Agenda 09/15/2009 Item #16B10
Agenda Item No. 16810
September 15, 2009
Page 1 of 122
EXECUTIVE SUMMARY
Recommendation to approve a Drainage Easement Agreement for the acquisition of a
perpetual drainage easement which is required for Collier Boulevard Project 60001.
Estimated Fiscal Impact: $18,050.00
OBJECTIVE: To obtain the Board of County Commissioner's approval of a Drainage
Easement Agreement for the purchase of a perpetual drainage easement which is required for
Collier Boulevard Project 60001.
CONSIDERATIONS: Collier County is seeking to obtain a perpetual drainage easement
containing approximately 706 square feet across a portion of a property fronting Collier
Boulevard and owned by Southern Management Corporation. The 1.42 acre parent tract is
vacant commercial property located in the Citygate PUD / DR!. A concrete 'ditch block' will be
constructed in front of the proposed easement. The legal description of the drainage easement is
attached to the Drainage Easement Agreement as Exhibit "A."
The County obtained an appraisal which estimated the market value of the lands underlying the
proposed easement area at $21.00 per square foot or $14,825. Southern Management's attorney
did not agree with the County's appraiser's assumption that only 50% of the market value
($7,400) was adequate compensation for the easement, arguing that nearly all beneficial use of
the easement area would be lost to the owner, and that the compensation amount should be
nearer to 100% of the market value of the property. The attorney's argument was convincing
and ultimately a global settlement of $18,000 was negotiated (which includes the purchase price
of the easement, and all attorney fees and costs.)
Staff recommends that the Board of County Commissioners approve the proposed Drainage
Easement Agreement for the following reasons:
I. The construction of the concrete 'ditch block' across the front of the proposed easement
will basically deny the property owner all beneficial use of the easement area, and the
proposed compensation to be paid is reflective of this loss.
2. The proposed Agreement provides for all attorney's fees and expenses, including any
expert's fees and costs. Because of the commercial nature of the parent tract, litigation
would likely include specialist's reports and attorney's expenses which would cost
substantially more than the $4,000.00 in fees and costs provided for in this Agreement.
FISCAL IMPACT: The fiscal impact, estimated at $18,050.00, includes the $18,000.00
provided for in the Agreement, plus recording fees estimated at $50.00. Source of Funds are Gas
Taxes and Impact Fees.
GROWTH MANAGEMENT IMPACT: This project is consistent with the Long Range
Transportation Plan and the Collier County Growth Management Plan.
LEGAL CONSIDERATIONS: This item is legally sufficient for Board action, is not quasi-
judicial and as such, ex-parte disclosure is not required. This item requires only a majority vote.
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Agenda Item No. 16810
September 15. 2009
Page 2 of 122
RECOMMENDATION: That the Board of County Commissioners of Collier County:
1. Approve the attached Drainage Easement Agreement and authorize its Chairman to execute
same on behalf of the Board;
2. Authorize the payment of all costs and expenses necessary to close the transaction and record
the closing documents;
3. Authorize the County Manager or his designee to ensure the County's perfonnance in
accordance with the terms and conditions of the Agreement; and
4. Approve any and all budget amendments which may be required to carry out the collective
will of the Board.
Prepared by: Paul Young, Sr. Right-of-Way Acquisition Specialist, TECM
Attachments: (1) Drainage Easement Agreement; (2) Part 1 of Appraisal dated May 22,2008
prepared by Anderson & Carr, Inc.; (3) Part 2 of Appraisal; (4) Vicinity map.
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Agenda Item No. 16B10
September 15, 2009
Page 3 of 122
COLLIER COUNTY
BOARD OF COUNTY COMMISSIONERS
Item Number:
Item Summary:
16810
Meeting Date:
Recommendation to approve a Drainage Easement Agreement for the acquisition of a
perpetual drainage easement which is required for Collier Boulevard Project 60001,
Estimated Fiscal Impact: $18.05000
9115120099:00:00 AM
Prepared By
Paul Young Property Acquisition Specialist Date
Transportation Services TECM-ROW 8/2512009 9:55:45 AM
Approved By
Robert N. Zachary Assistant County Attorney Date
County Attorney County Attorney Office 8126/2009 4:56 PM
Approved By
Lisa Taylor ManagementJBudget Analyst Date
Transportation Services Transportation Administration 8/27/20098:37 AM
Approved By
Kevin Hendricks Right Of Way Acquisition Manager Date
Transportation Services TECM-ROW 8/27/2009 12 :04 PM
Approved By
Jeff Klatzkow County Attorney Date
County Attorney County Attorney Office 8/28/2009 8:38 AM
Approved By
Najeh Ahmad Director Date
Transportation Services Transportation Engineering &
Construction Management 8/28/2009 9:56 AM
Approved By
Therese Stanley Grants Coordinator Date
Transportation Transportation Administration 8/28/2009 10:50 AM
Approved By
Norm E. Feder, AICP Transportation Division Administrator Date
Transportation Services Transportation Services Admin. 8/28/2009 1:54 PM
Approved By
Pat Lehnhard Executive Secretary Date
Transportation Services Transportation Services Admin 8/28/2009 3:52 PM
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Agenda Item No. 16B10
September 15,2009
Page 4 of 122
Approved By
Mark Isackson
Budget Analyst
Date
County Manager's Office
Office of Management & Budget
9/1/2009 5:43 PM
Approved By
Leo E. Ochs, Jr.
Board of County
Commissioners
Deputy County Manager
Date
County Manager's Office
9/1/20096:24 PM
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Agenda Item No. 16810
September 15, 2009
Page 5 of 122
PROJECT: Collier Blvd. Project No. 60001/60073
PARCEL No(s): 114DE
FOLIO No(s): a portion of folio 26095000109
DRAINAGE EASEMENT AGREEMENT
THIS DRAINAGE EASEMENT AGREEMENT (hereinafter referred to as the
"Agreement") is made and entered into on this _ day of
20_, by and between SOUTHERN MANAGEMENT CORPORATION, a Florida
corporation , whose mailing address is 324S.W. 16th Street, Belle Glade, FI 33430,
(hereinafter referred to as "Owner"), 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, Purchaser requires a perpetual drainage easement over, under, upon
and across the iands described in Exhibit "A", which is attached hereto and made a part
of this Agreement (hereinafter referred to as the "Drainage Easement"); and
WHEREAS, Purchaser has threatened condemnation; and
WHEREAS, Owner has agreed to convey the Drainage Easement to Purchaser
under the threat of condemnation for the stated purposes, on the terms and conditions
set forth herein; and
WHEREAS, Purchaser and Owner have agreed that Owner will be compensated
for the conveyance of the Drainage Easement attached as Exhibit "B".
NOW THEREFORE, in consideration of these premises, the sum of Ten Dollars
($10.00), and other good and valuable consideration, the receipt and sufficiency of
which is hereby mutually acknowledged, it is agreed by and between the parties as
follows:
1. All of the above RECITALS are true and correct and are hereby expressly
incorporated herein by reference as if set forth fully below, and all Exhibits
referenced herein are made a part of this Agreement.
2. Owner shall convey the Easement to Purchaser for the sum of:
$18,000.00
subject to the apportionment and distribution of proceeds pursuant to Paragraph 9
of this Agreement (said transaction hereinafter referred to as the "Closing"). Said
payment to Owner, payable by County Warrant to Akerman, Senterfitt & Eidson,
P.A. Trust Account ,shall be full compensation for the Easement conveyed,
including all landscaping, trees, shrubs, improvements, and fixtures located
thereon, and shall be In full and final settlement of any damages resuiting to
Owner's remaining lands, costs to cure, including but not limited to the cost to
relocate the existing irrigation system and other improvements, and the cost to cut
and cap irrigation lines extending into the Easement, and to remove all sprinkler
valves and related electrical wiring, and all other damages in connection with
conveyance of said Easement to Purchaser, including all attorneys' fees, expert
witness fees and costs as provided for in Chapter 73, Florida Statutes.
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3. Owner shall cause to be delivered to Purchaser the items specified herein and the
following documents and instruments duly executed and acknowledged, in
recordabie form (hereinafter referred to as "Closing Documents") on or before the
date of Closing:
Agenda Item No. 16B10
Pa~tember 15, 2(])09
Page 6 of 122
(a) Drainage Easement;
(b) Closing Statement;
(c) Taxpayer Identification;
(d) W-9 Form; and
(e) Such evidence of authority and capacity of Owner and its representatives
to execute and deliver this agreement and all other documents required to
consummate this transactio~, as reasonably determined by Purchaser,
Purchaser's counsel and/or title company.
4. Both Owner and Purchaser agree that time is of the essence. Therefore, Closing
shall OCcur within ninety (90) days from the date of execution of this Agreement by
the Purchaser; provided, however, that Purchaser shall have the unilateral right to
extend the term of this Agreement pending receipt of such instruments, properly
executed, which either remove or release any and all such liens, encumbrances or
qualifications affecting Purchaser's enjoyment of the Drainage Easement. At
Closing, payment shall be made to Owner In that amount shown on the Ciosing
Statement as "Net Cash to Seller," ani:! Owner shall deliver the Closing Documents
to Purchaser in a form acceptable to Purchaser. Owner shall have 30 days from
Closing to remove said improvements!
5. Owner agrees to relocate any existin'g irrigation system located on the Drainage
Easement inclUding Irrigation lines, electrical wiring and sprinkler valves, etc., prior
to the construction of the project witi)out any further notification from Purchaser,
but no sooner than 30 days after ciosing. Owner assumes fuli responsibility for the
relocation of the irrigation system on the remainder property and its performance
after relocation. Owner holds County harmless for any and all possible damage to
the irrigation system in the event owner fails to relocate the irrigation system within
the time specified.
If Owner elects to retain improvements and/or landscaping ("Improvements")
located on the Easement, the Own'er is responsible for their retrieval and/or
reiocation prior to the construction 01 the project without any further notification
from Purchaser. . All Improvements not removed from the Drainage Easement
area prior to commencement of construction of the project shall be deemed
abandoned by Owner.
This provision shall survive Closing and Is not deemed satisfied by conveyance of
title.
6. Owner and its successors or assigns shall have the absolute right and privilege
to use the legally described iand for all other purposes except herein granted. This
Drainage Easement is being granted upon the condition that any area outside of the
Drainage Easement that is disturbed or damaged by Purchaser shall be restored by
Purchaser to its existing condition. Additionally, the Drainage Easement is being
granted upon the condition that Purchaser shall construct this Project in substantial
conformance with the Construction Plans in existence at the time Purchaser made
its initial offer to purchase the Drainage Easement.
7. Owner and Purchaser agree to do all things which may be required to give effect
to this Agreement immediately as such requirement is made known to them or
they are requested to do so, whichever is the earlier.
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Agenda Item No. 16B10
P S&~tember 15, 2009
ag Page 7 of 122
8. Owner agrees, represents and warrants the following:
(a) Owner has full right, power and authority to own and operate the property
underlying the Easement, to enter into and to execute this Agreement, to
execute, deliver and perform its obligations under this Agreement and the
instruments executed in connection herewith, to undertake all actions and
to perform all tasks required of Owner hereunder and to consummate the
transaction contemplated hereby.
(b) Purchaser's acceptance of the Easement shall not be deemed to be full
performance and discharge of every agreement and obligation on the part
of Owner to be performed pursuant to the provisions of this Agreement.
(c) No party or person other than Purchaser has any right or option to acquire
the Easement or any portion thereof.
(d) Until the date fixed for Closing, so long as this Agreement remains in force
and effect, Owner shall not encumber or convey any portion of the
property underlying the Easement or any rights therein, nor enter into any
agreements granting any person or entity any rights with respect to the
Easement, 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.
(e) There are no maintenance, construction, advertising, management,
leasing, employment, service or other contracts affecting the Easement.
(f) Owner has no knowledge that there are any suits, actions or arbitration,
administrative or other proceedings or governmental investigations or
requirements, formal or informal, existing or pending or threatened which
affect the Easement or which adversely affect Owner's ability to perform
hereunder; nor is there any other charge or expense upon or related to
the Easement which has not been disclosed to Purchaser in writing prior
to the effective date of this Agreement.
(g) Purchaser is entering into this Agreement based upon Owner's
representations stated In this Agreement and on the understanding that
Owner will not cause the physical condition of the property underlying the
Easement to change from its existing state on the effective date of this
Agreement up to and including the date of Closing. Therefore, Owner
agrees not to enter into any contracts or agreements pertainin9 to or
affecting the property underlying the Easement and not to do any act or
omit to perform any act which would adversely affect the physical
condition of the property underlying the Easement or its intended use by
Purchaser.
g. Purchaser shall pay all fees to record any curative instruments required to clear
title, all Easement recording fees, and any and all costs and/or fees associated
with securing and recording a Release or Subordination of any mortgage, lien or
other encumbrance recorded against the property underlying the Easement;
provided, however, that. any apportionment and distribution of the full
compensation amount in Paragraph 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 to any diminution in the value of its property right, 'shall be
the responsibility of the Owner, and shall be deducted on the Ciosing Statement
from the compensation payable to the Owner per Paragraph 2.
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10. This Agreement and the terms and provisions hereof shall be effective as of the
date this Agreement is executed by both parties and shaH inure to the benefit of
and be binding upon the parties hereto and their respective heirs, executors,
personal representatives, successors, successor trustees, and/or assignees,
whenever the context so requires or admits.
Agenda Item No. 16810
P S"ijtember 15, 2009
age- Page 8 of 22
11. If the Owner holds the property underlying the Easement in. the form. of a
partnership, limited partnership, corporation, trust or any form of representative
capacity whatsoever for others, Owner shall make a written public disclosure,
according to Chapter 286, Fiorida Statutes, under oath, of the name and address
of every person having a beneficial interest in the property underlying the
Easement before the Easement held in such capacity is conveyed to Purchaser.
(if the corporation is registered with the Federal Securities Exchange Commission
or registered pursuant to Chapter 517, Florida Statutes, whose stock is for sale to
the general public, it is hereby exempt from the provisions of Chapter 286, Florida
Statutes.)
12. Conveyance of the Easement, or any interest In the property underlying the
Easement; by Owner is contingent upon no other provisions, conditions, or
premises other than those so stated herein; and this written Agreement, inclUding
aH exhibits attached hereto, shaH constitute the entire Agreement and
understanding of the parties, and there are no other prior or contemporaneous
written or oral agreements, undertakings, promises, warranties, or covenants not
contained herein. No modification, amendment or canceHation of this Agreement
shaH be of any force or effect unless: made in writing and executed and dated by
both Owner and Purchaser.
13. Should any part of this Agreement be found to be invalid, then such invalid part
shaH be severed from the Agreement, and the remaining provisions of this
Agreement shall remain in fuH force and effect and not be affected by such
invalidity.
14. This Agreement is governed and construed in accordance with the laws of the
State of Florida.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement on
the date first above written.
AS TO PURCHASER:
DATED:
ATTEST
DWIGHT E. BROCK, Clerk
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
Deputy Clerk
BY:
DONNA FIALA, Chairman
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Agenda Item No. 16810
P Se@tember 15, 2009
agB Page 9 of 122
AS TO OWNER:
SOUTHERN MANAGEMENT
CORPORATION, a Florida corporation
DATED:
Witness (Signature)
(Signature)
Name (Print or Type)
Name (Print or Type)
Witness (Signature)
Title
Name (Print or Type)
Approved as to form and
legal sufficiency:
Assistant County Attorney
Last Revised: 2/19/09
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Agenda Item No. 16Eil10
September 15, 2~09
Page 10 of 22
Aug 05 09 10:358
Royal
828-885-7229
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Page 4
IN WITNESS 'M-IEREOF, the parties hereto have executed this Drainage
Easement Agreement on the date first above written.
AS TO PURCHASER:
OATED:
ATTEST;
D\I'iIGHT E. BROCK, Cierk
Deputy Cleric
BOARD OF COUNTY COMMISSIONERS
COlliER COUNTY. FLORIDA
BY;
DONNA FIALA, Chalnnan
AS TO OWNER:
SOUTHERN MANAGEMENT
CORPORATION. . Flonda corporaUon
DATED: Y/0510"j
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Witness (Sig ture)
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WItness (Signature)
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Name (prinl or Type)
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Name (Pnnt or Type)
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Title
Approved as to form and
legal SUfficiency:
Assistant County Attomey
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Aaenda Item No. 16810
September 15, 2009
11 of 122
EXHIBIT "A" .
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SECTION 27
SECTION 3'4
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SKETCH & DESCRIPTION OF PARCEL 114 DE
A PORTraN OF LOT 2, CITY GATE COMMERCE
CENTER PHASE ONE, P.B. 41, PGS. 6-7,
COWER COUNTY, FLORIDA
TASK COtlEz DI<<'tJOoI BY: CHKm BY: (:,1.1) Fll.L:
Gesoo TMO OJH ie-i9
PARCEL 114 DE
A _portion of Lot 2, City Gate Commerce.
