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Agenda 07/09/2013 Item #16C6 7/9/2013 16.C.6. EXECUTIVE SUMMARY Recommendation to approve the Utility Easement Agreement with CDC Land Investments, Inc.,to accommodate the relocation of Master Pumping Station 306.00 for a total cost not to exceed $132,250,Project Number 70050. OBJECTIVE: That the Board of County Commissioners (Board), as the Governing Body of Collier County and Ex-Officio the Governing Board of the Collier County Water-Sewer District (CCWSD), accept a Utility Easement from CDC Land Investments, Inc., to relocate Master Pumping Station 306.00 (MPS 306) from its present location within an existing easement on property owned by CDC Land Investments, Inc., to a larger proposed easement on the same parcel. CONSIDERATIONS: On June 24, 2008, as Agenda Item IOG, the Board adopted the 2008 Wastewater Master Plan Update that identified the requirement for Force Main Technical Support. The proposed scope of work for Project 70044, "Force Main Technical Support - ARVs," is consistent with the 2010 Wastewater CIP Update (dated October 5, 2010), page 2 of 4, line 52, as identified in the 2011 User Fee Rate Study. MPS 306 handles wastewater flows from a large regional area where wastewater flows will be increasing with planned development. MPS 306 does not comply with current Collier County Utility Standards and the Florida Building Code, is approximately 25 years old, and is in need of rehabilitation. The current easement upon which MPS 306 is sited is not of adequate size to locate the replacement equipment, nor will there be sufficient room to adequately perform routine maintenance with the planned upgrades. The property owner is willing to grant a new easement on its tract of land that will increase the easement size from 0.17 acre to 0.96 acre. The increase in size of the easement footprint will allow for the planned upgrades to bring the master pumping station up to current standards and be poised to pump future increases in wastewater flows. The property owner has agreed to allow the CCWSD to utilize the current easement concurrently with the new easement until such time as the relocation of MPS 306 is complete, the replacement MPS 306 is placed in service, and the former MPS 306 is decommissioned. Once these actions are finalized, CCWSD will initiate the process for vacating the existing easement. Real Property Management's in-house Real Estate Appraiser has determined the fair market value of the easement we are seeking to acquire to be $157,248.00. The existing easement where MPS 306 is currently sited has a value of$27,846 and the property owner has agreed to accept the appraised value for the easement minus the value of the existing easement, which is $129,402.00. FISCAL IMPACT: Funding is available in and is consistent with the FY13 Capital Budget approved by the Board on September 20, 2012. The source of funding is the Wastewater User Fee Fund (414). Funds are available in Project 70050, Master Pump Station Technical Support. Packet Page -789- 7/9/2013 16.C.6. The total outlay should not exceed $132,250.00 for the purchase, recordation,title insurance, and cost of the easement vacation. 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 project meets current Growth Management Plan standards to ensure the adequacy and availability of viable public facilities. RECOMMENDATION: That the Board of County Commissioners, Ex-Officio the Governing Board of the Collier County Water-Sewer District, 1. Approve the attached Utility Easement Agreement and accept the Utility and Access Easement; 2. Authorize the Chairwoman to execute the Utility Easement Agreement; 3. Authorize staff to prepare related vouchers and Warrants for payment; and, 4. Direct the County Manager or his designee to follow appropriate closing procedures and record the Utility and Access Easements in the official records of Collier County, Florida. Prepared By: Marlene J. McLaughlin, Senior Property Acquisition Specialist, Real Property Management, Department of Facilities Management Attachments: 1. Utility Easement Agreement 2. Appraisal 3. Location Map Packet Page-790- 7/9/2013 16.C.6. COLLIER COUNTY Board of County Commissioners Item Number: 16.16.C.16.C.6. Item Summary: Recommendation to approve the Utility Easement Agreement with CDC Land Investments, Inc., to accommodate the relocation of Master Pumping Station 306.00 for a total cost not to exceed $132,250, Project Number 70050. Meeting Date: 7/9/2013 Prepared By Name: PajerCraig Title: Project Manager, Senior,Public Utilities Engineeri 6/15/2013 8:12:20 PM Submitted by Title: Project Manager, Senior,Public Utilities Engineeri Name: PajerCraig 6/15/2013 8:12:22 PM Approved By Name: ChmelikTom Title: Director, Public Utilities Engineering Date: 6/17/2013 8:27:16 AM Name: HapkeMargie Title: Operations Analyst,Public Utilities Date: 6/17/2013 9:17:11 AM Name: Joseph Bellone Title: Manager-Utility Billing&Cust Serv.,Utilities F Date: 6/18/2013 11:18:21 AM Name: JohnssenBeth Date: 6/19/2013 9:18:48 AM Name: JacobsSusan Packet Page-791- 7/9/2013 16.C.6. Title: Operations Analyst,Public Utilities Date: 6/24/2013 2:45:17 PM Name: MottToni Title: Manager-Property Acquisition&Const M,Facilitie Date: 6/25/2013 11:01:37 AM Name: McLaughlinMarlene Title:Property Acquisition Specialist,Facilities Managem Date: 6/25/2013 2:17:41 PM Name: YihnazGeorge Title: Administrator, Public Utilities Date: 6/25/2013 4:13:24 PM Name: PepinEmily