Agenda 04/28/2009 Item #16B 1
Agenda Item No. 16B1
April 28, 2009
Page 1 of 18
EXECUTIVE SUMMARY
Recommendation to approve the purchase of 2.5 acres of unimproved property which is required
for the construction of a stormwatcr retcntion and treatmcnt pond for Phase II ofthe Vanderbilt
Beach Road Extension Project. Project No. 60168, Phase II (Fiscal Impact: $69,544.00).
OBJECTIVE: To obtain the Board of County Commissioners' approval to purchase unimproved
property which is required for the construction of a stormwater retention and treatment pond associated
with Phase II ofthe Vanderbilt Beach Road Extension project. (Project 60168)
CONSIDERATIONS: The subject property described as the West half of Tract 31, Unit 73, Golden
Gate Estates (POND11C4) contains a total of2.5 unimproved acres and is located on lOth Avenue NE.
It is required for the construction of a stonnwater retention and treatment pond associated with Phase II
of the Vanderbilt Beach Road Extension project. Using the most recent sales data from the real estate
market the Division of Transportation's Review Appraiser, Harry Henderson, SRA, prepared an
appraisal of the property estimating its current market value at $55,000 ($22,000 per acre.)
On December 9, 2008, Collier County Transportation Division invited the owner, Joao Gutierrez to
discuss the sale of the subject property to the County. On February 25, 2009, the owner's attorney
replied that he would sell the subject property to the County for $167,000 including attorney fees and
costs. The purchase price has been negotiated to $63,500 with an addition of $5,000 to the purchase
price, which provides for payment ofMr. Gutierrez' attorney's fees and costs.
This is a voluntary sale to the County only up until the point where agreement on the purchase price
can be reached. Beyond that point, once the design of the roadway moves beyond the 60% stage of
plans readiness, the acquisition will occur under the threat of condemnation. Viewed in this context,
either the parties agree upon a price early on in the process, or they wait until later and perhaps let a
jury set the price. The difference being that the jury instruction as to the definition of full
compensation does not limit itself simply to "market value" as estimated by appraisers who have relied
upon the sales of willing sellers as the basis for their conclusions. The current jury instruction as to
"full compensation" reads, in part, as follows:
"Although fair market value is a reliable standard in detennining the amount of full
compensation to be paid to the owner, it is not the only standard. It is merely a tool to
assist you in deternlining what is full compensation as guaranteed by the Florida
Constitution. In determining full compensation, all facts and circumstances that bear a
reasonable relationship to the owner's loss must be taken into account." (Florida
Eminent Domain Practice and Procedure, Sixth Edition, The Florida Bar, 2003)
It is important to note that Mr. Gutierrez is currently paying ad valorem taxes on an assessed value of
$112,500. Staff is recommending that the Board of County Commissioners purchase the subject
property from Mr. Gutierrez for $63,500 and believes the following are compelling reasons to do so:
This is not a distress sale. The owner can afford to wait for the market to improve.
Agenda Item No 1681
April 28, 2009
Page 2 of 18
It is not likely that the market value is going to decrease any further at this point; and while most
experts believe it could take between 5 and 7 years for the market to fully rebound, if the County waits
that long to purchase these pond sites, we are likely going to be paying as much or more for the subject
property as Mr. Gutierrez is seeking today.
Finally, Mr. Gutierrez has expressed a desire to sell the property at the present time; and if sold to
someone clse, it is possible that the new owners would build on it. Vacant property large enough in
size to accommodate a stormwater retention and treatment pond is relatively scarce in the subject area.
In fact, Mr. Gutierrez' property must be assembled with other unimproved properties located on either
side in order for the County to be able to construct a pond of the size required to store and treat the
volume of stormwater discharge from the roadway in this part of Basin 5 (see the attached location
map).
FISCAL IMPACT: The fiscal impact is the purchase price of $63,500 plus recording fees, title and
insurance fees of $1,044 and attorney's fees and costs of $5,000. The funds will be paid from gas
taxes and/or impact fees.
LEGAL CONSIDERATION: This item has been reviewed and approved by the County Attorney's
Office, is not quasi-judicial and requires no ex parte disclosure, requires only a majority vote for
approval and is otherwise legally sufficient for Board action - RNZ
GROWTH MANAGEMENT IMPACT: This project is consistent with the Long Range
Transportation Plan and the Collier County Growth Management Plan.
RECOMMENDATION: That the Board of County Commissioners ofCoUier County:
1. Approve the attached Purchase Agreement and authorize its Chairman to execute same on behalf of
the Board;
2. Accept the conveyance ofPONDIlC4 and authorize the County Manager or his designee to record
same in the public records of Collier County, Florida;
3. Authorize the payment of all costs and expenses necessary to close the transaction;
4. Authorize the County Manager or his designee to take the necessary measures to ensure the
County's perfonnance in accordance with the terms and conditions of the Agreement; and
5. Approve any and aU budget amendments which may be required to carry out the collective will of
the Board.
Prepared by: Margaret Kreynus, Senior Property Acquisition Specialist, TECM
Attachments: I. Purchase Agreement; 2. Location Aerial; 3. Appraisal Rcport
Item Number:
Item Summary:
Meeting Date:
Jaec: .1 U.1.t..
Agenda Item No. 1681
April 28, 2009
Page 3 of 18
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
16B1
Recommendation to approve the purchase of 2.5 acres of unimproved property which is
required for the construction of a stormwater retention and treatment pond for Phase II of the
Vanderbilt Beach Road Extension Project Project No. 60168, Phase II (Fiscal Impact:
$69,544.00).
412812009 9:0000 AM
Prepared By
Margaret Kreynus
Transportation Services
Property Acquisition Specialist
TECM-ROW
Date
4/8/20099:23:53 AM
Approved By
Gary Putaansuu
Transportation Services
Principal Project Manager
Transportation Engineering and
Construction
Date
4/9/2009 8:22 AM
Date
Apprm'ed By
Lisa Taylor
Transportation Services
Management/Budget Analyst
Transportation Administration
4/10/20094:05 PM
Approved By
Jeff Klatzkow
County Attorney
County Attorney
County Attorney Office
Date
4/13/200910:48 AM
Approved By
Najeh Ahmad
Transportation Services
Director
Date
Transportation Engineering &
Construction Management
4/13/20092:30 PM
Date
Approved By
Robert N. Zachary
County Attorney
Assistant County Attorney
County Attorney Office
4/13/20092:47 PM
Approved By
Kevin Hendricks
Transportation Services
Right Of Way Acquisition Manager
TECM-ROW
Date
4/13/20093:59 PM
Appro\'l'd By
Norm E. Feder, AICP
Transportation Services
Transportation Division Administrator
Transportation Services Admin.
Date
4/14/2009 3:00 PM
Appro\-'ed By
Pat Lehnhard
Transportation Services
Executive Secretary
Transportation Services Admin
Date
4/14/20094:52 PM
Approved By
Therese Stanley
Transportation
Grants Coordinator
Date
4/15/20094:08 PM
Approved By
Transportation Administration
rage L Vi L
Agenda Item No. 1681
April 28, 2009
Page 4 of 18
OMS Coordinator
OMS Coordinator
Office of Management & Budget
Date
County Manager's Office
4117120097:51 AM
Approved B)!
Susan Usher
Senior Management/Budget Analyst
Office of Management & Budget
Date
4119/200910:02 AM
County Manager's Office
Appwnd By
Leo E. Ochs, Jr.
Deputy County Manager
Date
Board of County
Commissioners
County Manager's Office
4120120092:29 PM
'll-,.~..'"
Agenda Item No. 1681
April 28, 2009
Page 5 of 18
PROPERTY LOCATION AND OWNERSHIP
Folio Number:
Owner Name:
Property Addresses:
Legal:
Size:
40472440009
Joao Gutierrez
10'h Avenue NE between Everglades Blvd. and Desoto Blvd.
Golden Gate Estates Unit 73 West 1/2 of Tract 31
2.5 acres
Pond 11 C Boundary is Blue
Gutierrez Property Highlighted Yellow
LAND APPRAISAL REPORT
Agenda Item No. 1681
b~~ ~iC-VBR~T p~rA~iI 28, 2009
Page 6 0 18
F"pNo vaR Pond"C4
Borlower .Q..J11.9~. ____ "_____"____. C~15usTrac.~1202_ r.j3pRet~r~~ce S33-T48.R28
Pro:~rty Mdres, _f'.!/S 10th Av.It.!l~r~E_ _ _____~_______" __ ______~__ _______
Citj' N;,J:J1Q.s ___ __n __ COtln'i_C;~~IIf.lr_ ___,__ Sl<l'l Fl __ ZpCJ~e 34120_
~egal[)e~criD)On...Q~lg_enGal~_~~!~'..5L'"l,t73VV1.'2n!T,,~,_~. '"______ ._
SJI~ PrrCl S~___ Ddt~ 0: $,lC__t:l,,:f.\__ L,'iW Te'rn~L~ 'rs ;JIIJJ~l1i ;li';~~~ AJ~rais~d fee
Act~al Real Es~ate axes $_' ,29!!7_~_ ,j., _:~- Ch"f~f.S I" .u p,,'G b,' Sf. '~r S N,'p._Otrer saes ca"~~;;~:~:,,, !::ii~ ______.
