Agenda 03/12/2019 Item #16A 203/12/2019
EXECUTIVE SUMMARY
Recommendation to approve an agreement for the purchase of land (Parcel 173FEE) required for
the Vanderbilt Beach Road Extension Project (Project 60168). Estimated Fiscal Impact: $321,725.
OBJECTIVE: To purchase property needed for a pond site for the Vanderbilt Beach Road Extension
Project (the Project).
CONSIDERATIONS: Collier County is seeking to purchase a fee simple parcel consisting of 3.18
improved acres (Parcel 173FEE). Located on the west side of 21st Street NW and the south side of the
proposed Vanderbilt Beach Road Extension, this property has been identified as necessary for a potential
pond site and the relocation of the existing canal required for construction of the Project regardless of
final refinements to the Project alignment. Please refer to the memorandum prepared by the County’s
design consultant, Bill Gramer, P.E. of CH2M.
The County’s review appraiser, Harry Henderson, has estimated the market value of Parcel 173FEE to be
$320,000. Please refer to Mr. Henderson’s memorandum dated November 20, 2018. The attached
purchase agreement for $320,000 is the result of amicable negotiations with the property owner, James
Banks.
FISCAL IMPACT: Funds in the amount of $321,725, being the aggregate of the purchase price of
$320,000, title insurance policy premium, and miscellaneous closing and recording fees not to exceed
$1,725, will be required. The primary funding source for the acquisition of right -of-way is impact fees.
Should impact fees not be sufficient within a particular project, the secondary funding source will be gas
taxes.
No maintenance costs are anticipated until such time as the pond is constructed.
LEGAL CONSIDERATIONS: This item has been approved as to form and legality and requires a
majority vote for Board approval. - JAB
GROWTH MANAGEMENT IMPACT: This recommendation is consistent with the Long Range
Transportation Plan and the Collier County Growth Management Plan.
RECOMMENDATION: To:
. Approve the attached purchase agreement and authorize the Chairman to execute same on behalf of
the Board;
. Accept the conveyance of Parcel 173FEE and authorize the County Manager, or his designee, to
record the conveyance instrument in the public records of Collier County, Florida;
. Authorize the payment of all costs and expenses that Collier County is required to pay under the
terms of the purchase agreement to close the transaction;
. Authorize the County Manager or his designee to take the necessary measures to ensure the County’s
performance in accordance with the terms and conditions of the purchase agreement; and
. Authorize any, and all, budget amendments that may be required to carry out the collective will of the
Board.
Prepared By: Michelle L. Sweet, Property Acquisition Specialist, ROW, Transportation Engineering
Division, Growth Management Department
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03/12/2019
ATTACHMENT(S)
1. Location Map (PDF)
2. Technical Memorandum (PDF)
3. Appraiser's Memorandum (PDF)
4. Purchase Agreement (PDF)
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03/12/2019
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.A.2
Doc ID: 7971
Item Summary: Recommendation to approve an agreement for the purchase of land (Parcel
173FEE) required for the Vanderbilt Beach Road Extension Project (Project 60168). Estimated Fiscal
Impact: $321,725.
Meeting Date: 03/12/2019
Prepared by:
Title: Property Acquisition Specialist – Transportation Engineering
Name: Michelle Sweet
02/04/2019 1:25 PM
Submitted by:
Title: Division Director - Transportation Eng – Transportation Engineering
Name: Jay Ahmad
02/04/2019 1:25 PM
Approved By:
Review:
Transportation Engineering Robert Bosch Additional Reviewer Completed 02/04/2019 2:25 PM
Transportation Engineering Andrew Miller Additional Reviewer Completed 02/04/2019 3:15 PM
Growth Management Department Christine Arnold Level 1 Reviewer Completed 02/04/2019 3:20 PM
Road Maintenance Joseph Delate Additional Reviewer Completed 02/04/2019 3:24 PM
Transportation Engineering Jay Ahmad Additional Reviewer Completed 02/06/2019 8:25 AM
Growth Management Department Lisa Taylor Additional Reviewer Completed 02/07/2019 7:21 AM
Growth Management Department Gene Shue Additional Reviewer Completed 02/08/2019 11:07 AM
Growth Management Operations Support Christopher Johnson Additional Reviewer Completed 02/11/2019 11:59 AM
County Attorney's Office Jennifer Belpedio Level 2 Attorney of Record Review Completed 02/11/2019 2:20 PM
Growth Management Department James C French Deputy Department Head Review Skipped 02/11/2019 5:15 PM
Growth Management Department Thaddeus Cohen Department Head Review Completed 02/20/2019 1:57 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 02/20/2019 3:30 PM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 02/26/2019 11:25 AM
Budget and Management Office Mark Isackson Additional Reviewer Completed 02/28/2019 9:10 AM
County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 02/28/2019 4:15 PM
Board of County Commissioners MaryJo Brock Meeting Pending 03/12/2019 9:00 AM
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LOCATION MAP
60168-173FEE
16.A.2.a
Packet Pg. 260 Attachment: Location Map (7971 : 60168-173FEE VBR-Banks)
PREPARED FOR: Andrew Miller, P.E. Senior Project Manager
Collier County Growth Management Department
PREPARED BY: CH2M – Bill Gramer P.E., AICP
DATE: February 4, 2019
SUBJECT: ROW Request: Parcel 173 (Proposed Pond/Canal Site)
Parcel ID. 36913060004
The Vanderbilt Beach Road Extension alignment, previously approved by the Board of County
Commissioners, will require the acquisition of Right-of-Way for the roadway corridor and
related stormwater ponds for the required treatment and attenuation of stormwater.
