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Agenda 03/27/2012 Item #14B2n 3/27/2012 Item 143.2. Recommendation that the Board of County Commissioners, acting as the Community Redevelopment Agency (CRA) Immokalee, approve the purchase of two adjoiaing . on the corner of South 1" Street and Main Street for the construction of the First Street Plaza, as the Gateway Entry and Public Realm Plaza project in downtown Immokalee. The cost of the land acquisition shall not exceed $245,144.28. OBJECTIVE: To purchase. two adjoining vacant parcels that meet the objectives of the Public Realm Plan (Plan) to the Immokalee Central Business District. CONSWERATIONS: In 1996, the Florida Department of State - Division of Historical Resources - granted Immokalee the "Florida Main Street" area designation which provided direction on how to move forward to improve the physical condition of the downtown Immokalee area As per the Immokalee Area Master Plan dated October 1997, amended by Ordinance No. 2003 -67 on December 16, 2003, goals for the development of Immokalee's status as the urban hub for the surrounding agricultural community included and were not limited to: Objective 11.3= Encourage innovative approaches in urban project design which enhance both the environment and the visual appeal of Immokalee." and Policy 11.3.1 `By September 1998, the Public Works Division and the Community Development and Environmental Services Division shall seek to identify alternative funding sources and implement a program for streetscape, linked open -space and pedestrian and bicycle amenities that are compatible with the Immokalee Main Street Program and Redevelopment Plan". On March 9, 2010, Agenda Item No. 14 C, the Public Realm Plan was approved by the Board of Commissioners (Board); with vision and implementation elements of the Plan to include the acquisition of parcels for public plazas. The two adjoining vacant parcels under consideration were selected by the Plan's design engineers, and have been approved as part of the Plan due to their strategic location at the gateway to the Immokalee community. In addition to being a gateway to the Immokalee community, the four corners of South 1" Street and Main Street supports heavy pedestrian traffic. On June 11, 2011, the Immokalee CRA won the 2010 Award of Merit for a Public Study for the Public Realm and Town Design from the Florida Planning and Zoning Association at its 58'b Annual Conference in Sarasota, Florida On January 24, 2012, Agenda Item No. 16 D. 10, the Board approved. the reprogramming of Community Development Block Grant (CDBG) funds, HUD Grant #B- 10 -UC -12 -0016 and approved the Subrecipient Agreement with the CRA of Immokalee to enable the CRA to purchase these parcels to complete a two - pronged Public Realm Plaza Gateway program in the Immokalee Central Business District, Immokalee's downtown area On March 13, 2012, Agenda Item No. 16 B. 2, the Collier County Board of Commissioners approved a budget amendment to recognize grant revenue awarded to the Immokalee Community Redevelopment Agency in the amount of $810,000 of CDBG grant program (Grant Award #CD- 10 -13), for the Immokalee CRA Public Facility First Street Plaza Project. In accordance with Ordinance No. 2007 -28, Real Property Management's in -house licensed and state certified Real Estate Appraiser has determined the market value of the properties to be $232,700.00 as per appraisal dated January 25, 2012. A desktop appraisal review was performed on March 8, 2012 for the purpose of the review appraiser to develop and report an opinion as to the completeness and adequacy of the original appraiser's compliance with the Uniform Standards of Professional Appraisal Practice and all Packet Page -384- U2712012 items 14.B.2. 3 applicable appraisal regulations and administrative code4 for the state in which the original appraisal was performed. The Seller has agreed to accept appraised val for the property. A locatiun'014p is attached for reference. FIS & The total cost for this acquisifion wall not exceed $245,144:20 ($232,700 for the land. purchase, SM.00, for the Listed Species Report, $1,900.00 for the EnvironMenial Site Assessment, $2,670.70 for appraisals, $1,563.50 for the title commi client and title policy, $10.00 for recording fees and associa* closing costs, and $5,600 for the Real Property Management traasaadond fees). Funds are available within the Immokalee CRA Grant Fund 715, Project 33192. The source of funding is. through the federal HUD Community Development Block Grant (CDBG) program. When the lard aacquisitiorr portion of the project is complete, the operating: budget - impact is netted in the table below. The operation and maintenance will be shared by the Collier County Dent of Parks and Recreation; The Immokalee Lighting Beautification MSTU, and the Immokalee CRA. FY 2013 site development activities will focus on t * preparation of the -site for the publio Vlaza. Activities including but not limited to finalizing desi /build plans, permitting and impact fees • for bringing to the site potable water, irrigation quality ; water, sanitary sewer, storm sewer, ; greding, landscaping, walkways, benches, decorative perimeter walls and a fountain. These items will be bad and installed in approximately the order listed until the grant aaoney is finished First Street Plaza Project Budget Impact -Table 4 i Packet Page �395- FY 2012 FY 2013 FY 2014 FY 2015 FY 2016 FY 2917 Personnel Costs 0 0 0 0 0 0 Operating & Maintenance 5,000 5,000 5,000 5,000 5,00 5,000 capital outlay 344,000 466,000 0 0 .0 0 Total Operating Costs 5,000 5,000 5,000 5,000 51000 5,000 Minus Cost Savings 0 0 0 0 0 0 Minus New Revenues 0 0 0 0 Q 0 Net Operating Efect 0 0 0 0 0 0 New Personnel (M) 0 0 0 0 = 0 0 4 i Packet Page �395- 3/27/2012 Item 14.13.2. CONSISTENCY WITH GROWTH MANAGEMENT PLAN: The First Street Plaza project furthers the programs and projects within the budgetary, policy guidance and directives of the Community Redevelopment Agency and the Board of County Commissioners in furtherance of Policy 4.2 of the Future Land Use element of the Growth Management Plan which reads as follows: "The Immokalee Area Master Plan addresses conservation, future land use, population, recreation, transportation, housing, and the local economy. Major purposes of the Master Plan are coordination of land uses and transportation planning, redevelopment or renewal of blighted areas, and the promotion of economic development." LEGAL CONSIDERATIONS: The Agreement for Purchase and Sale is the County's standard agreement. The Agreement for Purchase and Sale has been approved for form and legal sufficiency. A majority vote is required. — JBW RECOMMENDATION: That the Board of County Commissioners, acting as the Community Redevelopment Agency (CRA): I . Approve the attached Agreement for Sale and Purchase; and 2. Authorize the Chairman to execute the Agreement for Sale and Purchase and any and all other County Attorney's Office approved documents related to this purchase and accept the Warranty Deed once it is received and approved by the County Attorney's office; and 3. Authorize staff to prepare related vouchers and Warrants for payment; and 4. Direct the County Manager or his designee to proceed to acquire the Property, to follow all appropriate closing procedures, and to record the Warranty Deed, and any and all necessary documents to obtain clear title to the Property, in the Public Records of Collier County, Florida PREPARED BY: Marlene J. McLaughlin, Senior Property Acquisition Specialist Real Property Management/Department of Facilities Management Packet Page -386- COLLIER COUNTY Board of County Commissioners Item Number: 14.13.2. 3/27/2012 Item 14.8.2. Item Summary: Recommendation that the Board of County Commissioners, acting as the Community Redevelopment Agency (CRA) Immokalee, approve the purchase of two adjoining vacant parcels on the corner of South 1st Street and Main Street for the construction of the First Street Plaza, as the Gateway Entry and Public Realm Plaza project in downtown Immokalee. The cost of the land acquisition shall not exceed $245,144.20. Meeting Date: 3/27/2012 Prepared By Name: McLaughlinMarlene Title: Property Acquisition Specialist,Facilities Managem 3/19/2012 12:13:57 PM Submitted by Title: Executive Director, Immokalee CRA, Name: PhillippiPenny 3/19/2012 12:13:59 PM Approved By Name: CampSkip Title: Director - Facilities Management,Facilities Manage Date: 3/19/2012 2:25:36 PM Name: MottToni Title: Manager - Property Acquisition & Const M,Facilitie Date: 3/19/2012 2:40:57 PM Name: PhillippiPenny Title: Executive Director, Immokalee CRA, Date: 3/19/2012 3:32:53 PM Name: pochopinpat Title: Administrative Assistant,Facilities Management Packet Page -387- Date: 3/20/2012 9:55:41 AM 3/27/2012 Item 14.6.2. Name: StanleyTherese Title: Management/Budget Analyst, Senior,Office of Management & Budget Date: 3/20/2012 10:25:26 AM Name: WhiteJennifer Title: Assistant County Attorney,County Attorney Date: 3/20/2012 4:56:58 PM Name: K1atzkowJeff Title: County Attorney Date: 3/21/2012 8:48:03 AM Name: FinnEd Title: Senior Budget Analyst, OMB Date: 3/21/2012 9:17:33 AM Name: IsacksonMark Title: Director -Corp Financial and Mgmt Svs,CMO Date: 3/21/2012 10:02:56 AM Packet Page -388- 3/27/2012 Item 14. B.2. PROJECT: Collier County Community Redevelopment Agency /Immokalee CRA FOLIO NOS.: 81681720003, 81681960009 AGREEMENT FOR SALE AND PURCHASE THIS AGREEMENT is made and entered into by and between CLARA A. AYALA, a married person, whose mailing address is 207 Washington Avenue, Immokalee, Florida 34142 (hereinafter referred to as "Seller"), and COLLIER COUNTY COMMUNITY REDEVELOPMENT AGENCY, whose mailing address is 1320 N. 15T" Street, Suite 2, Immokalee, Florida 34142 (hereinafter referred to as "Purchaser"). WITNESSETH WHEREAS, Seller is the owner of that certain vacant and unimproved real property (hereinafter referred to as "Property "), located in Collier County, State of Florida, and being more particularly described as follows: Lots 8, 9, 22 and 23, Block 4, FRED WHIDDEN, according to the Plat thereof, as recorded in Plat Book 2, at Page 36, of the Public records of Collier County, Florida. Less the South 20 feet of Lots 22 and 23, previously acquired by the State Road Department of Florida. WHEREAS, Purchaser is desirous of purchasing the Property, subject to the conditions and other agreements hereinafter set forth, and Seller is agreeable to such sale and to such conditions and agreements. WHEREAS, a Community Development Block Grant (CDBG), HUD Grant #B- 10 -UC -12 -0016, dated January 24, 2012 by and between the Collier County Community Redevelopment Agency — Immokalee and the Collier County Board of County Commissioners is the Collier County Community Redevelopment Agency's source of funding for this purchase. NOW, THEREFORE, and for and in consideration of the premises and the respective undertakings of the parties hereinafter set forth and the sum of Ten Dollars ($10.00), the receipt and sufficiency of which is hereby acknowledged, it is agreed as follows: AGREEMENT 1.01 In consideration of the purchase price and upon the terms and conditions hereinafter set forth, Seller shall sell to Purchaser and Purchaser shall purchase from Seller the Property. II. PAYMENT OF PURCHASE PRICE 2.01 The purchase price (the "Purchase Price ") for the Property shall be Two Hundred Thirty Two Thousand Seven Hundred and no /100 Dollars ($232,700.00) U.S. Currency payable at time of closing. The Purchaser intends to use CDGB funds awarded under the terms of Agreement between Collier County and Community Redevelopment Agency (CRA) Immokalee, HUD Grant #B- 10 -UC -12 -0016, approved by the Board of County Commissioners on January 24, 2012. This Agreement is subject to fund availability and future appropriation by the Board of County Commissioners. Should the funds not be available or able to be disbursed directly to the CRA prior to closing the Purchaser or Seller may immediately terminate this agreement without any payment of any kind to Seller. III. CLOSING 3.01 The Closing (THE "CLOSING DATE ", "DATE OF CLOSING ", OR "CLOSING ") of the transaction shall be held on or before ninety (90) days following execution of this Agreement by the Purchaser, unless extended by mutual written agreement of the parties hereto. The Closing shall be held at the Collier County Attorney's Office, Administration Building, 3299 Tamiami Trail East, Suite 800, Naples, Florida. The procedure to be followed by the parties in connection with the Closing shall be as follows: 3.011 Seller shall convey a marketable title free of any liens. Marketable title shall be determined according to applicable title standards adopted by the Florida Bar and in accordance with law. At the Closing, the Seller shall cause to be delivered to the Purchaser the items specified herein and the following documents and instruments duly executed and acknowledged, in recordable form: 56%,J , -1 Packet Page -389- ak ;',\ i_N1 3/27/2012 Item 14.B.2. PROJECT: Collier County Community Redevelopment Agency /Immokalee CRA FOLIO NOS.: 81681720003, 81681960009 3.0112 Warranty Deed in favor of Purchaser conveying title to the Property, free and clear of all liens and encumbrances other than: (a) The lien for current taxes and assessments, (b) Such other easements, restrictions or conditions of record. 