle of rights, with the owner only allowed to utilize the proposed easement area for density calculations. Since the proposed taking is an easement versus a fee simple taking, the bundle of rights taken is something less than 100%. However, since the proposed easement precludes almost all practical uses by the owner, the appraiser has estimated Parcel No. 254 RDUE will include 99% of the fee simple value. The value of the Land and Property Rights Taken is calculated in the following table. Value of Land and Property Rights Taken...,_... s. Date of Value: March 20, 2014 Type of Value: Market Value Property Rights: Fee Simple Type of Unit Value: Acres Land Unit Value: $10,000 Percent of Property Rights Taken: 99% Land Unit Value of Property Rights Taken: $9,900 Land Units Taken: 0.07 Value of Land and Property Rights Taken: $693 Rounded:_ . . .,_. $700 Page 48 r J2i1 Packet Page-764- 9/9/2014 16.A.21 . 254 RDUE Value of Improvements Taken The appraiser has reviewed cost estimates from the Marshall Swift Manual. The following table is provided to help the reader review the appraiser's estimate of the contributory value for the depreciated site improvements taken. The value of the Improvements Taken is calculated in the following table. Value of Improvements Taken Date of Value: March 20, 2014 Type of Value: Market Value Prop Fee Simple Improvement Value None Value of Improvements Taken: $0 The following is the summary of the value of the property rights and improvements taken from the parent tract. Value Indications for the Part Taken Date of Value: March 20,2014 Type Value:e oah . ._ __. Market Value Property Rights: Fee Simple Land'and Property Rights Taken Value: $700 Improvements Taken Value: $0 Value of the Part Taken: $700 Rounded: $700 The following sets forth the calculation of the valuation of the remainder property, as part of the whole(before value less value of part taken). Value Indications for the Remainder Property as a Part of the Whole Date of Value: March 20, 2014 Type of Value: Market Value Property Rights: Fee Simple Value of the Parent Tract Before the Taking: $11,000 less Value of the Proposed Part Taken $700 Value of the Rem ainder Property as Part of the Whole: $10,300 Rounded: $10,300 111 Page 49 Packet Page -765- 9/9/2014 16.A.21. 254 RDUE Description of the Remainder Property as Severed The remainder property land will contain the same gross land area and is still rectangular in shape and the same size and shape as before the taking, since the proposed property rights to be acquired involve a perpetual easement for road right-of-way, drainage, utilities and maintenance of these uses. However, the remainder property will be encumbered by an additional perpetual easement located along the southerly existing right-of-way of Golden Gate Boulevard E. The remainder property's overall access, availability to utilities, topography, land use designation, and zoning are unchanged. Remainder Property"As Severed ' `` „`°.:3 M—*7" Identification: 254 RDUE Location on Parent Tract: Same Site Size Acres: 1.17 Site Size Sq Ft: 50,965 Site Size Usable Acres: 1.10 Site Size Usable Sq.Ft.: 48,115 Site Shape: Rectangular Topography: Level Existing Easements and Encumbrances: 50 foot roadway easement along northern boundary Proposed Easements and 38 foot roadway,drainage and utility easement south of the existing Encumbrances: easement on north property boundary Highest and Best Use As Though .^ Vacant: Single family Improvements: None Comments: Page 50 Tr Packet Page-766- 9/9/2014 16.A.21 . 254 RDUE Valuation Analysis of the Remainder Property As Severed Value of the Remainder Land and Property Rights The proposed easement area precludes almost all practical uses by the owner. Therefore, the appraiser has estimated the proposed easement will take 99% of the fee simple value of the area taken. Accordingly, the appraiser has estimated the residual value to proposed additional easement area to be 1% of the fee simple value. The value of the Land and Property Rights Remaining is calculated in the following table. Value of Remainder Land and Property Rights Date of Value: March 20,2014 Type of Value: Market Value Property Rights: Fee Simple Type of Unit Value: Acres Land Unit Value: $10,000, Usable Land Area Exclusive of the Additional Encumbered Area Taken: 1.03 Value of Usable Land Area Exclusive of the Additional Encumbered Area Taken $10,346 Percent of Property Rights Remaining: 1.0% Land Unit Value of Property Rights Remaining: _._ $100.00 Additional Encumbered Area Taken: 0.07 Value of Additional Encumbered Area Taken: $7 Value of Land and Property Rights Remaining: $10,353 Rounded: $10,400 The remainder property's improvements are the same as before the taking. Based on the aforementioned data and analysis, the following is the summary of the valuation of the remainder property: Value of the Remainder Property as Severed Date of Value: March 20, 2014 Type of Value: Market Value Property Rights: Fee Simple Market Value of the Remainder Property Usable Land: $10,400 Market Value of the Remainder Property Improvements: $0 Market Value of the Remainder Property: $10,400 Rounded: $10,400 r r� �� Page 51 Packet Page-767- 9/9/2014 16.A.21 . 254 RDUE Severance Damages to the Remainder Property Technically, severance damages are calculated as the negative difference between the value of the remainder property, as part of the whole, and the value of the remainder property, as severed. When the value of the remainder property, as severed, is less than the value of the remainder property, as part of the whole, the difference is the actual measurement of the damages to the remainder property. When the value of the remainder property, as severed, is greater than the value of the remainder property, as part of the whole, the difference is not damage but is considered a benefit. Severance damages are calculated in the following table. r L go a i V Severance Damages;to the=Remainder Property, Value of the Whole: $11,000 less Value of the Part Taken $700 Value of the Remainder Property as Part ofthe Whole: $10,300 Value of the Remainder Property as Severed: $10,400 Difference -$100 Severance Damages: $0' Rounded: $0 Cost to Cure Analysis Based on the analysis of the remainder property, there is no net cost to cure. Special Benefits Analysis Based on the analysis of the remainder property, there are no special benefits. Page 52 rrir Packet Page-768- 9/9/2014 16.A.21 . 254 RDUE Acquisition Summary, Analysis and Conclusion r Page 53 Packet Page-769- 9/9/2014 16.A.21 . O C O M B 609 O 609 0N3... N 69 H4 N F ...' O O En +' .r '4 Vi A A te, __.o �. n sA .. .:1'... _. .:.A ..._. N > °0 69 C9 'O •er en o O O, M r... a,C '4 69 o rJ n L. b t L O r M t` O r- e6 u • O 0 0 O rn 7; c o CI e o CD o a o000 c,, t4 m d o a 69 I 7 GO Uk .0 U I y o o \ o O ° o e 0, O O a. O -, Off, e rrns, O G :r c c 7 N u y pO O O O R a) 69 44 44 44 r C O r aa) O C 0 r u -O a U °' 5, O d ❑ -a cr ..a O .G a) 4) �. QQp�. h a) 0 �' yy' y y• bL .4 CC •- .4 CO 0.. X .U. 4 N y W •.V+ y d U r/�� ,: 7 x '�— a .x] y as u �y a� v ai t, z., W gt �S� .c+ O ��/1 Cr 4 1 v u i aEi C C rs v ar R y g C E 7, U W O yO y y o > .R J > ix y Q e O �'� O. c c: '2a o c'o C° .0 c 32 5 :o ... CO .0 =10 = 9y:� o =c U w ara 5 : _ o ° F a f0. d N G + : a 0. d E.., a - w Q E- A v co ca F Z Z E.• cl Packet Page-770- 9/9/2014 16.A.21 . 254 RDUE Certification Statement I certify that, to the best of my knowledge and belief: • The statements of fact contained in this report are true and correct. • The reported analyses, opinions and conclusions are limited only by the reported assumptions and limiting conditions, and are of my personal, impartial, and unbiased professional analyses, opinions and conclusions. • I have no present or prospective future interest in the property that is the subject of this report, and have no personal interest with respect to the parties involved. • I have no bias with respect to the property that is the subject of this report, or to the parties involved with this assignment. • My engagement in this assignment was not contingent upon developing or reporting predetermined results. • My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal. • The evaluation was not based on a requested minimum valuation or specific valuation, or approval of a loan. • My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice (USPAP). • My reported analyses, opinions, and conclusions were developed and this report has been prepared in conformity with the Code of Professional Ethics and Uniform Standards of Professional Appraisal Practice (USPAP) of the Appraisal Institute. • The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. • Wilcox Appraisal Services, Inc.provided significant real property appraisal assistance to the person signing this certification. Specifically, the client has provided a Frontage Study prepared by Wilcox Appraisal Services, Inc.prepared for the client in November 2009 which I have reviewed and relied upon. r , l Page 55 Packet Page-771- 9/9/2014 16.A.21. 