The Vanderbilt Beach Road Extension Corridor was divided into Drainage Basins based
upon natural topography and manmade divides such as roads and canals.
Drainage Basin 2 is comprised of the area bordered by Massey Street (Sta. 480+92)
(Western Limit) and ends at the Curry Canal (Sta. 641+82) (Eastern Limit).
Basin 2 is further divided into six sub-basins (Basins 2A, 2B, 2C, 2D, 2E, 2F):
Basin 2A: Massey to Douglas
Basin 2B: Douglas to 25th Street NW
Basin 2C: 25th Street NW to 21St Street NW
Basin 2D: 21st Street NW to 17th Street NW
Basin 2E: 17th Street NW to 15th Street NW
Basin 2F: 15th Street NW to Currey Canal
Drainage Basin 2C is comprised of the area bordered by 25th Street NW (Station 528+25)
(Western Limit) to 21St Street NW (Station 554+60*) (Eastern Limit) (2,635 LF +/-)
*Note: Limits subject to change during Final Design
Within Sub-Basin 2C, there is a need to acquire Right-of-Way for a stormwater treatment and
attenuation pond as well as a location to provide an efficient hydraulic transition of the
proposed Cypress Canal.
Stormwater from Drainage Basin 2C will be discharged to the Cypress Canal. This area
has been designated the Cypress Canal Basin by the South Florida Water Management
District.
Collier County Ordinance No. 2017-19 recently revised the maximum allowable discharge
from 0.15 cfs/acre to 0.06 cfs/acre in the Cypress Canal Basin. The more restrictive
requirement will result in the need to utilize larger stormwater treatment and attenuation
ponds. This requirement will be used as a guideline when evaluating and designing the
required stormwater facilities along the corridor.
T E C H N I C A L M E M O R A N D U M
16.A.2.b
Packet Pg. 261 Attachment: Technical Memorandum (7971 : 60168-173FEE VBR-Banks)
Note: Per the ordinance “...Variations to the above requirement may be allowed with County
staff approval based upon special engineering studies prepared by a Registered Professional
Engineer…”
Pond Site(s) Evaluation:
Note: The horizontal alignment of the Vanderbilt Beach Road Extension within this
segment of roadway (from 25th Street NW to 21st Street NW), is NOT Subject to any
major change which would affect the need, and therefore any acquisition of Rights-
of-Way can proceed unrestricted.
Within Drainage Basin 2C, various parcels were evaluated to determine which parcels were:
Correctly Sized (Available Acreage)
Hydraulically Feasible
Environmentally Permissible
Cost Effective
Additional considerations included:
Improved or Unimproved status of parcel
Proximity to other feasible Improved/Unimproved parcels
Proximity to County owned parcels
The initial pond siting analysis of Basin 2C resulted in identifying the need for a linear pond
configuration which would be a combination “Dry/Wet” pond. After additional evaluation, it
was determined that Parcel 173 (Parcel ID. 36913060004) would be required to provide
sufficient acreage for Pond(s) 2C-1/2 and the Cypress Canal transition.
Parcel 173
173
County
Owned
County
Owned
County
Owned
County
Owned
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Packet Pg. 262 Attachment: Technical Memorandum (7971 : 60168-173FEE VBR-Banks)
Parcel Number: 173 (VBR Project ROW Numbering System)
Parcel ID: 36913060004
Parcel Size: 3.18 Acres (Approximate)
Parcel Designation: Single Family Residential
Parcel Status: Improved
Parcel Location: 761 21st Street NW
Parcel Proximity to VBR Corridor: Located along the south side of the proposed roadway,
within the proposed relocated Cypress Canal, west of 21st
Street NW.
Parcel “Service” Area: Approximately 12.09 Acres from Station 528+25 to Station 554+60*
(2,635 linear feet +/-) *Note: Limits subject to change during Final Design
Parcel Proposed Use: Wet Detention Pond(s), Canal/Canal Transition
Parcel Receiving Body of Water: Cypress Canal (Immediately adjacent to proposed pond(s)
2C-1/2).