3.0113 Combined Purchaser - Seller closing statement. 3.0114 A "Grantor's Non - Foreign, Tax Payer Identification & "GAP" Affidavit as required by Section 1445 of the Internal Revenue Code and as required by the title insurance underwriter in order to insure the "gap" and issue the policy contemplated by the title insurance commitment. 3.0115 A W -9 Form, "Request for Taxpayer Identification and Certification" as required by the Internal Revenue Service. 3.012 At the Closing, the Purchaser, or its assignee, shall cause to be delivered to the Seller the following: 3.0121 A negotiable instrument (County Warrant) or wire transfer in an amount equal to the Purchase Price. No funds shall be disbursed to Seller until the Title Company verifies that the state of the title to the Property has not changed adversely since the date of the last endorsement to the commitment, referenced in Section 4.011 thereto, and the Title Company is irrevocably committed to pay the Purchase Price to Seller and to issue the Owner's title policy to Purchaser in accordance with the commitment immediately after the recording of the deed. 3.0122 Funds payable to the Seller representing the cash payment due at Closing in accordance with Article III hereof, shall be subject to adjustment for prorations as hereinafter set forth. 3.02 Each party shall be responsible for payment of its own attorney's fees. Seller, at its sole cost and expense, shall pay at Closing all documentary stamp taxes due upon the recording of the Warranty Deed, in accordance with Chapter 201.01, Florida Statutes, and the cost of recording any instruments necessary to clear Seller's title to the Property. The cost of the Owner's Form B Title Policy, issued pursuant to the Commitment provided for in Section 4.011 below, shall be paid by Purchaser. The cost of the title commitment shall also be paid by Purchaser. 3.03 Purchaser shall pay for the cost of recording the Warranty Deed. Real Property taxes shall be prorated based on the current year's tax with due allowance made for maximum allowable discount, homestead and any other applicable exemptions and paid by Seller. If Closing occurs at a date on which the current year's millage is not fixed, taxes will be prorated based upon such prior year's millage. IV. REQUIREMENTS AND CONDITIONS 4.01 Upon execution of this Agreement by both parties or at such other time as specked within this Article, Purchaser and /or Seller, as the case may be, shall perform the following within the times stated, which shall be conditions precedent to the Closing: 4.011 Within fifteen (15) days after the date hereof, Purchaser shall obtain as evidence of title an ALTA Commitment for an Owner's Title Insurance Policy (ALTA Form B -1970) covering the Property, together with hard copies of all exceptions shown thereon. Purchaser shall have thirty (30) days, following receipt of the title insurance commitment, to notify Seller in writing of any objection to title other than liens evidencing monetary obligations, if any, which obligations shall be paid at Closing. If the title commitment contains exceptions that make the title unmarketable, Purchaser shall deliver to the Seller written notice of its intention to waive the applicable contingencies or to terminate this Agreement. 4.012 If Purchaser shall fail to advise the Seller in writing of any such objections in Seller's title in the manner herein required by this Agreement, the title shall be deemed acceptable. Upon notification of Purchaser's objection to title, Seller shall have thirty (30) days to remedy any defects in order to convey good and marketable title, except for liens or monetary obligations which will be satisfied at Closing. Seller, at its sole expense, shall use its best efforts to make such title good and marketable. In the event Seller is unable to cure said objections within said time period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said thirty 9 BVJ y Packet Page -390- s)ar'`, 3/27/2012 Item 14. B.2. PROJECT: Collier County Community Redevelopment Agency /Immokalee CRA FOLIO NOS.: 81681720003, 81681960009 (30) day period, may accept title as it then is, waiving any objection; or Purchaser may terminate the Agreement. A failure by Purchaser to give such written notice of termination within the time period provided herein shall be deemed an election by Purchaser to accept the exceptions to title as shown in the title commitment. 4.013 Seller agrees to furnish any existing surveys of the Property in Seller's possession to Purchaser within 10 (ten) days of the effective date of this Agreement. Purchaser shall have the option, at its own expense, to obtain a current survey of the Property prepared by a surveyor licensed by the State of Florida. No adjustments to the Purchase Price shall be made based upon any change to the total acreage referenced in Exhibit "A," unless the difference in acreage revealed by survey exceeds 5% of the overall acreage. If the survey provided by Seller or obtained by Purchaser, as certified by a registered Florida surveyor, shows: (a) an encroachment onto the property; or (b) that an improvement located on the Property projects onto lands of others, or (c) lack of legal access to a public roadway, the Purchaser shall notify the Seller in writing of such encroachment, projection, or lack of legal access, and Seller shall have the option of curing said encroachment or projection, or obtaining legal access to the Property from a public roadway, within thirty (30) days of receipt of said written notice from Purchaser. Purchaser shall have thirty (30) days from the effective date of this Agreement to notify Seller of any such objections. Should Seller elect not to or be unable to remove the encroachment, projection, or provide legal access to the property within said thirty (30) day period, Purchaser, by providing written notice to Seller within seven (7) days after expiration of said thirty (30) day period, may accept the Property as it then is, waiving any objection to the encroachment, or projection, or lack of legal access, or Purchaser may terminate the Agreement. A failure by Purchaser to give such written notice of termination within the time period provided herein shall be deemed an election by Purchaser to accept the Property with the encroachment, or projection, or lack of legal access. V. INSPECTION PERIOD 5.01 Purchaser shall have sixty (60) days from the date of this Agreement, ('Inspection Period "), to determine through appropriate investigation that: 1. Soil tests and engineering studies indicate that the Property can be developed without any abnormal demucking, soil stabilization or foundations. 2. There are no abnormal drainage or environmental requirements to the development of the Property. 3. The Property is in compliance with all applicable State and Federal environmental laws and the Property is free from any pollution or contamination. 4. The Property can be utilized for its intended purpose. 5.02 If Purchaser is not satisfied, for any reason whatsoever, with the results of any investigation, Purchaser shall deliver to Seller prior to the expiration of the Inspection Period, written notice of its intention to terminate this Agreement. If Purchaser fails to notify the Seller in writing of its specific objections as provided herein within the Inspection Period, it shall be deemed that the Purchaser is satisfied with the results of its investigations and the contingencies of this Article V shall be deemed waived. In the event Purchaser elects to terminate this Agreement because of the right of inspection, Purchaser shall deliver to Seller copies of all engineering reports and environmental and soil testing results commissioned by Purchaser with respect to the Property. 5.03 Purchaser and its agents, employees and servants shall, at their own risk and expense, have the right to go upon the Property for the purpose of surveying and conducting site analyses, soil borings and all other necessary investigation. Purchaser shall, in performing such tests, use due care not to damage property. Seller shall be notified by Purchaser no less than twenty - four (24) hours prior to said inspection of the Property. VI. INSPECTION 6.01 Seller acknowledges that the Purchaser, or its authorized agents, shall have the right to inspect the Property at any time prior to the Closing. VII. POSSESSION 7.01 Purchaser shall be entitled to full possession of the Property at Closing. Packet Page -391- a� =�` 3/27/2012 Item 143.2. PROJECT: Collier County Community Redevelopment Agency /Immokalee CRA FOLIO NOS.: 81681720003, 81681960009 VIII. PR RATIONS 8.01 Ad valorem taxes next due and payable, after closing on the Property, shall be prorated at Closing based upon the gross amount of 2011 taxes, and shall be paid by Seller. IX. TERMINATION AND REMEDIES 9.01 If Seller shall have failed to perform any of the covenants and /or agreements contained herein which are to be performed by Seller, within ten (10) days of written notification of such failure, Purchaser may, at its option, terminate this Agreement by giving written notice of termination to Seller. Purchaser shall have the right to seek and enforce all rights and remedies available at law or in equity to a contract vendee, including the right to seek specific performance of this Agreement. 9.02 If Purchaser has not terminated this Agreement pursuant to any of the provisions authorizing such termination, and Purchaser fails to close the transaction contemplated hereby or otherwise fails to perform any of the terms, ,covenants and conditions of this Agreement as required on the part of Purchaser to be performed, provided Seller is not in default, then as Seller's sole remedy, Seller shall have the right to terminate and cancel this Agreement by giving written notice thereof to Purchaser, and neither party shall have any further liability or obligation to the other except as set forth in paragraph 12.01 (Real Estate Brokers) hereof. 9.03 The parties acknowledge that the remedies described herein and in the other provisions of this Agreement provide mutually satisfactory and sufficient remedies to each of the parties, and take into account the peculiar risks and expenses of each of the parties. X. SELLER'S AND PURCHASER'S REPRESENTATIONS AND WARRANTIES 10.01 Seller and Purchaser represent and warrant the following: 10.011 Seller and Purchaser have full right and authority to enter into and to execute this Agreement and to undertake all actions and to perform all tasks required of each hereunder. Seller is not presently the subject of a pending, threatened or contemplated bankruptcy proceeding. 10.012 Seller has full right, power, and authority to own and operate the Property, and to execute, deliver, and perform its obligations under this Agreement and the instruments executed in connection herewith, and to consummate the transaction contemplated hereby. All necessary authorizations and approvals have been obtained authorizing Seller and Purchaser to execute and consummate the transaction contemplated hereby. At Closing, certified copies of such approvals shall be delivered to Purchaser and /or Seller, if necessary. 10.013 The warranties set forth in this paragraph shall be true on the date of this Agreement and as of the date of Closing. Purchaser's acceptance of a deed to the said Property shall not be deemed to be full performance and discharge of every agreement and obligation on the part of the Seller to be performed pursuant to the provisions of this Agreement. 10.014 Seller represents that it has no knowledge of any actions, suits, claims, proceedings, litigation or investigations pending or threatened against Seller, at law, equity or in arbitration before or by any federal, state, municipal or other governmental instrumentality that relate to this agreement or any other property that could, if continued, adversely affect Seller's ability to sell the Property to Purchaser according to the terms of this Agreement. 10.015 No party or person other than Purchaser has any right or option to acquire the Property or any portion thereof. 