Center PhOS"ll One, Plot Book 41. pages 6-7
of th,e Public Records of Collier County,
Florido. Also being 0 portion of Suction .35,
Township 49 South, Range 26 Eost, Collier
County, Florido, Being more particularly
described os follows:
Beginning ot the northwest Corner or soid
Lol 2, lhenee North 89'30'55" Eost clang the
Norlh line of said Lot 2, 0 'distonce of 22.00
feet; Thence leo~ing soid North fine South
00'29'21" East, 0 distance of 32.09 feet;
Thence South 851'JO.34k West, 0 distonce of
22.00 feel to 0 point on the Eosl
right-of-wey line of Collier Eaule~ord; Thence
North 00"29'21k West olong li'Oid East
right-of-way iine, 0 distance of 32.09 leet
\0 lhe POINT OF BECINNING.
Contoining 706 square reel or 0,0162 Oeres,
more or less,
LINE TABLE
LINE LENGTH BEARING
L 1 22.00 NB9'30'55" E
L2 32.09 500'29'21"E.
L3 22.00 SB9'30'34"W
L4 32.09 NOO'29'21"W
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GRAPHfC SCAlE.
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NOTES:
1. This is not a survey.
2. Basis of bearing is the Wes't line of
Section J5, Township 49S" ~Of\ge 26E.,
Collier COUl'\ty, Floddo, being N 00'29'21"'
W, Florida State Plone Coordinates NAO
83/90,' East Zone,
3. Subject to easements, reservations
and restrictions of record,
4. Easements shown hereon are per plot,
unless otherwise noted,
5. Dimensions ore in feel and decimals
thereof.
6, Certificote of authorizotion LB 43.
7. R!W represents Right-ai-Way,
8. P.D.B. represents Point of Beginning.
9. P.O.C. represents Poin1 of
Commencement.
10. Q.R. represents Official Reoards.
11, LB.E. represents Landscape Buffer
Eosement.
12. U.E. represents Utility Eosement.
13. F.P.L.E. represents Florida Power &
Light Eosement.
14, D.E. represents Drainage Easement.
, 5, C.A.E. represents Canol Access
Easement.
16. P.U,E. represents Public Utility
Eosement.
DAVID J. HY
FLA, l1C. N 5834
NOT VALID WITHDUT THE SICNATURE AND THE
ORIGINAl. RAISED SEAL DF A FLORlOA LICENSED
SURVEYOR AND MAPPER
This is NOt a Survey.
, (FOR THE FIRM)
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PROJECT toIO: SHEEf DRA.WlNOINDEX NOI
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Project:
PARCEL:
Folio No.:
Collier Blvd. Project No. 60001/60073
114DE
a portion of folio 26095000109
Agenda Item No. 16E}10
September 15, 2 09
EXHIBIT ";:/ Page 12 of 22
Page 1 of ~
--
DRAINAGE EASEMENT
THIS EASEMENT, made and entered into this _ day of
,20_, by SOUTHERN MANAGEMENT CORPORATION., a
Fiorida corporation, whosemailin9addressis324S.W.16thStreet.BelleGlade.FI
33430, (hereinafter referred to as "Grantor"), to COLLIER COUNTY, a political
subdivision of the State of Florida, whose,mailin9 address is 3301 Tamiami Trail East,
Napies, Florida 34112 (hereinafter referred to as "Grantee"),
(Wherever used herein the terms "Grantor" and "Grantee" include all the parties
to this instrument and their respective heirs, legal representatives, successors and
assigns. Grantor and Grantee are used for singular or plural, as the context requires.)
WI TN ES SETH:
Grantor, for and in consideration of TEN DOLLARS ($10.00) and other valuable
consideration paid by the Grantee, the receipt and sufficiency of which is hereby
acknowledged, hereby conveys, grants, bargains and sells unto the Grantee, a
perpetual, non-exclusive drainage easement to enter upon and to install and maintain
drainage structures and facilities, including but not limited to ditches, swales, earthen
berms, rip-rap and retaining wall systems, underground pipes, and various types of
water control structures over, under, upon and across the following described lands
located in Collier County, Florida, to wit,'
See attached Exhibit "A" which Is
incorporated herein by reference.
Subject to easements, restrictions, and reservations of record.
THIS is NOT HOMESTEAD PROPERTY
TO HAVE AND TO HOLD the same unto the Grantee together with the right to
enter upon said land and to place and/or excavate materials for the purpose of
constructing, operating, and maintaining drainage facilities thereon. This easement
includes the right to remove and use any and all excavated material. The easement
granted herein shall constitute an easement running with the iand and shall burden the
iands described above.
Southern Management Corp. and its successors or assigns shall have the absolute
right and privilege to use the legally described iand for all other purposes except herein
granted. This Drainage Easement is being granted upon the condition that any area
outside of the Drainage Easement that is disturbed or damaged by Grantee shall be
restored by Grantee to its existing condition. Additionally, the Drainage Easement is
being granted upon the condition that Grantee shall construct this Project in substantial
conformance with the Construction Plans in existence at the time Grantee made its
initial offer to purchase the Drainage Easement.
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Agenda Item No. 16810
September 15, 2009
Page 13 of 122
IN WITNESS WHEREOF, the Grantor has caused these presents to be executed the
date and year first above written.
WITNESSES:
(Signature)
(Print Name)
(Signature)
EXHIBIT liB, \I
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(Print Name)
STATE OF
COUNTY OF
as
who:
The foregoing Drainage Easement was acknowledged before me this day of
20_, by ,
of SOUTHERN MANAGEMENT CORPORATION,
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is personally known to me
OR
_ produced
identity.
as proof of
(affix notariai seal)
(Signature of Notary Pubiic)
(Print Name of Notary Pubiic)
Serial/Commission # (if any):
My Commission Expires:
Serial/Commission # (if any):
My Commission Expires:
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CH2MHIl.L
SKETCH & DESCRIPTION OF PARCEL 114 DE
A PORTION OF LOT 2, CITY GATE COMMERCE
CENTER PHASE ONE, P,B. 41, pcs, 6-7,
COLLIER COUNTY, FLORIDA
TASK ~E: t'ft,I,'\nol BY: CI<<ED BY: ~ FlL.E:
GCSOO TMO DJH lC-49
PARCEL 114 DE
Aqenda Item No. 16B10
September I b, 2009
. 14 of 122
A portion of Lot 2, City Gote Commerce
Center Phose Dna, Plot Book 41, POl/es 6-7
of lhe Public Records of Collier County,
Florido. AI,o being a portion 01 Seclion J5,
Township 49 SOLJlh. Range 25 Eost, Collier
County, F'lorido. Being more porliculor1y
described os lol]ows:
Beginning ol the nOrthwest corner of SOld
Lol 2, thence North 89',30'55" East along the
Nortl'l line of said Lot 2, 0 distance 01 22,00
feet: Thence Iccving ~oid North 111'10 South
00'29'21" East, 0 cistance 0(J2,09 feet;
Thence Souti'1 69',30'34" West, 0 dl~tonce of
22,00 fee! to 0 pail'll on the East
right-ai-way !if'le of ColJier Boulevard; Thence
North OC.29'21" West olong said East
right-of-woy line, 0 distance of JZ,09 leet
10 the POINT OF' BEGINNINC.
COf'ltoinlng 706 square leet or 0,0162 ocre~.
more or less,
LINE TABLE
LINE LENGTH BEARING
L 1 22.00 NB9' 30'55" E
L2 32.09 500'29'21"E
L3 22.00 SB9'30'34"W
L4 32.09 NOO'29'21"W
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/.I 1':>'0 H.l.ll ~oo
GRAPHIC SCALE
NOTES:
1, This is not a survey.
2. 80sis of bearing is the West iine of
Section 35, Township 495" Ronge 26E.,
COllier County, Florida. being N 00'29'21"
W, Florida Stote Plane Coordinates NAD
83/90, Cost Zone.
3. Subject to easements, reservalions
and restrictions of record,
4. Easements shOWn hereon ore per plot,
unless otherwise noted.
5. Dimensions crein feet and clucimois
thereof.
6. Certificate of authoriZation LB 43,
7. R/W represents Right-of-Way.
s. P.O,B. represents Point of 8eglnning,
9. P.O,C. represents Point of
Commencement
10, O.R. represents Official Records.
11. L.B.E. represents Landscape 'Buffer
Easement.
12. U.E. represents Utiiily Easement.
1 J. F.P.L.E. represents Florida Power &:
Light Easement.
14. D,E. represents Drainage Easement.
, 5. CAE. represents Conal Access
Easement.
15. P.U.E. represents Public UliIity
Easement.
.h1V1
DAVID J. HY ,
FLA, lIC. N 5834
NOT VALID WITHOUT THE SIGNATUR:: AND THE
ORIGINAL RA]SED SEAL OF A FLORtDA LICENSED
SURVEYOR AND MAPPER
This is NOt a. Survey.
Wi/~nMjller .....",-:-.
_.It-..~.*,,",,,,.~~.~~
-....
-...,..............IlIoIo.-_,,,..,,_.I'U_._.......:
PROJECT HOl SHEEt OIV,WlNQ INDEX NO;
N6015-S0U-OOl 114- DE: 01' X lC-49
feb14,200B-l0;Jl:45
Jlt
.",
.':.
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TOSBO~NEIX:\SUR\ccl)jer bIVll\CHZMHill\lC_49\IC_4
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Agenda Item No. 16810
September 15, 2009
Page 15 of 122
APPRAISAL OF
PARCEL NUMBER 114 DE
(PERPETUAL NON EXCLUSIVE DRAINAGE EASEMENT)
1.42 ACRES OF VACANT LAND LOCATED IN THE
NORTHEAST QUADRANT OF
COLLIER BOULEVARD & CI1Y GATE BLVD. NORTH
NAPLES - COLLIER COUN1Y FLORIDA
DAVIS BLVD. & BECK BLVD. PROJECT
COLLIER COUN1Y PROJECT 60073
COLLIER COUN1Y, FLORIDA
FOR
COLLIER COUN1Y
TRANSPORTATION RIGHT-OF-WAY OFFICE
HARRY HENDERSON, SRA
REVIEW APPRAISER
2885 SOUTH HORSESHOE DRIVE
NAPLES, FL 34104
BY
FRANKJ. CARDO, MAl
STATE-CERTIFIED GENERAL REAL ESTATE APPRAISER RZl190
AND
RICHARD J. MICKLE II
STATE-CERTIFIED GENERAL REAL ESTATE APPRAISER RZ1511
WITH
ANDERSON & CARR, INC.
521 SOUTH OLIVE AVENUE
WEST PALM BEACH, FLORIDA 33401
DATE OF VALUE: MAY 2,2008
DATE OF REPORT: MAY 22, 2008
FILE NO.: 280193.004
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ROBERT B. BANTfN"G, MAl, SRA, PRESIDENT
State-Certified General Real Estate Appraiser RZ4
Agenda Item No. 16810
FRANKJ$epWmIMlfVIf.$'p~NT
S"'te-C.mfi,d Goo"'" R"'?~q6'\'jf ~2'O
~I)~~i()~ & ~~. I~(;.
<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<<< ilJ1J'raisers -llealtors >>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
I
521 SOUTH OLIVE A VENUE
WEST PALM BEACH, FLORlDA 33401
www.andersQttQiirr.com
Telephone (561) 833-1661
Fax (561) 833-0234
May 22, 2008
Oilaliiy c'iefVfce c)ince 1947
Harry Henderson, SRA
Review Appraiser
Transportation Right-of-Way Office
2885 South Horseshoe Drive
Naples, FL 34104
Re: Proposed Acquisition: Parcel 114 DE (Perpetual Non-Exclusive Drainage Easement)
Parent Tract Location: Northeast quadrant of Collier Blvd. & City Gate Blvd. North
Naples, Florida
Property Owner: Southern Management Corp.
Dear Mr. Henderson:
At your request, we have personally appraised the property referenced above, as well as Parcel 114 r:
(Perpetual Non-Exclusive Easement). It is our understanding that Parcel 114 DE is being acquired as
part of the widening and construction of roadway improvements - specifically a "drainage ditch block" -
for Collier Boulevard in conjunction with a road project known as Collier Boulevard and Beck Boulevard.
\
The purpose of this appraisal is to estimate compensation due for the taking of Parcel 114 DE, plus
damages to the remainder, if any, for the property to be acquired, as of May 2, 2008. The intended use of
this appraisal is to aid Collier County in negotiating just compensation for the proposed acquisition.
The parent tract, which is a 1.42 acre vacant tract of commercial land, is located in the northeast quadrant
of Collier Boulevard and City Gate Boulevard North, Naples, Florida. Parcel 114 DE contains 706 square
feet or 0.0162 acres, more or less.
We have reviewed roadway design plans and profiles prepared by CH2MHiII- plans not dated. We have
also had discussions with Bill Gramer, PE and Carolina Matiz, PE of CH2MHill in regard to Parcel
114DE and the drainage ditch block. Based on our review of the roadway plans and our discussion with
Mr. Gramer and Ms. Matiz; it is our opinion that the remainder is not adversely impacted by the taking
and intended use of Parcel 114 DE.
We assume the opinion rendered by Mr. Gramer and Ms. Matiz is true and correct. If subsequent
changes are made to the road construction plans and intended use of Parcel 114 DE, we reserve the right
to review these changes and amend out value conclusions and estimates of compensation if necessary.
)
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Agenda Item No. 16B 1 0
September 15, 2009
Page 17 of 122
4N[)f:I)S()~ ~ CAI)I). I~C.
Harry Henderson, SRA
Review Appraiser
Transportation Right-of-Way Office
May 22, 2008
Based on an examination of all relevant factors, as well as a general knowledge of real
estate valuation procedures, we have formed an opinion, that on May 2, 2008, total
compensation due for the taking of Parcel 114 DE, plus damages to the remainder is as
follows:
Values of the Part Taken
Value of Land - Parcel 114 DE:
Value of Improvements - Parcel 114 DE:
Cost to Cure Damages:
Damages to the Remainder
Total Estimate of Compensation:
$7,400.00
0.00
0.00
0.00
$7,400.00
The foliowing a summary appraisal report which contains a summary analysis of the
data, along with other materials on which the estimates of value were predicated. Your
attention is directed to the Assumptions and Limiting Conditions contained within this
report.
This appraisal has been prepared for use by the Collier County Board of
Commissioners and is property of Collier County Board of Commissioners. Reliance
upon this appraisal for other uses is not warranted.
Respectfully submitted,
ANDE~'INC'
Frank J, Carda, MAl
State-Certified General Real Estate Appraiser RZ1190
.~
_-...:-~.....~~
"',/'-
Richard J. Mickle II
State-Certified General Real Estate Appraiser RZ1511
FJC/RJM:agp
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Agenda Item No. 16B10
September 15, 2009
Page 18 of 122
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NiliI()~l)~()/lIl & C,U)l). 1/lIlC.
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TABLE OF CONTENTS
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Page No.
Summary Of Important Facts And Conclusions ............................................................................... 1
Collier County Certification Of Value ...............................................................................................5
Certification ...................... ...... ...................... ..... ..................... ....... .......................................... ......... .... 6
Assumptions And Limiting Conditions .............................................................................................. 7
Location Map ..................................................................................................................................... 12
Aerial Photograph Of Subject........................................................................................................... 13
Zoning Map Of The Subject .............................................................................................................15
Subject Photogra phs. ............... .......... ........................... ......... ........ ............ ........ ............. ...... ............. 16
Purpose And Date Of Appraisal....................................................................................................... 20
Client.......... ........ ..... .................. ........ .............. ....................... .............. ............... ........ ........................ 20
Intended Use And User..................................................................................................................... 20
Property Inspection... ............. ...... ..... ............. ....................... ...... ........ ................................ ...... ......... 20
Property Appraised .......................... ................... ................. ............ .... ...... ........ ............... ......... ........ 21
Scope Of Assignment................ ........ ............... ........... ..... ................ ..... ...... ............ ........... ................ 23
Property Rights Appraised...... ......... ............. .............. ......... .................................................. ........... 24
Definition Of Just Compensation.....................................................................................................24
Definition Of Market Value .............................................................................................................25
Collier County Summary ...................................................................................................................26
Project Area Overview....... ......... ..... ....... ............ ............ ..... ...... .............. .......................................... 48
Parent Tract - Property Data ............................................................................................................ 53
Property Owner Of Record ..........................................................................................................53
Flood Insurance Rate Information & Wind Zone ..................................................................... 53
Parcel Folio Number .....................................................................................................................53
Rcal Estate Assessment And Taxes.............................................................................................53
Zoning And Land Use .................................................................................................................. 54
Utilities...... ............ ............ ................ ....................... ........ .......... ........... ........ ...... ................ ........... 54
Five-Year Sates History Of The Subject Property...................................................................... 54
Si te Analysis ........... ............. .............. ................ ................................. ................. ........................... 54
Building Improvement Analysis ..... .............. ........ ..... ........ ........................... ........ .................. ...... 55
Site Improvement Analysis....... ......... ............ ............ ......... ....................... ...... ....... ...... ........ ........ 55
Easements, Encroachments And Use Restrictions .................................................................... 55
Highest And Best Use ....................................................................................................................... 56
Exposure Time ............. ............... .............. ............................. .............. .................................. ............ 57
The Valuation Process.. ............................. ........... ....... ............. ............. .................... ........................ 58
Valuation Of The Parent Tract......................................................................................................... 60
Part Taken - Parcel 114 De ............................................................................................................... 67
Remainder........... ................ ..... ....... ................... ......................... .... ........... ............ ................. ........... 74
Summary Of Compensation .............................................................................................................. 77
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Qualifications of Frank J. Carda, MAl
State-Certified General Real Estate Appraiser RZ1190
Qualifications of Richard J. Mickle II
State-Certified General Real Estate Appraiser RZ1511
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Addendum
Residential Land Sales
Property Owner Contact Letter
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Agenda Item No. 16B10
September 15,2009
Page 19 of 122
ANVI'VS()N '" CAl!V. INC.