Title: Assistant County Attorney, CAO Litigation Date: 6/26/2013 11:07:58 AM Name: UsherSusan Title: Management/Budget Analyst, Senior,Office of Manage Date: 6/27/2013 1:31:50 PM Name: KlatzkowJeff Title: County Attorney Date: 6/28/2013 8:48:44 AM Name: OchsLeo Title: County Manager Date: 6/30/2013 4:00:23 PM Packet Page-792- 7/9/2013 16. C.6. Project: MPS 306 Relocation Folio No.: 71750000402 UTILITY EASEMENT AGREEMENT THIS UTILITY EASEMENT AGREEMENT(hereinafter referred to as the"Agreement") is made and entered into by and between CDC LAND INVESTMENTS, INC., a Florida corporation whose mailing address is 2550 Goodlette Road N., #100, Naples Florida 34103 (hereinafter referred to as "Owner"), and the BOARD OF COUNTY COMMISSIONERS OF COLLIER COUNTY, FLORIDA, AS THE GOVERNING BODY OF COLLIER COUNTY AND AS EX-OFFICIO THE GOVERNING BOARD OF THE COLLIER COUNTY WATER-SEWER DISTRICT, its successors and assigns, (hereinafter referred to as "CCWSD"), whose mailing address is 3335 Tamiami Trail East, Suite 101, Naples, Florida 34112; WHEREAS, CCWSD has requested that Owner convey to the CCWSD a perpetual non-exclusive Utility Easement over, 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 Area")for the stated purpose of constructing, maintaining and operating utility facilities thereon, on the terms and conditions set forth herein; and WHEREAS, Owner desires to convey the Easement Area to CCWSD for the stated purposes on the terms and conditions set forth herein. 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: Owner shall convey the Easement Area to CCWSD via a Utility Easement, for the sum of One Hundred Twenty Nine Thousand Four Hundred Two and 00/100 Dollars($129,402.00), U.S. currency by County Warrant or wire transfer(said transaction hereinafter referred to as the"Closing"). The CCWSD will be responsible for all repairs, maintenance, and related costs for its above-ground and in-ground infrastructure within the Easement Area, The CCWSD will be responsible for securing the construction area and the costs of same. This provision shall survive Closing and is not deemed satisfied by conveyance of the Utility Easement. The CCWSD shall have possessory interest of the utility site upon which Master Pump Station 306 is currently situated, that site conveyed to the CCWSD via Utility Easement signed April 19, 1988 and recorded May 4, 1988 in O.R. Book 1346, Page 1693, Public Records, Collier County, Florida until such time as all Master Pump Station 306 relocation activities reach completion. At that time when the relocated Master Pump Station 306 begins service and the original Master Pump Station 306 is abandoned, and all testing and decommissioning activities have been completed, actions relating to the vacation of the aforementioned Utility Easement will commence. Until the vacation of the original Utility easement, O.R. Book 1346, Page 1693, Public Records, Collier County, Florida is recorded in the Public Records, the CCWSD will have possessory interest in both Easement Areas on Tract"I", Sabal Bay Commercial Plat—Phase One. Prior to Closing, Owner shall obtain from the holders of any liens, exceptions and/or qualifications encumbering the Property, the execution of such instruments which will remove, release or subordinate such encumbrances from the Property underlying the Easement Area upon their recording in the Public Records of Collier County, Florida. Owner shall provide such instruments, properly executed, to the CCWSD on or before the date of Closing. Closing shall occur within sixty (60) days from the date CCWSD executes this Agreement; provided, however, that CCWSD shall have the unilateral right to extend the term of this Agreement for a period not to exceed 60 days. Owner is aware and understands that the "offer" represented by this Agreement is subject to acceptance and approval by the Board of County Commissioners of Collier County, Florida. Owner represents that to the Owner's knowledge, the Easement Area and all uses of the Easement Area have been and presently are in compliance with all Federal, State and Local environmental laws; that to the Owner's knowledge, no hazardous substances have been Packet Page-793- c� 7/9/2013 16.C.6. generated, stored, treated or transferred on the Easement Area except as specifically disclosed to CCWSD; that the Owner has no knowledge of any spill or environmental law violation on any property contiguous to or in the vicinity of the Easement Area to be 444, conveyed to CCWSD; that the Owner has not received notice and otherwise has no knowledge of a) any spill on the Easement Area, b) any existing or threatened environmental lien against the Easement Area or c)any lawsuit, proceeding or investigation regarding the generation, storage, treatment, spill or transfer of hazardous substances on the Easement Area. This provision shall survive Closing and is not deemed satisfied by conveyance of title. Owner shall indemnify, defend, save and hold harmless the CCWSD against and from, and to reimburse the CCWSD 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 CCWSD by reason or arising out of the breach of Owner's representation under the previous paragraph. This provision shall survive Closing and is not deemed satisfied by conveyance of title. CCWSD shall pay for all costs of recording the conveyance instruments in the Public Records of Collier County, Florida. All other costs associated with the closing of this transaction including but not limited to transfer, documentary and intangible taxes, and recording costs for any curative instruments shall be borne and paid by Owner. The cost of a title commitment shall be paid by CCWSD. 