10.016 Until the date fixed for Closing, so long as this Agreement remains in force and effect, Seller shall not encumber or convey any portion of the Property or any n rights therein, nor enter into any agreements granting any person or entity any rights with respect to the Property or any part thereof, without first obtaining the written consent of Purchaser to such conveyance, encumbrance, or agreement which consent may be withheld by Purchaser for any reason whatsoever. Packet Page -392 - �` 3/27/2012 Item 14.B.2. PROJECT: Collier County Community Redevelopment Agency /Immokalee CRA FOLIO NOS.: 81681720003, 81681960009 10.017 To the best of Seller's knowledge, Seller represents that there are no incinerators, septic tanks or cesspools on the Property; all waste, if any, is discharged into a public sanitary sewer system; Seller represents that it has no knowledge that any pollutants are or have been discharged from the Property, directly or indirectly into any body of water. Seller represents the Property has not been used for the production, handling, storage, transportation, manufacture or disposal of hazardous or toxic substances or wastes, as such terms are defined in applicable laws and regulations, or any other activity that would have toxic results, and no such hazardous or toxic substances are currently used in connection with the operation of the Property, and there is no proceeding or inquiry by any authority with respect thereto. Seller represents that it has no knowledge that there is ground water contamination on the Property or potential of ground water contamination from neighboring properties. Seller represents no storage tanks for gasoline or any other substances are or were located on the Property at any time during or prior to Seller's ownership thereof. Seller represents none of the Property has been used as a sanitary landfill. 10.018 Seller has no knowledge that the Property and Seller's operations concerning the Property are in violation of any applicable Federal, State or local statute, law or regulation, or of any notice from any governmental body has been served upon Seller claiming any violation of any law, ordinance, code or regulation or requiring or calling attention to the need for any work, repairs, construction, alterations or installation on or in connection with the Property in order to comply with any laws, ordinances, codes or regulation with which Seller has not complied. 10.019 There are no unrecorded restrictions, easements or rights of way (other than existing zoning regulations) that restrict or affect the use of the Property, and there are no maintenance, construction, advertising, management, leasing, employment, service or other contracts affecting the Property. 10.020 Seller has no knowledge that there are any suits, actions or arbitration, bond issuances or proposals thereof, proposals for public improvement assessments, pay -back agreements, paving agreements, road expansion or improvement agreements, utility moratoriums, use moratoriums, improvement moratoriums, administrative or other proceedings or governmental investigations or requirements, formal or informal, existing or pending or threatened which affects the Property or which adversely affects Seller's ability to perform hereunder, nor is there any other charge or expense upon or related to the Property which has not been disclosed to Purchaser in writing prior to the effective date of this Agreement. 10.021 Seller acknowledges and agrees that Purchaser is entering into this Agreement 'based upon Seller's representations stated above and on the understanding that Seller will not cause the zoning or physical condition of the Property to change from its existing state on the effective date of this Agreement up to and including the Date of Closing. Therefore, Seller agrees not to enter into any contracts or agreements pertaining to or affecting the Property and not to do any act or omit to perform any act which would change the zoning or physical condition of the Property or the governmental ordinances or laws governing same. Seller also agrees to notify Purchaser promptly of any change in the facts contained in the foregoing representations and of any notice or proposed change in the zoning, or any other action or notice, that may be proposed or promulgated by any third parties or any governmental authorities having jurisdiction of the development of the property which may restrict or change any other condition of the Property. 10.022 At the Closing, Seller shall deliver to Purchaser a statement (hereinafter called the "Closing Representative Statement ") reasserting the foregoing representations as of the Date of Closing, which provisions shall survive the Closing. 10.023 Seller represents, warrants and agrees to indemnify, reimburse, defend and hold Purchaser harmless from any and all costs (including attorney's fees) asserted against, imposed on or incurred by Purchaser, directly or indirectly, pursuant to or in connection with the application of any federal, state, local or common law relating to pollution or protection of the environment which shall be in accordance with, but not limited to, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.C. Section 9601, et seq., ( "CERCLA" or "Superfund "), which was amended and upgraded by the Superfund Amendment and Reauthorization Act of 1986 ( "SARA "), including any amendments or successor in function to these acts. This provision and the rights of Purchaser, hereunder, shall survive Closing and are not deemed satisfied by conveyance of title. Packet Page -393- ggy A001 3/27/2012 Item 14.13.2. PROJECT: Collier County Community Redevelopment Agency /Immokalee CRA FOLIO NOS.: 81681720003, 81681960009 10.024 Any loss and /or damage to the Property between the date of this Agreement and the date of Closing shall be Seller's sole risk and expense. XI. NOTICES 11.01 Any notice, request, demand, instruction or other communication to be given to either party hereunder shall be in writing, sent by facsimile with automated confirmation of transmission, or by registered, or certified mail, return receipt requested, postage prepaid, addressed as follows: If to Purchaser: Marlene J. McLaughlin Collier County Real Property Management 3335 Tamiami Trail East, Suite 101 Naples, Florida 34112 (239) 252 -8991 Phone (239) 252 -8876 Fax With a copy to: Jennifer B. White, Assistant County Attorney Office of the County Attorney 3299 Tamiami Trail East, Suite 800 Naples, Florida 34112 (239) 252 -8400 Phone (239) 252 -0225 Fax If to Seller. Clara A. Ayala 207 Washington Avenue Immokalee, Florida 34142 With a copy to: Notice will be deemed received upon completion of facsimile transmission with automated confirmation, or after five (5) days of postmarking of Registered or Certified mail. 11.02 The addressees and numbers for the purpose of this Article may be changed by either party by giving written notice of such change to the other party in the manner provided herein. For the purpose of changing such addresses or addressees only, unless and until such written notice is received, the last addressee and respective address stated herein shall be deemed to continue in effect for all purposes. XII. REAL ESTATE BROKERS 12.01 Any and all brokerage commissions or fees shall be the sole responsibility of the Seller. Seller shall indemnify Purchaser and hold Purchaser harmless from and against any claim or liability for commission or fees to any broker or any other person or party claiming to have been engaged by Seller as a real estate broker, salesman or representative, in connection with this Agreement. XIII. MISCELLANEOUS 13.01 This Agreement may be executed in any manner of counterparts which together shall constitute the agreement of the parties. 13.02 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 trustee, and assignees whenever the context so requires or admits. 13.03 Any amendment to this Agreement shall not bind any of the parties hereof unless such amendment is in writing and executed and dated by Purchaser and Seller. Any amendment to this Agreement shall be binding upon Purchaser and Seller as soon as it has been executed by both parties. 13.04 Captions and section headings contained in this Agreement are for convenience and reference only; in no way do they define, describe, extend or limit the scope or intent of this Agreement or any provisions hereof. Packet Page -394- Y' 3/27/2012 Item 14.6.2. PROJECT: Collier County Community Redevelopment Agency/Immokalee CRA FOLIO NOS.: 81681720003, 81681960009 13.05 All terms and words used in this Agreement, regardless of the number and gender in which used, shall be deemed to include any other gender or number as the context or the use thereof may require. 13.06 No waiver of any provision of this Agreement shall be effective unless it is in writing signed by the parry against whom it is asserted, and any waiver of any provision of this Agreement shalt be applicable only to the specific instance to which it is related and shall not be deemed to be a continuing or future waiver as to such provision or a waiver as to any other provision. 13.07 If any date specified in this Agreement falls on a Saturday, Sunday or legal holiday, then the date to which such reference is made shall be extended to the next succeeding business day. 13.08 Seller is aware of and understands that the "offer" to purchase represented by this Agreement is subject to acceptance and approval by the Board of County Commissioners of Collier County, Florida. 13.09 This Agreement is governed and construed in accordance with the laws of the State of Florida. XIV. ENTIRE AGREEMENT 14.01 This Agreement and the exhibits attached hereto contain the entire agreement between the parties, and no promise, representation, warranty or covenant not included in this Agreement or any such referenced agreements has been or is being relied upon by either party. No modification or amendment of this Agreement shall be of any force or effect unless made in writing and executed and dated by both Purchaser and Seller. Time is of the essence of this Agreement. IN WITNESS WHEREOF, the parties hereto have signed below. Dated Project/Acquisition Approved by BCC: AS TO PURCHASER: DATED: ATTEST: DWIGHT E. BROCK, Clerk Approved as to form and legal sufficiency: Jeneffer B. White Assistant County Attorney , Deputy Clerk BOARD OF COUNTY COMMISSIONERS COLLIER COUNTY, FLORIDA BY: Fred W. Coyle, Chairman Packet Page -395- zw"'' 3/27/2012 Item 14. B.2. PROJECT: Collier County Community Redevelopment Agency /Immokalee CRA FOLIO NOS.: 81681720003, 81681960009 AS TO SELLER: g �1_� -•r Clara A. Ayala DATED:_ z) 2G Z WITNESSES: ( Signature) (Print I m�) (Signature) 1-�%' kz (Printed Name) a(3 V, Packet Page -396- 2 3/27/2012 Item 14.8.2. Ayala parcels on the corner of 1St Street and Main Street, Immokalee Folio Numbers: 81681960009 & 81681720003 Packet Page -397- 3/27/2012 Item 14. B.2. APPRAISAL of VACANT LAND SITES LOCATED AT XXXX W MAIN ST (NO SITE ADDRESS) IMMOKALEE, FL 34142 As Of: JAN 25, 2012 Prepared For: IMMOKALEE CRA Prepared By: ROOSEVELT LEONARD COLLIER COUNTY GOVT REAL PROPERTY MGT 3301 TAMIAMI TRAIL E NAPLES, FL 34112 PREPARED FOR AND PROPERTY OF COLLIER COUNTY BOARD OF COMMISSIONERS RELIANCE UPON APPRAISAL FOR OTHER USES IS NOT WARRANTED Packet Page -398- Details Property Record 3/27/2012 Item 14.6.2. New Search Aerial 11 Sketches 1i Trim Notices Current Ownership Parcel No. 11'roperty Addresal NO SITE ADDRESS Owner Name AYALA, CLARA A j Addresses 207 WASHINGTON AVE Cityll IMMOKALEE I State FL ZipIj 34142.3133 Legal FRED WHIDDEN BLK 4 LOTS 8, 9 AND LOT 23 LESS 20FT RAN Section Township Ran a Acres Map No. Strap No, 04 47 29 0.43 2E04 711400 4 82ED4 i Book -,Page Amount 0512010 4578-297 Sub No. 03 ( 1990 7114D0 WHIDDEN, FRED D31 1990 u' Mlllaae Aroa $ 50.200.00 C 10 VACANT COMMERCIAL 5 i 't Mlllaae Rates MOther Total 9.0782 14.8052 See i r Calculation Latest Sales History Date Book -,Page Amount 0512010 4578-297 $ O.OD 03 ( 1990 1516-1700 $50,200.00 D31 1990 1516-1777 $ 50.200.00 New Search The Information is Updated Weekly, PREPARED FOR AND PROPERTY OF COWER COUNTY SDARD OF COMMISSIONERS REUANU � � ARES IS NOT � NTID� FOA Packet Page -399- Details 3/27/2012 Item 14.6.2. New Search Property Record l Aerial ' Sketches �(r -Trim Notices Current Ownership i Parcel lProperty Address NO SITE ADDRESS Owner Name AYALA, CLARA A Addressee 207 WASHINGTON AVE Cityl IMMOKALEE statel I ZJpj 34142 - 3133 oecuon i own snip 11 Range Acres Map No. Strap No. 1 D4 i 47 29 0.43 2E04 711400 4 82E04 ? M111aoe Rates Sub No. 711400 WHIDDEN, FRED Mlllaae Area School Other Totsl M Use Coda i 10 VACANT COMMERCIAL 5 5.527 8.0782 14.6052 *See Instructions for Caiculatipna Latest Sales History Date Book - Page Amount 0612010 4678-29 $ 0.00 0311990 1516 -17811 $ 50,200:00 0311990 1516 •1777 $ 50,200.00 New Search The Information is Updated Weekly. PREPARED FOR AND PROPERTY OF COLLIER COUNTY BOARD OF COMMIBBIORM RELIANCE UPON APPRAISAL FOR OTHER USES IS NOT WARRANTEO Packet Page -400- COLLIER COUNTY GOVERNMENT REAL PROPERTY 3/27/2012 Item 14. 