254 RDUE • I certify sufficient competence to appraise this property through education and ^ experience, in addition to the internal resources of the appraisal firm. • The appraiser has not performed any prior services regarding the subject within the previous three years of the appraisal date. • Thomas A. Tippett has made an inspection of the subject property. • As of the date of this report, I (Thomas A. Tippett, MAI) have completed the requirements of the continuing education program of the Appraisal Institute. deiff Thomas A. Tippett, MAI State-certified general real estate appraiser RZ#1669 tom@tatippett.com i r\ r� Page 56 r ft Packet Page-772- 9/9/2014 16.A.21. 254 RDUE Addenda Page 57 Packet Page-773- 9/9/2014 16.A.21. 254 RDUE Professional Qualifications of Thomas A. Tippett,MAI EXPERIENCE: President,T.A.Tippett,Inc.Actively engaged in real estate valuation and consulting since 1989.Practice is focused on community/neighborhood shopping centers,power centers,office buildings-CBD and suburban, warehouse/distribution,multi-family,condominium projects,hotels and motels,vacant land and special purpose properties.Specialized services include appraisals,portfolio valuation,market feasibility studies, acquisition/disposition counseling,and litigation support in connection with real estate transactions.Clients served include life insurance companies and pension fund advisors,banks and financial institutions,conduits,developers and investors,law firms,business/industry and government,and mortgage bankers.Valuations have been performed for estate,financing,equity participation and due diligence support.Completed economic feasibility studies for large mixed use and residential subdivisions,villas,and mid and high-rise condominium projects.Valuations and market studies have been done on proposed and partially completed commercial and residential projects as well as renovated and existing structures. PROFESSIONAL ACTIVITIES: • Member:Appraisal Institute-MAI Certificate Number 11793 • Regular Member:International Right of Way Association Member No. 7905123 • President,Chapter 82,International Right of Way Association 2013- 2014 • Licensed:Florida,State Certified General Real Estate Appraiser RZ#0001669 • Special Magistrate for the Lee County VAB • Urban Land Institute(ULI) • Bonita Estero Area Realtors • Florida Association of Realtors • National Association of Realtors EDUCATION: Bachelor of Science-Business Administration in Finance University of Florida, 1989. Successfully completed numerous real estate and valuation courses and seminars sponsored by the Appraisal Institute and others. QUALIFIED BEFORE COURTS: Qualified as an expert witness in Circuit Court for Collier County. Page 58 r1Il, Packet Page-774- 9/9/2014 16.A.21 . 254 RDUE Irk i r- ip . 0 C4 th , l'4 el cri a i a. 8 wt k tiu 0 ra Z•Li .. ct DA WI f R. 11, 044.41 E... to ... • ., „ . ... • . ., ' ... ... .... , , ,. , . -, - •. . . . , [.--. , -..Ng:', .4. . - • :' - .. '1 : _ . pg - - . , . . ., . . ... ,.. . - H#4,':,' • -'-''.. ' ,,„ „, . - 5 . . : .: . ::..-- : :,-:. !:- ',-...p.,.p.,::::-- , : :. •• 0 ....L . ,?:.e.: :t cs. ,00 . . ,,,• . .,,t ,- 6 ?,..,..-"_.1...,.:,.. . . u..1 411Y!.,i .4":1%i,,, ;;"e ,;,,-.- ,,,:,.'.. : 5 ,t. _1 ot ,/„ pi; 11.. rt , 4...;:,i.; , • - a „I kIi*VeF!. ,- ''. 'IT ., " -, .,' ..,iip-c...4,"".;.•- .• kiL, ,q1M,.„I ,-''-..; •m r.....2 A ..s;,fill-i•-, r .C.'j 0, :` 04-t .4:-' -.' '''-''''*";4.-...1.t. ,...ii!-7... -121'.::' ",•''' 1 ., r`!44i14.,,.,1:7,11:..i;.1%4'.'1,11: CI la' - 11 ;•''•• vetilf ,:7:5V",•,.:',7,'`,,;''' •'. ," 55 l ' •." ';':„'.'%"' ''''';''' p4s-t.!:(P,'., g 6 < . pi , ..: ..., : ,, ,46 t. „,,..,,.-,..1 .-. • .