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. Conveyance of the Easement Area by Owner is contingent upon no other provisions, conditions, or premises other than those so stated above; and the 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. If the Owner holds the property underlying the Easement Area 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, of the name and address of every person having a beneficial interest in the property underlying the Easement Area before the Easement Area held in such capacity is conveyed to CCWSD, its successors and assigns. (If the corporation is registered with the Federal Securities Exchange Commission or registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to the general public, it is hereby exempt from the provisions of Chapter 286, Florida Statutes.) This Agreement is governed and construed in accordance with the laws of the State of Florida. Packet Page-794- 7/9/2013 16.C.6. IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the day of ,2013. Date Property acquisition approved by BCC: AS TO CCWSD: DATED: ATTEST: BOARD OF COUNTY COMMISSIONERS DWIGHT E. BROCK, Clerk OF COLLIER COUNTY,FLORIDA,AS THE GOVERNING BODY OF COLLIER COUNTY AND AS EX-OFFICIO THE GOVERNING BOARD OF THE COLLIER COUNTY WATER-SEWER DISTRICT BY: Deputy Clerk Georgia A. Hiller, Esq., Chairwoman AS TO OWNER: DATED:curie_ I -1°1.3 CDC LAND INVESTMENTS,INC., a Flori p ofit orporati n Wit ess (Signature) Print Name: Nameee.1°°'°-1•,- ?.-• C..z" ,► -� (Print or Type) Title: \ c.e~'Cce Witness(Signature) Name: ; 2A / �.,4; o,ue y (Print or Type) / Approved as to form and legality Assistant County Attorney Packet Page-795- ... . 7/9/2013 16.C.6. / ,' , , , 2 i Fadcgaw , / / i 090tHMTof A 11— .„, ., n ■ 1 ,/ / /// --------- // r E / 6 / ,-,-; ,-1 : lk• / // F:3 0 / / c•q ?..`,..,o-b , "4 .?2,::-: Gi. `B Iii ,. 6/ t oill T \ / / / ,4:b> / / ?,., , i. , - i. ■ 1 ' , ' i I tO as 2 Z. 2 tn "•- .3 c) --I I>. Cn 0 1 R / 4. •6 AS' 4.:' C\/ .\ / r-- )1, .... a 4 ...... , .-> /o ,;_b ‘ z , ,1 ,- ,,,,,<- in r-,-, , mz / ...... _ / ,/ ,...->, , / ,, ,._-_ ,.; , . 1,_ > i ---, ,- .,i -_..„. , / ,„,y/ - „_-, ...>g.,8 ,. , , — / , 70- Mil ,' / 'q `It / • ,. / ---, ,. -,` r 1 ! ,,, - s ,. •.',. •.: _,!,,i,,,,' . .... / -I 8 / 3„Ll.G LOOS i Z U; '.2,. fl - 5, mr FT. .2 3 RI --, - * I, .■'G 1 .`,T;A-(?,. ,i 6.,-?' °■-1,P. 5, —, -3 '1) ? * C-,, ,g2.-11- oitTp _26 ',.. C.) 't ■?-.- ' I i ''' F.F"'q'i'lg- '7' .fte--i c) _,,,,T,,q ,1,099-=-.'I, iii .-_- --,-, , , ..... ----, ...„, o ,-,-,0,-, ,' 1- —. .. , a,. r- ' ''') --1 ":---4T:t.' ,i-:,•,6., ---, r,...3. ,7,*;.',4' ;3,,L, •71 t / -'0 --1-- c.TT,o 0;2 i - ' ''' AI** ' ■ i' . — 1 - Packet Page 796 C:4 ___ _ 7/9/2013 16.C.6. . -- Stantec WilsonMiller LEGAL DESCRIPTION Being a part of Tract"I" Sabal Bay Commercial Plat—Phase One . Plat Book 38, Pages 81 through 84, Collier County, Florida (Proposed Collier Utility Easement(C.U.E.) BEGINNING at the Northwest Corner of Tract"I",according to the Plat of Sabel Bay Commercial Plat—Phase One as recorded in Plat Book 38, Pages 81 through 84, Public Records of Collier County, Florida. Thence along the Right of Way line of Thomasson Lane(SR 864)and the northerly Boundary of said Tract"I"North 89°35'12"East 24.97 feet; Thence continue along said Boundary line, North 89°42'24"East 334.04 feet; Thence leaving said Boundary line South 00°15'17"East 140.21 feet; Thence South 38°50'41"West 102.50 feet to a point on the Boundary line of said Tract"I"in the following two(2)described courses; 1) North 51°08'02"West 206.35 feet; 2) 161.49 feet along the arc of a circular curve concave southwest having a radius of 840.00 feet through a central angle of 11°00'54"and being subtended by a chord which bears North 56°38'29"West 161.24 feet to the POINT OF BEGINNING. Containing 0.96 acres or 41,965 square feet, more or less. Bearings are based on the Northerly line of said Tract"I", being North 89°42'24" East. Certificate of authorization#LB-43. WilsonMiller, Inc. Registered Engineers and Land Surveyors By: Date: November 16,2012 Lance T Miller, Professional Surveyor and Mapper#LS5627 Not valid unless embossed with the Professional's seal. Ref. 2D-122-I • ().\ Packet Page-797- 7/9/2013 16.0.6. MPS 306 EASEMENT VALUATIONS 061, co Oict rjei, 11,0147 ‘, Parcel No. 71750000402 Site Acir. Name I Address CDC LAND INVESTMENTS, INC 2550 GOODLETTE RD #100 City NAPLES State FL Zip 34103 Packet Page -798- , ' ' 7/9/2013 16.C.6. lilitis .,,,.......,,,r....-., t; ..,.0,77-_-. .......„,........_,........,.... ....,... 1---iPoir ' :'.:_.;.-7:i::".%74-:;4'..t.r.:,,C:E.:,,.."41: .."...-.'' :'.. •. - -.:4-----,'-'1,,.`t....:.--..'4.::,-.0,xF. --. -•-:-..E'—:".'..---''':'.-.-,:-''..::::::,,,-.7...;:". .-.:..„,,,,,:**4-1..Ltr,4,..,„,:n.,,,;:ii... ....s..--,,,!..-.',.,,,ti,...zi,:„, \:::„:7,;:!..4,- ik, 'L,-, THE. SCOPE OF THE APPRAISAL ASSIGNMENT Provkiothe valuation at the MPS site and the valuation n[a /u° relocation MPS site. The appraisal report will be presented in two parts and then both paUsugeU *rniU be reconciled. The objective of the appraisal assinment is value the existing 0.1706 acre site. This value becomes a credit i�nCoUior[uum7 towards the new relocation area. Tine second part will be to 'a|uc/hc relocation area being 0.96 acre. Wom' : CDC LAND INVESTMENTS, INC Address 2550 G000LETTERD #IQ0 City NAPLES State Zip FL 34103 Map No. �hnn }<o. Section Range Acres */\orcuue 5A24 61010011 5A24 24 50 25 34'19 Legal SABAL BAY COMMERCIAL PLAT PHASE ONE TRACT I Packet Page-799- EA.SEMENT VALUATION 7/9/2013 16.0.6. File Nc MP LAND APPRAISAL REPORT CeSe No SABAL BAY Borrowc: COLLIER COUNTY GOVERNMENT Census Traci lin Refer-me 5B19 . 