13.2. SUBJECT PHOTO ADDENDUM File No. AYALA Case No. Borrower OWNER CLARA AYALA Property Address XXXX W MAIN ST (NO SITE ADDRESS) City IMMOKALEE County COLLIER State FL Zip Code 34142 Lender/Client IMMOKALEE CRA Address Produced bt rdLY CL rdgc - '+U.L- -5ZZ -5717 FRONT OF SUBJECT PROPERTY .15 acre lot (Mateo Ayala) IMMOKALEE, FL 34142 REAR OF SUBJECT PROPERTY .43 acre lot (Cara Ayala) BIRD'S VIEW STREET SCENE PREPARED FOR AND PROPERTY OF COLLIER COUNTY BOARD OF COMMISSIONERS RELIANCE UPON APPRAISAL FOR OTHER USES IS NOT WARRANTED Page 2 of 8 Ao"N, COLLIER COUNTY GOVERNMENT REAL PROPERT 3/27/2012 Item 14.13.2. LAND APPRAISAL REPORT Case No. Borrower OWNER CLARA AYALA Census Tract 114.00 Map Reference 2ED4 Property Address )O= W MAIN ST NO SITE ADDRESS • City IMMOKALEE County COLLIER State FL Zip Code 34142 Legal Description SEE ATTACHED ADDENDA Sale Price $ NA Date of Sale NA Loan Term yrs. Property Rights Appraised X Fee Leasehold De Mitimis PUD Actual Real Estate Texas $ ATTACHED (yr) Loan Charges to be paid by seller $ Other Sales Concessions NONE Lender /Client IMMOKALEE CRA Address Occupant VACANT LAND Appraiser ROOSEVELT LEONARD Instructions to Appraiser FAIR MARKET VALUE Location IX Urban Suburban Rural Good A vg. Fair Poor Built Up X Over 75% 25% to 75% Under 25% Employment Stability ❑ X Growth Rate ❑ Fully Dev. Rapid Steady X Slow Convenience to Employment X Property Values Increasing IX Stable Declining Convenience to Shopping X Demand/Supply Shortage X In Balance Oversupply Convenience to Schools X Marketing Time Under 3 Mos, 3-6 Mos. X Over 6 Mos. Adequacy of Public Transportation X Present Land Use 75 %1 Family 15 %gal Family _ % Apts_% Condo 2 % Commercial Recreational Facilities X 3 %Industrial % Vacant 5 % Adequacy of Utilities X Change In Present Land Use [91—Not Likely —❑ Likely(7 Taking Place(') Property of Compatibility X (� from To Protection from Detrimental Conditions X Predominate Occupancy X❑ Owner Tenant % Vacant Police and Fire Protection X Single Family Price Range $ 30,000 to $ 100,000 Predominant Value $ 70 General Appearance of Properties X Single Family Age 5 yrs to 50 yrs. Predominant Age 25 yrs I Appeal to Market X Comments including those factors, favorable or unfavorable, affecting marketability (e.g. public parks, schools, view, noise): CLOSE TO MAJOR ROADS AND DOWNTOWN SHOPPING. THE ENTIRE MARKET AREA IS GOING THROUGH RENOVATIONS AND NEWER DEVELOPMENT IS MOVING INTO THE COMMUNITY. Dimensions 2 LOTS ; 0.43 acres & 0.15 acres = 0.58 ACRES TOTAL X Comer Lot Zoning Classification BOTH LOTS C-4 MSOSD OVERLAY Present Improvements X do do not conform to zoning regulations Highest and best use X Present use Other (specify) Public Other (Describe) OFF SITE IMPROVEMENTS I Togo LEVEL Elec. X Street Access ❑ Public ❑ Private Size TYPICAL FOR THE MARKET Gas Surface ASPHALT Shape RECT Water X Maintenance 1 X Public Private View TRAFFIC San. Sewer X X Storm Sewer X Curb/Gutler Drainage ADQ Underground Elect. & Tel. X Sidewalk I X I Street Lights Is the property located in a HUD identified Special Flood Hazard Areal X No Yes Comments (favorable or unfavorable including any apparent adverse easements, encroachments or other adverse conditions): NO ADVERSE CONDITIONS NOTED THE SUBJECT PROPERTY FLOOD ZONE IS D PANEL NUMBER IS 12006701 SOD DATED 7/20/1998 The undersigned has recited three recent sales of properties most similar and proximate to subject and has considered these in the market analysis. The description includes a dollar adjustment reflecting market reaction to those items of significant variation between the subject and comparable properties. If a significant hem in the comparable property is superior to or more favorable than the subject property, a minus (-) adjustment is made thus reducing the indicated vaiue of subject; if a significant hem in the comparable is inferior to or less favorable than the sub a us + ad ustment is made thus intxeasi the indicated value of the sub'ect. SUBJECT PROPERTY COMPARABLE NO.1 COMPARABLE NO.2 COMPARABLE NO.3 Address XXXX W MAIN ST XXXX N 15TH STREET 1011 15TH ST N XXXX S 9TH ST IMMOKALEE, FL 34142 IMMOKALEE FL 34142 IMMOKALEE FL 34142 IMMOKALEE FL 34142 Proximity to Subject WITHIN 8 MILES WITHIN 7 MILES WITHIN 1 112 MILE Sales Price $ NA Is 916,000 "J$ 385,000 232,500 $ 2.73SF Pricer $ $ 0.9.17SF 9.21SF Data Source T TX ID 00076960103 TX ID 00076560008 TX ID 00122840009 Date of Sale and DESCRIPTION DESCRIPTION A&6fflLL DESCRIPTION 1A ant DESCRIPTION AAlLent Time Ad'ustment NA 212009 -91,60 07/2011 042010 -12,0 Location IMMOKALEE IMMOKALEE I IMMOKALEE IMMOKALEE/INF +58,OOC SiteiView 0.58 AC / 25,265 SF 1.67AC 171995 SF -137,40C 0.96AC / 41.818 SF 1 96A 185,378 SF -46,50C ZONING C-4 MSOSD C -3 SR29COSD C-4 SR29COSD C-4 & RMF -6 +58,00 ACCESS ACCESS ACCESS ACCESS ACCESS DEVELOPABLE DEVELOPABLE DEVELOPABLE DEVELOPABLE DEVELOPABLE Sales or Financing CASH CASH CASH Concessions Net Ad'. otal Plus X Minus $ - 229,000 X P us Minus 5 0 X Plus Minus 3 57,500 Indicated Value Net-250/6 Net=0% Net =25 °k - _._ of Su act Gross =25% 687000 Gross =O% $ 385 000 Gross =75% 290 000 omments on Market Data COMP #1 IS ADJUSTED 687,000 OR 9.415E COMP#2 IS 385,000 OR 9.21 SF COMP#3 LS ADJUSTED 290,0()o OR 3.40 SF OMP#4 IS 75,000 OR 7.49 SF. COMPARABLE 1 1S ADJUSTED 10% DOWN FOR MARKET & 15%. DOWN FOR SIZE, COMPARABLE 315 ADJUSTED % DOWN FOR MARKET & 20 °k DOWN FOR SIZE ALSO ADJUSTED UP 25% UP FOR ZONING AND INFERIOR LOCATION mments and Conditions of Appraisal: THE MARKET ANALYSIS DEMONSTRATES THE RANGE FOR COMM VACANT LAND IS $9.21 TO $9.41 SQUARE EET. THE LOWER END OF THE DATA PER SQUARE FEET IS $9.21 THEREFORE 25,265SF X $9.21 IS $232,690.65 ROUNDED TO $232,70 al Reconciliation: BASED ON THE CURRENT COMMERCIAL LISTING PRICES AND THE OVERALL IMMOKALEE MARKET DROPPING APPROX 35% IN ALUE FROM THE TAX YEAR 2009 THE MOST WEIGHT IS PLACID ON COMP #2 WITH NO ADJUSTMENTS USED IN THIS APPRAISAL ASSIGNMENT [Exoiration STIMATE THE MARKET VALUE, AS DEFINED, OF SUBJECT PROPERTY AS OF JAN 25, 2012 to be $ 232,700 Review A raiser (it applicable) preiser(s) f�1 ii+� ❑ Did Did Not Pnyr;icaly PREPARED OR ROOSEVELT LEONARD Inspect p�� coin GUARD OFCOSSIONERS e Report Signed 125/2012 Date Report Signed L FOR OTHER te Certification # State State Certification # State License # RD 3287 State DateofL .icenseorCertEcation 11130/12 PaCket Page - 402- „�n�;;,y,°E,- Produced by ClickFORMS Software 8004 622 -8727 Page 1 of 8 3/27/2012 Item 14.6.2. COLLIER COUNTY GOVERNMENT REAL PROPERTY MGT EXTRA COMPARABLES 4-5-6 File No. AYALA Case No. Borrower OWNER CLARAAYALA Property Address XXXX W MAIN ST (NO SITE ADDRESS) City IMMOKALEE County COLLIER State FL Zip Code 34142 Lender /Client IMMOKALEE CRA Address , The undersigned has recited three recent sales of properties most similar and proximate to subject and has considered these in the market analysis. The description includes a dollar adjustment reflecting market reaction to those items of significant variation between the subject and comparable properties. If a significant item in the comparable property is superior to or more favorable than the subject property, a minus ( -) adjustment is made thus reducing the indicated value of subject; If a significant item in the comparable is inferior to or less favorable than the su4ect property, a pius ( +) adjustment is made thus increasing the indicated value of the subject. SUBJECT PROPERTY1 COMPARABLE NO. 4 COMPARABLE NO. 5 COMPARABLE N0, 6 Address XXXX W MAIN ST IMMOKALEE FL 34142 1 DO SR 29 IMMOKALEE FL Proximity to Sub' WITHIN 1 112 MILE Sales Price Is NA $ 75 000 ;:" $ Is Rice Is Data Source TX ID 00136840202 Date of Sale and DESCRIPTION DESCRIPTION AdMemenl DESCRIPTION Coll ment DESCRIPTION Time Adjustment NA 112011 Location IMMOKALEE IMMOKALEE SttelView 0.58 AC 125,265 SF 0.23 AC /10.019 SF ZONING C-4 MSOSD A -MSOSD +50,00 ACCESS ACCESS ACCESS DEVELOPABLE1 DEVELOPABLE NON DEV -25,00 Sales or Financing Concessions CASH NetA otal X Plus Minus 25,000 X Plus Minus $ 0 X Rus Minus 0 Indcated Value of Su ect " et =33% {Gross= 100% $ 100,000 Net--O% ross =0% 0 Net--04/6 lGross =0% $ 0 Comments on Market Data COMPARABLE #4 IS FOR MARKET SUPPORT BEING AS THIS PARCEL RECENTLY SOLD AND THE ADJUSTED VALUE IS $100,000 DOLLARS OR $10.00 SF COMMENTS TO THE MARKET DATA: COMPARABLE 91 IS A OLDER SALE AND LARGER IN SIZE ALSO HAS GOOD VISIBILITY SIMILAR TO THE SUBJECT PROPERTY. COMPARABLE SOLD FOR $9.17 SF WITHOUT ANY ADJUSTMENTS. COMPARABLE #2 IS CLOSE IN PROXIMITY AND SIMILAR IN SIZE AND ZONING. THIS COMPARABLE IS GOOD INDICATOR OF WHAT THE MARKET IS NOW. $9.21 SF NO ADJUSTMENTS COMPARABLE #3 IS CLOSE IN PROXIMITY AND HAS GOOD EXPOSURE WITH MULTIPLE USES. COMPARABLE IS IS LARGER IN SIZE HOWEVER USED FOR COMPARISON IN A WEAK MARKET WITH LIMITED MARKET DATA. COMPARABLE #41S FOR MARKET SUPPORT BEING AS TH IS PARCEL RECENTLY SOLD AND THE ADJUSTED VALUE IS $1OD,000 DOLLARS OR $10.00 SF AGAIN INFERIOR TO THE SUBJECT BUT SHOWS THE MARKET IS BEGINNING TO MOVE IN A UPWARD TREND. PROPERTY OF IE' COUNTY BOARD OF COMMISSIONERS RELIANCE U mco IS NOT W*FtWRW ProdUr'^ ` "'° °""'" "e 8UU- 6ZZ -81Z/ Page 7 of 8 Packet Page -403- 3/27/2012 Item 14.13.2. COLLIER COUNTY GOVERNMENT REAL PROPERT. COMMENT ADDENDUM File No. AYALA Case No. Borrower OWNER CLARA AYALA Property Address XXXX W MAIN ST (NO SITE ADDRESS) _ City IMMOKALEE County COLLIER State FL zip Code 34142 Lender/Client IMMOKALEE CRA Address Parcel No. #81681720003 Property Address NO SITE ADDRESS Owner Name AYALA, CLARA A Addresses 207 WASHINGTON AVE City IMMOICALEE State FL Zip 34142 - 3133 Legal DESCRIPTION :FRED WHIDDEN BLK 4 LOTS 8, 9 AND LOT 23 LESS 20 FT R/W THIS IS THE LOT THAT IS 0.43 ACRES IN SIZE. Parcel No.81681960009 Property Address NO SITE ADDRESS Owner Name AYALA, CLARA Addresses 207 WASHINGTON AVE City IMMOKALEE State FL Zip 34142 - 3133 Legal DESCRIPTION: FRED WHIDDEN BLK 4 LOT 22 LESS 20FT RW SCOPE OF THE APPRAISAL ASSIGNMENT: The client requested that both vacant lots be considered to be one parcel. The appraiser is aware of the owners being the same and the lots are contigous. The legal's are stated above and the tax info is attached. ADDITIONAL COMMENTS TO THE APPRAISAL ** ***IMPACT FEES" THE APPRAISER HAS TAKEN INTO CONSIDERATION THE IMPACT FEES THAT HAVE BEEN ESTABLISHED ON THESE PARCELS. THE PARCELS PREVIOUSLY HAD RETAIL STORES AND MULTIFAMILY UNITS CONSTRUCTED ON THE SITES. IT IS ESTIMATED IN TODAY S MARKET THE IMPACT FEES WOULD BE WORTH $160,000 DOLLARS HOWEVER, THEY WOULD ONLY APPLY IF A POTENTIAL BUYER WOULD BUILD THE PREVIOUSLY ESTABLISHED OR SIMILAR TYPE STRUCTURES. IMPACT FEES ARE SUBJECT TO THE CHANGE WITH MARKET CONDITIONS AND ANY DEVELOPMENT OR RE- DEVELOPMENT WILL REQUIRE A HOLDING PERIOD. THE RELIABILITY OF FUTURE DISCOUNTED CASH FLOWS THAT AN INVESTMENT OR PROJECT WILL YIELD IS SUBJECTIVE AND WOULD NOT BE A PART OF THE MARKET VALUE. THE BUYER OF THESE PARCELS HAVE NO USE FOR THE POTENTIAL CREDITS AND IT IS ALSO ESTABLISHED THAT FOR THE CURRENT PROPOSED USE BEING SIGNAGE, PARKS, AND PASSIVE USE THEREFORE NO IMPACT FEES WILL BE CHARGED. THE IMPACT FEES ARE NOT CONSIDERED IN THIS APPRAISAL. HIGHEST AND BEST USE The subject property is being appraised "as is ", therefore for this appraisal assignment the land is considered to be to have the H & B use being vacant. This parcels meets the 4 tests of highest and best use being legal, physical, feasible, and maximally productive. The property will be purchased for passive use and will be government owned therefore it is noted that this is not the long term H & B. PRIPARLD FOR AND PROPERTY OF J06NIR OOM BOARD OF COMMISSIONERS RIMANOI UPON APPRAISAL FOR OTHER UBIB IS NOT WARRANTED ^, vaCKet Page -4U4 15(70 -t a- 3727 Page 5 of 8 COLLIER COUNTY GOVERNMENT REAL PROPERTY 3/27/2012 Item 14.8.2. COMPARABLES 1 -2 -3 File No. AYALA Case No. Borrower OWNER CLARA AYALA Property Address XXXX W MAIN ST (NO SITE ADDRESS) City IMMOKALEE County COLLIER State FL Zip Code 34142 Lender/Dient IMMOKALEE CRA Address �1 Produced Packet Page - 4U-S-JM22 -8727 COMPARABLE SALE # 1 XXXX N 15TH STREET IMMOKALEE, FL 34142 COMPARABLE SALE # 2 1011 15TH ST N IMMOKALEE, FL 34142 COMPARABLE SALE # 3 XXXX S 9TH ST IMMOKALEE, FL 34142 PREPARED FOR AND PROPERTY OF COLLIER COUNTY BOARD OF COMMISSIONERS RELIANCE UPON APPRAISAL FOR OTHER USES IS NOT WARRANTED Page 6 of 8 A*�� COLLIER COUNTY GOVERNMENT REAL PR0PERT1 3/27/2012 Item 14.13.2. File No. AYALA Case No. Borrower OWNER CLARA AYALA Property Address XXXX W MAIN ST (NO SITE ADDRESS) City IMMOKALEE County COLLIER State FL ZpCode 34142 LenderlGient IMMOKALEE CRA Address I-MOUCOO rot,ncL ragc -+UD- X0.622_8727 COMPARABLE #4 100 SR 29 PREPARED FOR AND PROPERTY OF COWER COUNTY BOARD OF COMMISSIONERS RELIANCE UPON APPRAISAL FOR OTHER USES IS NOT WARRANTED Page 8 of 8 tc of 14.6.2. ELM uj M Lu Lu 411 dl.Wdd SSA Tnnnn 11111 lit! 1-c 1 r w.