Ler-tjerCil~": Coi!ie!C()_l!.~1!1'_92.",-r<:i:~$r?rlnl'0'1 [lIVISKJn ;':Jdre", 2?_~~_2.~~_f:1g~~e~~_oe Drive Napies::-L 34104
OC~JPdn: vacant ApDr;;jse'_I::'~~~ende~sm SRA~_ Inst'u~'lons:c ApWJ1serJ::stlf!1C1le Market Val<.Je
Folic #404i2440rJOg
Loca:ion
BiJ'~ 10
G'C1\\ll';;;ate
~rope'l}'\hues
De"",amj,'S~:~~'
r,~a'~ej~g Time
PresnLa,dU,f
Lr:as~lIo:d
D~ Minimis DIjD
Ufjan
~u:JJr~ ,n
2:'%,. 7.'i>~
S:cad','
r~Jral
Un~,
S ~\\
?)'~
G;)odAv; ral'POOf
O'I':r :5~
~,::s
'he;)r'::,
;)~, ....
: '11p'GI'~e~, Sta~ lir)'
'~oll'ienil'r,:e:o Err:plo\'''''~nt
Cnnv~n,e~cf:o S~c::,':n:::
Cun'lenrf.~<;e '0 S:10CiS
:':'maCI,o!Pub'l:hn,por:al:en
:J"cre;nO~dl facili:les
,I,d~~u;;:y 0' U:iHies
Fu"yDev
~~"r id
~r e~!!'lfl~
:; -~ ~e
-
-
5~or,:ge
:J1der"rhs
_~Q'" faIT 'v 2.~ ralllily
__ i~~usrriaL._i]:~ ','d:aft
[,"Ia~c~
:'~cii1no
2;e's~~~lv
J.6 r.~~s
:\'e'6 'klS
1;1If.:~,~1
>
Cran(jC ill :>reser.: Lan~ L,e
r'lo' Lik~I\' LI\ely (')
1':rrom_'1a~?~_.
'ak::'; ~Iace ':~)
To sinqle-family___~
PfOpe1\'Co"lPJI.bili:y
Prol~cton IrCl~ De1r"....ntal Conditions
Pol'c ~ anc Fire P'::le::iiJ~
Gener,;IA;;:wan:eCljDrc~'erie$
~,DPfa' t~ ~,ldlkel
. -
Pre:J~'ra;jIO:cuOU:,
SingleF"rr'vPrictRangs
Single ra'lv:y f',ge
-.Owner T"1an: ___,,"Va::mt
$ 85.000 _ t~ $ 300.Q.QP_ "re::or'>nan: V~lue Uic;,._Q.QP~
1 J'fS :o~9 n PrfdclT:~antt..ge _.l2. 'Irs
Comrrerns inCluGc; :hOSf 'acto's !;r.'oraDle or u~~avo'a:I". at'f;~tlng I1W~flabl!'t\.' tfg Ol1~:IC pa'~s, schools 'n;~, nOlse::Tlle s.!,llll~Q..~j9~_ted in the east-central
~'!rt of u~I!1::-orporated COIIi~L~o~nty 1n_;I1~_Gpld~:1 Gate Estates area. Go!~e:1 Gal_eJsrates '5 a sprawlil1gp~~~PI~!t~~~UbdiVision~o.!!!:i:!~ting ()j_
~r::~~~-:!l:e~_~!!:19Ie-f<.tr'1!!.V hO:T!~s.ltes(l, 14 to 5 acres t'/plcally)m ~:'i:e~!::!:.u_r<l!_~~Sentlal ser:'!:!.t:.es aH! Withrn a 35 ~i~.!J1e,,9,f!II~_!91~_~_
NE IS a east-W!:'sl runnino ;:;eGondar~ street runnl!1O off 0' De!>olo Blvd 10th Ave NE dead-(mds 10 Ihe west at the Fak.a Union Canal.
D'mens,ons 165_1:_660 ~ '" _ 2.50 SQ F: C' Acre, C:Jrner Lo:
Zoning cias3iricat~n Estiltes (?-",25 JE~ GOrr.1?~-,_sile 1111n,) :>re5er: Impro',em€1:S N do A do nO: CQlr:Of~ 10 torlrg rf~lIlations
HQP%I and be.>: liSP :>reS:lnl Jse '::llfr I.,oecif~:' eventual sinalo-familv d,~\iE'lotJmen\.
Public a'he' (:J~SCri~CI OH SFf l\lPRD':EM[rnS ~npa ,~!",-vel
S'fe:Access :>u::lic Pri...alfS:ZE__c:.?rnpClfible_~~rthar(Ja _____._
~m_m ____ Sur.a::e lI"ac,!c!~~__ S'Jp~Reclanqu:ar __~_. .__,______ "_,__
1/a,r:e:1JIlCe :)L:~I'c'ri'..a:e Vie\'>' Nelohborhoo~ __
S:onnSel'.'f' CutbT,~er :.arna;,e~?.!:~.tobeaceqLia_te__
U~deroround flee: & Tft 3Idew~'k S:le_e:L-'.9ht~ Is ltle pro~rty localed If! a HUO ldent~ied SpeeialFlood Hazard Area? No _ Yes
::;01'11~'t.; :',f .~nl" x ur.avO'atllf 'lCIUCl1g J~\ .jJJa'~1t ad..~rse 1:&'.'1'''11$ '1nla(~r\1en!S. 1;- Jlw iI:vcse c:n~iho'l"1 ZoneJ?,_ CO'f'mt:120D67 250G, dtd 11(;7/05
The s.lb eel land_s~r€_aSS~med to h€ly~~n upl;mdl~!,_liand_ p~ofjle whIch .wo,!~qil1LOW slnalp.'!;!:!!!)'~~l;!~l;!!ORI"!C11 as allowed bv ZOrJfllQ Without
al ical Pernl'll,na andLor l'!llllgall"~ Trlc s.!:!2Jec~ silt' milY be suJ?leSJ.t9,n_orm~~_~,-2i~9i1,;:;_~.!.nd r!lIn~ral rlg!11~ ofJ~c:9r_d AI~houoh I1Q
survev was :~rov'ded there were no a:marem acverse E!'lcroachrTlents '1otcd
tl~C
G"
Waler
Sar. Se\\'~,
Ill( llc~.,!;r-e1 ~~> :~c:t~c r11ee '~I;nt s;;'e;: o! DrDDe1ie~ llD~~ iT;". a1~ P'O~i'lale t~ ,u~~:t ilr,1 t.JS :01sic,-,',,: m:'Sf n :h~ T.,.,ol ana\'sls '1~ ~b~"ip:i:l" 1r-(:II,!!es a Golea'
il(lrJstT~c~ -,,';oCI1; rrTk'." ":~ctID" to Jt'J,e il>1":; 01 SI(l1i'icall ~allaliw ~~twe~1 Ih~ ,.Jb:>;t:l an:! (J"1N';;~I, 0".'1)0-."'; I' J ~,I~n'lc"lt It~T H ~11: compa-,~Ie r'~I)!';v SUPf10'
10 D ':,['r, 'dvn:i( r~a1 t'l~ s"r'~:i orD".:t,. 2 T"loS 1-: a1iJS:Tl~1t', mad~ l1l.S rcd~jC1~ t~(, "I~'cat"1;~:,1~ cr' SI.Jln: i' a -""r"r:;;:ll 'em In!h-:: O['1pa!ilj)f~ ; ir'~ri:;... DI lets
lavorab!;.< :na~ ".II~ ,~!.lie~ nlooerty a ~'J5 -) J~jlISlmen\ S 'node thus I~c'e:;s n; :ne ,~~ji:a'!:~ 'i,'lle 01 :he SUbl;;:'
-:-:-_ I':\~ ~:~2J~C~ P~C?ERTY t-.:.:------~.Clilr~~A8LE. NO CQfpr,p;:',L, ~,c ~
AGelfSS No'S 10th Ave1uc NE S"'S 0' 20th Avenue l'iE 33':0 RClndall61vd
Napies,;:-L 3-112.q ..___ Naptes, FL 3~12D l\a?I8:~. FJ 34120___.___
~:~;:~5U~W_~:.I- - -i-13-ml~'i..SNW ---~--:- _~03miles~~
~~:I.~~'____IS.___,..__,___ _____N."A ==-rs,_,J8.31::-,-,a~ 11 1L.:36Ia:;
4ice G':'ss S. . ==JJ_ 5D (J:}O '~ 4.Q,--1C''9_
Da1a )our~e _.~ - ____m___ M~S#2Ci?OO~2?_:;c0. . _.. \!l:~~?qB025;,42 ___ ______ .'::~~_~!t20B024265
~.at~ ~)a ~ 3~~ ___,_ ~~~SC~IFTI['N .___ _ O:;.sCRI"~.'_:;."_i ,,"{-IS ~';--""-'-."..'.: >-:-::",~:'~"'-O.~B'-~~."E3!EIlm,: _____-+-1- 'IS Ad'J'it l':'P.8__DE_SCRID~ +1- \S A.~iu~t.