1 Property Address NO SITE ADDRESS SABAL BAY COMMERCIAL 0 CO NAPLES County COLL:ER Staie FL Zip Code 34112 1 P: • 1 i at LerA!Description SABAL BAY COMMERCIAL PLAT PHASE ONE TRACT i Sale Price 3 NA Date of Sale Loan Term • NA ys, Property Rights Appraised r7 Fee. L jLeasehoid 1 lEie Minim PU i-1 Actual Real Estate Taxes S (yr) Loan Charges to be pac Oy seller S Diner Sales Concessions NA i IA Loner:Client COLLER COUNTY GOVT Address 3335 TAMIAMI TRAIL E STE 101 NAPLES FL 34117 :Occupant • VACANT Appraise- ROOSEVELT LEONARD Instrucliors 10 Appraiser ESMT VALUE(FEE)• Lxation I X I Utah -1 1T SubuMan , , 7 Ru-a Good Ayg Fair :.'ror L I ,____ Buil!Up Li Over 75% -i1X-I25%to 75% I __I Under 2.4", Employment Stabiiity I I I Xj-1 Growth Fate L_Fu}is I Rapid 7X-1 Sieady !,,,,jSiciv, Convenience to Empoymer I IrX1 I, .,------- Property values :,,_;increasing X I Stable I Declinirg Convenience tc.Shopping E7r5.--,i 7!---1 --, De.mandrSkpoly ,____]Snonege 1 1Ir Balance X I Oversupplo Convenience to Schools r ET _._.1 L 1 , __ ,_, Marketing Time I I Unoer 3 Mos, i !3-6 Mos. X Over e Mos. Adequacy of Puoliciransponatior 11 1 !I Freon Land JSE_.'.‘■ °,1o1 Family '1i;2 %2-4 Family %Apts._ %Condo_39,1r,Comm:Ir.:a Recrealiona:acilities L I I X[T F 9.1aIrdusuial %Vacant ..Li_ Adequacy ot Uthilies j -X IL;L change In Present Lard Use IX] Not Likely 1 .__Likely(*) , "f akin g Place ri Proof of Compalibilly ,,,, J L X1 Li j (.)Frcnr, To Protection torn Detrirrienta CrAnditons 1 ] X ---, Predominate r- ominate Oscupancy I X,Darner EI Tenant %VacanI Police and Fire Protest& r_7_ x Single Family Price Rance S 60,00C In 5 125 000 Predominant Value 5 55 000 General Appearance cri Properties I-- H; ! Single Falilily Age 5 yrs to 25 yrs Predominara Age 10 yrs Apsea!xi Market I—,IL, Li Comments including those!actors,favorabie or unfavotaole,affecting marketabilty re g oublc parks,schools,view,nosed THE SUBJECT PROPERTY IS LOCATED S OF THOMASSON LN AND W OF CARDINAL WAY IN AN AREA CALLED EAST NAPLES NEWER RETAIL DEVELOPMENT WITHIN 3 MILES CALLED FIFTH AVE TO THE WEST AND NEW DEVELOPMENT NEAR CR 951 TO THE EAST .i Dimensions 396 ACRE NEW & 0,-;706 ACRE EXISTING= 396 ACRE AND 0 1706 ACRE [ !Corner Lot Zoning Classificatoo MPUD ZONING Presen Improvements f sc r—, oo no:conform to zoninc regulations Highest and best usc LX_IPresert use Omer(soeciiy) --I iblic .S.Ithsir pescrioe) 0 1 SITEWROVEMENTS I Tons LEVEL ,,1t Elec. ] I Streel Access 1I Public Li Prvate!Size ACREAGE .i, 1 --- .,---i Gas , i Sp ra.s.e TREED LAND Shape IRREGULAR SHAPE Eikater 7 Maintenance i i Punk Lx 1,,,ivalei\hew COMMERCIAL San Sewerrl El S'orrn Sewer I i CurniGhtne,r !Dsainage NO SITE DEV 1101-Cf0.111::Sic:.Ste ! , Si ;ma .u - • T . 7,1 j rk 1---)•< Stree LOIS Is the properly located no HUD identified Special Flood Hazard Area?1 INo, X 1Yes - Comments rfavcrable or infavoraolc inclaainc any apparem adverse easenierds encroachments or other D,I'ver'Sf:condilions) THERE ARE NO KNOWN ADVERSE ,- -::.. EASEMENTS OR ENCROACHMENTS. I K•1 4.7) The scans suet ha:recited II is recent sales of pro:hetes moed sion,a•uric or:axioms::r:surreal arid Yes considered ILess ir lee reef her era tore Ti r.-description ncILdes a dollar ames!rnerr rellecenc mate:reaction r:moan rams or mordean:variatron between are suffice!and comparaora proaertier, -a sin)Czar,'Item ro Me comparable orspery is scorner le or more lev:ssfble than the 5i1Djr:51oi-naerty a 0,1111:-)soificreenI is mem Imre relucine the intealed re so of sdrdect,it a work:ant:rem:n Ire con-Leal-able tr,!munch to ar less favoratite than tne seeterd properly.0 oldis t-f;nicer-lenl is made tors incrcachrio Me inteated vaiee al me stavecI L Slr:AECT PROPERTY COM,-"AR,A3E NC, ' 0.1.3 1 4 5'4 1;A B L P NO2 I cot,,RAFABLE 1 1 3 Adorns NC SITE'ADDRESS NO SITE ADDRESS 055F COLLIER BLVD 7 THOMASSON LN&E TRAIL . NAPLES FL 3412 1 NAPLES NAELES , NAPLES • Proxinkty to Subiesi: 1 ! 496C-0081650 10*MILES J 1C MILES NE , ADJACENT PARCEL • Soles Hess I'1 NA 1.5. 3503.0001 51,557277, 5 625 000 Price r 1 IS an 555 ac' j.5 283 100 acl 3 330.7:00 ac Data Source PUBLIC RECORDS PUBLIC RECORDS PUBLIC RECORDS PUBLIC RECORDS ,-. ,....,,.._ Date of Sale arid I DE SCP.IPTICitiJ I DESCRIPTION , z.ilL:s:riehl i DESCRE.ION ,dllii1:-lkan1 -1 DESCRPTION I Aordni-al__ Time,Adius!rnent I ; 7115/2011 1 -50D 001 4112%2012 i 1E71512012 1[ , _poach 1 EAST NAPLES 1 SIMILAR I --f 4 SIMiLAR i SI VilLAS 7 ---1 Sae:View ,.., 2 EASEMENTS I 11 53 ACRES i -500,000 5.5 ACRES -557 I 2701 1 89 ACRE -250,00.7,1 ZONING 1 MP LID SIMILAR. 1 SIMILAR 1 SIMILAR F ACCESS I ACCESS ACCESS ACCESS ACCESS CORNER;INTERAN C ENTITLEMENTS SIMILAR ACREAGE : . ACREAGE adjusted per acreOVERALL PER ACREI .S217 00D acre I 1 5182 DOS acre i 5,798 500 acre Sale a-Financing Ciorferessioos , ! _.. , _____ Nei Adj.('olalr . 1 I PIIIE fiS_ f+Urhisl S -1,000 000j . IPIes1 X I Was 5 -557,270 - 1 !Plusl2L Minos! 