SUMMARY OF IMPORTANT FACTS AND CONCLUSIONS
Parcels 114 DE
Client - Intended User:
Collier County Government
Harry Henderson, SRA
Review Appraiser
Transportation
Right-of-Way Office
Purpose of the Appraisal:
The purpose of the appraisal is to
estimate compensation due for the
taking of Parcel 114 DE, plus
damages to the remainder, if any.
Intended Use of the Appraisal:
This appraisal is to be used by Collier
County to aid in negotiating
compensation for the right-of-way
acquisitions described herein.
Owner of Record (from Tax Rolls):
Southern Management Corp.
324 S.W. 16th Street
Belle Glade, FL 33430-2824
Parent Tract
Location:
Northeast quadrant of Collier
Boulevard and City Gate Boulevard
North, Naples- Collier County,
Florida
Property Type:
Vacant commercial land
Land Area:
1.42 acres or 61,855.20 square feet,
more or less.
Improvements:
None
1
(prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 20 of 122
~[)I:IJ~()/'IIoI & CAlJIJ. 1/'110I(:.
Zoning:
PUD - Planned Unit Development
(City Gate DRI)
Land Use:
PUD - Planned Unit
(City Gate DR!
component)
Development
commercial
Present Use:
Vacant land.
Highest and Best Use:
Future commercial development
Marketing Time:
6 to 12 months
Part Taken - Parcel 114 DE
Type of Taking:
Perpetual Non-Exclusive Drainage
Easement
Proposed Use:
To aid in the construction of a
"drainage ditch block".
'\
Land Area of Taking:
706 square feet or 0.0162 acres
Improvements Taken:
None
2
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted,)
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Agenda Item No. 16810
September 15, 2009
Page 21 of 122
~1)1:J;lS()N & (;AJ;lJ;l. INt:;.
Remainder
Land Area:
1.42 acres (1.4038 acres
unencumbered by the drainage
easement and 0.0162 acres
encumbered by the drainage
easement)
Improvements:
Same as before the taking
Highest and Best Use:
Same as before the taking.
Effects on the Remainder
The taking includes Parcel 114 DE; which is a perpetual drainage easement and
lies within the sites landscape buffer. Since Parcel 114 DE is an easement and
not a permanent fee simple taking, the owner will retain the rights to use the
easement for landscaping buffering. Therefore, the remainder will include the
land area underlying Parcel 114 DE. The remainder will contain 1.42 acres
which includes 1.4038 acres unencumbered by Parcel 114 DE and 0.0162 acres
encumbered by Parcel 114 DE.
We have reviewed roadway design plans and profiles prepared by CH2MHill-
plans not dated. We have also had discussions with Bill Gramer, PE and
Carolina Matiz, PE of CH2MHill in regard to Parcel 114DE and the drainage
ditch block. Based on our review of the roadway plans and our discussion with
Mr. Gramer; it is our opinion that since Parcel 114 DE is located within the
landscape buffer and the buffer can be used and function as originally intended,
the remainder is not adversely impacted by the taking and intended use of
Parcel 114 DE.
We assume the opinion rendered by Mr. Gramer and Ms. Matiz is true and
correct. If subsequent changes are made to the road construction plans and
intended use of Parcel 114 DE, we reserve the right to review these changes and
amend out value conclusions and estimates of compensation if necessary.
,
.)
(Prepared for, and Property of Collier County Board of Commissioners, Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B 1 0
September 15, 2009
Page 22 of 122
~[lI:[2S()~ & CAl![2. I~C.
SUMMARY OF COMPENSATION
Summary of Values & Compensation
Partial Acouisition
1 Value Before the Taking: $ 1,299,000
2 Value of Part Taken: $ 7,400
3 Value of Remainder as Part of Whole (1-2): $ 1,291,600
4 Value of Remainder Uncured: $ 1,291,600
5 Damages, Total Uncured (3-4): $ -
6 Special Benefits: $ -
7 Damages (5-6): $ -
Feasibilitv of Cost to Cure
8 Value of Remainder (Cured): $ 1,291,600
9 Value of Remainder (Uncured): $ 1,291,600
10 Damages (Curable) (8-9): $ -
11 Damages Uncurable Severance (7-lD): $ -
12 Cost to Cure: $ -
13 Improvements cured, but paid in (2): $ -
14 Net Cost to Cure (If less than Item 10, cost is justified): $ -
Summary of Compensation
Value of Part Taken - Parcel 114 DE (Land): $ 7,400
Value of Part Taken - Parcel 114 DE (Improvements): $ -
Cost to Cure: $ -
Damages: $ -
Total Comnensation $ 7,400
'\
4 )
(Prepared for. and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
1) The statements of fact contained in this report are true and correct.
2) The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions and are my personal
unbiased professional analyses, opinions, and conclusions.
3) I have no present or prospective interest in the property thal is the subject of this report. and I have no personal interest or bias with respect to the
parties involved.
4) My compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cau~ of the client, the amount
of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event.
5) My analyses, opinions, or conclusions were developed and this report has been prepared in conformity with the Uniform Standards of Professional
Appraisal Practice, and the provisions of Chapter 475, Part II, Florida Statutes.
6) I have made a personal inspection of the property that is the subject of this report and I have afforded the property owner the opportunity to
accompany me at the time of the inspection. I also have made a personal field Inspection of the comparable sales relied upon in making this
appraisaL The subject and the comparable sales relied upon in making these appraisals were as represented by the photographs contained in this
appraisal.
7) No persons other than those named herein provided significant professional assistance to the person signing this report.
8) I understand that this appraisal is to be used in connection with the acquisition of right of way for a transportation facility to be constructed by
Collier County.
9) This appraisal has been made in conformity with the appropriate state laws, regulations, policies, and procedures applicable to appraisal of right of
way for transportation purposes; and, to the best of my knowledge, no portion of the property value entered on this certificate consists of items
which are non-compensable under the established law of the State of Florida.
10) I have not revealed the findings or results of this appraisal to anyone olher than the proper officials of Collier County and I will not do so until so
authorized by county officials, or until I am required by due process of law, or until I am released from this obligation by having publicly testified as
to such findings.
11) Regardless of any stated limiting conditions or assumptions, I acknowledge that this appraisal report and all maps, data, summaries, charts, and
other exhibits collected or prepared under this agreement shall become the property of Collier County without restriction of limitation of their use.
12) Statements supplement to this certific..'ltion required by membership or candidacy in a professional organization are described on an addendum to
this certificate and, by reference, are made part hereof.
13) Based upon my independent appraisal and the exercise of my professional judgment, my opinion of the market value for the part taken, including
net severance damages after special benefits, if any, of the property appraised as of May 2, 2008 is $7,400.00.
Market value should be allocated as follows:
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COLLIER COUNlY CERTIFICATION OF VALUE
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, certify to the best of my knowledge and belief, that:
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LAND
IMPROVEMENTS
NET DAMAGES &/or COST TO CUR E
TOTAL
$7,4{)().00
$ 0.00
.0-
$7,400.00
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Frank J. . d AJ
Statc-Certif d Ge,neral
Real Estate Appraiser RZll90
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ANDERSON & CARR, INC.
Date: May 22, 2008
~
Agenda Item No. 16810
September 15, 2009
Page 23 of 122
County Road: C.ollier Boulevard & Beck Boulevard
Road Number: N/A
County: Collier
County Project No,; 60073
Parcel No.: 114 DE
LAND AREA
PROPERTY TYPE
'PROPERTY TYPE CODES:
English (AclSF)
CODE' (1234)
706 SF.
UVAP
J.
R-Rural
V-Urban
I-Improved
V-Vacant
H-(Home) Residence
B-(Business)
F-(Factory) Industrial
A-Agricultural
S-Special Purpose
W-WholeTakmg /~
P-Partlal /
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R idlard J. Mickle II
State-Certified General
Real Estate Appmiser RZ1511
2.
3.
4.
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
5
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Agenda Item No. 16B 1 0
September 15, 2009
Page 24 of 122
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AN[)I'VS()/'llj <I:: CAVV. I/'lljC.
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CERTIFICATION
I
I ccrtify that, to the best of my knowledge and belief:
The statements of fact contained in this report are true and correct.
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The reported analysis, opinions, and conclusions are limited only by the reported assumptions
and limiting conditions, and arc my personal, impartial unbiased professional analyses, opinions,
and conclusions.
I have no present or prospective interest in the property that is the subject of this report, and no
personal interest with respect to the parties involved.
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I have no bias with respect to the property that is the subject of this report or the partics
involved with the assignment.
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My engagement in this assignment was not contingenl upon developing or reporting
predetermined results.
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My compensation for completing this assignment is not contingent upon the development or
reporting of a predetermined value or direction in value that favors that cause of the client, the
amount of the value opinion, the attainment of a stipulatcd result, or the occurrence of a
subsequent event directly related to the intended use of this appraisal.
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My analyses, opinions, and conclusions were developed, and this report has been prepared in
conformity with the requirement.' of the Code of Professional Ethics and the Uniform
Standards of Professional Appraisal Practice of the Appraisal Institute.
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The use of this report is subjeet to the requirements of the Appraisal Institute and the State of
Florida Division of Real Estate, Florida Real Estate Appraisal Board, relating to review by their
duly authorized representatives.
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As of the date of this report, Frank J. Cardo, MAl has completed the requirements of the
continuing edueation program of the Appraisal Institute.
I
The appraisers have made a personal inspection of the property that is the subject of this report.
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Bill Gramer, PE and Carolina Matiz, PE of CH:?MHill provided assistance in the engineering.
No others provided significant professional assistance to the person(s) signing this report.
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The appraisers have performed within the context of the'competc ley provision of the Uniform
Standards of Professional Appraisal Practice.
FLMAI
State-Certified General
Real Estate Appraiser RZ1190
"\
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Richard J. Mickle II
State,Certified General
Real Estate Appraiser RZ1511
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)
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon apprais.al for otner uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 25 of 122
~[)l:l:?S()~ &: (;AI:!V. I~(;.
ASSUMPTIONS AND LIMITING CONDITIONS
1. Unless otherwise stated, the value appearing in this appraisal represents
our opinion of the market value or the value defined AS OF THE DATE
SPECIFIED. Values of real estate are affected by national and local economic
conditions and consequently will vary with future changes in such conditions.
2. Possession of this report or any copy thereof does not carry with it the
right of publication nor may it be used for other than its intended use. The
physical report(s) remains the property of the appraiser for the use of the client.
The fee being for the analytical services only. The report may not be used for
any purpose by any person or corporation other than the client or the party to
whom it is addressed or copied without the written consent of an officer of the
appraisal firm of Anderson & Carr, Inc. and then only in its entirety.
3. Neither all nor any part of the contents of this report shall be conveyed
to the public through advertising, public relations efforts, news, sales or other
media without written consent and approval of an officer of Anderson & Carr,
Inc. nor may any reference be made in such public communication to the
Appraisal Institute or the MAl, SRA or SRP A designations.
4. The appraiser may not divulge the material contents of the report,
analytical findings or conclusions, or give a copy of the report to anyone other
than the client or his designee, as specified in writing except as may be required
by the Appraisal Institute, as they may request in confidence for ethics
enforcement or by a court of law or body with the power of subpoena.
5. Liability of Anderson & Carr, Inc. and its employees is limited to the fee
collected for the appraisal. There is no accountability or liability to any third
party .
6. It is assumed that there are no hidden or unapparent conditions of the
property, subsoil or structures which make it more or less valuable. The
appraiser assumes no responsibility for such conditions or the engineering which
might be required to discover these facts.
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(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 26 of 122
A/lIoII)I:'I2~()~ '" (;AI2I2. I~(;.
/
7. This appraisal is to be used only in its entirety. All conclusions and
opinions concerning the analysis which are set forth in the report were prepared
by the appraisers whose signatures appear on the appraisal report. No change of
any item in the report shall be made by anyone other than the appraiser and the
appraiser and firm shall have no responsibility if any such unauthorized change
is made.
8. No responsibility is assumed for matters legal in character or nature, nor
matters of survey, nor of any architectural, structural, mechanical or engineering
nature. No opinion is rendered as to the title which is presumed to be good and
merchantable. The property is appraised as if free and clear, unless otherwise
stated in particular parts of the report.
9. No responsibility is assumed for accuracy of information furnished by or
from others, the clients, his designee or public records. We are not liable for
such information or the work of subcontractors. The comparable data relied
upon in this report has been confirmed with one or more parties familiar with
the transaction or from affidavit. All are considered appropriate for inclusion
to the best of our knowledge and belief.
10. The contract for appraisal, consultation or analytical service is fulfilled
and the total fee payable upon completion of the report. The appraiser or those
assisting the preparation of the report will not be asked or required to give
testimony in court or hearing because of having made the appraisal in full or in
part; nor engaged in post-appraisal consultation with client or third parties,
except under separate and special arrangement and at an additional fee.
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11. The sketches and maps in this report are included to assist the reader
and are not necessarily to scale. Various photos, if any, are included for the
same purpose and are not intended to represent the property in other than
actual status, as of the date of the photos.
8
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(Prepan:d for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 27 of 122
4.....[)I'I;!S()""' '" CAJ;lI;!. .,,",C.
12. Unless otherwise stated in this report, the existence of hazardous
material, which mayor may not be present on the property, was not observed by
the appraiser. The appraiser has no knowledge of the existence of such
materials on or in the property. The appraiser, however, is not qualified to
detect such substances. The presence of substances such as asbestos, urea-
formaldehyde foam insulation, or other potentially hazardous materials may
affect the value of the property. The value estimate is predicated on the
assumption that there is no such material on or in the property that would cause
a loss in value. No responsibility is assumed for any such conditions, or for any
expertise or engineering knowledge required to discover them. The client is
urged to retain an expert in this field, if desired.
13. The distribution of the total valuation of this report between land and
improvements applies only under the existing program of utilization. The
separate valuations for land and building must not be used in conjunction with
any other appraisal, no matter how similar and are invalid if so used.
14. No environmental or impact studies, special market studies or analysis,
highest and best use analysis study or feasibility study has been requested or
made unless otherwise specified in an agreement for services or in the report.
The appraiser reserves the unlimited right to alter, amend, revise or rescind any
of the statements, findings, opinions, values, estimates or conclusions upon any
subsequent such study or analysis or previous study or analysis, subsequently
becoming known to him.
15. The value estimated in this appraisal report is gross without
consideration given to any encumbrance, restriction or question of title, unless
specifically defined. The estimate of value in the appraisal report is not based in
whole or in part upon the race, color or national origin of the present owners or
occupants of the properties in the vicinity of the property appraised.
16. This appraisal report has been prepared for the exclusive benefit of
Collier County Right-of-Way Transportation. It may not be used or relied upon
by any other party. Any party who uses or relies upon any information in this
report, without thc preparer's written consent, does so at his own risk.
17. This report assumes that grade changes in road elevation will not create
a detrimental condition to the remainder with regard to site access and drainage
in the after condition.
9
(prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 28 of 122
4N()~l?S()~ & CAl?l? I!'lIIC.
/
18. The appraisers have not been supplied with engineering surveys
depicting the locations of private underground utilities on the property
appraised. Unless otherwise stated in this report, the location of private
underground on-site utility improvements such as water wells, septic tanks, and
septic drain fields are not known to the appraisers. In the event that there are
underground improvements on the property appraised that are impacted by the
part taken, the appraisers reserve the right to modify the value conclusions of
this report at such time that this information becomes available. However, any
such revision will be considered a separate assignment and not included within
the scope of this assignment.
19. This report assumes that public utilities (if any) servicing the property
appraised in the before condition will not be interrupted by the part taken or
road construction. It is further assumed that all services will be reconnected to
the remainder equivalent to the before condition as a part of road construction
including but not limited to, water connections and meter boxes, sewer
connections, electric and telephone connections and gas line connections.
20. The appraisers have made a personal inspection of the property that is
the subject of this report.
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21. It should be noted that the parcels to be taken were not physically
delineated on site by engineering stakes. We used due diligence locating the
parcels boundaries by approximating measurements from the Collier County
Property Appraisers website and using landmarks on site to locate the easement
boundaries. Should subsequent information prove our independent
measurement estimates to be incorrect, we reserve the right to amend the
estimate of compensation contained herein.