li:11el""Js,'1le~ Nt'A. --- 5':08u--- '_ .. _ _m__ .
rc~~I;r----m-- t~._m_-____.--. ~~-._-'- _ GG.L...~_. ____,____ _~~milar __..~_~_
Ji!~~,'!f\~',_,~~2Q~~_._:~--= 2cU-acres _ __ In Sia\: ?;~~,<l.<.:.re~ __ _. 1r~_${"G 2.27 acres In 5,'3:1_[;
~plL__ ~:~~lI[Ja\i:Jl5:l1 __ _,=-cvollnaturi>l _V~~~!:..natl;lal _. _ Levet/natuf<ll ____
~~'--==- '-~~~=: ._~=~~E","~:-u~=::_ __ ~": ~.__~-1'tales:-=.._-:-=___~_
Sal~s 01 ;'nnci1g N,'A Cash or Eculv C:itsh or [quiv Cash or Equil'.
IC(;rce~~I?~S ____ ~____. __ _. ______~~~______ ___ ..____
~..~.~la_!L ... - S -l- _ ~ -l- _ ,j______,__
Irl(kndVau~ I
OfSUO'f:' '$ 12315-----.
CD'11P..Ii;,slU~P 3
Sr"S of 16th Avenue NE
_t.!i!pJg~"f~_~_1?0__
3.26'T1i1esW
--
.1_
22.C26i'!0
50,0..9Q
is 17 ~ 36 S 22CZ6
Comm~nto en r/ar,.f" [J:lta _T':Ie c.r;e_c_~0_~e_~_~IP,...-,~!!_lo;;ateG i"l.!?f--.9.g:~~_@!..I,~~~:!l-' ,?l :,~e $!Jll~JIl_ I'u; _Pilsterr; Gode!'_9_9_~~ta.!es arca,J:b~sa'2~
Show ~..~:lll,?nGc_:_S;~~~~!I,_'.ppce r811g!C_gU~~~, 136ias:~~' .to_~l&?EJ:'~:;r~_ T~~' 1,1JJp_er end ()f 1!1::!_~~1~E' f~~~oiven m05;~~!,!igtl.Uc_g'v~. lhf.',____
prClP2rt1'.?W~~'::,,-ry,~_':Ie.t!_(llthC' tlJ~_~._'n.mark('t do~.infl.led by .1!~tres~_<l~9'orfo.!:c_~c!.,,<;1lc.s,A.~',!r:prrc,;,_of $22.00Q.'acre:s selec!ed. _m_
Corrr:~":s ar~ Co'rd ::')'IS u' :'c:roiso m?libic:~ ~m~L::__o.I::iP2!:!.!:"y_mlI~I~_c:!_ClT1...~__~iaC~~_un!p'~~ l)~~!2:....~_~:::~QC(!,-,,_cre_ thesubJ~~v~'(.!..e(j__~
.1?~,Ql~.5(Ljc'.~~$_22.002!a_:reL___ _________"""~____m_..~_.~__ _______ __ _____._
- P~I~ri~Q~~-~ybl~c~o,;i~,_t;;~--'~-~~-~rSl_1-,~oq--'~_=-===:==-~-----====___-==~___~__-_-==-- _ _ ___ ___~
Fine' ::j"con:::,a:w. T'le 3ales C::_9rr_:;anso1h2_2IQ;?'.:I1_i_s_~~llei!.u!?p~!!~,:!~i.'1.;)lr_~:1Ij_}?_~~den~d to provid~J."~_~es1 "'JllIe esEITI_~!U2I-_~
~rty.~ 0' till'O :YJ:e _~____
I ESTlMATE THE MARKET VALliE, AS DEFfNED. OF SlIBJEGT PROPERTY AS OF
.________ r~1arcl1_t.
_?'Q9!iJ__ tCibeS 55,000
J::..arrvf:.er'ce~~p~, SRA
~,~:lI.isrrIS
[\?~J
Jt
DIC r'liJi Physi::a!!y InSDf::Property
Rrv,'\'" ,\::J"':1 '.PI it ;!pJi;:"bl~!
:. ;.jIIIP- C;tu "".', C; ~"'''' 1l~~"r~l
fl]f:11 J:[l-- 'V"jn~OTAL' ~pprJL!: ~Clt't.'arf ~': J irt::-1-8:)G-A~.';\lOClE
Location Map
Eiorr;)vier;Clien" .9.ylierrez
~ro~erlY Adgr_~~s NIS 10th Avenue NE
~__ ~-N~fJJ!3~a__- _f_O_U~Y~~-~lIi~!__
Lncer Coilier Count" GoVrrransDortatK!11 Division
S:ate FL
Agenda item No. 16B 1
~f.NO~~a~N'1'c4:~~128, 2009
Page 7 of 18
ZiD Code 34120
~--
~.ny rlOltoll BlvlI 'If
1.t~NI"Y
,~th Ave NW
,7tr ~VI" "1'1
"lr ;we ~W
;:'f11\\'e"ll'/
~ ~ ~ !i
>:e- \:l
1 ~
-t\.Io..,oe'l.'W
41~ ..v~f'IW
2~M Ao..., H\t\I
20l~ Iw~ Nili'
lBU, ......~ NW
1(,110;,....1>11'1'
!4'~ ;,,~ I'ffl
12t~ A,,,,- tM'
1001 ~\'e NW
?J. ;;!
ji
, ~
"
?:
,
pl~1t ll.d
Wild Tu'*~' Dr
"'"
.
~ ~7th I\~ HE
[45th I\'~e "IE
2
~
"
.
41<1 Ave liE
3':lIt,Mel'lf
~7h A\I!: rE
3'5tilA.... r;E
"
r,;.- ...
~R4'"~.
o
"
33.riAVl:'NE
l' ~ ~
~ "" ~
i: ;;j; ii\
:;:..~
"
(~l ~Jdl ~.d
2
"
2
''''''._~ =.-
g
w
R~ndJII el~'Il
:'4'10 ':'ce ~E
:::'00 Iw~ 'l~
20h /<.'Jf:. ~E
Hlth 141ft 'lE
J\r1~ B!1.'d E
16th....veNl;
14IhA<JtNE
12:hA'~ HE
~ -
lOO'......,NE
[{ "- ~ ~
"
"
~
u
.
,
.
~
" ~
t7~ :r
~ ~
~
"' ;t
;f _
~~ ~
u
"
"
"
'1
.
"
~
~
[
"
,7. f'a<lgip4~; /l'Je
"
J
i
}
{lO......>oftc.ltot>..,:w'~.nvar.''''''.".1tl
J
~
"
~
~
.
,
Irr!fl,..)>~_
,
t
,
"
2
~
"
~
68lhAve NE
66t1,A;"!f'tE
64!hA'ltIlE
62ndA"",NE
E.Ol~ A-it NE
S811l M~ riE
?
o
~71h Av~ NE
45th I",. ~E
- MapPoint
~ "'t
~
i '\
2 ~
~ !
~
o
o
72nd A"" NE
~ e
* ~
"
.
<
1'):hA"""re
:'""" /I,\I~ No
22r,dl\veNE
8'h.'ioI'ert;
&\hl\~NE
..II- AJ.j~ t<f
2l'<.l A-~~ IE
::>m! ~'J':. S:'
4!r.lllltS<:
6!~. ..we Sf
8th "'J~ ,E
~ l\I:h Ave Sf
; 2th IW~ ';f
14t~ /l,'J~ SE
~orm MAP.LOC - 'Wi~TQTAL" appratsa' software by a la mode. inc ..- 1.8CD-AlAMCDE
.;
68'hA'J'!.NE
W1-,/I,I"':NE
M~~ A'J~ "IE
62I'd/w",M'
61):h'-\",- !'IE
:,.&1, ,1,'."'- NE
56lh A~e 'IE
S<\l:t1 A'}~ 'if
5;<,,0 A~- I€
"'')tI,Ave~
~
~ ~
:::- ,<:' .PthAveNE
. .