* 1 i r ' V1. M.M. A- i 12111 RIN4,11HIJ 1 . . . . . . . . . . LU LLJ tll LLJ z LLI ...... . z km d 1-til-u i nerr Ul to NJ xicl L `g €° n. cm .1 ■ O�m �p 2,' 0 1. 5. 5 b W, KO 38 s .0 t` no CNJ LO n C) RD 0 LLI um F% AQ OM a Is; -A I uj z W- " co E to Is L. c"M m Lu 1. N a s LJJ LS cn SnL . '5�' AM lift V8 -3788 V'1 ism rm Is HIS4 V4 m gas is &I 'o E �1 F4 -C HIOZ a 11, n z . is SI?j 3 C%1 ti ;ISw Ern is L 0 E6 z A IS r3rxvs is KLOZ 7- V1 W.A M3 on Aud V1 Yt " 3H W LU jig N 2 qt;m In — 'K --- -- ' -------- Hill 00 u H A, 9 -. LL 0 ccii,-0 • WONA11 2 9 co � MN -1d IN 2 Ito"Wag Od AM W0101 Od $ °5 z Q UO 3UDNS3Nr S%WdL 836 id C%1 cli 14.6.2. ELM uj M Lu Lu 411 dl.Wdd SSA Tnnnn 11111 lit! 1-c 1 r w.* 1 i r ' V1. M.M. A- i 12111 RIN4,11HIJ 1 . . . . . . . . . . LU LLJ tll LLJ z LLI ...... . z km 3/27/2012 Item 14.13.2. INFLUENCES ON VALUE Appraisal of the value of real property involves both the physical real estate and the intangible rights of ownership. The ultimate value of botb is influenced by the social, economic, governmental and physical conditions of the area surrounding the property. Properties that are very much alike may have considerably different values due only to their geographical location and the economic level of their particular area. Information in this report that describes the area surrounding the property being appraised is included to communicate the influence the area exerts upon the economic performance of the property. AREA INFORMATION Collie The property is located in Collier County. Collier County is the most southerly county on Florida's west coast offering mainland coastal development. Collier County is west ofFt. Lauderdale and south ofTampa. W ith 2,025 square miles of land area, it is the largest county in Florida. About 60% of the land area is in public ownership, is set aside for environmental preservation, or is scheduled for public land, acquisition. The region enjoys a climate that is classified as subtropical. Summers are relatively mild and winters are usually frost fire. A hard freeze is a rarity. The climate, especially in winter, is one that attracts and is enjoyable to most people. The geography of the area runs generally northwest and southeast as indicated by the trend of the coastline. Beaches extend from the northern county line south to Cape Romano and then, as the coastline trends further to the southeast, beaches give over to mangrove islands and swamps. Moving northeastward from the beaches, elevations increase very Slowly. Most of the county is less than 15 feet above mean sea level. Although changes in elevation are gradual, they are well defined by variations in vegetation. Much ofthe county is, or was once, wetland. The once plentiful marine resources are largely depleted, but still provide good sport fishing. Population centers include the coastal communities of Naples, Marco island and Everglades /Chokoloskee. Immokalee, the single large interior community, is located in north Collier County and is the agricultural center of the region. Most growth is accounted for by the heavy influx of retirement age persons. These are predominately active retired People who can afford a variety of recreational pursuits including boating, golfing and tennis. The strong attraction of these people to the beach results in exclusively residential development along the beaches and for some distance inland. Commercial zones are primarily located along arterial roads and inland away from the most desirable residential locations. , A secondary population ofservice industry families lives throughout the area. These people provide the support services and local industries that cater to seasonal tourists as well as year round residents. The economy of Collier County is based on agriculture, tourism, construction and service industries. All of these industries have been negatively affected by the prolonged economic recovery. The construction industry has been the most devastated as few new residential and commercial projects come on -line. The greater Naples area is the focus of tourism and construction and it is the primary market for local business. Of the total county population, about 75% live in the greater Naples area. As late as the end of 2005, studies identified Collier County as one of the fastest growing counties in the State and among the fastest growing in the nation. Most of that growth was faking place along the northern and eastern fringes of the Naples area. More recently these outlying areas have also had the highest incidence of foreclosures and short sales. The MLS indicates that residential listings have declined since the inventory peak of 2009 -2009. Although inventory has declined, prices generally have remained flat and stable since mid 2009. Growth is expected to continue once current economic conditions are improved and foreclosure and short sale inventory is fully absorbed. There is strong grass roots support for environmental issues and for less intensive development. Local politics are dominated by the struggle to achieve a balance between economic prosperity and preservation of natural resources. However, non- profit, County, and State preservation organizations have also struggled to maintain land acquisitions due PREPARED FOR AND PROPERTY OF COLLIER COUNTY BOARD OF COMMISSIONERS RELIANCE UPON APPRAISAL FOR OTHER USES IS NOT WARRANTED Packet Page -408- 3/27/2012 Item 14. B.2. to lack of funding. Prices for raw acreage has faIIell off dramatically since the peak of 2005. The most dramatic price decline was exhibited in outlying arc as which was where the most price appreciation occurred. Acquisitions of land for mitigation and the transfer of development rights has waned in direct relation to the residential market. Presently, the residential market is segmented with most neighborhoods experiencing price stabilization after steep declines. Throughout the residential market, investors and end -user buyers are buying foreclosures and short sales. Inventories appear to be shrinking with the latest foreclosure moratorium set by a few large banking firms. With shrinking inventories, homepricing is expected to gradually increase to levels similar to normal cost - depreciated values resulting in an erosion of external market obsolescence. Since early 2006 the volume of commercial market activity has been low. Prices has also followed a downward trend and have followed a similar path as residential property. Most all commercial segments have experienced significant value declines. The poor job market has resulted in distressed sales which have been the primary driver behind these declines. Without a resurgence ofthe local economy through job creation the middle and lower class areas will continue to be depressed. The more affluent areas will continue to do okay as domestic and international investment has helped slow down declines in high and real- estate. NEIGHBORHOOD INFORMATION Immokalee Area Information The property being appraised lies within the Immokalee Planning Community which is a 26 square mile area centered on the unincorporated community of Immokalee. Immokalee is located in north central Collier County approximately 25 miles east ofthe GulfafMexico, six milessouth ofthe ColiierCounty -Hendry County line and 18 miles north of 1 -75. With the County's formation in 1923, Immokaleewas the only non - coastal settlement. Today itremains the only interior community of considerable size. Immokalee was fairly isolated from the coastal area until the Immokalee Road (CR- 846) was rebuilt and resurfaced in 1955 -56. With major improvements to the transportation system, Immokalee became a thriving agricultural center for cattle, citrus, vegetable farms and cypress timber. There are two main roads that provide access to Immokalee. The first is Immokalee Road (CR846) which runs from Naples to Immokalee and out east through ag -lands towards Clewiston. From Naples this route is 4 to 6 lanes out +/ -15 miles east to the County fair grounds. The remaining t 16 miles to immokalee is a 2 -lane route that is heavily traveled during morning and afternoon rush hour. The second arterial road is State Road 29 (Main Street) which runs through Immokalee. Outside of town SR29 runs south from Immokalee to I.75 and Everglades City and north through ag -lands to LaBelle in Hendry County. State Road 82 intersects State Road 295 miles north offmmokalee providing a +/ -25 mile route to greater Fort Myers. The state and county road system leading to Immokalee is in good condition. Over the next few years the FDOT has plans to widen roads and provide a bypass route around the town construction is expected to begin 2012. The Immokalee urban area traffic network branches off the main arterial road of Main Street (SR29) and CR846. The town's 2 -lane collectors comprise of several roads; New Market RoadhW estciox; a northwest/southeast neighborhood collector that passes through industrial areas and residential neighborhoods; Immokalee Drive, an easUwest neighborbood collector serving old and newly developed residential districts west and east of SR -29; First street connects Main Street and commercial areas of New Market Road; and Lake Trafford Road an east/west collector connecting commercial and residential development from Lake Trafford to New Market Road. Beyond the collectors are residential roadways. Most roadways are asphalt paved and others time rock material. Non - "planned unit development" streets are typically laid out on a grid pattern. Overall connectivity is good, but the community remains segmented by drainage systems. Immokalee is the agricultural center of an area that includes parts of Collier, Lee, Glades and Hendry counties. The economy is dominated by the agricultural industry which employs over a third of the working population in rancbing, truck farms and citrus. This industry has made Immokalee on of the leading domestic producer of winter vegetables for the eastern, region of the United States. Most of the land and agricultural business is vested in a few large corporate - owned enterprises with annual local sales well over tens of millions ofdollars. Immokalee is also home to the Seminole Indian Casino, which attracts many visitors from around greater Naples and Fort Myers area. PREPARED FOR AND PROPERTY OF COLLIER COUNTY BOARD OF COMMISSIONERS RELIANCE UPON APPRAISAL FOR OTHER USES IS NOT WARRANTM Packet Page -409- 3/27/2012 Item 14.1.2. Median Age: 26 years Median Income: - $28,704 Cost of Living Index: 100 Weather Today: Fair 88 °F / 69 °F:� January Avg Temp: 52 °F July Avg Temp: _... , 92 °F ............... . Sunny Days: _..... ....._ .. _ __ . 266 Precipitation. Days: 108. Rainfall (inches): 50 snowfall (inches): 0 Immokalee Demographics PREPARED FOR AND PROPERTY OF COLLIER COUNTY BOARD OF COMMISSIONERS RELIANCE UPON APPRAISAL FOR OTHER USES, IS NOT WARRANTED Packet Page -410- T 3/27/2012 item 14.13.2. 5 Male Female Married Single Farnibea (wlldde) Imniokalee Jobs and Politics Unemployment Rate: 6.5% Recent Job Growth: -3.3% Future Job Growth: 30.4% Democrat: 34.1% Republican: 64.9% Independent (others): 0.9% Immokalee Housing Statistics Median Home Age: _......I "... ........ .7 .... ............ . ... .... . _ Median Home Valuei • Renter v. Owner • Market Value Vacant Owned 5.312 _ 36.24% Rent 58.46% Packet Page -411- 24 years $ 152,910 ONCFARID FOR AND PROPERTY OF ER DOM BOARD OF COMMISSIONERS IWIR UM APPRAMAI FOR OTHER 9M O NOS MIARRA"M tyr Syr 10yr Immokalee Education Statistics School Expenditures: Pupil /Teacher Ratio: Students /Librarian: Students/ Counselor: H8 Grad 23.7% Some Colege 1.3% Bachelor'e Degree 1.6% Graduate Degree 10.4% Packet Page -412- 3/27/2012 Item 14. B.2. $4,908 14 801 336 PREPARED FOR AND PROPERTY OF VIER COUNTY 10M OF COMMISSIONERS RS W" APPRAISAL FOR OTHER %ft 1%IM0 MIAlIRA1O'EO 3/27/2012 Item 14. B.2. Immokalee Demographics & Household Information Immokalee DemnaranhiApmokalee Household Information Population Number of Households. 