5 -250.00C 1 Indicalee value -1 INet=-29%, INete-363/4 !Net -40% H Subject I •Grcss=29% , S 2,500 03CIGrciers=311ii, 1 $ ,,300,0001Gross=409/0 1 5 375 000 CommKar or Markel Lola IN THIS E NAPLES MARKET AREA,THE SALES DATA INDICATES THAT THE VACANT LAND SALES RANGE IN VALUE OF $162 000 TO 32",7 000 FOR ACREAGE LAND WITH ENTIT Et.lEr.TS. ..,..:-ommeoLe.and Conditions of Appraisal: MOST'NEIGHT.2 PLACED ON COMPARABLE NUMBER TWO BEING$182 03C PER'ACRE THE BASES FOR THE :1..< EASEMENT VALUATION IS TO TAKE THE ESTIMATED PARENT TRACK PER ACRE VALUE AND THEN OBTAIN A PERCENTAGE OF THE PARENT k TRACK VALUATION THEREFORE,IN TH!S VALUATION THE PERCENTAGE WILL SE 90% p Final Reconsliatioc S SEE COMMENT SECTION Mr A 'ESTI104,'11 RHE MARKET vAdflE,5,5 DEFINED Of 3510E4T'ROPER:TY AS D' 4157201.5: ir:Os:S 3129 402 I _441MIIN U. Reviev,Appraise!Inapplicable) ilk . ,ile.r.-...-..,---rr ,--e---- ----*- p.opraiser1s11 I Did' I Did lilpi RnysisaIly ROOSEVELT LEONARD inznriecl'-operly s1.Date senor Booed 4:5..201 2 Dais ReDfr.Siaried 1r1.•Slate Cerlifrasoo irr, Stale 5;larie 2ctiteetion=.! S:1iale. 1L11, Or Slo:',Lisa-to,'1 3384 SL fc else t. Sisi!,e fi'4 For:relict flare cr sicerise or„erlii-,ciaq l'i201z• Packet Page -800- Orli:,011,cen:.c.-7: Cr: Procificee.hi'Cieer FORMS Software 80S-022-572" 5i1n1 1 51 -- EASEMENT VALUATION 7/9/2013 16.C.6. COMMENT ADDENDUM File No. MPS 306 Case No. SABAL BAY Borrower COLLIER COUNTY GOVERNMENT Property y Address NO SITE ADDRESS SABAL BAY COMMERCIAL City NAPLES Count' COLLIER Stale FL Zip Code 34112 LenderiClienl COLLIER COUNTY GOV'T Address 3335 TAMIAMI TRAIL E STE 101 NAPLES FL 34112 First, what is an easement? According to the Dictionary of Real Estate Appraisal, an easement is the "conveyance of certain property rights, but not ownership, to a parcel of real estate." By definition, the ownership of real estate is endowed with a bundle of rights. The concept of bundle of rights maintains that like a bundle of sticks, real property ownership may be wholly intact (fee simple estate) or may be conveyed in part to a third party. By definition, the creation of an easement conveys a portion of the total bundle of rights to a third party. Easements may be either permanent or temporary in nature, with either specific or indefinite time frames. Three broad classes of easements exist and include subsurface, surface and overhead easements. Subsurface easements may be required for the construction of water and sewer lines, gas pipelines, communication lines, or tunnels. During construction, surface disturbance may occur and some above ground appurtenances may be present, however the bulk of the project remains below the surface and is unseen. One key question is 'will the easement affect the use and/or utility of the property that results in a change in highest and best use?" Also, the easement may include accessory rights such as the ability to access the easement and ability to expand the use within the easement (add additional pipes). From a physical standpoint, it should be recognized that most of our activity occurs on the surface. Thus, impacting the surface area tends to affect value to a greater degree compared to a subsurface easement where there is little or no impact on surface use. The relocation area will be fenced off for limited access. The valuation of the existing easement and the relocation easement area will be at 90% of fee. This is due to the easement being a master pump station, the owner will not have use of this 0.96 acre area, and Collier County utility will occupy two areas at once for an undetermined period. There are no additional costs associated with temporary construction areas or access. Packet Page 801- _--_-__ -,--_-___ Prociuced by CIickl-ORMS Software 800-622-8727 Fade 3 6 EASEMENT VALUATION 7/9/2013 16.C.6. COMMENT ADDENDUM File No MPS 306 Case No. SABAL BA" B (rower COLLIER COUNTY GOVERNMENT Prover y Address NO SITE ADDRESS SABAL BAY COMMERCIAL --V City NAPLES Courry COLLIER Stale FL TpCode 34112 Lender/C;ien! COLLIER COUNTY GOV'T Address 3335 TAMIAMI TRAIL E STE 101 NAPLES FL 34112 The easement valuation The existing MPS easement is 0.1706 say 0.17 acres. The established per acre value for subject property is $182,000. Previously discussed we will take 90% of the fee therefore this amout will become a credit towards the relocation estimated value. $182,000 x 0.17 x 90% equals the credit $27,846 dollars. The proposed MPS easement is 0.96 say 0.96 acres. The established per acre value for subject property is $182,000. Previously discussed we will take 90% of the fee therefore this amout will become a credit towards the relocation estimated value. $182,000 x 0.96 x 90% equals the easement value $157,248 dollars. $157,248 minus $27,846 equals $129,402 dollars. The estimated value for the relocated easement site is $129.402 dollars. Packet Page-802- 1 62 Frcr �rvF~ by t�9 � �wF7PS Sa-�vt-are 8uC-��2 87C, F �----4 ` 7/9/201316.0.6. EXISITING LOCATION MPS 306 . 00 SITE PLAN Ui , :23 0 cf,a ri fr ,r Cr) LL 77: LiJ Packet Page -803- . . .— 7/9/2013 16.0.6. .s...w . ..-. 305.18 •. -\ , L'..-,0, ',.- t:111_,. 3P5.-47 • - - M c.4, - -.2.:i.w.S9Pc 1,114 ,ccf, ..r..,.. ‹ a, .., - N \ 900107 ..- Li-1._ A, _ 6 g 77, 6,' 77 -..1 • ''''T., : 0.! .„. ' Li 302.1 cc. c...) ,,.. = g\je,A,ON .-..., :3- 6)41c4.' 