-fi•W•.0, ,, ; ....,.. si to ,..1_, . g,.. 14.'. ,, -.,,.- miri .. — ::: ON , -,,. - - 0.0 AO :, , e, 11 4.- • • 8 .1 A A rcri *IZI A N H i _ w. • - ;... :- 14 0 r4,.. e tj., :.rii P • ,- , , 1. ..- n 5 .17: a ri Ft<13 z Li 0 — 14 . .1 ;cr iii-oi .0. - 0 . ... Lit m .. 00 i■-• . 4-, a st . .._ nog . _go 414 ' ", E•320.1 -, . . -.„.......,„ . "cr-d r4,....4 0,16:1410 ,44 iciii i=,::„,„. ,,...0 ,;•':4,1 a Hei,r1 0 -'-• oi 1 . ,434,, - ' • , E.4 g' ' ' gtlz4 --- .'!. • ' iL *, Jig,gr101,-0 isi in tt . le . I.;ic114 iill 1-r'i . "I : = •A .....If ID,r1 - . ,.. . :' • • •,- , 4.1 IS I) 1:11 ' • A *sg F. . . . . t-= 4 , . .. ,. . „ ..... c.) .. t----.., r 111 Page 59 1 Packet Page -775- 9/9/2014 16.A.21. r.1i 1 '..�1, "I ippClt, Inc_. 1061 Collier Center Way#3 239-405-8551 xl Naples Fax:239-405-8547 FL,34110 tom @tatippett.com April 3, 2014 Jose C. &Julia N. McGee 1040 Coconut Ct. W. Naples, FL 34104-4416 Re: Golden Gate Blvd.E.widening Appraisal Report, Real Estate Appraisal Golden Gate Blvd. E. Widening Golden Gate Estates Unit 51 E. 75 ft of Tract 21, Naples, Collier County, FL, 34120 File Name: 14 009 254 Dear Property Owner: As you may be aware, Collier County Growth Management Division C&M is planning the above referenced road-widening project and has engaged me to appraised parcel 254 RDUE which is a portion of the property owned by you at Golden Gate Estates Unit 51 E. 75 ft of Tract 21, also ^ identified as Collier County tax parcel#39382400001. I will be conducting a field inspection of your property within the next week. I will be photographing the exterior of the property, improvements(if any). If you have any questions or comments,please contact the undersigned. Thank you for your cooperation and assistance in this matter. Sincerely, T.A. Tippett, Inc. , di,,it,,,,i0„0 , . , ,,, Thomas A. Tippett, MAI State-certified general real estate appraiser RZ#1669 tom @tatippett.com 239-405-8551 ext. 1 Packet Page-776- .A'•T r Sr .% ��-? i � f""�P',r,c'6""�° r^7r--fir •.r S.s=-�*ty, _."�� j^.;�'°.r+y^vr-.a'R"c -"�'; r}. i .¢�� "��- .,� In. I 9/9/2014 16.A 21 til4tt+ta X1 7 1n+ +wnewt itst Nimve.--PJACK11101.L.•ONc:M�1! A � . ; 11111, tfitMMS *ROW 9 I'•rr btteiffrr 14tles.t.to at Reoto«e's 1. r• r trts• k tr i, 0, CrSette5S.tie. G'f>r►.<ti£V Gsy;:t rr t; RA F c,Cv Ai 5 - tats fly Grantee SS.Wis. .. c - eaatwtr_nib kw fee reoldm4dyes i WARRANTY DEED fSTAtutonY FORM--SwnCh%68902.F5.) j This Indenture,rttadethtB 1lth day of April M91 .Between • RENE' GARCIA and ROSA GARCIA, husband and wife = 1914 Sseahine Blvd., Naples, Florida 33999 D ... of the County of Collier ,State of Florida ,grantor',ands C:2 JOSE C. McGEE and JULIA N. McGEE, husband and wife ro 1040 Coconut Circle West, Naples, FL 33942 whose post office address is Florida grantee•, of the County of Collier ,Stale of Witnesseth that said grantor,for and in consideration of the sum of TEN DOLLARS 7-^ -----(S10.00) Dollars, r t� 'f= and other good and valuable considerations glui. +�td,by said grantee,the receipt whereof is hereby acknowledged,has granted,bargained ands f the said grantee,'and•gmhtee's heirs and assigns forever,the following described land,situate,lying and beingiin L') Collier \'f County,Florida,to-wit: The East 75 Feet of the/Eas '-.' of • 'EN GATE ESTATES, Unit No. 51, According to the p1. er,eo)f °4 ec• ..-;"i Flat Book 5, Pages 84 and 85 of the Public Record� ;of Collk.e ,.1. t - o idd. MIS IS NON—IMPROVED V. v 4:,,,. :A. 4 SUBJECT to a mortgage to Wi o•rt � a�tf�r� the current amount due is 82,691.26-which Grantees assume ,;. •- t.•" y• and said grantor does hereby fully warrant the title to said land,and will defend the same against the lawful claims of all persons whomsoever. i "'Grantor"and"grantee"are used for singular or plural,as context requires. In Witness Whereof, grantor has hereunto set grantor's hand and seal the day and year first above written. Signed,sealed and delivered in our presence / . '. �_ �/i i// �. . . .. _ (Seal) 4 A o r :0,g �� /./ /�j/� -./lL�a �r (Seal) -0 1 p e %r .sa arc a co111 TY13 �µ ' et o an officer duly qualified to take acknowledgments,personally appeared a „,wr J 1?r t: t a ,} dog this day before me, Y q s +.