4,715 Male Households: Family 3,636 Female . Households: Non - Family .1,078 Married Households: With Children 2,839 Single Age 0-4 2,012 Separated Age 5 -9 2,019 Widowed Age 10-14 1,676 Divorced Age 15 -19 2,173 Number of Households Age 20 -24 2,121 Avg Household Size Age 25 -34 3,488 Avg Family Size Age 35-44 2,681 Median Age Age 45 -54 1,761 Median Household Income Age 55 -59 606 Average Household Income Age 60-64 424 Per Capita Income Age 65 -74 525 White Collar Jobs Age 75-84 226 Blue Collar Jobs Age 85+ 51 Employed 7.152 Unemployed 977 Immokalee Income, Jobs & Education Immokales lncnma s Jnha Immokalee Education $0- 10,000 Less than 9th Grade 5,351 $10,000 - $14,999 Some High School 1,951 $15,000 - $24;999 High School Graduate 1,559 $25,000 - $34,999 Some College 376 $35,000 - $49,999 Associate Degree 132 $50,000 - $74,999 Bachelor's Degree 193 $75,000 - $99,999 Graduate Degree 43 $100,000 - $149,999 Percentage High School or Higher 24.0% $150,000 - $199,999 23 PRrPARED FOR AND PROPERTY OF OOWV COUNTY BOARD OF COMMISSIONERS WgUANOE UPON APPRAISAL FOR OTHER UM IS NOT WARRANTED Packet Page -413- /11�1 3/27/2012 Item 14.13.2. Over $200,000 16 Immokalee Residential & Ethnicity Statistics Immokalee Residential Statindwokales Ethnicity Statistics Average Home Sale Price White 8,084 Total Housing Units African American 4,331 Owner Occupied Hispanic or Latino 14,027 Rental Occupied Asian 79 Rental Vacancy Rate American Indian or Alaska Native 251 Vacant Housing Units Hawailan J Pacific Islander 49 Median Travel Time to Work Other 8,247 minutes Transportation to Work: Public 1,250 Transportation to Work: Drive I Carpool 2,637 Transportation to Work: Walk! Bike I Other 481 Work at Home 86 PREPARED FOR AND PROPERTY OF COLLIER CDUNTY BOARD OF COMMISSIONERS RELIANCE UPON APPRAISAL FOR OTHER USES IS NOT WARRANTED Packet Page -414- Collier County Zoning Map Viewer lCOLLIER COUNTY ZONING VIEWER 3/27/2012 Item 14.6.2. Enter Parcel Folio Number: 181681720M == Enter Address: Nacres la Selection Color O V Address Points ` ?I R r Coastal Construction � `€ E1 r Coastal Construction C ` 1 O Major Roads <all other values NAME IIITH AVE N — 15TH ST N — 1ST STS _ W 0 om ooiri« Zonin : C- 4 -MSOSD lZoning Petitions: hnp://gis.colliergov.net/website/ZoningViewer/default.aspx PREPARED FOR AND PROPERTY OF COLLIER COUNTY BOARD OF COMMISSIONERS RKIANCE UPON APPRAISAL FOR OTHER UM IS NOT WARRANTED Packet Page -415- 2.03.00 ZONING DISTRICTS 3/27/2012 Item 14.6.2. A. Commercial Professional and General Office District "C -1 ". The purpose and intent of the commercial professional and general office district C -1 is intended to allow a concentration of office type buildings and land uses that are most compatible with, and located near, residential areas. Most C -1 commercial, professional, and general office districts are contiguous to, or when within a PUD, will be placed in close proximity to residential areas, and, therefore, serve as a transitional zoning district between residential areas and higher intensity commercial zoning districts. The types of office uses permitted are those that do not have high traffic volumes throughout the day, which extend into the evening hours. They will have morning and evening short-term peak conditions. The market support for these office uses should be those with a localized basis of market support as opposed to office functions requiring inter - jurisdictional and regional market support. Because office functions have significant employment characteristics, which are compounded when aggregations occur, certain personal service uses shall be permitted, to provide a convenience to office -based employment. Such convenience commercial uses shall be made an integral part of an office building as opposed to the singular use of a building. Housing may also be a component of this district as provided for through conditional use approval. B. Commercial Convenience District "C -2 ". The purpose and intent of the commercial convenience district "C -2" is to provide lands where commercial establishments may be located to provide the small -scale shopping and personal needs of the surrounding residential land uses within convenient travel distance except to the extent that office uses carried forward from the C -1 district will expand the traditional neighborhood size. However, the intent of this district is that retail and service uses be of a nature that can be economically supported by the immediate residential environs. Therefore, the uses should allow for goods and services that households require on a daily basis, as opposed to those goods and services that households seek for the most favorable economic price and, therefore, require much larger trade areas. It is intended that the C -2 district implements the Collier County GMP within those areas designated agricultural /rural; estates neighborhood centerdistrict of the Golden Gate Master Plan; the neighborhood center district of the Immokalee Master Plan; and the urban mixed use district of the future land use element permitted in accordance with the locational criteria for commercial and the goals, objectives, and policies as identified in the future land use element of the Collier County GMP. The maximum density permissible in the C -2 district and the urban mixed use land use designation shall be guided, in part, by the density rating system contained in the future land use element of the Collier County GMP. The maximum density permissible or permitted in a district shall not exceed the density permissible under the density rating system. C. Commercial Intermediate District "C -3 ". The purpose and intent of the commercial intermediate district "C -3" is to provide for a wider variety of goods and services intended for areas expected to receive a higher degree of automobile traffic. The type and variety of goods and services are those that provide an opportunity for comparison shopping, have a trade area consisting of several neighborhoods, and are preferably located at the intersection of two - arterial level streets. Most activity centers meet this standard. This district is also intended to allow all of the uses permitted in the C -1 and C -2 zoning districts typically aggregated in planned shopping centers . This district is not intended to permit wholesaling type of uses, or land uses that have associated with them the need for outdoor storage of equipment and merchandise. A mixed -use project containing a residential component is permitted in this district subject to the criteria established herein. The C -3 district is permitted in accordance with the locational criteria for commercial and the goals, objectives, and policies as identified in the future land use element of the Collier County GMP. The maximum density permissible in the C- 3 district and the urban mixed use land use designation shall be guided, in part, by the density rating system contained in the future land use element of the Collier County GMP. The maximum density permissible or permitted in the C -3 district shall not exceed the density permissible under the density rating system. General Commercial District "C-4 ". The general commercial district "C-4" is intended to http: / /library l .municode.com/default/DocView/ 13992/ 1 / 12/ 15 ?hilite= developing;conserva... 4/18/2008 PRIRARED FOR MID PROPERTY OF OWN WN OOM BOARD OF OOMMI6 *Na6 RILIAHOI IIP011 APPRAIM FOR OTHER UM Ri lIOT 111MMITEO Packet Page -416- 2.Q3.00 ZONING DISTRICTS 3/27/2012 Item 14.13.2. provide for those types of land uses that attract large segments of the population at the same time by virtue of scale, coupled with the type of activity. The purpose and intent of the C-4 district is to provide the opportunity for the most diverse types of commercial activities delivering goods and services, including entertainment and recreational attractions, at a larger scale than n the C -1 through C -3 districts. As such, all of the uses permitted in the C -1 through C -3 districts are also permitted in the C -4 district. The outside storage of merchandise and equipment is prohibited, except to the extent that it is associated with the commercial activity conducted on- site such as, but not limited to, automobile sales, marine vessels, and the renting and leasing of equipment. Activity centers are suitable locations for the uses permitted by the C-4 district because most activity centers are located at the intersection of arterial roads. Therefore the uses in the C-4 district can most be sustained by the transportation network of major roads. The C-4 district is permitted in accordance with the locational criteria for uses and the goals, objectives, and policies as identified in the future land use element of the Collier County GMP. The maximum density permissible or permitted in a district shall not exceed the density permissible under the density rating system. E. Heavy Commercial District "C -5 ". In addition to the uses provided in the C4 zoning district, the heavy commercial district "C -5" allows a range of more intensive commercial uses and services which are generally those uses that tend to utilize outdoor space in the conduct of the business. The C -5 district permits heavy commercial services such as full - service automotive repair, and establishments primarily engaged in construction and specialized trade activities such as contractor offices, plumbing, heatingand air conditioning services, and similar uses that typically have a need to store construction associated equipment and supplies within an enclosed structure or have showrooms displaying the building material for which they specialize. Outdoor storageyards are permitted with the requirement that such yards are completely enclosed or opaquely screened. The C -5 district is permitted in accordance with the locational criteria for uses and the goals, objectives, and policies as identified in the future land use element of the Collier County GMP. F. Travel trailer- recreational vehicle campground district (TTRVC). 1. Purpose and intent. The provisions of this district are intended to apply to trailer lots for travel trailers, park model travel trailers and recreational vehicles , not exceeding 480 square feet in gross floor area. Such trailer lots are intended to accommodate travel trailers, model travel trailers, pickup coaches, motor homes, and other vehicular accommodations which are suitable for temporary habitation, used for travel, vacation, and recreational purposes. Campsites are intended to accommodate temporary residency while camping, vacationing or .recreating. TTRVC vehicles may be permanently located on a lot, however, no person or persons may occupy said vehicles aspermanent places of residence. 2. Plan approval requirements. Layout plans for a TTRVC park shall be submitted to the County Manager or his designee and construction shall be in accordance with approved plans and specifications and further subject to the provisions of site development plans in section 10.02.03. Such plans shall meet the requirements of this district and shall show, at a minimum, those items identified herein. 3. Required internal park street system. All lots /spaces within a TTRVC park shall have direct access from an internal street. All internal streets within the district shall provide safe and convenient access to a public street. The right -of -way widths, paving widths, and other construction standards, including gradient and alignment of all internal streets and drainage shall be subject to the standards for development of supporting infrastructure as provided in the subdivision regulations, in Chapter 10. For the purpose of this subsection, internal streets shall refer to streets, including necessary right -of -way or easement, located within the confines of the project legal description and providing no access to other land parcels . 4. Required facilities for campsites and TTRV tots_ http: / /library l .municode.comldefaultIDocViewI 1 39921 1112115 ?lulite= developing;conserva... 4/18/2008 PRIPARED FOR AND PROPERTY OF DOW" ODUNtT OWE) OF OONMISSIONERS *ALUM tlPOti APPRAISAL FOR OTHER UM It MT WAMANTED Packet Page -417- Search Results Collier County Tax Collector 3291 E Tamiami Trail Naples FL 34112 -5758 2011 Tax Roll Inquiry System Print this Rage 3/27/20 12 Item 14.6.2. OWNER INFORMATION PROPERTY INFORMATION Name: Addreaa: AYALA, CLARA A 287 WASHINGTON AVE Parcel: L i. J 81681720003 JAc re:.43 IMMOKALEE Qjj0jPj.S Vi w Address: L L al: FRED WHn)DEN MILK 4 LOTS 8, 9 Address: al: AND LOT 23 LESS 20Ff PAV Address: Legal: Address: IMMOKALEE.FL341423133 VALUE /EXEMPTIONS TAX INFORMATION L PAY TERMS Nov: 95.40 L PAYMENT INFO PaidDt: 00!00/0000 Recpt: Mss; �� Paymt: 0.00 Mort, 1 STATUS INFO. Non Ad Va: Installment: L�.J Deferred: � Market Value: 28200 CDUnty-.11106.11 Taxable Value: 28,200 School St: 92.47 Dec: 399.51 MillsgeCode: lJ School loc: 6339 Jsn: 403.63 Homested Ex: City Ta:: 11 0.00 1 Feb: 407.75 A ricitr Ex: Widow Ex:l�_J Blind Ex: Disabled: Veteran Ex: Wholly Ex: FO--7 Depeadt:l Water: 964 Apr; 1411.87 . 