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BEGINNING at the Northwest Corner of Tract "I", according to the Plat of Sabal Bay Commercial Plat— Phase One as recorded in Plat Book 38, Pages 81 through 84, Public Records of Collier County, Florida. Thence along the Right of Way line of Thomasson Lane (SR 864) and the northerly Boundary of said Tract"I" North 89°35'12" East 24.97 feet; Thence continue along said Boundary line, North 89°42'24" East 334.04 feet; Thence leaving said Boundary line South 00°15'17" East 140.21 feet; Thence South 38°50'41"West 102.50 feet to a point on the Boundary line of said Tract"I" in the following two (2) described courses; 1) North 51°08'02"West 206.35 feet; 2) 161.49 feet along the arc of a circular curve concave southwest having a radius of 840.00 feet through a central angle of 11°00'54" and being subtended by a chord which bears North 56°38'29"West 161.24 feet to the POINT OF BEGINNING. Containing 0.96 acres or 41,965 square feet, more or less. Bearings are based on the Northerly line of said Tract"I", being North 89°42'24" East. Certificate of authorization#LB-43. WilsonMiller, Inc. Registered Engineers and Land Surveyors ,fir By: Date: November 16, 2012 Lance T Miller, Professional Surveyor and Mapper#LS5627 Not valid unless embossed with the Professional's seal. Ref. 20-122-I Packet Page -809- 7/9/2013 16.0.6. 00,0,1) U In 0 0 FT, 0 Ei CD E.2 cC , CC CD 4: L. c0 U- F'") t: 7=ill ar. 1.1.1 L= c_p CC 0:LW C" E3 Cr ADDENDUM MPS 306 . 00 RELOCATION Packet Page -810- - . . . 7/9/2013 16 C 6 : , , t , Collier County Zoning vv, zc.:.-Ing ..-Iistrir.Is for Collier Count,/ r■ * 1 1 • , ; 1 1 • . . . t I , 1 _. . , \ . , , i F , 1, -, , . . • ,-' , . \ : - ‘• . \ ' , . . , i I , , ■ , , '( ,...,' I 1 I I . \ • I' / ' I I I_ I ' ..' , \ , .--.___I . 4 ■ ' ' . l........■+---- --.7.-.7.......7r..........-....._.--......---.... _ ■ 4? 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File No MPS 30,5 Case No SAB.AL BAY DEFINITION OF MARKET VALUE: The most probable price which a property shook bring;r a competitive and open market under all conditions requisite to a fair sale,the buyer and seller,each acting prudently,knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of e sale as of a specified data and the nassina 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 each acting in what he considers his own hest interest; (3)a reasonable time is allowed for exposure in the open market. (4)payment is mane in terms of cash in U S dollars or in terms of financial,arrangements comparaole 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 '.Adjustments tc the cornparables must be made for special or creative financing or sales concessions No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market;these costs are readily identifiable since the seller pays these costs in virtually all sales transactions Special or creative financing adjustments car be mace to the comparable property by comparisons to financing terms offered by a third party institutional lende•that is not already involved in the property or transaction Any adjustment should not be calculated on a mechanical dollar for dollar cost of the Financing o,concession but the dollar amount of any adjustment should approximate the mantels reaction to the financing or concessions based on the appraiser's judgment STATEMENT OF LIMITING CONDITIONS CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification that appears in the appraisal report is subject to the foliowing conditions 1. The appraiser will not be responsible for matters of a legal nature tnat affect either the property'being appraised or the title to it.The appraiser assumes that the title is good and marketable and,therefore,will not render any opinions about the title The property is appraised on the bass of it Deno under responsible ownership. 2. The appraiser has provided a sketch in tie appraisal report to show approximate dimensions cf the improvements and the sketch is included only to assist the reader of toe report in visualizing the property and understanding the • appraiser's determination of its size. 3 The appraiser has examined the available hood maps Mat are provided by the Federal Emergency Management Agency (or other data sources)and has noted in the appraisal report whether the subject site is located in ar identified Special Flood Hazard Area.Because Ile appraiser is not a surveyor.re or she makes no guarantees.express or implied,regarding • this determination, • 4. The appraiser will not give testimony or appear in court because ne or she made an appraisal of trio property in question. unless specific arrangements to do so have been made neforeha-io 5 Tne appraiser has estimated the value of the and in Me cost approach a'its highes!anc best use and the improvements al toeir contributory value These separate valuations of the and and improvements must riot be used in conjunct en with any other appraisal and are invalid if they are so used 6. The appraiser nos noted in the appraisal tepoT any adverse conditions(such as,needed repairs,deprecat on.the presence f hazard wastes,toxic substances etc.)observed curing the inspection of the subject property or that he or she became aware of during the normal researcri invoived in performing the appraisal.Unless otherwise slated in the appraisal report, the appraiser has no knowledge of any hidden or unaopareni conditions of the property or adverse environmental conditions (including the presence of hazardous wastes,toxic substances etc)tha'would make the property more or less valuable, and h sts assumed that thee:are no snot'cormaticas and males ne risarantees or warranties.express or iMplieC,recarding the condition of the property The appraiser will not be responsible for any such condtions that do exist or for any engineering or testing that might by rennireC to discover whether s_tch conditions exist Because ttr appraiser is rot an expert in the field of environmental hazarnS,the anpraisa,septet must not be considered as an environmental assessmee:of the property The appraiser obtained the in`ormatio-i.estimates arc opinions that were expressed in the appraisal report from sources lnal he or she considers tc be reliable and believes them to be true and correct The appraiser does not assume respcnsiblity for the accuracy c°such items fret we-d firnishec by other pates 5_ The aporaiserwit!not discicse the contents of the appraisal report except as provided for in Inc Uniform Staacarda of Professional Appraisal Practice. 