22. Bill Gramer, PE and Carolina Matiz, PE of CH2MHill provided
professional assistance in the area of engineering. No others provided
significant professional assistance to the person(s) signing this report.
10
)
(Prepared for, and Property of CoJlier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 29 of 122
Nlo!()(:VSV"-I '" CAJ)V. I"-IC.
23. We have reviewed roadway design plans and profiles prepared by
CH2MHill - plans not dated. We have also had discussions with Bill Gramer,
PE and Carolina Matiz, PE of CH2MHill in regard to Parcel 114DE and the
drainage ditch block. Based on our review of the roadway plans and our
discussion with Mr. Gramer and Ms. Matiz; it is our opinion that since Parcel
114 DE is located within the landscape buffer and the buffer can be used and
function as originally intended, the remainder is not adversely impacted by the
taking and intended use of Parcel 114 DE.. If subsequent changes are made to
these plans, we reserve the right to review these changes and amend our value
conclusions and estimates of compensation if necessary.
24. ACCEPTANCE OF, AND/OR USE OF THIS APPRAISAL REPORT
CONSTITUTES ACCEPTANCE OF THE PRECEDING CONDITIONS.
11
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 30 of 122
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A~()l'liS()"" & CAlili. I/Il/C.
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Location Map
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)
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Nll()I:I:!S()~ So:: (;,u)I:!. I~(;.
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Aerial Photograph of Subject
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Aerial Photography Dated January 2008
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Agenda Item No. 16B10
September 15, 2009
Page 31 of 122
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 32 of 122
A'-I[)('VSUN s.: CAlIV. INC.
Aerial Photograph of Subject & the Part(s) Taken
Aerial Photography Dated January 2008
Not to Scale - For Illustration Only
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(Prepared for, and Property of C.olJier o,unty Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
14 )
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Agenda Item No. 16B10
September 15, 2009
Page 33 of 122
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4N[)I'I:!~()illl '" LUll:!. lilllC.
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Zoning Map of the Subject
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(Prepared for. and Property of Collier County Board of Commis.<;joners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 34 of 122
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~[)I'l2~()"-I & (;Al2l2. 1"-1(;.
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Subject Photographs
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Looking toward the subject from the comer of
Collier Boulevard & City Gate Boulevard North.
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Looking northerly along Collier Boulevard - Subject at right of photograph.
16
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(Prepared for, and Property of Collier Counly Board of Commissioners. Reliance upon appraisal for other uses is not warranted,)
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Agenda Item No. 16810
September 15, 2009
Page 35 of 122
I
AN[)I'VS()~ '" CAl?V. I~C.
.
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Looking southerly along Collier Boulevard from its intersection with
City Gate Boulevard North.
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Looking easterly along City Gate Boulevard North - Subject at left of photograph.
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(Prepared for. and Property of Collier ('--"GUilty Board of Comllli:-;siollefs. Reliance upon appraisal for other uses is not warranted,)
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Agenda Item No. 16810
September 15, 2009
Page 36 of 122
AN[)I'l?S()~ & CAI:!l? I~C.
)
Looking westerly along City Gate Boulevard North - Subject at right of photograph.
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P"r;.\.'l j l;; Dt.
Looking toward the subject and Parcel 114 DE.
For Illustration Only - Not to Scale
18
)
(Prepared for, and Property of Collier County Board of Commissioners. Reliance llpon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 37 of 122
~()f:V~()~ & CAI:!V. I~C.
PARENT TRACT
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(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B 1 0
September 15, 2009
Page 38 of 122
~[)I:IJ~()~ So:: (;A[)IJ. I~(;.
PURPOSE AND DATE OF APPRAISAL
The purpose of this appraisal, presented in a summary report, is to estimate
compensation due for the proposed acquisitions described herein, plus damages
to the remainder, if any, for the property to be acquired, as of May 2, 2008.
CLIENT
Collier County Government
Harry Henderson, SRA
Review Appraiser
Transportation Right-of-Way Office
INTENDED USE AND USER
The intended use of this appraisal is to aid Collier County in negotiating just
compensation for the right-of-way acquisitions described herein.
This appraisal has been prepared for use by the Collier County Board of
Commissioners and is property of Collier County Board of Commissioners.
Reliance upon this appraisal for other uses is not warranted.
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PROPERTY INSPECTION
On May 8, 2008, the property owner was notified via letter, sent by U.s. Mail,
and advised of our intentions to make a formal inspection of the subject. We
invited the property owner andlor their agents to accompany us on this
inspection. We did not receive a response to our letter; however we contacted
and spoke with Maria Busbee who is a representative of the property owner. We
discussed particulars of the easements to include the size and proposed use of
the easement.
Frank J. Cardo, MAl and Richard Mickle made a number of perimeter
inspections of the subject from June of 2007 through May of 2008.
A final perimeter site inspection was conducted by Richard Mickle on May 2,
2008, which is the effective date of valuation.
20
)
(Prepared for, and Property of Collier CoUllty Board of Commissioners. Reliance upon appraisal for other uses is notwarranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 39 of 122
~""()f:llS()illlI '" CAllll. lilllIc:::.
PROPERTY APPRAISED
Parent Tract
The parent tract is located in the northeast quadrant of Collier Boulevard and
City Gate Boulevard North, Naples Florida. The property is a vacant
commercial tract of land. According to the Collier County Tax Rolls, the parent
tract contains 1.42 acres or 61,855.20 square feet.
Legal Description - Parent Tract
Collier County has not provided us with a complete legal description of the
parent tract. Therefore, we have obtained the following legal description from
the deed that transferred the property to the current owner. The legal
description is as follows:
Lot 2 as described in the Plat of City Gate Commercial Center:. Phase One, as
recorded in Plat Book 41, Pages 6 and 7 of the Public Records of Collier
County, Florida.
Part Taken - Parcel 114 DE - Perpetual Non-Exclusive Drainage Easement
Parcel 114 DE is a perpetual non-exclusive drainage easement, which is
rectangular in shape with 32.09 feet fronting Collier Boulevard and extending to
a depth of 22 feet. According to a Parcel Sketch prepared by Wilson Miller,
Inc., Parcel 114 DE contains 0.0162 acres or 706 square feet, more or less.
There are no improvements located in the taking.
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(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 40 of 122
~[)I'I)S()/lII & (;.L\Vll. 1/lII{;.
Remainder
The taking includes Parcel 114 DE; which is a perpetual drainage easement and
lies within the sites landscape buffer. Since Parcel 114 DE is an easement and
not a permanent fee simple taking, the owner will retain the rights to use the
easement for landscaping buffering. Therefore, the remainder will include the
land area underlying Parcel 114 DE. The remainder will contain 1.42 acres
which includes 1.4038 acres unencumbered by Parcel 114 DE and 0.0162 acres
encumbered by Parcel 114 DE.
We have reviewed roadway design plans and profiles prepared by CH2MHill -
plans not dated. We have also had discussions with Bill Gramer, PE and
Carolina Matiz, PE of CH2MHiII in regard to Parcel 114DE and the drainage
ditch block. Based on our review of the roadway plans and our discussion with
Mr. Gramer; it is our opinion that since Parcel 114 DE is located within the
landscape buffer and the buffer can be used and function as originally intended,
the remainder is not adversely impacted by the taking and intended use of
Parcel 114 DE.
We assume the opinion rendered by Mr. Gramer and Ms. Matiz is true and
correct. If subsequent changes are made to the road construction plans and
intended use of Parcel 114 DE, we reserve the right to review these changes and
amend out value conclusions and estimates of compensation if necessary.
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(Prepared fOf, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other U~ is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 41 of 122
AN[)~VS()i'll '" C4.VV9 Ii'llC.
SCOPE OF ASSIGNMENT
As per the Purchase Order 4500092829, dated April 1, 2008, this report has
been prepared in a summary appraisal format with all supportive data
maintained in Anderson & Carr, Inc. permanent files.
Total compensation is calculated by estimating the fee simple market value of
the parent tract before and after the takings including analysis of possible
damages resulting from the proposed taking.
On May 8, 2008, the property owner was notified via letter, sent by U.S. Mail,
and advised of our intentions to make a formal inspection of the subject. We
invited the property owner and/or their agents to accompany us on this
inspection; however, we received no response from the letter. We did however
contact and speak with Maria Busbee who is a representative of the property
owner. We conducted an on-site, perimeter inspection of the subject on the
dates specified herein.
The taking was not physically delineated on site by engineering stakes. We used
due diligence locating easement boundaries by approximating measurements
from the Collier County Property Appraisers website and using landmarks on
site to locate the boundaries or the takings.
We have reviewed roadway design plans and profiles prepared by CH2MHill-
plans not dated. We have also had discussions with Bill Gramer, PE and
Carolina Matiz, PE of CH2MHill in regard to Parcel 114DE and the drainage
ditch block. Based on our review of the roadway plans and our discussion with
Mr. Gramer and Ms. Matiz; it is our opinion that the remainder is not adversely
impacted by the taking and intended use of Parcel 114 DE.
We assume the opinion rendered by Mr. Gramer and Ms. Matiz is true and
correct. If subsequent changes are made to the road construction plans and
intended use of Parcel 114 DE, we reserve the right to review these changes and
amend out value conclusions and estimates of compensation if necessary.
Land sales data considered for this appraisal was obtained from the Collier
County Public Records, RealQuest data services, the Sunshine MLS, LoopNet
and similar properties previously appraised by Anderson & Carr, Inc.
This is a summary appraisal report. Additional supporting data is contained
within our work files.
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(Prepared for, aod Propeny of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 42 of 122
Nlo/[)I'l?S()~ & (;'u)l? I~{;.
PROPERTY RIGHTS APPRAISED
The property rights being appraised are those of fee simple title and an easement.
"Fee Simple" is defined as absolute ownership unencumbered by any other interest
or estate, subject only to the limitations imposed by the governmental powers of
taxation, eminent domain, police power and escheat.
"Easement" is defined as an interest in real property that conveys use, but not
ownership, of a portion of an owner's property.
SOURCE: The Dictionary of Real Estate Appraisal, Fourth
Edition, American Institute of Real Estate Appraisers, 2002.
DEFINITION OF JUST COMPENSATION
Just Compensation is defined as "...the amount of the loss for which a property
owner has established a claim to compensation. It is the payment of the market
value of the real estate which was taken." Another definition says, 'Just
compensation" means value of land taken and damage, if any, to land not taken."
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It universally has been held that damages to a remainder parcel in a partial taking
case are part and parcel of just compensation in a constitutional sense.
The basic premise is that the owner must be compensated for the taking of the
land, as opposed to being compensated for the land taken. It is also generally
recognized that property encompasses the entire bundle of rights inherent in the
ownership of the real estate and the taking or infringement on these rights often
constitutes a taking, even if no part of the physical real estate is taken."
SOURCE: Real Estate Valuation Litigation, 2"d Edition,
American Institute of Real Estate Appraisers, Copyright 1995,
Page 17.
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(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 43 of 122
~[)I'I;)S()"'" '" CAl!I;). I~C.
DEFINITION OF MARKET VALUE
Fair Market Value is defined as "...the amount of money that a purchaser willing
but not obliged to buy the property would pay an owner willing but not obliged to
sell, taking into consideration all uses to which the property is adapted and might
be applied in reason."
SOURCE: Florida Eminent Domain Practice and Procedures, 5th
ed., The Florida Bar Continuing Education, 1996, Page 9-64.
State Road Department v. Stack, 231 So.2d 859 (Fla. 1st DCA
1969).
Market Value is also defined as "...the price which would be agreed to by an
informed seller who is willing but not obligated to sell, and an informed buyer
who is willing but not obligated to buy."
SOURCE: Uniform Eminent Domain Code, Copyright 1974, ~
1004, Page 10.7.
?-
-)
(Prepared for, and Property of Collier County Board of Commissioners. Reiiance upon appraisal for other uses is not warranted.)
I
Agenda Item No. 16810
September 15, 2009
Page 44 of 122
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4/Il/()~l?S{)/llI '" CAI2l? I/llIC.
COLUERCOUNTYSUMMARY
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General Infonnation
Collier County, also known as the Naples - Marco Island metropolitan
statistical area (MSA) is located on the Southwest coast of Florida, overlooking
the Gulf of Mexico.
To the east are Broward and Miami-Dade Counties, to the west is the Gulf of
Mexico, to the north are Hendry and Lee Counties, and to the south are
Monroe County and the Gulf of Mexico.
Collier County has a total land area of 2,025.5 square miles making it one of the
largest counties in the State of Florida, based on land area.
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~', 64 '~~ \" MiCf(NOft:&
o~,denton Wauchu~,ao~ fi6 _ O)Sebring :,"~ ;.:~~~1!lort Pierce MapPoint&
Sarasqta".,.li,! 7D Q3' 441 oj.; p.OIt st.
r. . . lill Lucie
41 .,Arcadia .J ' , ~
' _.:; ,72 ~- .. ?P..' Okee:chobe:et '-;~" -.~-
Venice~l,f~:' 'f';~L
"Y--"'.~, ".17.: ,-3' '76"j '(;
Port Charlotteo"'F lOR I D A '. ..... .~
\, i.1fk~ Ol;&~Cl'lC'J:Ufe 'i1o' ~,..
. ',- . west Palm
"\. UNITE-O STATE 5 . Beech
..~;:,._,.,., '",-".-,.- C>
Cope Coral", "F1~"!~~~ ..r:. ~~~':.' ... '. Atlantic
\ ll: .' 'Delroy Eleach
. : .}lmmokaJee ':" , ", ','.,' Ocean
" 00>'1'__
:......1 ;,~ ":.':.:~iJ'i'..~'.jerQl$cle~ spring~~.~",..M~ompano 8eaph
Natlles 29 ~ sunrisl ~i1P'
.;" .4f!I'I' ."., 0 '. Fort Lauderdale
Gulf of :. : "V' It''
",. .. Pembroke Pin.;; _.',
Me X i C 0 'f .41'SiJCypres.. J~.. ollywood
..NatiOl)a!Prese,rve . ...17.lN. "'Miem i Beach
.... .'. ,,-.... .""!J.. . ,u~--"ILI~. . -
991 ~""'. . .
. . ,1\. Miami THE BAHAMAS
t"kendaD
Subject a21!
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Everglades
National Park
Florida Ke)'S
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@2004MiclO'soft:CfJrp@2003N:aYTtCIt.3ndjorGDT,lhC.
26
(Prepared for, and Property of Collier County Board of Commissioners, Reliance upon appraisal for other uses is not warranted,)
)
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Agenda Item No. 16B10
September 15, 2009
Page 45 of 122
A/llIUl:I:!Stl/lll &: CAI:![). .-"C.
With over 90 completed and planned golf courses, Naples has the second most
golf holes per capita in the nation. Tennis facilities, both private and public are
also plentiful.
According to the Florida Department of Law Enforcement, Collier County's
total crime index for 2006 was 3,910 which is down 6.4% from the 2005 index of
4,178 total crimes.
Transportation
Collier County offers new and expanding transportation networks, including the
Interstate 75 corridor connecting Collier County and Tampa to the north and
Miami to the east.
Southwest Florida International Airport - which opened in May of 1983 - is
located approximately 30 miles north of Naples in Lee County. In September of
2005, a $438M terminal was opened which will allow for a total capacity of 10M
passengers annually. Airport statistics report that 7.6 million passengers passed
through the airport in 2006 which is up from 7.5 million passengers in 2005.
Airports in Collier County include Naples Municipal Airport, Marco Island
Executive Airport, Immokalee Regional Airport and Everglades Airpark.
Naples Municipal Airport is a fully certificated air carrier airport. It is home to
two air carriers, fire/rescue services, Mosquito Control, car rental agencies, the
Collier County Sheriffs Aviation Unit, flight schools, the Collier County
Humane Society, and other aviation and non-aviation businesses.
The Marco Island Executive Airport provides "red carpet service" for tourists,
clients and residents flying privately into and out of Southwest Florida.
The Immokalee Regional Airport is located within miles of Ave Maria
University, and is home to the Florida Tradeport. Florida Tradeport is
strategically located near the Immoka1ee Regional Airport, just an hour away
from Miami.
Everglades Airpark, located in Everglades City, represents "eco-tourism,"
adjacent to Everglades National Park and provides sportsmen and tourists easy
access to explore the Everglades.
27
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15,2009
Page 46 of 122
~()n!~()/llj & CAJ:ll!. I/lljL
/
Population
The graphic on the following page was prepared by the Collier County
Comprehensive Planning Department and illustrates population estimates and
projection for the County.
\
18
)
(Prepared for, and Property of Collier County Board of Commissioners. Reliance \lpon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 47 of 122
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Agenda Item No. 16810
September 15, 2009
Page 48 of 122
~[)U)S()iIll ~ CU)I). liIllC.
Labor Market Information - Area Wages
The average weekly wage for Collier County in 2007 was $732.00. This would be
equivalent to $18.30 per hour or $38,064 per year, assuming a 40-hour week
worked the year around. Here is a list of average weekly wage information for
Collier County. These figures are for 2007
Area
Average Weekly
,. . !."i.a e ..