4SthJ\\IeNt
48tr. Ave N~
i ~
~
"
o ~
~ ~
"
.
.
43td/>1.ft!ME
4111"~NE
,
~9th Av~ NE
~.; "' .;
:,m,lv.oel'lE
,
3"11' iw~ NE
~',s
J3Id/l"",NE
""
3;(\,I,veNE
/lirdl.,.r!J'
~
~
<
.
~
"~h "''It f€
L~d A'le ME
~ ~
o "
" "
~ GrJ:dm Gdt~ B1JC E
<.;olo:ir:n G1~~ ~"-.,j f
~
1rrd A'J'!. ~E
'IIi> I\'J~ Sf
~ &h A\'~ Sf
j
"
"
"
"
,
I
~8I:hA""~
1.]lh1,'11: 5E
7
121~1 /J'-i~ ~E :r
"
l-1h A~~ ~E
15.'111.'_",5:
13:1, ;"J~ S~
':iUI~l Gat~ E'JI'.'d E
~
!'
Agenda Item No. 1681
....-_APLiI282009
,Filet;iu1!8.Pondl1C4, pac~ge 8 of 18
DEFINITION OF MARKET VALUE: Tne mosl probable p':ca \',kh a We,pel)' shoulc tlrin~ i~ ~ como~i:ive and ow ma~ke: tl1der all cordibnns
fEQJISi:€ to a fa., sale, ~he DUjlPr a~d s~lle'. ea:h actrr, prudently knowlecllJcab~' and ilssumin; the price is not a~'e-:te<l ~y U1GUe s:imlJlus. Ir1P;ICi~ i1 this
cc'inl!1011 IS ~he [~ns'Jmrna:io1 Of a salf. 25 oj a soecifiec cate ana t'e oassrn9 of tie 1ram seller l: buyer u1deT t:on:!rtons 'Nh~'eby: (1.1 j'J,'e~ and .pl,a: are
"iPlcall~ ITIo:iva:ee: (2) both parti~s alp. well i1for~ec :)1 wer ad'. sed one each aC'i1Q in '11m: he :o15iders Irs own cast i~eres:; (3~ a ceaSJna~,e lllle is ,'lowed
lor e:GcslIre in the open mar':e:; (4) payment is mace In lerms of cash in US dollars 0' in terms of [inaneia a'ra"ll~m~n1s comparable tilere:o: and (5) the price
represents lj1e normal C01siup.ralton lor !lie proccr!y sold u1affected tly spe6i 01 crealrve financing or sales concessions' granted tly onyor€ associa:ed with
th~ sal~
. Adjus:ment, in ;hi: cam~nD)es :T1U~: De Ira~e lo~ spec;a' or r.re,nv~ ha1cing or sales concessions 'Jo ad JSlMel1:S are 1ecess.ry
for ~ose costs whd are nOHrarl, paid ~y sellers as a rf.sull of ;'adllc~ or law in , marke: area thesl' ccs:s a'e reJ:ity ide~ti'i3ble
s:nce the seller nays these :os:, in vir.uail,' all sales :ransaclions. S,~cial o' c'eahe lin2nc;'~ adtUstme1ts ca~ tl~ mace 10 t~e
:oMparab e ;rope::v b~ wmoa'iso~> :0 bancin~ iern's oUeree by a tt:,,: par.\ l~s:ltJ:iD~al ,ence- :ha~ 15 no: alrea:'1 l1VolveC in fM
:rope:1y 0' tra05acioo Ilnv ad u,:rr':m ,hould no: ~e calc~lat~d on a ..)~:lIillliGcll dollar for do~ar COSi of tie fina:'Cing Dr con:ession
:u, Me colla' amoun: 0' any a~u~;t"len: sl10uic approximaie the 1iark~:'s reacl'on to ttle financing or :oncessicns tlased on lhe
appraiser's 'u:;~men:,
STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION
CONTINGENT AND LIMITING CONDITIONS: T~e appraiser's :eri:icatlon :!ial ap:ears i1 ~he appraisal reeolt is SJb,ect to :he 'allowing
f.onditions:
1. Tlf aopraise: will no: be 'espolsibie 10' 'nate's of a le;ai Cloture :ho' atec: eille' tre crope1J' beir~ appraise': 0' ih~ title 10 it, Ti"R apD,'ais~r assu1leS iha:
tile :itle is good ane marke12ble am: 1ier~!0'e. YII/nt!l render any opinions about t~e :i~e The :roperty IS appraisec on Ihe basis c.1 i: being under r:sp[lns~ble
ownership
2. Th! a:pmiser has prcviee~ a Sk:tC1 in :hf ilppraisai 'enn tC' show apl1rcx:ma:~ dimensions of :h~ Improvement,; anc lhe sr..-:tch is Ir,:lude~ oniJ' to 355'5;
thE' ri3;:de: 01 :he reoor( Ir \'iSliaillm~ the ~:oDer.~' an: ~ndelstandiny the c:~raise:.s de:e;,ninal'on of its S'L!!
J -h~ app:a'S8r 135 eXi.1rnned t1(' ,r.':'ilablc fbod map:, tha: alE' provided OJ; jlle Feceral Errergerq ~.lanageme~. Agen:y 1:0: o:h~; data sour:es) an: has nl1led
in lhe appraisai r~p01 w~'er :he sUb,ect site is located In an icenH:ec Soecial fluod Hazard ,ha Be:aus~ :he apn'!;er is nO: 2 s~'VfYor. he 0: she makes
"10 ~uaran:ees. express or i'TIplied. regarding :tris ~e:~flTwla[ion
J. T': appraise: will 10: give teslir-;ony 0' a~oear it cou:" :~ca~e hE or ShE 11aOf a~ ~pprarsal of tre prcpc;;y In cues{;on unl~ss specific arrangem~nls ~o do
so hav~ be~n rr,ad~ betoreha~d
5 Th~ appraiser r.as t"tima:ec 'm ~ai:Je of me ian6 in the cosl apD'oWI al its 1igt,esl anc ~~Sl use aoc t1e 1r'1~rOl'ements a: merf co~tri:lU'_ory value Trese
sepilrale ValuJ:iOns 0: th~ !o~d an~ i'npro\'~l1erts '"nust not be used in Confunc:i(}~ ~\'ith any o:hl'f ap~ra:sal and are iO'lalid if !hei' a:e so used
5. He apOta:ser ha5 nolec in the ap:8:sal renor any adverse concilrons ~sJcr as, neede: re:a:rs, de~rec:a:lon. the Dre5en~e Of hazardous wastes, roxic
substa'1ces. e:c_, o:served during the insp~tion of t~ sutirct property 0' :hat he O' she became aware of cur;ng the norma, res!:arch ir1\'oi.ed in performing
'Ire a~:.'raisa Unless olhnvise s:atcd in :he appraisal repor:, the appra'ser has no ~mwiedge of ar}' hi~cen or u~apparent Gondi1ions 01 t~ property or
adversE em.'irctmella: cO~d,ti01S (inclu:ing l1e oreser{:e of ~;azardous was!es. lo~'c SJjs:~1ces, et:j :t1a: wiJule enake the property more :Jr less vaiuable, and
h~s a:;sUr1eo t~,a: tl'e:e are no SlJeh conditio~s an~ m~kes no ~uaramiJe5 0' ,\'ar1ar:ies. e~rless Of irnolied, regarding :~e condi:ion of th~ proper:y, 7hE
i;fJwa;:;er \\-ill rle: oe re'iJGnsibie jar "l1y SlJC,~ condtio~s t~a~ do e:-:.:s: 0 fo' allY en~ille~Jr'rTg G' t~sl ng :il.: mi~hl J~ rtqu'ed :0 discover whr.1cr such
cQn:il'ons 9xi5:. Bec2use the aPlJrase' is "at an elper: T the ':eld ~! emiro'1Ills'n;a' hazards ~~e appraisa' repoiC mus: no: be :cl13iderec as an
t'I'IT[Jnrrentalas::esnren:of:hCP:ODfJ11y
7 The ~;.lcraiserJ:t;;inc~ t1e inlormation. estlr:ales. and opinions L~at were ~xpressed T. t1t appraisal report tram Eou'"ces :h.t he or :;he wns:cers :0 be
r~iiable a1d :eiieves tllern to be t'ue ane ~G:recl. The appraiser does nol aSS~mt r~sno:lSibilrty ~or the accui?cy c1 sllch items thalllore fu:n'snec by o:rmr
~3~jes
a. Tre apprarser ..,,]1 ~o: :hs:'ose :hs comer:s :)f :he aJpalS2' re:wr: e~cel:t a:, pro\'ide~ 10' ir :h~ l,n bITT' Sta1dares 0' P'~less;nnal Appraisal Pr2:::ice
9 The ~Dwaise: has ~il~Wt his 01 ref ap::ra:sa 'ep01 and valua:io,l CDlclusicn f~r an appraisal :hai is sub;ecl 10 satistar.:orj co~ple',ion, :~pairs. or
alter",,:!!), on Ihe d~,ur~:i[Jf1 :l1al G~l11pie,~on ollhe ImproVEments Vii:' ne ~e1mlT1ed in;: IVc1rr.1Idni:ke rr.Jnn~r
10 ThE a;JDraise' musi ;ro'l:OC his or "r.r CTlO," I\'n:ten ::c"serr_ Ile'or" the lelde:,tl:e_11 spe::fl~d in the "Dpra'sal '~nort can tiistribLJte tire ~~praisal ,"ena~