0 Le� end ad: 87.23 Ma ,: �� - VoterA pr: 2.29 Nnw Due: 403.63 Grose Ta:: �� Apps fee:0 411.67 OAO Ysv Current'1'axw Online VISA 0 - Civilise Ex: 15 J Advert �� Bankrupt: COMMENTS CER77FICATE VVC•ORMATION Certificates must be paid with cash, cashiers check or muney order Tax Year Split Cent q Date Issued Paid Datt Rec N Ma-EhjFSt—fijFT—n---kjjAMoUnt Paid m[ Due thru , Amt Due tbru , 2009 � 10355 -LO 05!28/21110 06/18/2010 361 10 ®U� 861.24 Commtnt: Certificates must be paid with cash, cashiers check or monev order 2003 Parcel Information 12004 Parcel Information 12005 Parcel Information 2006 Parcel Information 2007 Parcel Information 12008 Parcel Information 12009 Parcel Information 2010 Parcel Information Last Updated: 01/30/2012 5:00pm ORGPARED FOR AND PROPERTY OF W111R 001 AM WARD OF COMMISSIONERS hikl1 &I Oft APPRAISAL FOR OTHER (M It NOT MARANiED . Packet Page -418- Search Results Collier County Tax Collector 3291 E Tamiami Trail Naples FL 34112 -5758 2011 Tax Roll Inquiry System Print this page 3/27/2012 Item 14.6.2. OWNER INFORMATION PROPERTY INFORMATION Name: AYALA, CLARA A Psral: 81681720003 Aerc:� Address: 207 WASHINGTON AVE 0�'' IMMOKALEE jN p1iCIS View! Addreu: -- Legd: FRED WHIDDEN BLK 4 LOTS 8; 9 Address: Legs!: AND LOT 23 LESS 20Fr R/W Address: I Legal: Addrm: IMMOKALEE,FL34142 -3133 L V: VALtjr,/F.xF.m I TAX INFORMATION I PAY TERMS PAYMENT INFO PaldDt: OOro0ro000 apt; 0 Mack: D O 0.0� Mort: 0 STATUS INFO. Non Ad —11N Installment: Deferred:0 Bankru t: 0 MsrketVtlue: 28,200 Cous 106.!1 Nov: 395.40 Taxsbk Value: MYlage Codr. 28200 0� Scbaol St: 42.47 399.51 School lac: 39 Jan: 483.63 Homated Ex: Agrkltr Ex: 1=_J City lax: 0.00 Feb: 401.75 Dependt: 50.74 Mu: 411.87 WidowEx:� BiiadEx: � Water: ladepead: 9.64 87.23 Apr:O May:.0O Disabled: Yoter Appr: 2.29 Now Uuc: 403.63 ��Veteran £,x: 0 Gross Tax: 411.87 PavCurrent'raxesOnline ME: � Wholly Ez: 0� A tee:® Civilian Ex: 0 wdvertisiag: 0.00 COMMENTS CF.RTIFI('.a "I'E INFORMA 110% Certificates mist he paid with cash, cashiers check or monev order Tax Year Split Cert. q Date hsued Psld Dste Rec p EEIEIEEJAmount PaidAmf Due Mru , Amt Due thru 2009 O 1D355 -IO DSlSSf1010 06/]6/2010 361 10 ©� 861.24 Comment: Certificates must he paid with cash, cashiers check ur money order 2003 Parcel Information 12004 Parcel Information 12005 Parcel Information 12006 Parcel Information 1 2007 Parcel Information 12008 Parcel Information 12009 Parcel Information 12010 Parcel Information Last Updated: 01/30/2012 5:00pm pNNI MAgg Pon AND PROPERTY OF 1kIL�1{ SIINfY gQMRD OF COMMISSIONERS IEMNa % %" tvp► AM � OMER Packet Page -419- COLLIER COUNTY GOVERNMENT REAL PROPERT 3/27/2012 Item 14.13.2. Case No. PURPOSE AND USE OF LIMITED APPRAISAL The purpose of this limited appraisal is to estimate market value by performing an evaluation of real property collateral for use in a proposed underwriting. This limited appraisal is for the use of the party to whom it is addressed and 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(1): 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 he considers his own best interest; (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 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 to the comparable 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 area; these costs are readily identifiable since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the comparable property by comparisons to financing terms offered by a third party institutional lender 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 or concession 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 records 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 this 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 only a sales comparison analysis of value was employed in this limited appraisal since it is the primary valuation method for residential dwelling similarto the subject. Any additional uses of the departure 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 ❑ has [X] 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 the level of reliability of this report. RECONCILIATION Complete weight was given to the Sales Comparison Approach as it is the approach used by most buyers when purchasing a single family dwelling. The Income Approach was not applicable 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 utilized 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 estimated on the FHLMC forth 7D4 or similar attached. ASSUMPTIONS AND LIMITING CONDITIONS No responsibility is assumed for the legal discrimination or for matters indicating legal or title considerations. Title to the property is assumed to be marketable. The property is appraised free and clear of any and all liens and emcumbrances, except as noted in the report. ` Information furnished by others during the course of the research has been verified to the extent possible and is believed to be reliable, but no warranty is given for its accuracy. No responsibility is assumed for the effect on value of hidden or unapparent conditions ofthe subsoil or structures; orfor 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 subject property. The client may wish to retain such an expert if he desires. 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 to represent a survey or as -built plan. Any distribution of the total valuation among land, improvement, andlor other components applies only under the stated program of 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 does 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 mitten consent of the author and addressee. Even with such permission, out -of- context quoting from and/or partial reprinting of the report is prohibited. The report is an integrated entity and is only valid in its entirety. Neither all nor part of the contents of the report shall be disseminated to the public relations, news, sates, or other media without the prior written consent and approval of the author. LIMITED SCOPE APPRAISAL CERTIFICATION I certify to the best of my knowledge and belief that: 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 limited conditions and are personal, unbiased, professional analyses, opinions and conclusions; I have no present or prospective interest in the real estate and have no personal interest or bias with respect to the stipulated result, or the occurrence of a subsequent event; the analyses, opinions and conclusions were developed and the report prepared in conformance with and subject to the requirements of the Uniform Standards of the Professional Appraisal Practice of the Appraisal Foundation; the appraisal assignment was not based upon a requested minimum valuation, a specific valuation, orthe approval of a loan; i personally prepared all conclusions and opinions about the real estate that were set forth in the appraisal report. If I relied on significant professional assistance from any individual(s) in the performance of the appraisal or the preparation of the appraisal report, I have named such individual(s) and disclosed the specific tasks performed by each in the reconciliation section of this appraisal report. I certify that any individual so named is qualified to perform the tasks. I have not authorized anyone to make a change to any item in the report; therefore, if an unauthorized change is made to the appraisal report, I will not take the responsibility for it. SUPERVISORY APPRAISER'S CERTIFICATION If a supervisory appraiser signed the appraisal report, he or she certifies and agrees that. I directly supervised the appraiser who prepared the appraisal report, have reviewed the appraisal report, agree with the statements and conclusions of the appraiser, agree to be bound by the appraiser's certification above, and am taking full responsibility for the appraisal and the appraisal report. PROPERTY ADDRESS: XXXX W MAIN ST (NO SITE ADDRESS) IMMOKALEE FL 34142 APPRAISER:'��` Signature: Name: ROOSEVELT LEONARD Date Signed: 1/2512012 State Certification #: SUPERVISORY APPRAISER (only N required) Signature: Name: Date Signed: RELIANCE UPON APPRancar vnR State Certification # UBEa 1S or State License #: RD 3287 NOT WARRANTED or State License #: State Expiration Date of Certification or License: 11/30/12 7 Did F1 Did Not Inspect the Interior of the Property State Expiration Date of Certification or License: =1—. Did not Inspect property Packet Page -420 Produced by ClickFORMS Software 800 -622 -8727 Page 3 of 8 COLLIER COUNTY GOVERNMENT REAL PROPERI 3/27/2012 Item 14.13.2. y rue I.W. ATPILK DEFINITION OF MARKET VALUE: 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, 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 each acting in what he considers his own best interest; (3) a reasonable time is allowed for exposure in the open market; (4) payment is made in terms of cash in U. S. dollars of 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. 'Adjustments to the comparables 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 can be made to the comparable property by comparisons to financing terms offered by a third party Institutional lender 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 or concession but the dollar amount of any adjustment should approximate the market's reaction to the financing or concessions based on the appraiser's ju ent. PREPARED FOR AND PROPERTY OF COLLIER COUNTY BOARD OF COMMISSIONER RELIANCE UPON APPRAISAL FOR OTHER STATEMENT OF LIMITING CONDITIONS Ueftl N MOT WARRANTED CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification that appears in the appraisal report is subject to the following conditions: 1. The appraiser will not be responsible for matters of a legal nature that 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 basis of H being under responsible ownership. 2. The appraiser has provided a sketch in the appraisal report to show approximate dimensions of the improvements and the sketch is included only to assist the reader of the report in visualizing the property and understanding the appraiser's determination of its size. 3. The appraiser has examined the available flood maps that 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 an identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes no guarantees, express or implied, regarding this determination. 4. The appraiser will not give testimony or appear in court because he or she made an appraisal of the property in question, unless specific arrangements to do so have been made beforehand. 5. The appraiser has estimated the value of the land in the cost approach at its highest and best use and the improvements at their contributory value. These separate valuations of the land and improvements must not be used in conjunction with any other appraisal and are invalid if they are so used. 8. The appraiser has noted in the appraisal report any adverse conditions (such as, needed repairs, depreciation, the presence of hazard wastes, toxic substances, etc.) observed during the inspection of the subject property or that he or she became aware of during the normal research involved in performing the appraisal. Unless otherwise stated in the appraisal report, the appraiser has no knowledge of any hidden or unapperent conditions of the property or adverse environmental conditions (including the presence of hazardous wastes, toxic substances, etc.) that would make the property more or less valuable, and has assumed that there are no such conditions and makes no guarantees or warranties, express or implied, regarding the condition of the property. The appraiser will not be responsible for any such conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because the appraiser is not an expert in the field of environmental hazards, the appraisal report must not be considered as an environmental assessment of the property. 7. The appraiser obtained the information, estimates, and opinions that were expressed in the appraisal report from sources that he or she considers to be reliable and believes them to be true and correct. The appraiser does not assume responsibility for the accuracy of such items that were furnished by other parties. 8. The appraiser will not disclose the contents of the appraisal report except as provided for in the Uniform Standards of Professional Appraisal Practice. 9. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisfactory completion, repairs, or alterations on the assumption that completion of the improvements will be performed in a workmanlike manner. 