Collier County
Florida
$732
$749
Source; FL Ldhor Market Statistics, Quarterly Census of Employment and Wages Program
Labor Market Information - Unemployment Rates
The total civilian labor force in Collier County for December 2007 was 159,061 of
which 151,627 were employed and 7,434 were unemployed. The unemployment
rate was 4.7 percent.
'\
Here is the labor force, employment and unemployment information for Collier
County. These figures are for the December 2007 time period. These figures are
not seasonally adjusted.
-
Civilian Labor
Force
Number
Em 10 ad
Number
Unem 10 ed
Unemployment
Rate
~
~
Collier 159,061 151,627 7,434 4.7% No
County
Florida 9,284,000 8,871,000 412,000 4.4% No
United 153,705,000 146,334,000 7,371,000 4.8% No
States Source: Labor Market Statistics, Local Area Unemployment Statistics Program
30
)
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
I
Agenda Item No. 16B10
September 15, 2009
Page 49 of 122
I
ANUI:VS()!lIoj & CAVV. I!lIojC.
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Labor Market Information. Industries
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Here is a list of major industries and related employment figures III Collier
County. These industry figures are for the 2007 time period.
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";.r.) -<> ........ ..... . Apr-llZ <M~YI~~ti.C Ju~..()7c< ",yg"",O~lhly
......;d.i'lli~f" '.' .......; gmiiki~il1 .ErriDlovrri~nt e;"Dliivmenl' .EJrioiovment
T ata!. All Industries 139.144 135.355 125.147 133.215
Goods-Producina 31.095 29.280 26.536 28.970
Natural Resources and Mininn 7.633 6.295 3.994 5.974
Aariculture, Forestrv, Fishina and Huntina 7.582 6.250 3.950 5.927
Mining 51 45 44 47
Construction 20.178 19.722 19.301 19.734
Construction 20.178 19.722 19.301 19.734
Manufacturina 3.284 3.263 3.241 3.263
Manufacturinn 3.284. 3.263 3.241 3.263
Durable Goods Manufacturina 2.582 2.555 2.558 2.565
Nondurable Goods Manufacturing 702 708 683 698
Servlce~Prov;dinQ 108.049 106.075 98.611 104.245
Trade, Transportation, and Utilities 24.681 24.271 23.673 24.208
Wholesale Trade 3.182 3.096 3.069 3.116
Retail Trade 19.333 19.024 18.486 18.948
Transportation and Warehousing 1.935 1.917 1.879 1.910
Utilities 231 234 237 234
Infonnation 1.809 1.791 1.770 1.790
Information 1.809 1.791 1.770 1.790
Financial Activities 8.058 8.073 7.992 6,041
Finance and Insurance 4.477 4.485 4,462 4.475
Real Estate and Rental and Leasinam 3.581 3.588 3.530 3.566
Professional and Business Services 14.373 14.207 14.260 14.280
Professional. Scientific and Tech Services 5.088 4.992 5.036 5.039
Manaoement of Companies and Enterprises 787 776 771 778
Admin & Suo port & Waste Mont. & Remediation Servo 8.498 8.439 8,453 8.463
Education and Health Services 22,663 22.548 17.420 20.877
Health Care and Social Assistance 14.730 14.586 14.370 14.562
Leisure and Hospitalitv 25.154 23.880 22.318 23.784
Arts, Entertainment, and Recreation 7.624 7.108 6.522 7.085
Accommodation and Food Services 17.530 16.772 15.796 16.699
Other Services 5.099 5.032 4.900 5.010
Other Services (Excent Public Administration) 5.099 5.032 4.900 5.010
Public Administration 6.045 6.078 5.074 6.066
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Source: FL Labor Market Statistk:s, Quarterly Census of Employment and Wages Program
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(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted,)
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Agenda Item No. 16810
September 15, 2009
Page 50 of 122
Nl/[)I'VS()/'lll &: {;,UiV. l/'lll{;.
/
Educational Facilities
According to the Collier County School Board, as of 2007, Collier County has 43
"Pre K - 12" public schools which are fully accredited by the Southern
Association of Colleges and Schools - Council on Accreditation and School
Improvement.
The district serves a total student population of nearly 43,000. There are 26
elementary schools, ten middle schools and eight high schools plus a Pre-K thru 12
schools (Everglades City School). There are also 12 Alternative School Programs.
Of the 44 Collier Public Schools graded under the State of Florida A+ Plan, 20
schools (45%) received an "A" grade at the end of the 2006-2007 school year, and
six (14%) received a "B." Some 59% of Collier's schools are "high performing
schools" by State definition, receiving either an "A" or "B."
The district has maintained a "B" grade since 2004, when district grades were first
given. At the end of the 2006-2007 school year, 12 Collier schools had made
Adequate Yearly Progress (AYP) under the very stringent federal No Child Left
Behind Act (NCLB) criteria.
'\
There are several colleges located in Collier County. Ave Marie University is a
newly established institution located on 932 acres in eastern Collier County. The
school offers liberal arts oriented baccalaureate degrees and graduate degrees.
Domino's Pizza founder Thomas S. Monaghan is developing the Town of Ave
Maria which is being constructed around Ave Maria University; the first Catholic
university to be built in the United States in about 40 years. Both opened in mid -
2007 and are located approximately 25 miles east of Naples.
The town and the university, developed in partnership with the Barron Collier Co.,
an agricultural and real estate business, will be set on 5,000 acres with a European-
inspired town center, a massive church and what planners call the largest crucifix
in the nation, at nearly 65 feet tall. When fully developed, the Town will have
11,000 homes and 20,000 residents as well as retail, office, mixed use
developments. In addition, Ave Maria Park of Commerce will include 40,000
square feet of retail space and 30,000 square feet of medical space.
32
)
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal fOf other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 51 of 122
A""lU'':l!S()'''' & CAI?l!. .""C.
As of December 2007, Barron Collier Coso released a list of 20 businesses
expected to open in the town's center, known as La Piazza, by the end of August
2008. Those businesses include four restaurants, a bike shop, a walk-in clinic, a
dentist, a clothing store and a salon,
As far as bigger businesses go, in August Naples-based medical manufacturer
Arthrex announced plans to open a manufacturing plant in the town by early 2009.
Supermarket chain Publix is finalizing a lease to become the town's first grocery
store. Two banks and a gas station are in the works.
Homebuilding also continues in earnest. The town's homebuilder, Pulte Homes,
has released 413 homes for potential sale within the development, according to a
company spokeswoman.
Collier County's building department had issued 199 residential certificates of
occupancy through the middle of last month. The county Property Appraiser's
Office shows 97 deeds granted to homeowners within the development through
last month.
Ultimately, the town is expected to create 10,795 jobs, paying out nearly $389
million in annual salaries. The average wage is expected to top $36,000.
In addition to Ave Marie University, Edison College has serviced Collier County
since 1973. The current Collier County Campus opened in 1992 and is located in
Lely. Edison offers various programs leading to Associate Degrees and non-credit
continuing educational courses. International College was founded in 1990 and
offers Associates, Bachelors and Masters Degree programs.
33
(Prepared for, and Propeny of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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~[)I:'l?nl."" & CAl?l? I/IIoIC.
Real Estate Markets
Agenda Item No. 16B10
September 15, 2009
Page 52 of 122
The following tables present an overview of the Collier County real estate market
as obtained from the Collier County Property Appraisers Office.
,i; ,. ... . i.... " CollierColIIi . ParcelCo\lot Summa V,;,;:.' "'. ;.," '. .,....
'; ..;..;......t.;.:~J. ....... .Ji.f~~1.i; 2006" ~9~~.' ;.2l)(l!t:(i ;2l)0~'! 'flll'.2 2001\'; ..2000/ 1999
'.. .'c''','" .. Parcels; "",,-,..;.r.<,J.'.;(, P~f~gl~ ''''';'d,.-.,'',.,J':''''',: ;;;,.::.:-.:>;:<,::><";::-:",,,:.>',""/',.,::1, j>~rcel!l
PlIicelS Paicel~ Parcels ;Parcels Parcels Parcels
Iv acant Residential I 29,480 30,630 29,110 29.336 31,099 33.953 37,658 ! 39,883 41,550
Sin"le Familv Residential 73,891 70,710 67.868 65.094 61,860 58.450 54.979 51.702 48.840
Condominium Units 92.290 89.097 85.077 81.173 78,042 75,634 72,620 69,251 66 665
"oooerative Units 2,914 2,912 2.912 2.913 2,938 2,938 2.938 2.940 I 2.941
Vacant Commercial 1.120 I 1.135 1.140 1.157 1.172 1,197 1,104 1.138 1.132
mnroved Commercial 2,689 I 2,641 2,587 2.540 2,520 2.467 I 2.574 2,504 2,416
Vacaot Industrial 210 227 247 I 256 I 263 267 288 287 258
~moroved Industrial 902 911 895 I 891 887 858 844 824 805
l<\Hicultural I 1.814 1.699 1.716 1,677 1,662 1,706 1.684 1,683 1,793
IOther 151,561 51.219 50.893 50,595 50.178 . 49,400 47.532 46,378 44.544
rrotal Parcels i 256.871 51,181 242,445 235.632 230.6211226,870 222,221 216,590 10,944
Source: Collier County Prnperly Appraiser
2007 Total
2006 Total
2005 Total
2004 Total
2003 Total
2002 Total
2001 Total
2000 Total
1999 Total
$107,935,862,503
$102,357,800,980
$78,249,901,963
$64,236,986,518
$57,761,717,617
$49,671,844,946
$41,333,321,441
$33,902,799,963
$29,830,939,079
2007 Total $3,039,382,397
2006 Total $2,189,508,665
2005 Total $2,265,227,269
2004 Total $1,872,487,964
2003 Total $2,719,709,185
2002 Total $2,219,161,632
2001 Total $1,745,969,276
2000 Total $1,296,177,715
1999 Total $1.206,207,185
Source: Co/fier County Property Appraiser
Percent Increase
Over Prior Year
.,
,:,-::,
5.45%
30.81 %
21.83%
11.21 %
16.29%
20.17%
21.92%
13.65%
15.73%
Nm!(,)Allstrg~tl@\' .
'\
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$82,542,090,227
$77,037,903,134
$61,441,821,529
$51,262,812,810
$45,985,727,314
$39,490,423,314
$33,395,002,460
$27,742,021,485
$24,422,201,235
7.14%
25.38%
19.86%
11.48%
16.45%
18.25%
20.38%
13.59%
14.43%
',/~m.
"[4,.'; ',;
$2,903,382,879
$2,068,182,309
$2,104,965,997
$1,755,418,723
$2,589,410,097
$2,073,099,126
$1,661,484,505
$1,218,389,311
$1,121,767,797
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
)
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Agenda Item No. 16B10
September 15, 2009
Page 53 of 122
>>-I[)r:VS{)~ ~ (;AVV. I~(;.
Residential Sales & Price Trends
High season in Naples culminated in strong home sales and the busiest month of
2008 for local Realtors@, according to a report released by the Naples Area Board
of Realtors@ (NABOR) - May 16, 2008, which tracks home listings and sales
within Collier County (excluding Marco Island).
"We are thrilled to report positive numbers for April in both the single-family
home and condo markets," said Arlene Carozza, NABOR president and Realtor.
"Lower-priced properties continue to comprise the majority of transactions, but
we are now starting to see sales increase in the higher-priced categories, which is
indicative of overall market improvement."
Mike Timmerman, a senior associate with Fishkind & Associates, agrees with the
reports findings. "The passing of Amendment 1 has helped to motivate buyers and
spur sales, including the high-end market," said Timmerman. "In addition,
dropped prices have made people contemplating a purchase decide that now is the
time to buy."
The report, which provides annual comparisons of single-family home and condo
sales (via the Sunshine Multiple Listing Service), price ranges and geographic
segmentation, also includes an overall market summary. The statistics are
presented in chart format, along with the following analysis:
35
(Prepared for, and Property ofColljer C.ounty Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 56 of 122
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Agenda Item No. 16B10
September 15, 2009
Page 57 of 122
~()I'~S()~ '" c..u:m. I~C.
. Overall pending home sales in the greater Naples Area, which includes
Naples Beach, North Naples, Central Naples, South Naples, East Naples,
Immokalee and Ave Maria, increased 25 percent, with 616 in April 2008 compared
to 494 in April 2007.
. Overall pending home sales for properties priced between $300,000 -
$500,000 increased 18 percent year-to-date,
. Overall homes sales were 472 in April 2008 compared to 445 in April 2007,
a six percent increase; overall homes sales less than $300,000 increased 62 percent
with 238 in April 2008 compared to 147 the same month 2007.
. Single-family home sales increased 17 percent overall, with 202 in April
2008 compared to 172 in April 2007; single-family home sales in the less than
$300,000 category saw a 177 percent increase with 72 in April 2008 compared to 26
in April 2007,
. Pending sales of single-family properties less than $300,000 were 131 in
April 2008 compared to 30 in April 2007, a 337 percent increase,
. Overall condo sales decreased one percent, with 270 sales in April 2008
versus 273 sales in April 2007; however, pending condo sales increased six percent
with 291 in April 2008 compared to 275 in April 2007,
"These numbers confirm the momentum that has been building throughout 2008,"
noted John Steinwand of Naples Realty Services, "We are now seeing double and
triple offers on properties, which means the tide is turning,"
Mike Hughes of Downing-Frye Realty agrees, "Sellers are getting realistic about
pricing and buyers are realizing now is the perfect time to buy."
While activity is up and signs are pointing to a better market, the real estate
recovery in Southwest Florida won't be immediate, with so many homes still on the
market, said Russ Weyer of Fishkind & Associates. "We will probably be there a
little while at the bottom before things really start to turn," he said,
39
(Ilrepared for. and Property of ColEer County Board of CAlmmissioners, Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No, 16B10
September 15, 2009
Page 58 of 122
A/lloII)I:'.12~()~ '" C-U:?12. I~C.
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Residential Land Development & New Construction
In the Naples-Fort Myers region, which includes Collier and Lee counties,
inventory levels of new homes continue to improve, said Bradley F. Hunter, who
directs Metrostudy's market research operations in Southwest Florida,
"The number of finished vacant units in the two counties has gradually declined,
and the number of units under construction has decreased dramatically, This
suggests that the inventory of finished vacant homes should begin to fall more
rapidly, However, demand will continue to be depressed by unemployment and
economic uncertainty for at least several quarters," he said,
The region's number of non-agricultural jobs fell by approximately 21,300 during
the 12 months ending in March 2008, About 13,000 of those jobs were in
construction, according to the Bureau of Labor Statistics.
Unemployment rose to 5% in Collier County in March 2008, from 3% in March
2007, In Lee County, unemployment rose to 6,5%, compared to 3,5% the previous
March. These figures are not seasonally adjusted,
The supply of resale single-family and multifamily homes listed on the MLS in Lee
and Collier counties declined near the end of the first quarter. The number of
listings of recently built units has been steadily falling in Lee County for almost a
year, However, these declines are dwarfed by the number of housing units now in
the mortgage foreclosure process, Hunter said,
\
Metrostudy estimates that at least 1,000 housing units in Collier County and 4,000
housing units in Lee County will be acquired by lenders at foreclosure auctions by
the end of 2008, About 600 certificates of title for foreclosed homes were issued to
banks in Lee and Collier counties during March, This does not include the
additional supply being acquired by banks via deeds-in-lieu of foreclosure, Hunter
said.
"However, the majority of units in foreclosure were not recently built homes,
Builders are more concerned about the newer homes in foreclosure, as they are
more competitive with their product," Hunter said,
40
)
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B 10
September 15, 2009
Page 59 of 122
A.....()l':lJS()/lIoj ~ C'u?lJ. 1/lIoj(;.
The inventory of finished vacant units declined from 1,970 at the end of the fourth
quarter of 2007 to 1,842 at the end of the first quarter of 2008, Finished vacant
inventory reached a peak of 2,297 units in the fourth quarter of 2007. The number
of units under construction has declined steadily each quarter since reaching a
peak of 5,086 in the third quarter of 2006, At the end of the first quarter of 2008,
there were 663 units under construction.
Although quarterly new-home starts in both counties rose during the first quarter
from 641 to 1,065 units, quarterly move-ins have outnumbered starts by a wide
margin during the last six quarters, Hunter said.
At the end of the first quarter of 2008, there was a 3,8-month supply of finished
vacant housing inventory in the two-county area at the current move-in pace. A
normal level in a healthy market is between 1.5 and two months, Hunter said.
Finished vacant housing inventory is a fundamental indicator Metrostudy uses to
monitor the health of the market.
During the first quarter of 2008, the inventory of finished vacant housing in Collier
County rose for the 11th consecutive quarter, reaching a record 905 units, a 4,7%
increase from the previous quarter. As the pace of move-ins picked up, the months
of supply declined from 5.3 months in the fourth quarter of 2007 to 4.4 months of
supply in the first quarter of 2008, Hunter said.
Total housing inventory, which includes finished vacant units, units under
construction and models, fell 15.4%, to 1,422 units, a 6,9-month supply at the
current move-in pace,
The pipeline of homes under construction continues to slow, with just 293 units
under construction at the end of March, the lowest level in more than a decade.