(inclu:in~ wrclusiorlS abou' the propert~. VTue. 'he app-a'ser"s loen:ity a~d::rcfe$SlOn. Des:qnalions, allt relerer::es to ani' pra'ess'~na' apP'llsal
organILabn:; or the firm will' wh,c~ the ap~iaisers i:sSGcndj to anyone other :h"r lhe h;:nower: the rr~rt;?~Ee or its succeS5:rs ane assigns: l11e mortG~ge
Insurer: consu~e.1:S: pro'essio~.al apn;sa; :'gan,a!ions. n' ,taw or federally <Dpruved hancial i~Sii:u:iJ1: Of any department_ a~ency. or irstruf'"en:i!li!y
:>1 tr~ IJnitf.(t S:~te:; or any stat~ or the ;;:s:!i:: of Colu'flllia: neep: t,'1a1 the le"cer:[lic!)~ m~)' r.:$lribIJt~ l~e prop,'") deSCll~iion section af tre reper: mrly I~' Gata
:(Hec:lo~ 01 r"!Dcr'.ing serv'cels) V1itrlo~t h<JI'ing to obtai~ t1~ c.Gpraise"s prior '.,..ri1a~ c~nsent The app'a:ser"s wri:ten consent ane approva.l mus; also
De o1Jtaine: Debre :he appr~isa: can :e :01'ieyed :;y anl'onc :0 ~he public :ilrough a::vertls:rg, public 'elatiors. news, soles. or o!!ler Me:iia
~ag( 1 :.12
Fiinnie Ma~ f~rf'" 1:;048 6-93
fr~ddI81,'3C Fwm428S.S3
CO:IEr CGjrT~' Gnv~rmen:
fc,"'l; ACR -- '\'.'inTOTAL' aopfJisc.1 S0f:.....;;rr~" ~ '/. 1':1~0e, .:c _ HmO.~3rJUDE
Agenda Item No. 16B1
'fi!e~~RPcn~~~[28,2009
Page 9 of 18
APPRAISER'S CERTIFICATION: The A.p:vaiser cerlif;es and ag:eeslhat:
1. I have r€3earchec the sUbllle: market area and have selec;ec a minimum 01 three recen: sales 0' ~r~pe~~s mos1 3j~'1i;ar a~o' proximate to the subiec: property
lor consideration, in the Sil'es comouison analysis and have made a d~lia' i!.::!Juslment when ap;::ropriale to reJlecl he marke: reacti:l~ ;0 those items of s'gnificam
\iil,ia!ian. "a s:~nificant iie11 ir, a comDara~~ property is superior \0, Q~ more fa.orable than, :he subert property, I have made .a negative adlustmen: :0 reduce
lnll adusted sales price of the cOf:lparable and. il a significan: hem in a I,;omparabh: property is inlerio' 10, 0: tess Jal'crabe than the subject prcper:y. I ~ave made
a r,osrive adluS1merr: to increas~ the aC;U5!e:J ~ales price of the comparahle.
2. I h2ve lak~n rnte- consideration lr,e 1actors ltlat hav~ an imp;;:cl O~ value In my devel[lpm~nt 01 :h~ eStim2!e at market value ;f: l~e appraisal report.. I have not
knowing~ w~hht!id any significant information jrom tI1e appraisal report a!ld ! believe to the DeS: 01 my kno','lled;e. mat a'l s~atemenls and information in \he
appraisal report are lrue a1!l comcl
3, I stilted ;n the aopraisal repOrl only my own personal. unbiased an~ protession! analysis, opini~ns, and conclusions. wnieh are SJlJ:~ct on~ :0 the com:ngent
and !'r.T1iting conditions ~pe::ilicd ir thl~ 11Jfrn
4. I ha~e fY.) p'ese1\ or prospective interest in lhe proper.y tha' :s the subject 10 ti1is report. and I h<'.ve no present or Pro5Pec~i'le persona: interes1 or bias with
respect:O ~he nar1icicants in:he tra~saclio" I did nc: base. !:tth~r llaTtial~' or Go~pletery. my ana'ysis and:w the ~s:imate ot markEt .alue in the ac~raisal report
or '.he race. colO!, rtJii!lio~, sex, handicap, familial slatus, 0' national ong'n of eittw. the prospective owners or ~ccupants 01 the sub:ect cfOperiy Of of 11e presellt
cw:ters oroccJpants 0' thepmpeTties in me vicinity 01 theSUbtectp raper:y
5. I have no present 0' cJmemplated futu-e intere5~ i~ ih~ 5ubjec: p,aper,y. and m:::heI my current 0' lutw€ emckl,'mer: nor 11{ comoensaUon far performi1g this
anp r a i sa~ i s con:in g O'flt on :he a pp raised v alu e oj the property
6, i was no! 'eqUIred t:; repo:i a precetumineC valu~ or direction in 'ialue that favors the caose of the ,:Iier: or any reial~d P3rty, (he ~mottnt 01 \he \'alue est;mate,
the a:Lammen: of a spec:fic resut~ Dr :tre occurrence of a subseqlJe~t fNent In ordel to re::eive my comoensatior, alld,'or employmelt for pertor::1ingthll approlsa:
die rot caSE the appraisal reptm on a 'eqJeS1eC mitmum valua:ion a specific valudlion, 0: :he '!eed to a.~p:ove a specific fTl()rtgage loan
7. I pe!1orrred this appraisal in contofll'ity with :he Unifm~ Stilndilrds or Profes~ional Appra,sa: Practice 11';)1 were ad~Pted and oromwgated by thf ....Dpraisa!
Standares Boar~ at Thf Appraisal P.Ju1(]a:ion .nd :ha: 'flare 1'1 place as of the effect;ve date ot this appraisal, w!th tI1e excention of the departure oravision of those
Sland~rd~. which jo~s no: a~p~ I ackn:Jw;eage that a~ esl:lTil'.~ of a reasonable jme for exnasure ir me open rr:arl\e: is a con::d;on in the detinitan 01 m~1ket value
lnG :he es~imatp. I CMloped is ccr:sis:en\ with t1e markelinJ; : me I'olee in the ,1e;;hborhood section oi this repor, uriess I have Ol.'1erwise state, in ;he
re:t1rciliaton5ect'on.
B I ha~e pers01ally inspe(tec the intenoT anr p.x:erior areas Of trm s~b,ect property and:M extericr of all Proll!rrlies listed as comparables in the app,aisal report
1 further certfs that I have ~o:cd any apparent or known adl'ers€ conditions In the SU~,ect impro'.';)men!s. em the subject site, or on any site within :he immeDiate
\'ici1i~V cl1he suble:~ prooerty 01 which I 2rr aware and have [mde a~ius:men!s fe' tl1ese aeve'sf :;o!l:iti:ms in my ana!ys's ~I the property value :0 the extem that
I r~d macket evidence ts suppor. them I hal'e also ~orrrnen:ej aooJ: tI1c ~tlect:;j l1e a[ver.;e conditions or It1f marketabl!ly 0: the sJb,ecl pro:W:Y.
9. I cerso~all~ D'epared all conclusions ant 00:r10115 about the real estate ~<1at were set forth in the ~pprai~a! reJon. ft I rel;ed on signilIcant p,otesS(onal
ass:~:ance 1:011' any ir,cividual or indl~I~Jals In the pertiJrmarc~ oIlhe a;wraisal or the preparatior of the aporaisal repor:, I have ~amed such im:Jivicualis) and
disclosed the moi/ic :asks peMorme~ by them in the recan:ihtion sec':io~, of this mlai~al report. I Cenifji tiat anI' individual so rlamed is Qualijied to perform
tne tasks. I have nO: allthor:zec anyone to ma~e a ~han~e 10 all\' item in the r~p'J11 ine'efore. il ar J1wthonzed change :5 made :0 :he apprai~al leport. I \\':11 ~ake
no re~ponsibmt'i for ~
SUPERVISORY APPRAISER'S CERTIFICATION: I! a S'Jperlis~ry appraiser s'gred tee appraisat report, h~ or she c~rtifies and a'Jrees that.