<rY.fy� ,} # . z • . .a (0,5described in and who executed the foregoing instrument and acknowledged before me that ,, .: ' ( ( day of ,19 91. +tot the County and State last aforesaid this t '---."Af j0 v�:.,'1,N.,-w- i.'_• `di%. .�. ,,.,.+�sr :, mac.-�. y.c ., ' . �-. fat ,r-.n. otar,Public �. • •"i`g4, i;1:0, : ' < \ tMMO PUBLIC STATE sir CLOBIOI �i` F'f� sr COMISSIOB Ells an ai iesi 7TFa61 err yr '+ P i . i 444.� F9y F " 4 y u 4 F s �X rl ds 4$w A , ;'''`a, �� >'f td ♦ 4. .: i 45:4 !,ti gl! �4 ya � ' ret -4 . _' _,,t-" .3 " i'4 ' P` e : z -. .44',,44.1x4-1,4,4.,,,,,.-A it.G, x-.. n 7.14 S-t, r t } r 1 4 r : it ti •.?-10 s " t �t � M+., ✓ ' 44>1 r ,, oVy k ?9A r Packet ra.e -777 ^sue 1 sa` ; E ' M1 'tin ' "4 ' ag:.4 ,4,f 0,2:-....7*, -t 5< y r �t ?<w 'i .x i11 `. . ,',....$ y, : S •�C r' zit,y r t a -e +^ tzs-eli . �, , . v , . s r }.lw •x `. 1tii_} m, .911a s 'Mull-. e. ,.:^::-a p n.*s{ ,. W J fW r +J• z ° it i < -ftNu i., Fi ' ^ \ µ '.1 fn it4 r. . _ �.J- l v t .. 1,,,, % 9/9/2014 16.A.21. PROJECT: Golden Gate Boulevard 60040 PARCEL: 254RDUE FOLIO: Portion of 39382400001 EASEMENT AGREEMENT THIS EASEMENT AGREEMENT (hereinafter referred to as the "Agreement") is made and entered into on this day of , 2014, by and between JOSE C. McGEE and JULIA N. McGEE, husband and wife, whose mailing address is 1040 Coconut Circle W, Naples, Florida 34104 (hereinafter referred to as "Owner"), and COLLIER COUNTY,a political subdivision of the State of Florida, whose mailing address is 3299 Tamiami Trail East, do the Office of the County Attorney, Suite 800, Naples, Florida 34112 (hereinafter referred to as "County"). WHEREAS, County requires a perpetual non-exclusive Road Right-of-Way, Drainage and Utility Easement over, under, upon and across the lands described in Exhibit "A", which is attached hereto and made a part of this Agreement (hereinafter referred to as the "Easement"); and WHEREAS, Owner desires to convey the Easement to County for the stated purposes, on the terms and conditions set forth herein; and ,--. WHEREAS, County has agreed to compensate Owner for conveyance of the Easement. NOW THEREFORE, in consideration of these premises, the sum of Ten Dollars ($10.00), and other good and valuable consideration, the receipt and sufficiency of which is hereby mutually acknowledged, it is agreed by and between the parties as follows: 1. All of the above RECITALS are true and correct and are hereby expressly incorporated herein by reference as if set forth fully below, and all Exhibits referenced herein are made a part of this Agreement. 2. Owner shall convey the Easement to County for the sum of: $700.00 subject to the apportionment and distribution of proceeds pursuant to Paragraph 9 of this Agreement (said transaction hereinafter referred to as the "Closing"). County shall also pay attorney, Todd B. Allen, Esq. the sum of $600.00. Said payments to Owner and attorney, payable by County Warrants, shall be full compensation for the Easement conveyed, including (if applicable) all landscaping, trees, shrubs, improvements, and fixtures located thereon, and shall be in full and final settlement of any damages resulting to Owner's remaining lands, costs to cure, including but not limited to the cost to relocate the existing irrigation system and other improvements Packet Page-778- CA( 9/9/2014 16.A.21 . Page 2 (if any), and the cost to cut and cap irrigation lines (if any) extending into the Easement, and to remove all sprinkler valves and related electrical wiring (if any), and all other damages in connection with conveyance of said Easement to County, including all attorneys' fees, expert witness fees and costs as provided for in Chapter 73, Florida Statutes. 3. Owner shall obtain from the holders of any liens, exceptions and/or qualifications encumbering the Easement, the execution of such instruments which will remove, release or subordinate such encumbrances from the Easement upon their recording in the public records of Collier County, Florida. Prior to Closing and as soon after the execution of this Agreement as is possible, Owner shall provide County with a copy of any existing title insurance policy and the following documents and instruments properly executed, witnessed, and notarized where required, in a form acceptable to County (hereinafter referred to as "Closing Documents"): (a) Easement; (b) Instruments required to remove, release or subordinate any and all liens, exceptions and/or qualifications affecting County's enjoyment of the Easement; (c) Closing Statement; (d) Grntor's Non-Foreign, Taxpayer Identification and "Gap" Affidavit; (e) W-g Form; and (f) Such evidence of authority and capacity of Owner and its representatives to execute and deliver this agreement and all other documents required to consummate this transaction, as reasonably determined by County, County's counsel and/or title company. 