Quarterly housing starts more than doubled with 883 units started during the first
quarter of 2008, compared to 420 units during the fourth quarter of 2007, Hunter
said, The annual starts pace rose 22.4% from the previous quarter to 1,873 units,
This level is comparable to the starts pace in late 1998 and early 1999.
There were 1,141 move-ins during the first quarter of 2008, a 112,9% increase
from the fourth quarter. The annual rate of move-ins rose 25.8%, to 2,480 in the
first quarter. "The annual pace of move-ins is respectable. The annual move-in
pace for the 12 months ending in March was higher than any other quarter since
the first quarter of 2006," Hunter said,
41
(Prepared for, and Property of Collier County Board of Commissioners, Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 60 of 122
Noo!Uf.liS()/'Io/ & CAl!li. ./'Io/C.
The supply of vacant developed lots in active subdivisions fell to 5,330 lots,
compared to 5,421 lots in the fourth quarter of 2007. This level represents a 34,1-
month supply at the current annual starts pace.
"Demand for new homes will continue to be depressed by unemployment and
economic uncertainty for at least several more quarters," Hunter said,
Residential Foreclosures
According to Collier Clerk of Courts Dwight Brock, there were more foreclosures
in April of 2008 in Collier County than for the entire year in 2005, In 2007, there
were 3,266 filed foreclosures in Collier, compared with 733 in 2006, and 487 in
2005. In April of 2008 alone there were 641 filings.
Commercial Markets
The following are selected excerpts from a January 2008 special report entitled
"Commercial Real Estate Caught in Slowdown by Katy Bishop of Naples News.
Southwest Florida's robust commercial real estate market is slowing, Retail and
office vacancies are increasing and rents are decreasing,
'\
Commercial properties are valued largely on how much income they produce, so
property values are affected, according to about a dozen Collier and Lee Realtors,
developers and property appraisers.
Commercial real estate shadowed residential real estate on the way up, and
developers built shopping centers to catch up to the area's population boom. But
some of that population growth indicated by new home construction turned out to
be speculative, and the residents - and business customers - never came.
Commercial projects that opened in 2007, and those slated for 2008, were planned
two to three years ago when the residential market was booming and it was hard to
find a commercial space empty, Now that the residential market has slowed,
commercial property owners face a more challenging rental market because
tenants have many more options,
Meanwhile, in the wake of the subprime mortgage crisis, banks have tightened
lending standards, limiting investors' financing options, Nevertheless, those
investors who have the means are alert, watching and waiting for deals,
42
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(prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 61 of 122
NIlI[)I:~~()~ '" {;,U;J~. I~{;.
"Commercial real estate follows the residential market, and it lags by about a
year," said Larry Foster, CB Richard Ellis (CBRE) managing broker and partner,
who has been in the business for 27 years, "So we're just beginning to feel the
effects of the downturn in the residential market. For a time, land prices went up
by 20 percent to 30 percent per year and commercial rental rates were jumping by
10 percent to 20 percent per year, but that kind of growth can't be sustained for
too long," Foster said,
Foster said CBRE Fort Myers-Naples expects that the leveling-off period will
continue for about 12 months, followed by normal growth in the 5 percent to 8
percent yearly range for commercial property values and rentals, During that
leveling-off period, businesses that depended on residential real estate are likely to
downsize or go out of business, leaving storefronts empty,
Vacancy rates will increase from about 5 percent to 8 percent or 9 percent, Foster
said, But anything below 10 percent vacancy isn't bad, he added. "It's not as good
as it was three years ago but it's still a very healthy market," Foster said,
Investment Properties Corp, (I PC) saw "reasonably consistent performance within
the marketplace for leasing (in 2007) and... reasonably steady rental growth," said
David Stevens, a commercial Realtor who has been in the business for nearly 25
years in Naples, "Rent on downtown Naples properties and on properties in the
Naples Boulevard area continued to climb in 2007, and activity and interest in
rental properties didn't lag," Stevens said.
"Southwest Florida is still a thriving investment market for investment property
with all of the right ingredients," said Randal Mercer, CBRE founding partner
and office and investment specialist. Investors look for security and cash flow, he
said,
The important ingredients include long-term tenants, a property in good physical
condition, easy access to the property (intersections with traffic lights are
important) and little deferred maintenance. "The investment properties that have
all of the right ingredients in them are actually more rare than they used to be
because a lot of investment properties have been purchased in the last five years,"
he said,
43
(Prepared for, and Property of Collier County Board of Commissioners, Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 62 of 122
AN()I:I:!S()~ & (;AI:!I:!. I~(;.
I
Ray Carroll, president of Carroll & Carroll Real Estate Appraisers & Consultants,
has observed that the "volume of commercial sales activity is greatly reduced"
since 2005, Sales activity has dropped by more than half, and may be only 15 to 20
percent of what it was. "But in general, I do not see a market decline in the
commercial sector comparable to the decline we have already seen and may see
more of in the residential sector," said Carroll, who has done property appraisals
in Southwest Florida for more than 30 years. Carroll expects more of the same in
2008,
David Stevens of IPC expects 2008 to look much like 2007: "Continued good
activity in retail, office, industrial and income properties, but not at frenzied levels
until after the 2008 presidential election, There is clear evidence after just the
Iowa caucuses that there is going to be an oveIWhelming sense of seeking change."
Real estate investment trusts probably will slow purchasing in the first half of 2008
because their financing options are more limited after the subprime crisis, Stevens
said. That will open up more opportunities for individual investors because it will
reduce competition,
Jack Antaramian, a developer in Collier and Lee, saw the subprime cnsls
dramatically affect the commercial real estate market in 2007, and expects it to
continue in 2008. Interest-only loans that allowed investors more working capital
became harder to get, as did non-recourse loans which allowed investors to secure
loans with just the investment property, not other personal property, he said, Also,
lenders stopped lending money to developers who wanted to build without proof
of tenancy once construction was completed.
\
"There was a dramatic change in May and June of 2007, because we had that huge
credit crunch," Antaramian said. ". When subprime began to surface and it looked
like a lot of people could not pay back their loans .., they just changed the
standards overnight." Antaramian had agreed to purchase the about lO-acre
Naples Daily News property in downtown Naples for $20 million, and had put
down $1 million as a deposit. But when the subprime crisis hit, he pulled out
because he felt the property's value had been affected, he said, Now, he said, he's
still interested in the property but can't agree on a price with E.W. Scripps, the
Daily News' parent company,
44
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(Prepared for. and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 63 of 122
~1)~l?S()illI/ & (;'u'?l? .illI/(;.
Phil McCabe, hotelier and developer, has been disappointed with leasing of the
37,000-square-foot Sugden Park Plaza he is building on V.S, 41 East. Outback
Steakhouse, which had planned to locate there, recently backed out. Historically,
V.S, 41 East suffers more seriously during downturns than V,S, 41 North, McCabe
said, This time is no exception: rental rates are weaker on V,S, 41 East and many
properties are for sale, he added.
Meanwhile, one of Collier County's largest new developments -- The Mercato -- is
under construction on 53 acres at V.S, 41 North and Vanderbilt Beach Road, The
nearly 350,000 square feet of retail space included in the commercial and
residential development is about 70 percent leased, said Dougall McCorkle, vice
president of commercial real estate for the Lutgert Cos" which is developing the
project with Barron Collier Coso About half of the 140,000 square feet of office
space is either leased or negotiations are in progress.
The Mercato's commercial space, which will include restaurants, retailers and a
movie theater, has held its own because most of its tenants are national companies
that aren't affected by Southwest Florida's housing market, McCorkle said,
Nearby, The Collection at Vanderbilt on the corner of Airport-Pulling and
Vanderbilt Beach roads has completed construction on nearly 112,000 square feet
of commercial space, Another phase of construction has begun and will add
another nearly 115,000 square feet. The already completed first phase is 60
percent pre-leased and the second phase is 30 percent pre-leased, according to
developer Woolbright, The center's original anchor tenant, North Carolina-based
grocer The Fresh Market, pulled out and its nearly 20,000-square-foot space in the
first phase remains vacant. There has been strong interest in space from "major
national retailers," wrote Stacey Promish, a Woolbright spokeswoman, in an e-
mail.
Another large vacant space in Collier, the former Albertson's at lmmokalee and
Livingston roads, has been vacant since the store closed in February 2007,
Albertson's spokesman Shane McEntarffer said there's been a lot of interest from
all different types of tenants, including grocers and retailers, but no deal is set yet.
A little farther north, 377,300 square feet is under construction at V,S, 41 and Old
41 Road and will include Bed Bath & Beyond, Circuit City, Petco and Staples,
according to developer Benderson,
45
(Prepared for, and Propeny of Collier County Board of Commissioners_ Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No, 16810
September 15, 2009
Page 64 of 122
A/lll()[,l:l~()illI & CAlil:l. lillIC.
j
"In the last couple of years ...you've seen a lot of buildings go up without a
potential tenant," Antaramian said, "(They) were being put up on speculation and
those have basically diluted the market. You have an awful lot of empty space
chasing a few quality tenants." That will force rents down and commercial value
along with it, he said,
Larry Foster, the CBRE retail and investment specialist, doesn't think Collier
County is overbuilt, but said Bonita Springs, Estero and parts of South Fort Myers
along U.S. 41 are. "Prudent investors or developers want at least 50 percent pre-
leasing before they start construction," Foster said, Bigger centers with anchor
tenants like national retailers and grocers are often pre-leased before they are
built, Foster said. It's the smaller strip centers with more local tenants that are
more at risk in a tighter market.
IPC agent David Stevens said he doesn't think there's a retail oversupply in
Collier, although he added that now might not be the best time to add another
300,000- to 400,000-square-foot strip space in the market.
While vacancy rates are increasing, they are by no means high, Realtors and
developers said,
\
Impact Fees
An impact fee is a charge on new development to pay for the construction or
expansion of capital improvements that are necessitated by and benefit the new
development. Collier County currently has twelve impact fees: Community Parks,
Regional Parks, Libraries, Fire, School, Road, Jail, EMS, Government Buildings,
Law Enforcement, Water and Sewer.
According to the most recent annual survey done by Duncan Associates of Austin,
Texas, in 2007 Collier County has the highest fees in Florida for each of the five
major land uses tracked. Talbert said impact fees are so high in Collier, in part,
because wealthy residents demand expensive services and county commissioners
cater to them.
We have heard a number of market participants say that high impact fees have
also added to the decline in real estate prices and in uncertain economic times
have made development unfeasible.
46
(Prepared for. and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 65 of 122
~[)('V~()/'loj ~ (;AVV. l/'loj(;.
Conclusion
Collier County has been one of the fastest growing in the US, During the 2002 to
2005 period, there was great demand for residential units, and supporting
commercial and industrial developments with prices appreciating at rapid rates,
However, in latter 2005 thru 2006, the residential markets (single family homes
and condominiums) have showed signs of cooling and in some cases, sharp
declines,
Considering the residential foreclosure rates and due to potential down turns in
the national economy there is the potential for some further downturn in the
residential markets. However, the most recent data released by Naples Area
Board of Realtors suggest cautious optimism that residential sales and prices
trends maybe reaching a bottom,
Since the commercial markets tend to lag residential market trends, we expect
some downward market pressure, but do not expect significant price trends.
47
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other us~ is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 66 of 122
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AN[)I::I)S()~ & C..U2r:>. I~C.
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PROJECT AREA OVERVIEW
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As illustrated above, the project area is located at the approximate intersection of
1-75 and Collier Boulevard. Parcel Series 114 & 115 are located in the commercial
component of City Gate which fronts Collier Boulevard and is an approved
commercial and industrial PUD and DR!. Parcel Series 109 is a BP Gas Station
and convenience store located at the northwest intersection of Collier Boulevard
and Davis Boulevard" Parcel Series 110 fronts Beck Boulevard and is a fast food
restaurant known as Mr. V's. Parcel Series 111 is a Shell Gas Station and
convenience store which also fronts Beck Boulevard.
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With the areas proximity to 1-75, access to central Collier County is quick and
convenient, Lee County and Counties north are also easily accessible via 1-75.
Driving time via 1-75 to Broward County and Miami - Dade County, located on
the east coast of Florida, is approximately 60 and 90 minutes respectively, Palm
Beach County is an approximate two hour drive,
48
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(Prepared for, and Property of C..ollier CoUllty Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No, 16810
September 15, 2009
Page 67 of 122
A/IllI[)I'VS()~ '" C4VV. I~C.
Four major airports are located within approximately 130 miles of the area.
Airports include Southwest Florida International Airport in Lee County, Fort
Lauderdale - Hollywood International Airport in Broward County, Miami
International Airport in Miami Dade County and Palm Beach International
Airport in Palm Beach County, Approximate drive times to the various counties
and airports are listed below,
Drive Time for County & Air Travel
i Airport I Drive Time
,
! Southwest Florida InternationalTt-ee County) 30 minutes
Fort Lauderdale - Hollywood International (Broward County) 75 minutes
Miami International (Miami Dade County) 1.30 hours
i Palm Beach International (Palm Beach Countv) 2,5 hours
49
(prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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~()l:VS()~ & (;.L\VV. I~(;.
Ql - 2007 & 2008 Traffic Count Comparisons
640 Vine-
ya.:rdJ 0
Ivd G
A ,r587
.. 535
1
7
.'S
643
s
B
GA TE 8
50
GREEN aL VD
29
PKWY
605 510
.)28
! 60
527
-688
19 538
I
FYB~~
-S34
RA TTLESN AKE
, HAMMOCK lID
'-'
68S@
"'s60
518",
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Agenda Item No. 16810
September 15, 2009
Page 68 of 122
/
GOLDEN GATE Bt VD
"536
-75 ~~9
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I Area Averal!e Daily Traffic Counts I
I Station I Location Q1 - 2007 Q1 - 2008 07 -08 % Dif i
Collier Blvd, North of Davis Blvd, 59.337 49.060 .17,32%
573 I
i 601 ' Davis Blvd, West of Collier Blvd, 31.210 23.976 -23,18%
I 602 Collier Blvd. N orlb of Rattlesnake Hm I 44,221 I N/C -O-
j 607 Collier Blvd. South of Golden Gate Pk I 27.291 I 25,014 -8.34%
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I FOOT 1-75 West of US 27 I 23,984 (2007) I N/C I -0-
i
Source - Collier County Transportation Services - 2008 Q1 Traffic Counts
N/C = No Count Available
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(Prepared for, and Property of Collier Counry Board of Commi~sioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No, 16B10
September 15, 2009
Page 69 of 122
~m=I!S()"'" '" CAllI!. .""'C.
MAGNOLIA
POND
{S', -.
, ,
SHERt/OD
PARI<
, 1-75/COLLlER
BOULEW..RD
COMMERCIAL
CENTER
TOLL
PLAZA /
R.V
/
WESTPORT '
COMMERCE
CENTER
Ivd.
FOREST GLEN
"
LeGeND
6ENERALlZED lONING
o PL"~<'.ED 'J~{O DE,'FLOl"f.lFH1
o PUG C(ltJhlfP~I"L
III!i P'JC, IMJlJ,;TRI~L
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"
.lr>iDiJSTfli:"L
. ((.l~~~'[RCI~L
o GOLDHI G~,TE ~ST':'TI::,
D;:;('LDEr< c;nE,:IT,
[J iN':GPF'OR...TEC
(51 ~iDIC"TES P'D H~.s SUHSl:TTH' ii
l-'\ M'imC<.FS PRorm;w F',ID 'I
_0
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The preceding is a section map of the project area and illustrates Collier County
commercial and industrial designated Planned Unit Developments (PUD), As
illustrated, the immediate project area is heavily geared toward commercial and
industrial uses with residential developments outlying the area.
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(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted)
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Agenda Item No. 16810
September 15, 2009
Page 70 of 122
AN()l:l!~()ill/ '" (;,U!l!. Iill/C-
\
Notable developments and property types are located on the above map and
named in the following table,
Area Development I
Map No, Develonment
1. i Golden Gate Estates - Residential
2, Golden Gates Estates - Residential Estates (1 + acres)
3. City Gate -c.c. Utilities - BP Gas - Car Wash - Marriott Hotels I
4. C.C, School Board - G,G, High School- Noah's Landin!! Rental Ants,
5. I White Lake Coroorate Park - Industrial
6, Tolll!ate Commercial Center - Commercial & Industrial
17. Holiday Inn Exp, - Comfort Inn - Super 8 Motel Shell Station - Cracker
h Barrel Waffle House - Mr, V's Rest
,
I 8. i Super Wal-Mart - Retail, Office & Industrial Condominiums
9, ' LaQuinta Inn - BP Gas - McDonald's - Taco Bell
10. Residential Rental A artment Com lex
52
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(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warralltcd.)
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Agenda Item No, 16B10
September 15, 2009
Page 71 of 122
NlIIUl:I2S{)"" & (;.M;lI2. .""{;.
PARENT TRACT - PROPERTY DATA
Property Owner of Record
Southern Management Corp.
