Agenda 01/22/2019 Item #16A801/22/2019
EXECUTIVE SUMMARY
Recommendation to approve a purchase agreement for the acquisition of land (Parcel 139FEE)
necessary for the installation of new drainage equipment and maintenance of a weir on the
Henderson Creek Canal. (Henderson Creek ROW Project No. 60223) Estimated fiscal impact:
$141,345.
_____________________________________________________________________________________
OBJECTIVE: To acquire a fee simple parcel needed for the installation of drainage equipment and
maintenance of a weir on the Henderson Creek Canal at its intersection with Tamiami Trail East.
CONSIDERATIONS: Collier County is seeking to purchase Parcel 139FEE, a fee simple parcel
consisting of 1.58 acres and owned by Robert E. Williams and Jerelyn J. Cobb. The property is required
for the installation of drainage equipment and maintenance of a weir on the Henderson Creek Canal at its
intersection with Tamiami Trail East. This project is being undertaken as part of the South Florida Water
Management District’s (the District) obligation to operate and maintain the Henderson Creek Canal under
a Cooperative Agreement between the District (on behalf of the Big Cypress Basin) and Collier County,
dated October 13, 2000, as amended.
The attached purchase agreement reflects an amicably negotiated purchase price of $140,000. The land
value and associated costs have been reviewed by in-house real estate appraisal staff and are deemed to be
in-line with current market levels for the area. Accordingly, staff recommends that the Board of County
Commissioners (the “Board”) approve the accompanying agreement for the purchase of Parcel 139FEE.
FISCAL IMPACT: The estimated fiscal impact associated with this item is $141,345 and includes the
purchase price of $140,000 and $1,345 for title commitment, recording fees, and title policy premium.
Budget amendments are needed to move funds from Project No. 60222 and 60121 and appropriate into
Project No. 60223 within the Stormwater Capital Fund (325). The District has agreed to reimburse the
County fully for all of the costs of acquiring Parcel 139FEE. The new facilities will be operated and
maintained by the District under the Cooperative Agreement referenced above. Therefore, the County
will not incur any maintenance costs arising from this item.
LEGAL CONSIDERATIONS: This item has been approved as to form and legality and requires a
majority for Board approval. - ERP
GROWTH MANAGEMENT IMPACT: This Project is in accordance with the goals, objectives, and
policies of all applicable sections of the Stormwater Management and the Conservation and Coastal
Management elements of the Growth Management Plan.
RECOMMENDATION:
(1) Approve the attached Purchase Agreement (Parcel 139FEE) and authorize the Board’s Chairman
to execute same on behalf of the Board;
(2) Accept the conveyance of Parcel 139FEE to Collier County and authorize the County Manager or
his designee to record the conveyance instruments in the public records of Collier County,
Florida;
(3) Authorize the payment of all costs and expenses necessary to close these transactions;
(4) Authorize the County Manager or his designee to take the necessary measures to ensure the
County’s performance in accordance with the terms and conditions of the agreement; and
(5) Authorize any budget amendments which may be required to carry out the collective will of the
Board.
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01/22/2019
Prepared by: Sonja Stephenson, Property Acquisition Specialist, ROW, Transportation Engineering
Division, Growth Management Department.
ATTACHMENT(S)
1. Purchase Agreement (PDF)
2. Location Map (PDF)
3. Appraisal Report (PDF)
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01/22/2019
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.A.8
Doc ID: 7596
Item Summary: Recommendation to approve a purchase agreement for the acquisition of land
(Parcel 139FEE) necessary for the installation of new drainage equipment and maintenance of a weir on
the Henderson Creek Canal. (Henderson Creek ROW Project No. 60223) Estimated fiscal impact:
$141,345.