4. Both Owner and County agree that time is of the essence. Therefore, Closing shall occur within ninety (90) days of the date of execution of this Agreement or within thirty (30) days of County's receipt of all Closing Documents, whichever is the later. This agreement shall remain in full force and effect until Closing shall occur, until and unless it is terminated for other cause. At Closing, payment shall be made to Owner in that amount shown on the Closing Statement as "Net Cash to the Seller." 5. Owner agrees to relocate any existing irrigation system located on the Easement including irrigation lines, electrical wiring and sprinkler valves, etc. (if any), prior to the construction of the project without any further notification from County. Owner assumes full responsibility for the relocation of the irrigation system (if any) on the remainder property and its performance after relocation. Owner holds County harmless for any and all possible damage to the irrigation system in the event owner fails to relocate the irrigation system prior to construction of the project. Packet Page-779- 9/9/2014 16.A.21 . Page 3 If Owner elects to retain improvements and/or landscaping ("Improvements") located on the Easement (if any), Owner is responsible for their retrieval prior to the construction of the project without any further notification from County. Owner acknowledges that County has compensated Owner for the value of all improvements located within the Easement area, and yet County is willing to permit Owner to salvage said improvements as long as their retrieval is performed before construction and without interruption or inconvenience to the County's contractor. All improvements not removed from the Easement prior to commencement of construction of the project shall be deemed abandoned by Owner. This provision shall survive Closing and is not deemed satisfied by conveyance of title. 6. Owner and County agree to do all things which may be required to give effect to this Agreement immediately as such requirement is made known to them or they are requested to do so, whichever is the earlier. 7. Owner agrees, represents and warrants the following: (a) Owner has full right, power and authority to own and operate the property underlying the Easement, to enter into and to execute this Agreement, to execute, deliver and perform its obligations under this Agreement and the instruments executed in connection herewith, to undertake all actions and to perform all tasks required of Owner hereunder and to consummate the transaction contemplated hereby. (b) County's acceptance of the Easement shall not be deemed to be full performance and discharge of every agreement and obligation on the part of Owner to be performed pursuant to the provisions of this Agreement. (c) No party or person other than County has any right or option to acquire the Easement or any portion thereof. (d) Until the date fixed for Closing, so long as this Agreement remains in force and effect, Owner shall not encumber or convey any portion of the property underlying the Easement or any rights therein, nor enter into any agreements granting any person or entity any rights with respect to the Easement, without first obtaining the written consent of County to such conveyance, encumbrance, or agreement, which consent may be withheld by County for any reason whatsoever. (e) There are no maintenance, construction, advertising, management, leasing, employment, service or other contracts affecting the Easement. (f) Owner has no knowledge that there are any suits, actions or arbitration, administrative or other proceedings or governmental investigations or requirements, formal or informal, existing