324 S,W, 16th Street
Belle Glade, FL 33430-2824
Flood Insurance Rate Information & Wind Zone
Community Number: 120067
Panel Number: 225G
Effective Date: November 17,2005
Program: Regular
Flood Zone: "X" - Wind Zone: 130
Source: Community Development Division - Collier County, Florida
Parcel Folio Number
26095000109
Real Estate Assessment and Taxes
The 2007 property tax information obtained from the Collier County Property
Appraisers Office is as follows:
I Land Value I $ I. 113,394.00
I (+) Improved Value I $0.00
I ~=) Just Value I $ 1.113_l94,OO
I (-) SOH Exempt Value I $ 0,00
I (=) Assessed Value I $ 1.113.394.00
r (-) Homestead and otht"r Exempt Value $ 0.00
I (-) Tuable Value $ 1,113.394,00
SOH = 'Save Our Homes" exempt value due to cap on assessment increases.
Based on a millage rate of 11.2137, 2007 gross real estate taxes, without early
payments discounts equate to $12,485.27 rnd.
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(Prepared for, and Propcny of Collier County Board of Commissioners. Reliance upon appraisal for oilier uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 72 of 122
4/Ill[)r:(;l~{)"" '" C,U)(;l. INC.
/
Zoning and Land Use
The parent tract is located within the City Gate Commerce Center, Phase L The
phase is zoned Planned Unit Development (PUD) with a land use designation that
is also PUD - Commercial. The zoning and land use permits a wide variety of
commercial uses to include gas stations, restaurants, hotel/motel and office,
Utilities
Water, sewer, electric and telephone service is available to the site,
Five. Year Sales History of the Subject Property
The appraisers have not been provided with a title abstract on the property
appraised, nor have they conducted a title search of their own. However based
upon the most recent available data from the Collier County Tax Rolls, the
current owner purchased the parent tract is December of 2005 for $1,300,000 or
$21.02 per square foot. The transaction was recorded in OR Book 3951- Pge 3618
and verified with Ron Rice, City Gate Development, LLC (seller) and Maria
Busbee a representative of the buyer.
'\
The current owner intended to build a 3,200 square foot Burger King, however
impact fees approached $500,000 which the made the venture unfeasible at that
time,
According to Ms. Busbee, as of the effective date of this appraisal, the subject was
being offered for sale for $1,400,000 or $22,63 per square foot, Ms. Busbee stated
that most inquires made on the property were from prospective buyer looking to
buy well below market value. We have considered the sale and offering in our
analysis.
Site Analysis
The appraisers have referenced the Collier County Property Appraisers
Geographic Information System "GIS" which locates the subject in Section 35,
Township 49, Range 26. It is assumed that this source as well as the legal
descriptions obtained from the property appraisers' accurately represents the size
and shape of the parent tract as of the date of value. These sources, as well as an
inspection of the site, have been utilized for the following site description,
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(Prepared for. and Property of Collier C-Ounty Board of Com missioners, Reliance upon appraisal fOf other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 73 of 122
NoIlIUl.VS()!'lI & c,4.l!V~ l!'lIe.
Road Frontage and Access
The parent tract has 205 feet of frontage and exposure along Collier Boulevard
and approximately 302 feet of frontage along City Gate Boulevard North,
However, when developed, access will be from City Gate Boulevard North which
is a four lane median divided roadway that is internal to the City Gate Commerce
Center.
Land Area
We have note been provided with a site survey, however according to the Collier
County Tax Rolls, the parent tract contains 1.42 acres or 61,855.20 square feet,
more or less.
Topography
We have not been provided with a topographical surveyor environmental survey
of the site, However, based on our inspection, the site appears to be mostly level
and lies at the approximate grade level of Collier Boulevard and City Gate
Boulevard North, The site is partially cleared with some dense stands of foliage,
Environmental Hazards
We are not aware of, nor did we observe any adverse environmental conditions,
However and environment survey of the subject is beyond the scope of this
appraisal and the client is urged to obtain the opinion of an expert on
environmental issue
Building Improvement Analysis
There are no building improvements on site
Site Improvement Analysis
There are no site improvements.
Easements, Encroachments and Use Restrictions
We are not aware of any adverse easements, encroachments or use restrictions,
55
(Prepared for. and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No, 16B 10
September 15, 2009
Page 74 of 122
4,__I)I'l?~f)~ '" CAVl? I~C.
)
HIGHEST AND BEST USE
The Appraisal Institute defines "Highest and Best Use" as follows:
"The reasonably probable and legal use of vacant land or improved property which is
physically possible, appropriately supported, financially feasible and that results in
the highest value. The four criteria the highest and best use must meet are legal
permissibility, physical possibility, financial feasibility and maximum productivity"
SOURCE: The Dictionary of Real Estate Appraisal, Fourth Edition
2002, by the Appraisal Institute,
We have concluded that the Highest and Best Use of the subject - as vacant - is
for future commercial development.
. The parent tract is located in City Gate Commerce Center, Phase One,
This portion of City Gate has a zoning and land use designation of Planned
Unit Development (PUD) and is approved for a wide variety of commercial
uses,
. The subject is rectangular in shape with a site size that is sufficient to
support most permitted commercial developments.
\
. Based on the market data used in our analysis of development trends in the
Collier County, commercial prices are trending downward somewhat and
the supply of commercial properties - vacant and improved - currently
exceeds demand, This factor, coupled with the general economic climate
and high impact fee suggest that immediate development of the site would
not feasible,
. Considering the preceding, the highest and best llse of the site is for future
commercial development.
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(Prepared for, lInd Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No, 16810
September 15, 2009
Page 75 of 122
A/lll()I::12S()~ '" CAl212. I~C.
EXPOSURE TIME
Exposure time is the estimated length of time the property interest being
appraised would have been offered on the market prior to the hypothetical
consummation of a sale at market value on the effective date of the appraisal: a
retrospective estimate based on an analysis of past events assuming a competitive
and open market. Exposure time is always presumed to occur prior to the effective
date of the appraisal. The overall concept of reasonable exposure encompasses not
only adequate, sufficient and reasonable time but also adequate, sufficient and
reasonable effort. Exposure time is different for various types of real estate and
value ranges and under various market conditions.
Source: Appraisal Standards Board of the Appraisal Foundation,
Statement on Appraisal Standards No.6, Fourth Edition, 2002
Looking at the sales and listing activity, we estimate that an exposure time of 6 to
12 months would be reasonable.
57
(prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B 1 0
September 15, 2009
Page 76 of 122
Nl/l)l'li~t)/'llI & CAlili. I/'llIC.
,
TIlE VALUATION PROCESS
Total compensation is calculated by estimating the fee simple market value of the
parent tract before and after the taking including analysis of possible damages
resulting from the proposed taking.
In this regard, the normal and customary methodology is to value the underlying
land before and after the taking, as well as the part taken. We then value the site
improvements and estimate a cost to cure, if any, This does not represent a limited
assignment, as all appropriate analysis has been performed. Land value is
estimated by the Sales Comparison Approach.
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(Prepared for. and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 77 of 122
ANUI:I2~()~ & CM2I2. I~C.
VALUATION OF THE PARENT TRACT
59
(Prepared for. and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No, 16B10
September 15, 2009
Page 78 of 122
A.-"UI'I2S()/'lI ~ CAVI2. I/'lIC.
/
VALUATION OF THE PARENT TRACT
SALES COMPARISON APPROACH TO VALUE
A search of the ColIier County Official Records, local multiple listing service
records, Realquest data service, discussions with local brokers and appraisers and
a personal inspection of the subject area produced sales of similar type properties,
An appraiser will analyze each value characteristic of a transaction such as
location, size, title transferred, etc, and sometimes apply mathematical
adjustments to each aspect of each sale to derive an indicated value for the
subject. This is a quantitative or mathematical process,
The qualitative method takes into account all aspects of each transaction and
property as they relate to the subject to determine if the indicated price is
reflective of a superior or inferior property compared to the subject property, The
qualitative method is considered a more realistic way to analyze the data,
Therefore, we have utilized the qualitative method in the analysis of sales,
The sales utilized for analysis are summarized, mapped and discussed on the
following pages, Comprehensive salcs data are located in the Addenda of this
appraisal report.
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60
)
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No, 16B10
September 15, 2009
Page 79 of 122
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Agenda Item No. 16B10
September 15, 2009
Page 80 of 122
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~I)I:I?S()~ '" (;AI?I? I~(;.
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Land Sales Location Map
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62
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B 1 0
September 15, 2009
Page 81 of 122
ANUf.[;IS{)i'Io/ &: CA[;I[;I. li'Io/C.
Discussion of Land Sales
In this analysis, we considered differences between the sales and the subject in
terms of property rights sold, financing, conditions of sale, market conditions
(trend or time adjustment), location, size, and zoning,
Because the properties vary in size, we used a standardized unit of measure, the
price per square foot, as a basis for comparison. It has been determined that the
buyers and sellers in this market utilize this unit of comparison in their decision
making process as it is an easy method to understand and correlates between
similar types of properties,
These sales range in price from $18,00 to $22,39 per square foot with Listing 6
at $22,63 per square foot.
Property Rights
The property rights transferred were fee simple. The appraisers were unaware
of any of the sale properties being encumbered by leases that affected value.
Therefore, no adjustments were made,
Conditions of Sale
All of the comparable sales were reportedly market oriented. None of these
sales sold under duress or threat of condemnation that could have affected
value. Therefore, no adjustment was made to the sales for these factors.
Financing
We considered any indication of favorable financing. All sales were either on a
cash basis, or had market oriented financing, and, therefore, no differences
were noted and the appraisers have not made a direct adjustment for this factor.
63
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 82 of 122
~()I:[;J~f)~ & (;A[;J[;J. I~(;.
j
Market Conditions (Time Adjustment)
The sales occurred from November of 2005 through August of 2007, Although
not indicated directly from an examination of the sales data, commercial
property values have increased from until the latter part of 2005. However
based on published data from latter 2005 though 2008 - which indicated that the
market is slowing - we have not applied any adjustments for sales occurring
between the latter part of 2005 and the effective date of this appraisaL
Location
The subject and all sales are located within City Gate Commerce Center, Phase
One and do not require locational adjustments.
Access & Exposure
The subject is a corner lot, Sales 2, 3, 4 and Listing 6 are corner lots while Sales
1 and 5 are inside lots, The data suggest that a slight premium is paid for corner
locations over inside lot locations, The sales have been adjusted accordingly,
\
Size
Generally, larger properties will sell for a somewhat lower price per acre than
smaller ones, and vice versa, when all else is equaL Conversely in some instances
typically in infill areas where developable raw land is limited, a larger parcel is
more desirable and may command a higher unit price.
The comparables utilized herein range from 1.10 acres to 1,88 acres, Although
not clearly indicated, there is some suggestion that the larger parcels sell for a
slightly higher price than the smaller parcels, We have no made direct
adjustments for size, but have given this observation some consideration in the
final analysis
64
)
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 83 of 122
.N'o/Ul'liS()/!lI '" C..u!li. ./!lIC.
Zoning and Land Use
The subject and all sales have the same zoning, land use and development
potential, therefore no adjustments are necessary.
Site Conditions
The subject and all sales had similar site conditions at the time of sale and no
adjustments were necessary.
Conclusion
Based on the preceding and considering the sales of the subject as well as the
current listing we estimate that the parent tract has a land value based on $21.00
per square foot.
The estimated value of the parent tract is calculated as follows:
61,855.20 square feet @ $21.00 per square foot ==
$ 1,298,959.00
VALUE OF THE PARENT TRACT LAND
ROUNDED TO:
$ 1,299,000.00
65
(Prepared for, and Property of Collier County Board of Commissioners. Reliance u.pon appraisal for other uses is not warranted.)
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Nl/[)I:I:>S()~ & CAI:>V. I~C.
VALUATION OF THE PART TAKEN
PARCEL 114 DE
PERPETUAL NON-EXCLUSIVE
DRAINAGE EASEMENT
Agenda Item No, 16B10
September 15, 2009
Page 84 of 122
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66
(Prepared for, and Property of Collier County Board of Commissioners, Reliance upon appraisal for other uses is not warranted,)
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Agenda Item No, 16B10
September 15, 2009
Page 85 of 122
NoWUI'I;l~(J~ &: (;~I;l~ I,~(;.
PART TAKEN. PARCEL 114 DE
Proposed Use
Parcel 114 DE is a perpetual non-exclusive drainage easement that will be
required to aid in the construction of a "drainage ditch block" that will be
constructed within the existing right-of-way of Collier Boulevard,
We have had discussions with Bill Gramer, PE and Carolina Matiz, PE of
CH2MHill in regard to Parcel 114DE and the drainage ditch block, According
to Mr. Gramer and Ms. Matiz, as part of development approvals for City Gate
Commerce Center Phase One, an "earthen berm" was to be constructed on the
lots fronting Collier Boulevard, The berm was never built and the existing slope
along the western boundary of the site offers no support for the ditch block
structure and there is no way to tie-in to the existing slope. Therefore, Parcel
114 DE is being acquired for backfill support and to harmonize the supporting
backfill with the subject, Mr. Gramer and Ms, Matiz also indicated that if berm
was in place and/or the subject was already developed, Parcel 114 DE would not
be required.
Mr, Gramer and Ms. Matiz also stated that Parcel 114 DE will be located within
the required 25 foot landscape buffer for the site. This information was further
verified by referencing the plat of City Gate Commerce Center Phase One, See
illustrations on the following pages, Both Mr. Gramer and Ms. Matiz stated that
the property owner will still be able to fully utilize the easement for landscape
buffering purposes as originally intended,
Legal Description
See the following page for the right-of-way sketch and legal description for
Parcel 114 DE,
Size
Based on the attached right-of-way sketch and legal description, Parcel 114 DE
is located in the northwest corner of the parent tract.
Parcel 114 DE measures 32.09 feet in length and extends into the parent trcat
22,00 feet, Parcel 114 DE contains 706 square feet or 0.0162 acres more or less,
67
(Prepared for, and Property of Collier County Board of Commissioners. Rellance upon appraisal for other uses is not warranted)
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Agenda Item No. 16810
September 15, 2009
Page 86 of 122
NlWI)f:I2~4)~ & (;41212. 1/IIlII(;.
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Improvements in the Part Taken -Parcel 114 DE
There are improvements located in the part taken,
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(prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 87 of 122
I
A~()I:I2~()/llI '" C~I2. I/llIC.
.
Sketch & Legal Description. Parcel 114 DE
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69
(Prepared for. and Property of Collier County Board of C..ommissloners. Reliance upon apprai!;al for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 88 of 122
A/lI/[)I:l?S()/'ll/ '" C4l?l? I/'ll/C.
Aerial Photograph of Subject - ParcelU4 DE
Aelial Photography Dated January 2008
Annotations Not to Scale - For Illustration Only
70
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 89 of 122
~()(,llS()/llI & C.<Ulll. I/llIC.
Plat Map - City Gate Commerce Center
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Plat illustration notes (orange oval) required 25 foot landscape buffer.
Annotations Not to Scale - For Illustration Only
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted,)
71
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Agenda Item No. 16810
September 15, 2009
Page 90 of 122
~()l:lIS()illlI & CAlIlI. lilllIL
)
Valuation - Perpetual Non-Exclusive Drainage Easement - Parcel 114 DE
The total impact of the acquisition cannot be estimated until the appraiser
determines: 1) the loss of present utility, 2) the loss of future utility, 3) the
accessory rights to be acquired and 4) the obligation of the parties.
The easement is perpetual; however the property owner will still have full use
of, and be able to improve the land within the easement with a landscape buffer
as originally intended,
Considering the restrictive nature of the easement, we have compensated the
property owner for 50% of the full fee simple value for the 706 square feet of
land underlying Parcel 114 DE,
The underlying land value for the parent tract has been estimated at $21.00 per
square foot. The same unit value is applied when calculating the value of the
land underlying the Parcel 114 DE.
The value of perpetual slope easement is calculated as follows:
706 square feet @ $21.00 per square foot x 50% =
$7,413,00
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VALUE OF THE PART TAKEN - LAND
ROUNDED TO:
$7,400.00
Summary of Values - Parcel 114 DE
Land:
Improvements:
$7,400.00
0.00
Total Value of Perpetual Slope Easement
(Parcel 114 DE)
$7,400.00
72
)
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 91 of 122
t\Ill/()I::VS()~ & CAI)V. I~C.
VALUATION OF THE REMAINDER
73
(Prepared fOf, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 92 of 122
~[)I'l?S()/looI '" C::Alili. ."",c::.