10. The appraiser must provide his or her prior written consent before the lenderichent specified in the appraisal report can distribute the appraisal report (including conclusions about the property value, the appraiser's identity and professional designations, and references to any professional appraisal organizations or the firm with which the appraiser is associated) to anyone other than the borrower; the mortgage or its successors and assigns; the mortgage insurer; consultants; professional appraisal organizations; any state or federally approved financial institution; or any department, agency, or instrumentality of the United States or any state or the District of Columbia; except that the lendedclient may distribute the property description section of the report only to data collection or reporting service(s) without having to obtain the appraiser's prior written consent. The appraiser's written consent and approval must also be obtained before the appraisal can be conveyed by anyone to the public through advertising, public relations, news, sales, or other media. Freddie Mac Form 439 (6.93) Produced by CliekF( Packet Page -421- 27 Fannie Mae Forth 10046 (&93) Page 4 of 8 /0—\ STREETUINKS L E N D E R S O L. U T 1 O N S Goodkind & Swift, Inc. 3/27/2012 Item 14.13.2. C 0 R Compliance Desk Review Borrower: Buyer: Immokalee CRA Order #: CC Gov. Rev #1 Subject Address: )o= W Main Street City: Immokaiee State: FL Zip: 34142 Legal Description: Fred Whidden Block 4 Lots 8, 9 and Lots 22, 23 Less 20ft ROW Transaction Type: Purchase Property Rights Appraised: ® Fee Simple ❑ Leasehold ❑ Other (describe): Client Name: Real Property Management CC Gov. Client Address: 3301 Tam ismi Trail E., Naples, FL 34112 Original Appraiser: Roosevelt Leonard Signature Date of Original Appraisal: 01/25/2012 Effective Date of the Original Appraisal (which is also the Effective Date of this Limited Scope Desk Review): 01/25/2012 The purpose of this desktop appraisal review assignment is to develop and report an opinion as to the completeness and adequacy of the original appraiser's compliance with the Uniform Standards of Professional Appraisal Prac #ce and all applicable appraisal regulations and administrative codes for the state in which the original appraisal was performed, The limited scope of work of this assignment does not require the reviewer to provide detailed evidence to support their conclusions, nor is the review appraiser required to develop and/or report their own opinion of value for the subject property. '- , I The following guidance is intended to aid the review appraiser with the development and reporting of this Compliance Desk Review: 1.) The required desk review must comply with USPAP Standard 3: Appraisal Review, Development and Reporting, 2.) This is a Desktop assignment only. Physical inspections, photos and location maps are not required. 3.) The review appraiser. a. Must be licensed or certif ied in the same state as the subject property. b. Must be geographically competent to appraise within the subject property's marketing area and have access to all of the public and private data sources necessary to produce credible assignment results. C. Must be competent in completing appraisal review assignments and be competent to complete the appraisal assignment under review. d. Must have license credentials that are greater than or equal to the license level of the original appraiser under review. e. Must focus his or her comments on the relevant aspects of the appraisal report under review and not include personal opinions about the appraiser(s) who prepared the original appraisal. This assignment must be rejected if the review appraiser has any bias towards the original appraiser. f. Must identify any noted USPAP violations or applicable state regulation and/or administrative code violations for the state in which the subject property is located. After a desktop analysis of the appraisal under review: I ❑ DID or Z DID NOT note any USPAP violations within the report under review. (If any violations were noted, please state the violations noted in the additional commentary section below.) 1 ❑ DID or g DID NOT note any violations of the state apprajsal regulations and/or administrative code for the state in which the subject property is located. (If any violations were noted, Meese state the violations noted in the additional commentary section below. PREPARED FOR AND PROPERTY OF COWER COUNTY BOARD OF COMMISSIONERS 1 OF 3 Form SLCDR — •WinTOTA Packet Page -422- mode, inc. —1- 800- ALAMODE USES 18 NOT WARRANTED 3/27/2012 Item 14.6.2. Additional Comments: Please state any violations noted above; disclose any prior services performed on the subject property within the past 36 months; and include any additional assumptions, limiting conditions or narrative commentary necessary to comply with USPAP and to provide credible assignment results for this review appraisal subject to the Identified scope of work and intended use /user: Overview: The subject property is a vacant commercial site (two contiguous parcels) located on the northwest comer of West Main Street and North First Street in the heart of Immokalee. This a prime commercial site at the southern "gateway" into Immokalee from greater Naples; it is arguably the most desirable commercial intersection in the Immokalee area. The subject site on the northwest comer enjoys excellent commercial exposure for traffic entering Immokalee from the south and east. This site is suitable for a wide variety of retail -type commercial uses commonly found at high - traffic comers of this type: gas station/convenience stores, drug store /mini -marts, bank branches and fast food restaurants. The sole mitigating factor regarding the subject's desirability for these uses is its undersize relative to current market standards. The likely highest and best uses cited above would be compliant with the subjects commercial zoning. Given the unique nature of the subject with respect to its locational attributes, the remote /self- contained nature of the Immokalee market area and the paucity of recent commercial land sales throughout the region (due to stagnant market conditions), the appraiser was forced to use the best sales available and to make necessarily sizable adjustments reflecting important differences between the subject site and the comparable sales cited. The final value conclusion reflects a unit/price of $9.21 /sf which does not appear to be unreasonable given the nature of the subject property and its locational characteristics. The appraisal report under review meets USPAP and governmental standards. The scope of this review does not include the verification of sales date or analysis of this data. No Violations This reviewer has not previously provided professional services involving the subject property. The reviewer has no past current or contemplated future interest in the subject property. PREPARED FOR AND PROPERTY OF COLLIER COUNTY BOARD OF COMMISSIONER: RELIANCE UPON APPRAISAL FOR OTHER USES IS NOT WARRANTED PAGE 2 OF 3 Form SLCDR — "WinTOTAI Packet Page -423- node, inc. —1- 800- ALAMODE 3/27/2012 Item 14.B.2. SCOPE OF WORK: This is a "desktop" analysis, using the information contained in the appraisal report under review. The scope of the review is limited to the original appraisal report, and specifically, to develop and report an opinion regarding the completeness and adequacy of the original appraiser's compliance with the Uniform Standards of Professional Appraisal Practice and all applicable appraisal regulations and administrative codes for the state in which the original appraisal was performed. The review appraiser must, at a minimum: (1) Read the entire appraisal report under review; (2) Research any information provided for the subject property and all comparable properties that is verifiable from the appraiser's desk; (3) Develop an opinion regarding the completeness, adequacy, relevance, appropriateness, and reasonableness of the data presented, methodologies utilized, and the techniques employed by the original appraiser subject to the original appraiser's stated scope of work and intended use; and finally, (4) State any violations Of the aforementioned USPAP and/or applicable state appraisal regulations and administrative codes in the development or reporting of the work under review, including a statement of the primary reason(s) for disagreement, The reviewer is NOT required to make- any physical inspections of the subject property or any sales and/or listings referenced in the report under review. The reviewer is NOT required to develop and/or report their own opinion of value for the subject property. EXTRAORDINARY ASSUMPTION: This compliance desk review is made based upon the extraordinary assumption that the report under review includes credible factual information in describing the condition and physical features / components of the subject property's improvements, It this assumption is incorrect, it could have a significant impact upon the accuracy of the conclusions developed within this appraisal review assignment INTENDED USER: The intended user of this limited scope desk review is the named client, its successors and/or assigns. INTENDED USE: The intended use of the results of this limited scope desk review is to obtain an opinion as to the completeness and adequacy of the original appraiser's compliance with the Uniform Standards of Professional Appraisal Practice and all applicable appraisal regulations and administrative codes for the state in which the Original appraisal was performed from a competent and similarly credentialed local review appraiser. The results may also be utilized to determine if obtaining a more detailed appraisal review product is necessary and/or appropriate as part of internal quality assurance policies. CONTINGENT AND Utr11TING CONDITIONS: The subsequent reviewer's certification is subject to the following conditions and such other specific and limiting conditions as are set forth by the reviewer herein: 1) The reviewer assumes no responsibility for matters of a legal nature affecting the property which is the subject of this review or the title thereto, nor does the reviewer render any opinion as to the title, which is assumed to be good and marketable; 2) The reviewer is not required to give testimony or appear in court because of having made the review, unless such arrangements have been previously made; 3) The reviewer assumes that there are no hidden or unapparent conditions of the property, subsoil, or structures, which would render R "mon: Or less valuable. The reviewer assumes no responsibility for such conditions, or for engineering which might be required to discover such factors; 4) Information, estimates, and opinions furnished to the reviewer, and contained in this review report, were obtained from sources considered reliable and believed to be true and correct. However, no responsibility for the accuracy of such items furnished to the reviewer can be assumed by the reviewer; 5) Disclosure of the contents of this report is governed by the Uniform Standards of Professional Appraisal Practice, 6) Neither all, nor any part of, the content of this review report, or a copy thereof (including the conclusions of the review, the identity of the reviewer, professional designations, reference to any professional appraisal organizations, or the company with which the reviewer is connected), shall be used for any purposes by anyone but the client specified in this review report, its successors and assigns, professional appraisal organizations, any state or federally approved financial institution, any department, agency, or instrumentality of the United States or any state or the District of Columbia, without the previous written consent and approval of the reviewer, 7) No change of any item in this review report shall be made by anyone other than the reviewer and the reviewer shall have no responsibility for any such unauthorized change. REVIEWER'S CERTIFICATION: I certify that, to the best of my knowledge and belief: 1) The facts and data reported by the reviewer and used in the review process are true and correct; 2) The analyses, opinions, and conclusions in this review report are limited only by the assumptions and limiting conditions stated in this review report and are my personal, impartial, and unbiased professional analyses, opinions, and conclusions; 3) 1 have no present or prospective interest in the property that is the subject of the work under review and no personal interest with respect to the parties involved; 4) 1 have no bias with respect to the property that is the subject of the work under review or to the parties involved with this assignment; 5) My engagement in this assignment was not contingent upon developing or reporting predetermined results; 6) My compensation is not contingent on an action or event resulting from the analyses, opinions, or conclusions in this review or from its use; 7) My analyses, opinions, and conclusions were developed and this review report was prepared in conformity with the Uniform Standards of Professional Appraisal Practice; 8) 1 have not made a personal inspection of the subject property of the work under review or any of the comparable properties considered; 9) No one provided significant professional appraisal, appraisal review, or appraisal consulting assistance to the person(s) signing this certification. REVIEW Signature: Review Signature Date: 03/08/2012 #: RD3475 State: FL Company Name: Rear Estate Appraiser. Goodkind & Swift Inc or License #: State: Company Address: 565 Roma Court Expiration Date of Certification or License: 11/30/2012 Naples, FL 34110 PREPARED FOR AND PROPERTY OF PAGE 3 OF 3 RELIANCE UPON APPRAISAL FOR USES IS NOT WARRANTED Form SLCDR — "WinTOTA Packet Page -424- node, Inc. —1- 800- ALAMODE