or pending or threatened which affect the Easement or which adversely affect Owner's ability to perform Packet Page -780- 9/9/2014 16.A.21. Page 4 hereunder; nor is there any other charge or expense upon or related to the Easement which has not been disclosed to County in writing prior to the effective date of this Agreement. (g) County is entering into this Agreement based upon Owner's representations stated in this Agreement and on the understanding that Owner will not cause the physical condition of the property underlying the Easement to change from its existing state on the effective date of this Agreement up to and including the date of Closing. Therefore, Owner agrees not to enter into any contracts or agreements pertaining to or affecting the property underlying the Easement and not to do any act or omit to perform any act which would adversely affect the physical condition of the property underlying the Easement or its intended use by County. (h) The property underlying the Easement, and all uses of the said property, have been and presently are in compliance with all Federal, State and Local environmental laws; that no hazardous substances have been generated, stored, treated or transferred on the property underlying the Easement except as specifically disclosed to the County; that the Owner has no knowledge of any spill or environmental law violation on the property contiguous to or in the vicinity of the Easement to be sold to the County, that the Owner has not received notice and otherwise has no knowledge of: a) any spill on the property underlying the Easement; b) any existing or threatened environmental lien against the property underlying the Easement; or c) any lawsuit, proceeding or investigation regarding the generation, storage, treatment, spill or transfer of hazardous substances on the property underlying the Easement. This provision shall survive Closing and is not deemed satisfied by conveyance of title. 8. Owner shall indemnify, defend, save and hold harmless the County against and from, and reimburse the County with respect to, any and all damages, claims, liabilities, laws, costs and expenses (including without limitation reasonable paralegal and attorney fees and expenses whether in court, out of court, in bankruptcy or administrative proceedings or on appeal), penalties or fines incurred by or asserted against the County by reason or arising out of the breach of any of Owner's representations under paragraph 7(h). This provision shall survive Closing and is not deemed satisfied by conveyance of title. 9. County shall pay all fees to record any curative instruments required to clear title, and all Easement instrument recording fees. In addition, County may elect to pay reasonable processing fees required by lien-holders and/or easement-holders in connection with the execution and delivery of a Release or Subordination of any mortgage, lien or other encumbrance recorded against the property underlying the Easement; provided, however, that any apportionment and distribution of the full compensation amount in Paragraph 2 which may be required by any mortgagee, lien- holder or other encumbrance-holder for the protection of its security interest, or as consideration due to any diminution in the value of its property right, shall be the responsibility of the Owner, and shall be deducted on the Closing Statement from the Packet Page-781- �� 9/9/2014 16.A.21. Page 5 compensation payable to the Owner per Paragraph 2. County shall have sole discretion as to what constitutes "reasonable processing fees." 10. There shall be deducted from the proceeds of sale all prior year ad valorem taxes and assessments levied against the parent tract property which remain unpaid as of the date of Closing. Furthermore, in accordance with the exemptions provided for in Section 201.01, Florida Statutes, concerning payment of documentary stamp taxes by County, Owner shall pay all documentary stamp taxes required on the instrument(s) of transfer. 11. This Agreement and the terms and provisions hereof shall be effective as of the date this Agreement is executed by both parties and shall inure to the benefit of and be binding upon the parties hereto and their respective heirs, executors, personal representatives, successors, successor trustees, and/or assignees, whenever the context so requires or admits. 