I ~ire:tly supnise the apora:ser \'ino pcepare~ Ile appraisal "epo:-', have reviewed Ihe apprcisallfDcrl a~'e~ with ttle s:atements and c:m~lusions ~f !he apuaiser.
agrr.f.tc oe ~oun: ~y :he appraiser's u,r:ifications numbered ':h,ou;~ I above, ant am taki",~ ful: reso~n5i,ili:\" 'or :hB appraisal a1d :he appraisal re~(}rt
ADDRESS OF PROPERTY APPRAISED: 1\!~JgJ.tl_~~Q~~,NE ~_a.FJ~.~.-,-F~_~_120
APPRAISER:
SUPERVISORY APPRAISER (only if required):
Sig~alure:
Name: Hart\' Honderson, SRA
Dalp.Sgned'_3i1:09
Sta'~ Cerlitica:ion #: RD3475
tlrSiateLicense#:
S:are: -EL-.__
Expirabon Date 01 Cercific?t!o~ or License: 1113011 0 __~____
Sir,fall1r~' _____
Name:
;)ateSignfY.I:
StnCertifica:ion#'
or S\aie ~I::ense #
Stale
Explralion Da[~ of Ceotication or License:
Dill Did NlJllns"~c! "ruperty
FredrJie Mac Form ~396.93
Pa~e 2 01 2
ean1:eMaeForm1CC4i:!S.93
Fo;nl ACR -- ''Win":"OTAl' appraisal sctt1iart t,y a 12 m~te inc_ - HOP,LAMODE
03n8/2~.e9 15:10
813&432612
BL.LAP.... TEL
DAGE El?
Agenda Item No. 16B1
April 28, 2009
Page 10 of 18
PROJECT NO. 60168
PARCEL NO.: POND11C4
FOLIO NO.: 40472440009
PURCHASE AGREEMENT
(for Stormwater Retention Pond Sites)
THIS PURCHASE AGREEMENT is made and entered into on this I g day
of MA~h , 2009, by and between JOAO GUTIERREZ whose mailing
address is B801 NW 177'" Terrace, Hiaioah. Flonda 33018--6623, (her~inafter referred
to as "Seller"). and COLLIER COUNTY, a political subdIVision of the State of Florida,
whose mailing address is 3301 Tamiami Trail East, Naples, Florida 34112, (hereinafter
referred to as "Purchaser').
WHEREAS. Seller owns that c.ertain property more particularly described as the
West 112 of Tract 31 Goldan Gate Estates Unit No. 73, according to the plat thereof, as
recorded in Piat Book 5, Page 9, of the Public Records of Colher County, Flonda,
(hereinafter referred to as "Property"): and
WHEREAS, Purchaser requires the Property in fee .,mple for stormwaler
retention purposes as part of the Vanderbift Beach Road Project; and
WHEREAS, Seller has agreed to sell and Purchaser has agreed to buy the
Property subject to the terms and conditions that follow.
NOW THEREFORE, in conSideration of lhese premises, the sum of Ten Dollars
($1000), and other good and valuable consideration, the receipt and sufficiency of
which is hereby mutually acknowledged, it 's agreed by and between the parties a8
follows:
AGREEMENT
in considerat,on of the purchase price and upon the terms and conditions hereinafter
set forth, Seller shall soli to Purchaser and Purchaser shall purchase from Seller the
Property,
2. PURCHASE PRICE
The purchase price (the "Purchase Price') for the Property shaJi be $63,500.00 (U.S.
Curre,cy) payable at time of closing. Purchaser shall also pay Seller's attorney fees
and axpert fees in the aggregate amount of 55,000.00 payable to the Bella Patel Trust
Account provided Seller submits invoices to Purchaser to document the fees, The
Purchase Price shall be subJec1 to the apportionment and dIstribution of proceeds
pursuant to Paragraph 3D of this Agreement. The total payment of $68,500.00 shall be
full compensation for the Property conveyed, including all iandscaping, trees, shrubs,
improvements. and fixtures located thereon, and shall be in full and final settlement of
any and all ciaims against the Purchaser, including all attorneys' fees, expert witness
fees and costs as provided for in Chapter 73, Florida Statutes. None of th,s Purchase
Price i. attributed to any peffiOna' property
3, CLOSING
A. TIME IS OF THE ESSENCE. Therefore, the Closing rrHE 'CLOSING
DATE', "DA TE O~ CLOSIN~ OR 'CLOSING") of the transaction shall be held on
or before eRe R"olal!.~lf..^" ,lI26} days following execution of this Agreement by
the Purchaser. The Ciosing shall be held at the Collier County Attorney's Office.
';'/" Administration Building, 3301 Tamiami Trail East, Naples, rlorida. Pur~haser sheU
~ 6'V ,. be entltlad to poss;;ession "$ of CloSJog, unless otherwiGe provided herem
\: ,;"f C U.'-SlIt!(; CI'J Cr 0(P0I2E si X7Y (t-U) d"15
,~ ld/Cti"t!j {ll'fU(17cttJ Or TH;'~ A {>,eFcN~A//
e3!18/2e~9 15:10
B13ti432e.12
SELLAPATEL
PAGE 83
Agend,j'lfenillJo. 16B1
April 28, 2009
Page 11 of 18
B. Seller shall convey a marketable title free of any Ilens encumbrances
ex~ption., . or qualifications. Marketable title shall be determl~ed according t;
appllcable title standards adopted by Ihe Florida Bar and in accordance wrth law.
At or prior to Closing, .Seller shall provide Purchaser with a copy of any existing
proor mi. Insurance polle..... At or before the Closing, the Seller shall cause to be
dehv,ered to the Purchaser the rtems specified herein and the follOWing documents
and Instruments dUly execuled and acl<nowledged, in recordable form:
,. General Warrenty Deed in favor of Purchaser conveying mle to the
Property, fnoe and clear of Blllien. and encumbrances other than:
(a) The lien for current taxes and assessments.
(b) Such other easements, restrictions or condrtions of record,
2. Combined Purchaser-Seller closing statement.
3, A "Grantor's Non-Foreign, Taxpayer Identification & "Gap" Affidavn" as
required by Section 1445 of the Internal Revenue Code and as required
by the title insurance underwrtter in order to insure the "gap" and iSBue the
pOlley contemplated by the tllle Insurance commnment.
4. A W-9 Form, "Request for Tsxpayer Identification and Certification" as
required by the Internal Revenue Service.
5. Such evidence of authority and capacity of Seller end its representatives
to execute and deliver this Agreement and all other documents required to
consummate this transaction, as reasonabty determined by Purchaser's
counsel andlor tl~e company,
C. At the Closing, the Purcheser, or its assignee. shall cause \0 be delivered to
the Seller the following:
1. A negotiable instrument in an amount equal to Net Cash to Seller on the
Closing Statemen\. No fund. shall be disbursed to Seller until the rille
Company verifies that the state of the trtle to the Property has not
changed adversely since the date of the last endorsement to the
commitment, referenced in Section 6 "ReqUIrements and Condrtions for
Closing" below, and the Title Company is irrevocably committed to pay the
Purchase Price to Seller .nd to issue the Owner's title policy to Purchaser
In accordance wnh the commitment immediately after the recording of lhe
deed
2, Funds payable to the Seller representing the Purchase Price shall be
subject \0 adjustments and pro-rations as hereinafter set forth.
D. Purchaser shall pay all fees to record any curative Instruments required to
clear title, ail Warranty Deed recording fees, and any and ail costs and/or fees
associated wrth securing and recording a Release or Subordination of any
mortgage, lien or other encumbrance recorded against the Property; proVIded.
however, that any apportionment and distribution of the full compensatIOn amount
in Section 2 which may be required by any mortgagee. lien-holder or other
encumbrance-holder for the protection of its security interest, or as consideration
due 10 any diminution in the value of rts property right, shall be Ihe responsibility of
the Seller. and shail be deducted on the Closing Statement from the compensahon
paysbie 10 the Seiler per Section 2.
E. seller, at "-s sole cost and expense, shall pay at Closing all documentary
stamp taxes due upon the recording of lhe General Warranty Deed, in accordance
with Chapter 201, Florida Statutes. unless the Property is ecquired under threat of
condemnation. The cost of a T.tle Comm~menl shall be peid by Purchaser along
Pogo No !
83/1B/2a09 15:1~
813&1132&12
BELL:'PATEL
PAGE 04
Agenda Iteml'<1b 16B1
Aprii 28, 2009
Page 12 of 18
wrth the cost of an Owner's Form B Title Policy, issued pursuant to the
Commitment provided for in Section 6, "ReqUIrements and Conditions. (below).
F.. Real Property taxes shan be prorated based on the current year's tax and
paid by Sellar, If Ciosong occurs at a date upon which the current year's millage is
not fixed, taxes will be prorated based upon the prior year's millage.