9. The appraiser has based his or her appraisal report and valuation:conclusion for an appraisal that is subject tc saustactc y completion,repairs,or alterations on the assumption that completion of the improvements will oe performed in a workmanlike mariner. 10. The appraiser must provide his or her prior written consent before the ienderlclient specified in tnn-appraisal•eport car distribute the appraisal report(including cpreausions about the property value, the appraiser's identity and professional des.ignations, and references to any professional appraise orosnrzotions or the firm w i t h,‘whieh the appraiser i& sso e7' to anyone other than the borrower. the mortgage Or its successors and assigns the mortgade surer consu tants; professional ap tra: ai organ.:miens,any state Or federal y approved financ:al er any department.agency. or instrumentality of she Unilec Slates or any state or the District of Columbia;except that the lendertclient may distribute the property de ^nptior section of lee recede-.i'.y to data eolio lion or reporting se-vice( with_rit having to obtain the copra-se-s pep,written consent.Toe appraiser's w ritten consent and approval must also be obtained nebo e the appraisal ar:be conveyed by anyone it the pablic tor. -, releti„n= views.sales,,.r other mecr_ Packet Page -814 rid.:Le P r-i-.r• - Pr•)cu'cb f t F.44.4't-- _: eat • EASEMENT VALUATION 7/9/2013 16.0.6. • File No. MPS.wM Case No SABAL BAY PURPOSE AND USE OF LIMITED APPRAISAL • The purpose of this limited appraisal is to estimate market value by pe-forr-ing an evaluation of real property collateral for use in a proposed unce-writing.This limited appraisal is for the use of the party to whom 4 is addressed anc any further use or dissemination without consent of the appraiser and addressee is prohibited DEFINITION OF MARKET VALUE Market value,as referenced in OCC Rule 12 CFR 34.42(f) The most probable price which a property should bring in a competitive and open market under all conditions requisite to a fair sale,the ouyer and seller,each acting prudent),,and knowledgeably and assuming the price is not affected by undue stimulus Impiicit 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 he considers his own best interest.(3)a reasonable time is allowed for exposure in tee open market;(4)payment is made in terms of cash in U S dollars or in terms of financial arrangements thereto;and(5)the price represents the normal consideration for the property sold unaffected by special or creative financing or safes concessions` granted by anyone associated with the sale.'Adjustments to the comparable must be made for special or creative financing or sales.7ancessipns No adjustments are necessary for those costs which are normally paid by sellers as a result of tradition or law in a market area these costs are readily identifiable since the seller pays these costs in virtually all sales transactions.Specie:or creative financing adjustments can be made to the comparable propeny ay comparisons to financing terms offered by a third party institutional lender that is not alreaoy involved in the property or transaction.Any adjustment should not be calculated on a mechanical dollar for dollar cost of the financing or concessior but the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's Judgement DESCRIPTION OF LIMITED VALUATION PROCESS In performing this preliminary value analysis,the valuation process consisted of,(1)Reviewing assessment public recorcs and comparable database listing information for the subject;(2)Conducting an inspection of the subject and its environs,(3)Analyzing sales of regional residential real estate;(4)arriving at a value conclusion;(5)Writing tnis report Departures from specific appraisal guidelines included.SR 1.3 because the appraiser has presumed.for the purpose of the limited appraisal, that the existing use of the subject property is the highest and best use;SR 1-4 because gory a sales comparison analysis of value was employed in this limited appraisal since it is the primary valuaton method for residential dwelling similar to the subject.Any additional uses of the depanure provision are specifically stated in the attached appraisal report or its attachments SALES HISTORY According to the data utilized in preparing the report,the property IX-j has 17 has not transferred within the past 12 months LEVEL OF RELIABILITY The use of the departure provision to allow a limited appraisal with a single approach to value reduces tne leve of reliability of this report RECONCILIATION Complete weight was given to the Sales Comparison Approach as it is the approach used by most puyers when purchasing a single family dwelling.The Income Approach was riot aaplicaple because of the lack of rental information and meaningful relevancy to the value of a dwelling