12. If the Owner holds the property underlying the Easement in the form of a partnership, limited partnership, corporation, trust or any form of representative capacity whatsoever for others, Owner shall make a written public disclosure, according to Chapter 286, Florida Statutes, under oath, subject to the penalties prescribed for perjury, of the name and address of every person having a beneficial interest in the property underlying the Easement before the Easement held in such capacity is conveyed to County. (If the corporation is registered with the Federal Securities Exchange Commission or registered pursuant to Chapter 517, Florida Statutes, ■"'1 whose stock is for sale to the general public, it is hereby exempt from the provisions of Chapter 286, Florida Statutes.) 13. Conveyance of the Easement, or any interest in the property underlying the Easement, by Owner is contingent upon no other provisions, conditions, or premises other than those so stated herein; and this written Agreement, including all exhibits attached hereto, shall constitute the entire Agreement and understanding of the parties, and there are no other prior or contemporaneous written or oral agreements, undertakings, promises, warranties, or covenants not contained herein. No modification, amendment or cancellation of this Agreement shall be of any force or effect unless made in writing and executed and dated by both Owner and County. 14. Should any part of this Agreement be found to be invalid, then such invalid part shall be severed from the Agreement, and the remaining provisions of this Agreement shall remain in full force and effect and not be affected by such invalidity. 15. This Agreement is governed and construed in accordance with the laws of the State of Florida. Packet Page-782- C.�+ 9/9/2014 16.A.21. Page 6 IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the date first above written. AS TO COUNTY: DATED: ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, Clerk COLLIER COUNTY, FLORIDA BY: Deputy Clerk TOM HENNING, Chairman AS TO OWNER: DATED: 4 ,_ .2 .4.1 / /a use a-. i1cc. V4ttness (Signature) JOSE C. McGEE —Ti5TOD 41-L0-) Name (Print or T •e /, ,f-' 1'-'-'---.6 -(Signature) J IA N. McGEE 45-,64v," ,0":49-,e-z- Name (Print or Type) Approved as to form and legality: ise. ' 9 . ...........6... ..e... - riPILIAII Assistant County Attorney Last Revised:6/3/2013 /--. Packet Page -783- --- -- 9/9/2014 16.A.21. 0Gisrr GOLDEN GATE BOULEVARD (CR 876) S 5+00 E 136+00 137+00 1158+00 i 139+00 140700 �\f f E { j is // 0.A I , 8 i PROPOSED ROADWAY EASEMENT € PARCEL 254 RDUE 2,850 SO FT. f • EAST 75' OF TRACT 21 I tie I TRACT 20 TRACT 21 TRACT 22 GOLDEN GATE ESTATES UNIT 51 PLAT BOOK 5 PAGE 84 F 3 WATERWAYS JOINT VENTURE IV BURNETTE OR 4439/187 I OR 670/749 N CHIAPPETiA JR MC GEE R 3351/3015 OR 1607/1012 W LA.r 2\ , i Y S SO FT. SQUARE FEET OR OFFICIAL RECORDS (BOOK/PAGE) ...; PROPOSED ROADWAY, DRAINAGE AND UTILITY EASEMENT (ROUE) is EXISTING ROADWAY EASEMENT PAGE 84 PERPETUAL LEGAL DESCRIPTION FOR PARCEL 254 RDUE A PORTION OF TRACT 21, GOLDEN GATE ESTATES, UNIT 51 AS RECORDED IN PLAT BOOK 5, PAGE 84 OF THE PUBLIC RECORDS OF COLLIER COUNTY, FLORIDA, LYING IN SECTION 1, TOWNSHIP 49 SOUTH, RANGE 27 EAST, COLLIER COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS. THE SOUTH 38 FEET OF THE NORTH 88 FEET OF THE EAST 75 FEET OF SAID TRACT 21. CONTAINING 2,850 SQUARE FEET, MORE OR LESS. TECM-ROW FEB 0 1 2010 0 40 80 780 er11X....... A.WARD_►MIESSO A SUPNM 8 NVPEA SKETCH & DESCRIPTION ONLY ' FLORIO.RE0STRAT c rt no.5w+ saFe.w o.tt: p NOT A BOUNDARY SURVEY SCALE:1'.eo' ORIGINAL T FOR: COLLIER COUNTY GOVERNMENT BOARD OF COUNTY COMMISSIONERS A ROM,RiGb te D SURVEYOR WPM or Amiss GOLDEN GATE BOULEVARD lAl!\ Viodailini •• SKETCH & DESCRIPTION OF: PROPOSED ROADWAY EASEMENT C A.t MULTI i slr..144 t PARCEL 254 RDUE 0610 Wave Palk onve,BMW 200 Naples,Flmltle 84105 COLLIER COUNTY. FLORIDA Awn.:(23(9 507-0675 FAX:12301 587-0670 UM,:5562 JOB NUMBER.. REVISION SECTION TOWNSHIP RANGE 1 SCALE 1 DATE DRAWN BY FILE NAME SHEET 050217 00.01 00011 REV 01 1 49 2009 S.D.L. SE 254 I 1 OF 1 Packet Page -784- ,C,