4. LNSPECTIONS
A. Insoection Period Purchaser shall have 60 days trom the Effective Date
(Inspection Period) to determine through appropriate Investigation and inspection
that the Property Is in compliance with all applicable State and Federal
environmental laws and free of any Hazardous Materials_ Upon reasonable
notice, Seller Will provide Purchaser, and its agents. wrth access to the Property for
purposes of surveying, soil borings, site inspection and analysis.
8. Election and Resoonse. If Purchaser IS not satisfied, for any reason, with the
results of thiS Investigation, Purchaser may elect 10 terminate this Agreement,
Without pena'ty, by giVing written notice of its intent to terminate prior to exprratlOn
of the Inspection Period Purchaser may elect to suspend its Notfce of
Termination If Seller notmes PurChaser In wrtting wrthln ten (10) days thereafter
that Seller agrees to promptly oarry out, at Its sole expense, all further
investigations and remediation of the Pr:>perty as necessary fo make the Property
acceptable to Purchaser (hereinafter .'Remedial ActlonN) within a time period
acceptable to Purchaser. As a coodrtion precedent for suspenSion of the Notice
of Termination, the parties shall agree to the specific term of such suspension and
what will re-nder the Property acceptable to Purchaser.
C ~Hazardous Materials~ means any substance: (1) the presence of whIch
reqUIres Investigation, remediation, or is, or becomes regulated under any federal.
state, or local law, regulation, order or policy; or (2) whIch is or becomes defined
as a hazardous substance, pollutant or contaminant under federal, slate or local
Jawor regulation; or (3) which IS tOXIC, explOSive, corrosfve, flammable, infectious,
radioactive, carcinogenic, mutagenic or otherwise hazardous, or threatens the
hnalth or safely of persons on or about the Property, and IS being regulated by any
governmental allthooty in the state of Florida.
D. It Purchaser does not have the Property inspected, or fails to do so within the
Inspection Period. or fails to notify Seller of Its intent to lonninate, Purchaser shall
be deemed to have accepted the Property in the condrtion it existed on the
Effective Date.
5. RISK OF LOSS
Seller shall mamtain the Property in the condition existing on the Effec1ive Date until
Closing or date of Purchaser's possession, whichever is later, except for any Remedial
Action agreed to by Seller under Section 48 above. Any fulure loss and/or damage to
the Property betl,veen the Effective Date and the Closing or date of Purchaser's
possessIon, whichever is earlier, shall be at Seller's sole risk and expense,
6. REQUIREMENTS AND CONDITIONS FOR CLOSING
Upon execution of this Agreement by both parties or at such other time as specified
within this Section, 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:
A. Within fifteen (15) days aft", tho date hereof, Purchaser shall obtain as
evidence of title an Al TA Commitment for an Owner's Tltie Insurnnce Policy
(AL TA Form 8-1970) covering the Property, together with hard copies of all
exceptions shown thereon. Purchaser shall have thirty (30) days, foJl~wi~g re~pt
of the !me insurance commitment, to notify Seller in writing of any objectIon to trtle
other than liens evidenCing monetary obligations, if any, whiCh obligations shall be
~age No. 3
.'
63/)8/2009 15:18
p:o::;E 05
Agenda-ltel'A-No. 1681
April 28, 2009
Page 13 of 18
613S':;32E.12
BE1..LAPA J5L__
paid at closing. If the trtle commitment contains exceptions that make the m1e
un~'arketable,. Purchaser. shall deliver to the Seller written notice of its Intention to
waiVe the applIcable contingencleS or to terminate this Agreement.
B. If Purchaser shall fall to advise the Seller in writing of any such objections in
Seller's trtle In the manner herein required by this Agreement. the trtle shali be
deemed acceptable. Upon notiflCStion of Purchasers objection to trtle Seiler shall
have thirty (30) days to remedy any defects In Order to convey good and
marketable trtle, except for llens 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 Saller Is unable to cure said objections wrthin
saId time pen~d, ~urchaser, b~ providing written notice to Seller within seven m
days after expIratIon of saId thirty (30) day period, may accept title as rt then is,
waiVing any obJectIon, or may terminate the Agreement.
C. Seller agrees to furnish any existing surveys of the Property in Sellar's
possession to Purchaser withrn 10 (len) 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 hcensed 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" Ilhis Agreement, unless the
difference in acreage revealed by survey exceeds 5% of the overall acreage. ff
the survey provided by Seller or obtained by Purchaser, as certif.ed by a registered
Florida surveyor, shows: (a) an encroachment orno 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 Seiler in wrrtlng,
Within sixty (60) days from the Effective Date of this Agreement, of such
encroachment, projection, or lack of legal access, and Seller Shall have tha option
of curing said encroachment or projection, or obtaining legal access to the
Property from a public roadway. Should Seller eleel not to or be unable to remove
the encroachment, projechon, or provide legal access to the property wrthin sixty
(60) days, Purchaser may accept the Property as rt then is, waiving any objection
to the encroachment, or prOJection, or lack of legal access, or Purchaser may
terminate the Agreement, by providing written notice to Seller wtthrn seven (7)
days after expirahon of said sixty (60) day period. A failUle by Purchaser to give
such written notice of temlination within the lime period provided herein shall be
deemed an election by Purchaser to accept the Property with the encroachment,
or projection, or l!:1ck of legal access.
7. TERMINATION AND REMEDIES
A. If Seller shall have failed to perform any of the covenants and promises
contained herein, which are to be performed by Seller, wrthin ftfteen (15) days of
written notification of such failure, Purchaser may, at its option. terminate thIS
Agreement by givinQ wolten notice of termination to Seller. Purchaser shall have
the right to seek and enforce all rights and remedies available at law or In equrty too
a contract vendee, including the right to seek speCIfic performance of ttllS
Agreement.
B If the Purchaser has not lermlhated this Agreement pursuant to any of the
prOVISions authorizing such termination, and Purchaser fails to close the
transaction contemplated hp.reby or otherwise fails to perlorm 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 defaurt, then as Seller's sole remedy.
Seller shall have the oght 10 terminate and cancel this Agreement by giving writlen
notice thereof to Purchaser, whereupon $500.00 of the Purchase Price shall .be
paid to Seller as liquidated damages whICh shall be Seller's sole and exclUSIVe
remedy, and nelthel party shall have any further liability or obligation to Ihe other
except as set forth In Section 10, Real Estate Brokers, hereof. The parties
acknowledge and agree that Seller's actual damages in the ever'lt of, Purchaser's
default are uncertain in amount and drffJcult to ascertain, and that said amount of
PllgeNo.t
B3/18/20a9 15:10
813b<:32E.12
SEL:...ADATEL
PACiE E.~G
Agenda Item No. 1661
April 28, 2009
Page 14 of 18
liquidated damages was reasonably determined by mutual agreement between the
parties, and said sum was not intended to be a penalty in nature.
C. 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 perties.
8. SELLER'S AND PURCHASER'S REPRESENTATIONS AND WARRANTIES
Seller intends for Purchaser to rely on the representations contained in this Section in
entenng into this Agreement and warrants the following:
A Seller has full fight and authority to enter into and to execute this Agreemerrt
and 10 undertake all actions and to perform aU tasks required of each hereunder.
Seller is not presently the subject of a pending, threatened or contemplated
bankruptcy proceeding.
B. Seller has fuli right, power, and auttlOrity to own and operate the Properly,
and to execute, delivP'f, Rnd perform its obliga.tions 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 requested.
C The warranties set forth in this Article are true on the Effective Date of this
Agreement and as of the date of ClOSing. Purchaser's acceptance of a deed to
the said Properly 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.
D. Seller and Purchaser agree to do all things which may be required to give
effect to this ^greemenl immediately as such requirement is made known to them
or they are requested to-do so, whichever IS the earlier.
E. Seller represents that it has no f;nowiedge of any aCloons, suits, claims.
proceedings, litigation or inves1igations pending or threatened against Seller, at
law, equity or in arbitration before or by any federal, state, municipal or other
govemmental instrumentality that relate to this agreement or any other property
that could, jf continued, adversely affect Seller's ability to sell the Property to
Purchaser according to the terms of this Agreement.
F. No parly or person other than Purchaser has any right or option to aC!1ulre
the Property or any portion thereof.
G. UntIl the date fixed for ClOSing or as long as thIS Agreement remaIns in (orce
and effect, Seller shall not encumber or convey any portion of the Property or any
rights therein, nor enter into any agreements granting any person or entity any
rights with respect te the Properly 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.