Recommendation:
In conclusion, the recommendation of CH2M would be that Collier County Growth Management
Department contact the owner of Parcel 173 (Parcel ID. 36913060004) and begin discussions
regarding possible acquisition.
16.A.2.b
Packet Pg. 263 Attachment: Technical Memorandum (7971 : 60168-173FEE VBR-Banks)
November 20, 2018
Fee Simple Acquisition Memo: Parcel 173Fee (Banks)
Vanderbilt Beach Road Extension (Project #60168)
Overview
The subject property is a 3.18 acre site improved with a single-family home and associated site
improvements. This property has a street address of 761 21st Street NW, Naples, FL 34120. It is
located on the north section of 21st Street NW near the proposed Vanderbilt Beach Road
Extension.
Design plans for the Vanderbilt Beach Road Extension call for the relocation of the existing
canal and construction of water retention ponds/weir facilities needed to service the proposed
roadway. A portion of these facilities will encompass the subject property (in its entirety). 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: Golden Gate Estates Unit 7 S 210ft of Tract 48
Tax Folio #: 36913060004
Owner: Banks, James M
Last Sale: 1/17/04: $218,000
The subject is located in the NW Golden Gate Estates area south of the Cypress Canl, west of
Wilson Blvd, north of Golden Gate Parkway and east of Collier Blvd. This area is composed of
acreage homesites (1.14 to 5 ac) in a wooded setting. Homes in the area are of various ages and
design.
The subject site is located on the west side of 21st Street SW; it has street frontage of 210ft and a
lot depth of 660ft (3.18 acre lot area). The site is improved with a single-family home (frame
construction) containing 1812sf of gross living area plus open porch and deck. Site
improvements include a paved driveway and shed-type outbuildings. The subject is
approximately 25 years old and is in average overall condition. The subject site is level and
treed/partially cleared around home.
16.A.2.c
Packet Pg. 264 Attachment: Appraiser's Memorandum (7971 : 60168-173FEE VBR-Banks)
Valuation/Analysis
The Sales Comparison Approach to value is relied upon in this valuation memo. Recent sales of
properties generally similar to the subject 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.
The following sales involve single-family homes on acreage sites and located in the Golden Gate
Estates area in the general vicinity of the subject:
1. 707 21st St NW, Naples, FL 34120
Sale Price: $334,000 Sale Date: 08/09/2018. 1405 sf GLA, 6-3-2, 2 Car Garage
2.50 acres. Blt 1993 CBS construction; Average Condition. No Pool
2. 580 22nd Ave NW, Naples, FL 34120
Sale Price: $305,000 Sale Date: 03/29/2018. 1237 sf GLA, 6-3-2, 2 Car Garage
2.50 acres. Blt 1997 CBS construction. Average Condition. No Pool
3. 2361 22nd Ave NE, Naples, FL 34120
Sale Price: $320,000 Sale Date: 06/01/2018. 1794 sf GLA, 6-3-2, 2 Car Garage
2.27 acres. Blt 1995 CBS construction. Average condition, No Pool. Barn-outbuilding.
Differences between subject and comps with respect to specific location, lot size, age, GLA,
construction quality and garage count/outbuildings were considered. These factors considered, a
current market value of $320,000 is well supported/reasonable for the subject property at this
time.
Value Estimate as of 11/20/2018 (Effective Date): $320,000
Harry Henderson, SRA
RD3475-FL
Review Appraiser
Collier County GMD/Transportation-ROW
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Packet Pg. 265 Attachment: Appraiser's Memorandum (7971 : 60168-173FEE VBR-Banks)
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Packet Pg. 266 Attachment: Purchase Agreement (7971 : 60168-173FEE VBR-Banks)
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Packet Pg. 267 Attachment: Purchase Agreement (7971 : 60168-173FEE VBR-Banks)
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Packet Pg. 268 Attachment: Purchase Agreement (7971 : 60168-173FEE VBR-Banks)
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Packet Pg. 269 Attachment: Purchase Agreement (7971 : 60168-173FEE VBR-Banks)
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Packet Pg. 270 Attachment: Purchase Agreement (7971 : 60168-173FEE VBR-Banks)
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Packet Pg. 271 Attachment: Purchase Agreement (7971 : 60168-173FEE VBR-Banks)
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Packet Pg. 272 Attachment: Purchase Agreement (7971 : 60168-173FEE VBR-Banks)
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Packet Pg. 273 Attachment: Purchase Agreement (7971 : 60168-173FEE VBR-Banks)
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Packet Pg. 274 Attachment: Purchase Agreement (7971 : 60168-173FEE VBR-Banks)
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Packet Pg. 275 Attachment: Purchase Agreement (7971 : 60168-173FEE VBR-Banks)