Meeting Date: 01/22/2019
Prepared by:
Title: Property Acquisition Specialist – Transportation Engineering
Name: Sonja Stephenson
12/18/2018 10:47 AM
Submitted by:
Title: Division Director - Transportation Eng – Transportation Engineering
Name: Jay Ahmad
12/18/2018 10:47 AM
Approved By:
Review:
Transportation Engineering Robert Bosch Additional Reviewer Completed 12/18/2018 1:14 PM
Growth Management Department Lisa Taylor Additional Reviewer Completed 12/19/2018 2:48 PM
Growth Management Department Gene Shue Additional Reviewer Completed 12/20/2018 9:44 AM
Transportation Engineering Jay Ahmad Additional Reviewer Completed 12/20/2018 1:30 PM
Growth Management Department Judy Puig Level 1 Reviewer Completed 12/21/2018 10:44 AM
Capital Project Planning, Impact Fees, and Program Management Amy Patterson Additional Reviewer Completed 12/27/2018 8:59 AM
Growth Management Operations Support Christopher Johnson Additional Reviewer Completed 12/27/2018 11:13 AM
Growth Management Department Thaddeus Cohen Department Head Review Completed 12/27/2018 2:39 PM
Growth Management Department James C French Deputy Department Head Review Skipped 12/27/2018 5:21 PM
County Attorney's Office Emily Pepin Level 2 Attorney Review Completed 12/28/2018 3:23 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 12/28/2018 4:34 PM
County Attorney's Office Emily Pepin CAO Preview Completed 01/02/2019 10:07 AM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 01/02/2019 5:00 PM
Road Maintenance Jeanne Marcella Additional Reviewer Skipped 01/10/2019 4:03 PM
Office of Management and Budget Susan Usher Additional Reviewer Completed 01/11/2019 4:14 PM
Road Maintenance Diane Lynch Additional Reviewer Completed 01/15/2019 11:16 AM
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County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 01/15/2019 1:38 PM
Board of County Commissioners MaryJo Brock Meeting Pending 01/22/2019 9:00 AM
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Packet Pg. 509 Attachment: Purchase Agreement (7596 : 60223 - Parcel 139FEE)
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Packet Pg. 510 Attachment: Purchase Agreement (7596 : 60223 - Parcel 139FEE)
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Packet Pg. 511 Attachment: Purchase Agreement (7596 : 60223 - Parcel 139FEE)
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Packet Pg. 512 Attachment: Purchase Agreement (7596 : 60223 - Parcel 139FEE)
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Packet Pg. 513 Attachment: Purchase Agreement (7596 : 60223 - Parcel 139FEE)
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Packet Pg. 514 Attachment: Purchase Agreement (7596 : 60223 - Parcel 139FEE)
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Packet Pg. 515 Attachment: Purchase Agreement (7596 : 60223 - Parcel 139FEE)
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Packet Pg. 516 Attachment: Purchase Agreement (7596 : 60223 - Parcel 139FEE)
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Packet Pg. 517 Attachment: Purchase Agreement (7596 : 60223 - Parcel 139FEE)
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Packet Pg. 518 Attachment: Purchase Agreement (7596 : 60223 - Parcel 139FEE)
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Packet Pg. 519 Attachment: Purchase Agreement (7596 : 60223 - Parcel 139FEE)
LOCATION MAP
Henderson Creek ROW, Project 60223
Parcel 139FEE
(Not to scale)
16.A.8.b
Packet Pg. 520 Attachment: Location Map (7596 : 60223 - Parcel 139FEE)
November 9, 2018
Fee Simple Acquisition Memo: South Florida Water Management District: Williams Parcel
Henderson Canal Boat Ramp Project
Overview
The subject property is a 1.58 acre vacant land site located on the north side of Tamiami Trail
East (Rt 41) east of Collier Boulevard. The site has frontage along the west side of the
Henderson Canal (a portion of the site consists of submerged lands encumbered by the canal).
The subject property topography is otherwise level and covered with wooded vegetation.
The South Florida Water Management District is interested in acquiring this property (in its
entirety) for construction of a boat ramp and general canal maintenance purposes. Collier County
Transportation ROW is assisting the District in this acquisition effort. The purpose of this
valuation is to determine the current fair market value for this property. This valuation will be
used in the negotiation process (non-condemnation) for the purchase of this property.
Description of the Subject Property
Legal Description: Lengthy Legal Description, see attached (no street address)
Tax Folio #: 00724600003
Owner: Williams, Robert E; Cobb, Jerelyn J
Last Sale: The subject property has not sold nor has it been listed for sale over the past 15 yrs.
The subject is a vacant “raw land” site with an “A”- Agriculture zoning designation (interim,
place-holder zoning). It is located within the Urban Residential Subdistrict of the Future Land
Use Element of Collier County’s Growth Management Plan. Given the subject’s location along
the East Trail within a string of similar undeveloped properties it is conceivable that these
properties will ultimately be combined/assembled/re-zoned for more intensive residential
development or future commercial utility. The Highest and Best Use for the subject is therefore
judged to be for assembly for future re-zone (more intensive residential or commercial utility).
Valuation/Analysis
The Sales Comparison Approach to value is relied upon in this valuation memo. Recent sales of
properties generally similar to the subject (lot size, location) are identified and compared to the
subject. These market expressions provide a value proxy in the estimate of market value for the
subject property via the principal of substitution.
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Packet Pg. 521 Attachment: Appraisal Report (7596 : 60223 - Parcel 139FEE)
The following sales involve vacant land acreage sites located in the vicinity of the East Trail and
the SW Golden Gate Estates area of unincorporated Collier County:
1. 11581 Riggs Rd, Naples, FL 34114
Sale Price: $165,000 Sale Date: 03/09/2018 Reflects: $69,300/ac
2.38 acres. A-zoning.
2. N/S 19th Ave SW, Naples, FL 34117
Sale Price: $109,000 Sale Date: 06/21/2018 Reflects: $68,600/ac
1.59 acres. E-zoning
3. 3860 21st Ave SW, Naples, FL 34117
Sale Price: $96,000 Sale Date: 01/22/2018. Reflects: $84,200/ac
1.14 acres. E-zoning
Differences between subject and comps with respect to specific location, zoning,
development potential and topographical features were analyzed. These factors considered, a
current market value of $82,000/acre is well supported/reasonable for the subject property at
this time. Thus, 1.58 acres x $82,000/acre = $129,500.
Value Estimate as of 11/09/2018 (Effective Date): $129,500
Harry Henderson, SRA
RD3475-FL
Review Appraiser
Collier County GMD/Transportation-ROW
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Packet Pg. 522 Attachment: Appraisal Report (7596 : 60223 - Parcel 139FEE)