H. Seller represents that they have (It has) no knowledge that any pollutants are
or have been discharged from the Property, directly or Indlreclly Into any body of
water. Seller represents the Property has not been used for the production.
handling. storage, transportation, manufactuie or disposal of Hazardous Materials
as defined herein, or any other activity that would have toxic results, and no such
Hazardous Materials are currently used In connection wtth the operation of the
Property, and there is no proceeding Dr inquiry by any authority with respect
thereto, Seller represents that they have (rt has) no knowledge that there IS ground
water contamination on the Property 01' potential of ground water contamination
Page No. :)
,B3!18J20el9 15:HI
8135432612
BELLAPATEL
PAGE (17
Agenda Itffm No. 16B1
April 28, 2009
Page 15 of 18
from neighboling properties. Seller represents no storage tanks for gasoline or
any other Hazardous Materials are or were iocated on the Property at any time
during or prior 10 Seller's ownership thereof. Seller represent. none of the
Property has been used as a sanitary landfill.
I. Seller has no knowledge that the Property. andlor that Selle~s operations
conceming the Property, are in Violation of any applicable Federal. State or local
.tatute. law or regulation, or of any notice from any governmental body has been
served upon Seller ciaiming any violation of any law, ordinance, code or
regulation or requiring or calling attention to the need for any wor1<, repair",
construction, atterations or installation on or in connection w;th the Property in
order to comply wijh any iam, ordinances, code. or regulation w~h which Seller
has not complied.
J, Tlwre are no unrecorded restlictlons, easements or rights of way (other than
existing zoning reguiations) that restrict or affect the use of the Property, and !here
are no maintenance, construction, advertising, management, leasing. employment,
service or other contracts affecting tlw Property.
K, Seller has no knowledge that there are any suits, actions or arbitration, bond
issuances or proposafs therefore, proposals for public improvement assessments,
pay-back agreements, paving agreements, road expansion or improvement
agreements, utility moratoriums" use moratoriums, improvement moratoriums,
administrative or oHler proceedings or governmental investigations or
requiremen's, 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 wlitlng prior to the Effective Date of this
Agreement.
L Seller acknowledges and agrees that Purch,u:;.er is entering into thIS
Agreement based upon Seller's representations stated herein and on the
understanding that Seller will not cause the ZOning or physical condition of the
Property to change from rts existing state on the effective date of this Agreement
up to and inciuding 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 ac1 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.
Selier also agrees to notify Purcheser promptly of any change In the facts
contained in the foregoing representations and of nny notiC".e or proposed change
in the zoning, or any other action or notice, that may be proposed or promulgated
by any third parties or any govemmental authOrities having jurisdiction of the
development of the property which may restrict or change any other condition of
the Property.
M. Seller represents, warrants and agrees to indemnify, reimb<.lrse, 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 shaH be in
accordance with, but not Hmlted to, the Comprehensive Environmental Response,
Compensallon, and Liability Act of 1980, 42 U.S.C. Section 960t, et seq.,
("CERCLA" or "Superfund"), which was amended and upgraded by me Superfund
Amendment and Reauthorization Act of 1986 ("SARA"), including any
amendments or successor in function to these acts. This provision and the nghts
of purchaser, hereunder, shall survive Closing and are not deemed satisfied by
conveyance of title.
9. NOTICES
Any nolice, request. demand, instruction or other communication to be given to .e~her
party hereunder shall be in writing .ent by facsimile with automated confirmatIon of
Psge No. 6
B3;18;20D9 15:10
8135432612
BELlA-DATEL
A~1md~ltem No. 1681
April 28, 2009
Page 16 of 18
receipt, or registered or certified mail, return receipt requested, pOstage prepaid or
personal delivery addressed as follows:
~ to Purchaser:
With a copy to;
If to Seller:
Transportation Engineering & Construction Management
Ann. Kevin Hendricks
Right-of-Way AcqUiSItion Manager
2885 South Horseshoe Drive
Naples, Florrda 34104
Telephone 239-252-8192
Fax 239-252-6645
Assistant County Attorney
Office of the County Artorney
Harmon Turner Building
3301 Tamiami Traii East
Naples, Florida 34112
Telephone 239-252-8400
Fax 239-252-0225
Joao Gutierrez
8801 NW 177" Terrace
Hialeah, Florida 33018-B623
Telephone:",",,> ')~O- 33J.~
Fax""-"", 7:~4 - "':;) 7-1 t:'J Fcesc.)@~\\<;...,,\,~ .Nt'\'
Bella Y. Patel, Esq.
13026 Walerford Run Drrve
Riverv,ew, FL 33569
Telephone: 813-643-2762
Fax: 813-643-2612
Email: BellaPatelPA@aol.com
The addressees, addresses and numbers for the purpose of this Sect,on may be
changed by either party by giving wriHen notice of such change to the other par1y in the
manner provided herein. For the purpose of changing such addressees, addresses
and numbers 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. Notice shall be deemed given in compliance with thiS SectIOn upon receipt
of automated fax confirmation Or' upon on the fifth day after the certified or registered
ma,l has been postmarked, or physical receipt by hand delivery.
With a copy to:
10. REAL ESTATE BROKERS
I\ny and all brokerage commissions or fees shall be the sole responsibility of the Seller
and shall be paId at Closing. Seller shall indemnify Purchasor from and against any
daim or liability for commission or fees to any broker or any other person or party
clalmmg to have been a procuring clause or engaged by SeHer as a reaf estate broker,
salesman or representative, in connection With this Agreement
11. MISCELLANEOUS
A This Agreement may be executed in any manner of counterparts which
together shaH constitute the agreement of tho parties.
8, This Agreement and the terms and provisions hereof shall be effective as of
the Effective Date and shall,nure to the benefrt of and be binding upon the parties
hereto and their respective heirs. executors, personal representatives, successors,
successor trustee, and assignees whenever the context 50 requires or admi1s,
C. Any amendment to this Agreement shall nol bind any of the parties hereof
unless such amendment is in wnting and executed and dated by Purchaser and
Seller. Any amendment to this Agreement shall be binding upon Purchaser and
...-..
Page Iie_ 1
03/16/21:'18'3 15: 18
813&432&12
EELLAPATEL
PAC--E 03
- Agericl<l TIel1'11'lo. 16B 1
April 28, 2009
Page 17 of 18
Seller as soon as II has been executed by both parties.
D. Captions and section headings contained in this Agreement are for
convenience and reference oniy; in no way do they define, describe, extend or
limit the scope or inlent of Ihis Agreemenl or any provisions hereof.
E. All terms. and words used in this Agreement, regardtess of the number and
gender in which used, shall be deemed 10 Include any other gender or number as
the conte<l or the usa thereof may require.
F. No waiver of any provision of this Agreement shall be effective unless rt is in
writing si(lned by the party against whom n is asserted, and any waiver of any
prOVISion of this Agreement shall be applicable only to the specific Instance to
which illS 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,
G, If any date specified In this Agreement falls on a Saturday, Sunday or legal
hoiiday, then the date to which such reference is made shall be extended 10 the
next succeedIng business day.
H, If the Seller holds the Property in the form of a partnership, limned
partnership, corporation. trust or any form of representative capacity whatsoever
for others, Seller shall make a wrttten public disclosure, according to s. 286.23,
Fla. Stat., under oath, of the name and address of every person having a
beneficial interest in the Property before Property held in such capacity is
conveyed 10 Collier County. (If the corporation is registered with the Federal
Securities Exchange CommISsion or registered pursuant to Chapter 517, Florida
Statutes, whose stock is for sale to the general public, it is hereby exempt from the
provisions of Chapter 286. Fiorida Statutes.)
L This Agreement Is governed and construed In accordance with the laws of
the State of Florida,
J. The Effective Date of this Agreement will be the date of execution of this
Agreement by the last signing party.
K. This Agreement and the exhibhs attached hereto contain the enbre
agreement between the parttes, and there are no promises, representations,
warranties or covenants by or between the parties not included in this Agreement.
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,
L. TIME IS OF THE ESSENCE to !his Agreement.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement on
the date first above wrillen
AS TO PURCHASER:
DATED:
ATTEST:
DWIGHT E. BROCK. Cierk
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY. FLORIDA
Deputy Clerk
BY
DONNA FIALA, Chairman
P'9"No, 8
(\3/:. 8/2:189 15: : e 8131;432E.12
BELLAP,:,TEL
AS TO SELLER:
DATED:~_
WITN~
(Signature)
(}/(,14 ("l'/., fr+'iy'~.7-
(Printed Name)
&4y{!jtl~~,
(SIg,nature) C/
E[r L ("2, hi: IH? 7--
(Printed Name)
0l~ ~~
JOAO G~~EZ
.~-
)--
Approved as to form and
legal SUffici? .._.._;_
....-. --
/'i' " ,....---
( 1.// d
'(' '--------. /v
Assistant Co~ Attorney
LHtRevlud- 021t9lO!l
~
P9gB No 9
~AGE 18
. Agenda--llem-No. 1681
Aprii 28, 2009
Page 18 of 18