located in this primarily owner occupied neighborhood On the other hand,the Departure Provision'was utilised to estimate the Cost Approach because the appraiser decided this omission in this limited appraisal assignment would not confuse or mislead the client or the intended users of this report.The market value is estimatec on the['FILMIC`orm 704 or similar attached ASSUMPTIONS AND LIMITING CONDITIONS 'Na responsibility is assumed for the legal discnminatior or for matters indicating legal or title considerations Title to the propeny is assumed to be marketable.The property is aaprarsed free and clear of ary and al;liens anc emcumbrances,except as noted in the report. Information furnished oy others curing the course of the research has been verified to the extent possible and is believed to be reliable.but no warranty is giver to its accuracy. 'No responsibility is assumed far Me effect or value of tedn_er orunaoparent conditions of the subsoil or structures or tor arranging engineering • studies to discover such conditions. 'No evidence of contamination or hazardous materials was observed However,the appraiser is not qualified to detect potential hazardous waste material that may have an effect on the subsea:property Toe client may wish to retain such an expert if he desire; Sketches and other illustrative material are included only to assist the reader in visualizing the real estate and its environs,are based on data developed and supplied by others,and are not meant 10 represent a survey or as-built plan Any distribution 01 the to:al valuation among land.improvement andior other components applies any under the stated p ogra' c`utilization and must not be interpreted or used as individual values for other purposes 'The appraiser is not required to provide consultation,testimony or attendance in court by reason of this assignment,unless such services have been assigned in contracting the assignment. 'Possession of the report or a copy thereof cues not carry with it the right of publication.and it may not be used for any purpose by anyone other than the addressee without the written consent of the author and addressee Even with such permission.out-of-context quoting from and%or partia reprinting of the report is prohibited.The repo'is an integrated entity and is only valid it its entirety. 'Neither all no part of the contents of the report soar'be asseminatad to the public relations,news,sales,or other media v✓itnout the prior written consent anc approval of the author. LIMITED SCOPE APPRAISAL CERTIFICATION I certify to the best of my knowledge and b i o`that tateme nts of ontain-c in this report ore true and correct,the 0 00ed anatysos, opinions,and conclusions are limited only by the reported assumptions and limited conditipris and are personal, nbiased,p:ofessionalana:yses, opinions and conclusions.I have no present or prospective interest in toe real estate and have no personal interest or bias with respect to the stipulated result or the occurrence of a sabseque et.vent the analyses opini:ms and conclusions were aeveloped and the report prepared in conformance with and subject to the requirements of the Llrntorrn Standards of the Professional Aopra'sal Practice of the Appraisal Foundation; the appraisal assignment was not based upon a requested minimum valuation.a specific valuation,or the approval of a loan,I personally prepared all conclusions and opinions about the real estate that were set forth in tne appraisal report If I relied or significant professional assistance from any individual(s)it trig performance of the appraisal or the pre naration of the appraisal report,I'lave named such individualist and disclosed the specific tasks performed by each:n the reconcti+a:ian section of this appraisal report.'certify that any individual so named is cualifiec to pet-form the tasks-I have not authorized anyone to make a ohange to any item in the report.tnereare,if an unauthorized change Is mane to the appraisal resort,I will not take the reaponsioility for it SUPERVISORY APPRAISER'S CERTIFICATION If a supervisory appraiser signed the appraisal report he or she certifies anc agrees that:I directly supervised the appraiser who prepared the appraise report,have reviewed the appraisal report,agree with the statements and conclusions of tne appraiser,agree to be bound by lne appraiser's certification agave,and am taking full responsibility for the appraisal arid the appraisal report. U7117Y EASEMENTS ARE BASED ON USE VALUE-A VALUE CONCEPT WHICH IS BASED UPON THE PRODUCTIVITY OF AN ECONOMIC GOOD TO ITS OWNER-USER.VALUE IN USE MAY BE A VALID SUBSTITUTE FOR MARKET VALUE WHEN THE CURRENT USE IS SPECIALIZED THAT IT HAS NO DEMONSTRABLE MARKET AND THE USE IS ECONOMIC AND LIKELY TO CONTINUE. PROPERTY ADDRESS NO SITE ADDRESS SABAL BAY COMMERCIAL , NAPLES,FL 34112 APPRAISER: - -ec /7, SUPERVISORY APPRAISER (only if required) a s ! :- Signature _.... -...._— Signature: ---.._._._.._...- - ----- - --- - ---- --- Name ROOSEVELT LEONARD Name Date S grad: 4/5/2013 Date Sigrec: State Certification —.-- State Certifiea:ion —or State License*. 3257 or State License : ---- State State _--- Dat:,o Ce Iicv ie of L. =xprauon Date of .,eiinoauon dl rice tie "'^o�4 rise Did }:j_Dic Not inspect the Interior pf the=rope Packet Page -815 i_Did reel insPect property_ n...-.a.,...,a �..r�:..:,L��oI M1r .,..., iron c, .• eteee 7/9/2013 16.C.6. L , ., 4 WEC N 7 Lga..GT1baGdy4kr! 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