)
REMAINDER
Site Analysis
The taking includes Parcel 114 DE; a perpetual non-exclusive drainage
easement. Since Parcel 114 DE is an easement and not a permanent fee simple
taking, the owner will retain the rights to use the easement for landscape
buffering, Therefore, the remainder will include the land area underlying Parcel
114 DE of 706 square feet or 0,0162 acres, The remainder will contain 1.42
acres or 61,855.20 square feet, which includes 61,149.20 square feet (61,855,20
square feet - 706 square feet) unencumbered by Parcel 114 DE and 706 square
feet encumbered by Parcel 114 DE,
Effects on the Remainder
The taking includes Parcel 114 DE; which is a perpetual drainage easement and
lies within the sites landscape buffer. Since Parce1114 DE is an easement and
not a permanent fee simple taking, the owner will retain the rights to use the
easement for landscaping buffering, Therefore, the remainder will include the
land area underlying Parcel 114 DE of 706 square feet or 0,0162 acres, The
remainder will contain 1.42 acres or 61,855.20 square feet, which includes
61,149,20 square feet (61,855.20 square feet - 706 square feet) unencumbered
by Parcel 114 DE and 706 square feet encumbered by Parcel 114 DE.
\
We have reviewed roadway design plans and profiles prepared by CH2MHill -
plans not dated. We have also had discussions with Bill Gramer, PE and
Carolina Matiz, PE of CH2MHill in regard to Parcel 114DE and the drainage
ditch block. Based on our review of the roadway plans and our discussion with
Mr. Gramer and Ms, Matiz; it is our opinion that since Parcel 114 DE is located
within the landscape buffer and the buffer can be used and function as originally
intended, the remainder is not adversely impacted by the taking and intended
use of Parcel 114 DE.
We assume the opinion rendered by Mr. Gramer and Ms, Matiz is true and
correct. If subsequent changes are made to the road construction plans and
intended use of Parcel 114 DE, we reserve the right to review these changes and
amend out value conclusions and estimates of compensation if necessary,
74
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(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 93 of 122
A""U('VS{J'" ,\: CAVV. '''''C.
Highest and Best Use
The highest and best use of the remainder is unaffected by the taking, therefore
the remainder retains the same highest and best use as the parent tract, which is
for future commercial development.
Valuation of the remainder
Based on our analysis of the sales utilized in the value of the parent tract, we
have concluded to a remainder value based on $21.00 per square foot which is
applied to 61,149.20 square feet (61,855,20 square feet -706 square feet) of the
remainder unencumbered by the Parcel 114 DE, $10,50 per square foot has
been applied to the 706 square feet of the remainder that is located within or
encumbered by Parcel 114 DE.
The estimated value of the remainder is calculated as follows:
61,149,20 square feet @ $21.00 per square foot =
706 square feet @ $10,50 per square foot =
$1,284,200.00
$ 7,400.00
$ 1,291,600
VALUE OF THE REMAINDER - LAND
ROUNDED TO:
$1,291,600.00
DAMAGES TO THE RENVUNDER
CALCULATION
SEVERANCE DAMAGE
Value Before the Taking:
Value of the Remainder:
Loss in Value:
Less Part Taken (Parcel 114 DE):
$ 1,299,000.00
$ 1.291.600,00
$ 7,400.00
$ 7.400.00
DAMAGES TO THE RENVUNDER:
$
0.00
There are no severance damages to the remainder.
75
(Prepared for. and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B 1 0
September 15, 2009
Page 94 of 122
AN()I'[)S()~ So: CA[)[). I~C.
)
SUMMARY OF COMPENSATION
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(prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 95 of 122
~[)~I:>SU"'" '" (;Alil:>. .""'(;.
SUMMARY OF COMPENSATION
Summary of Values & Compensation
Partial Acauisition
1 Value Before the Taking: $ 1,299,000
2 Value of Part Taken: $ 7,400
3 Value of Remainder as Part of Whole (1-2): $ 1,291,600
4 Value of Remainder Uncured: $ 1,291,600
5 Damages, Total Uncured (3-4): $ -
6 Special Benefits: $ -
7 Damages (5-6): $ -
Feasibilitv of Cost to Cure
8 Value of Remainder (Cured): $ 1,291,600
9 Value of Remainder (Uncured): $ 1,291,600
10 Damages (Curable) (8-9): $ -
11 Damages Uncurable Severance (7-10): $ -
12 Cost to Cure: $ -
13 Improvements cured, but paid in (2): $ -
14 Net Cost to Cure (If less than Item 10, cost is justified): $ -
Summary of Compensation
Value of Part Taken - Parcel 114 DE (Land): $ 7,400
Value of Part Taken - Parcel 114 DE (Improvements): $ -
Cost to Cure: $ -
Damages: $ -
Total Compensation $ 7,400
77
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 96 of 122
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QUALIFICATIONS OF APPRAISER
FRANK J. CARDO, MAl
Vice President of Anderson & Carr, Inc., Realtors and Appraisers, established 1947,
MAl - Member Appraisal Institute
State-Certified General Real Estate Appraiser, State of Florida, License No, RZ1190
Licensed Real Estate Broker/Salesman, State of Florida, No. BK0402416
GENERAI~ INFORMATION
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EDUCATION AND SPECIAL TRAINING
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Graduate, Florida State University, College of Business, BS Degrees (Majors in Real Estate and Risk
Management Insurance) - 1982
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Successfully completed and passed the following Society of Real Estate Appraisers (SREA), Florida State University (FSU)
and Appraisal Institute (AI) courses and/or exams or seminars:
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AI: The Appraisers Complete Review
AI: 20l:Principles ofIncome Property Appraising
AI: 202:Applied Income Property Valuation
AI: SPP Standards of Professional Pracrice Part "A" & Part "B"
AI: The good, the bad, and the Board
AI: Supporting Sales Comparison
AI: USPAP "Core" Law for Appraisers
AI: Eminent Domain & Condemnation
AI: Loss Prevention Seminar
AI: An Inside View of Ethics and Standards
AI: Consumer Influence and the Impact On Real Estate
AI: Mock Trial For Real Estate Appraisers
AI: The Impacr of Contamination on Real Estate
AI: Real Estate Boom of "1997" - Will it last
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SREA 101:
SREA 102:
SREA:
SREA:
SREA:
FSU:
FSU:
FSU:
FSU:
FSU:
FSU:
FSU:
Introduction to Appraising Real Property
Applied Residential Property Valuation
R41c and the Appraiser Seminar
Professional Practice Seminar
Condemnation Seminar
(Legal Rules and Appraisal Practices)
Principles of Real Estate
Introduction to Residential Appraising
Income Property Valuation
Real Estate Finance
Real Estate Law
Real Estate Feasibility \
Real Estate Time Sharing, Financing,
and Operations
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Engaging in appraising and consulting assignments including market research, rental studies, feasibility analysis, expert witness
testimony, cash flow analysis, settlement conferences, and brokerage covering all types of real estate since 1983.
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Qualified as an Expert Witness providing testimony in matters of condemnation, property disputes, bankruptcy court,
foreclosures, and other issues of real property valuation.
House Committee Chairman, Appraisal Institute, South Florida Chapter for 2000 through 2008.
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Member of the Education Committee, Appraisal Institute - Palm Beach Chapter for 1992 and 1993,
Served on Board of Directors, Appraisal Institute, Palm Beach Chapter for 1995,
Member of Board of Directors, Appraisal Institute, South Florida Chapter 2001 through 2008,
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TYPES OF PROPERTY APPRAISED-PARTIAL LISTING
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Apartment Buildings
Office Buildings
Auto Dealerships
Department Stores
Special Purpose Buildings
Warehouses
Adult Congregate Living Facilities
Condominiums - Residential & Office
Eminent Domain Appraisals
Nursing Homes
Churches
Restaurants
Shopping Centers
Hotels - Motels
Marinas
Easements
Schools
Road Right-of-Ways
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Banks
Residences - All Types
Service Stations
Funeral Homes
Store Buildings
Residential Project
Citrus Groves
Agricultural Properties
Golf Courses
)
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"I am currently certified under the continuing education program of the Appraisal Institute",
(Prepared for, and Property of C.oJljer County Board of CommiSSioners. Reliance upon appraisal for other uses is not warranted.)
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QUALIFICATIONS OF APPRAISER
RICHARD J. MICKLE II
Agenda Item No. 16810
September 15, 2009
Page 97 of 122
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LICENSURE AND CERTIFICATIONS
.
State Certified General Real Estate Appraiser, Certification No,: RZI511
Licensed Real Estate Sales Associate SL3076221
Former Approved Instructor - Real Estate Appraisal- State of Florida (Voluntary non-renewal of teaching certificate)
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EDUCATION AND SPECIAL TRAlNING
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Nova Southeastern University - Fort Lauderdale, Florida - Bachelor of Science in Corporate Management - Degree
issued November 1987.
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New York Institute of Technology - Old Westbury L.I., N,Y. - Architectural Design & Construction Technology - 1971
thru 1973.
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Successfully completed and passed the following Society of Real Estate Appraisers (SREA) and American Institute of
Real Estate Appraisers (AIREA) courses and/or exams: Note: the SREA & AlREA merged in 1991 to form the
Appraisal Institute.
Aporaisal Institute
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Real Estate Appraisal Principles - Examination lA-I - University of Florida - Gainesvi,lle, Florida - February 1985.
Valuation Procedures - Examination lA-2 - University of Florida - Gainesville, Florida - February 1985.
Standards of Professional Practices, Examination 2.3 - Boca Raton, Florida. March 1985.
Capitalization Theory and Techniques Part "A" - Examination IB-A - Boca Raton, Florida - August 1986.
Capitalization Theory and Techniques Part "B" - Examination lB-B - Boca Raton, Florida - January 1987,
Case Study in Real Estate Valuation, Examination 2-1- Orlando, Florida - May 1987.
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Society of Real Estate AODraisers
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Narrative Case Study Report Writing and R-2 examination, Fort Lauderctale, Florida -January 1981.
Principles of Real Estate Appraising, Course Examination 101, Broward Community College, Fort Lauderdale, Florida -
November 1981.
Principles of Income Property Appraising, Course Examination 201, Broward Communiry College, Fort Lauderdale,
Florida - December 1984.
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Qualified as expert witness in real estate matters. Have testified in Federal, Bankruptcy and Circuit Courts (Broward
County).
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REAL ESTATE & APPRAlSAL EXPERIENCE
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Anderson & Carr, Inc., Associate Real Estate Appraiser ~ Eminent Domain & Litigation - November 1998 to present
Independent Real Estate Appraiser - Appraisal of Commercial & Residential Real Estate - LitigationfTax Appeal
Specialty, - January 1994 to 1998.
Harmon Garrin Associates, Inc. - Harmon H. Garrin, MAl - Hollywood, Florida - Senior Appraiser - Commercial &
Residential- Litigationrrax Appeal Specialty - January 1989 to December 1993.
Marvin E. Meacham and A'isociatcs - Marvin E. Meacham MAl - Fort Lauderdale, Florida - Associate Appraiser
November 1986 to December 1988.
John Hagan Associates, John T. Hagan, MAl - Plantation, Florida, Associate Appraiser. Assisted in the valuation of real
estate for eminent domain purposes. Assisted in the valuation of property acquisitions for the construction of I-595and
the Ft. Lauderdale/Hollywood International Airport. Assisted in the initial land acquisition cost estimate for the Sawgrass
Expressway - 1984 to 1986,
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TYPES OF PROPERTY APPRAISED - PARTIAL LISTING
1
Apartment Buildings
Office Buildings
Industrial BuiJdings
Warehouses
Condominiums
Residential Projects
Shopping Centers
HoteLs - Motels
Supermarkets
Medical Buildings
Easements
Banks
Restaurants
Residences - All Types
Special Purpose Buildings
Leasehold Interests
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(Prepared for. and Property oreollier ('.-Quilty Board of Commissioners. Reliance upon appraisal for other uses is oat warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 98 of 122
tVolI()I'~S()/lIII '" (;..u:!~. 1/lIII(;.
)
ADDENDA
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(Prepared for. and Property of Collier County Board of C,.ornmissloners. Reliance upon appralSll lor at er uses Il> 1101 warrnnte .
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A"'[)f.J:l~()N So: CAI2J:l. .,,"-C.
Agenda Item No. 16810
September 15, 2009
Page 99 of 122
LAND SALES
(Prepared for. and Property of C-allier County Board of Commissioners. Reliance upon appnusu or Dt let Wlt."S IS not wamllHt"c.)
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Agenda Item No. 16B10
September 15, 2009
Page 100 of 122
AN()-=VS()~ &: CAVV. I~C.
/
SALE NO, 1
Our File: 240193 - 15B
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Grantor: City Gate Development, LLC
Grantee: RAI Restaurants, Inc
Location: City Gate Commerce Center, Phase one, Naples, Florida.
Access: From White Lake Boulevard
Folio No.: 26095000222
Legal Description: Lot 8 as described in the Plat of City Gate Commercial
Center, Phase One, as recorded in Plat Book 41, Pages 6
and 7 of the Public Records of Collier County, Florida.
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(Prepared for, and Property of Collier County Board of Commissjoners Reliance upon appraisal for other uses is not warranted,)
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Agenda Item No. 16810
September 15, 2009
Page 101 of 122
NloI[)I'VSc)~ '" CAVV. I~C.
Zoning:
PUD - Commercial
Land Use:
PUD - Commercial
Improvements:
None
Utilities:
Electric, telephone, water and sewer are available to the
property.
Existing Use:
Vacant commercial land,
Sales History:
No recorded transactions within the past five years.
Sales Price:
$1,515,900
Financing:
Cash to seller, no effect on sale price.
Site Size:
1.74 acres or 75,794.40 square feet
Price/SF:
$20.00 per square foot
Verification:
Verified with Ron Rice, President of City Gate
Development LLC (seller), May 2008,
Motivations:
Arms length transaction - Seller disposition - Buyer is a
division of General Electric and purchased for future
construction of restaurant,
Comments:
This is the August of 2007 purchase of one of two lots purchased by RAI
Restaurants (See Sale 2), This company is a division of General Electric and
develops theme restaurants, Due to economic conditions, the buyer will hold
the property for future restaurant development.
2
(Prepared for, and Property of Collier CoUnlY Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B 1 0
September 15, 2009
Page 102 of 122
I
~()f.I2~()~ & CAliI2. I~C.
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/
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PllP'AHD 8\':
~CJ... \\'~~h,~,..
ZmvnI:nnIII. KlICt 4. Sw.-hfk. P.A.
P.O. 8M lOOO
0rlIIndlt. f10rira nS02-JOO{J
914''-IJ
4059954 OR: 4270 PC: 1462
_1'I"ICIII_'Il_~."
lI/1ln'll ct II'.... III'" .. _, CIIII
_ 1\1\111,"
IElD 11.11
".Il 11111.11
carOl I,"
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",0rJ
101I,
_'110
II1C IlIUI nm C! lit!
Will n.lllll
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RE"l"URH TO:
_B"-,........
9010 SttMa Stell Cou"
Sullt'207
Nlp1c8. FL ).411)9
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SPACt"8O\'€TlIl.SLIMI POI. Ueo.tD&R'lI USE
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S'pr.crAI. WARRaNT\' DITD
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nosSPEClAL WARRA_N"rYl>~~th~./;~\ ~y or AUIIIJil. 2001. by Cln'GATE
DEYELOPMENT. LLC. a Flortda luyl!d liabilil)' compao)'. WhoK..po~1 office IddreU Li L S9 S. MaDi Slrcet,
Sl,Ille SOO, Akron, ottio 44301. hc-tem.$t calltd.lhc Sf.Dlur, lq RAJ Rett..nDl5.lJic. I Florida CC1rpcratioo.
\Ioho~ po&1 ofliCt addrC:IS i" 450 S. ~:.~_'f!=tlue. It"'. fIoar:Orlalld~, Flt1raLb )2&Ol, he,.,naflfl' eaJlod the
.......' '
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(Whete:VI\'t' UNd hcnrm the tmllS rrp~",.. "p...... iaC,. _Jlme partlC$lO tlus InslrumcDI
Lad the beirt. Ie-pI 'eptelc..;au.I'It.,a~_",,~..e of ~A!:\'i~, ilnd the iUCcesson &lul
MUp!1 of corporallocl)
\
WITt'liSSE-t\'L
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That cht -gtaDIOI'. for.nd 1D t:OIl5~e(~_~!;!IU_of'{O;~'.nd olbef \lal\Jib1c ~0I15idint1ODlli. recclpt
wben:l>f i, ben:by .knowledged. hcretry P''''''': ..~; .,.... aiicu. reml.1.cik rclcaR$, COD"'q'S ud caafirms
IU1IO the: w.utee. aUlhac cmain land 5ltu.nc' in Cotlier-COll!lty. 'flaida. ....:t.:
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See attached E,1lhtbtt 'A'
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TOOETHER 'IliItb. alJ tbc tcaemrnts. ~tamctlb ud liaPPUr1CtJilQl;CiS thcMo beloagiDl or iJa an)'Wist
apper1.1mIDC
TO HAVE AND TO HOLD. the U1mc Jill"<<' slJIIPlc: fore\'ct.
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The propmy DcrelD OO1lvr-yed jj: Dot ILOW.1lOf tas it (vet been. Ihe l;ollsti11Utooal bOmC1iICG propcny
oCthe 8fULlot,
AND tbc- gnntor hereb;' C:O\'cnanu with iiid gnn~ee that the' graotor IS lawfully seized of said
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(Prepared for. and Property of Collier County Board of Commissioners, Reliance upon appraisal for other uses is not warranted,)
)
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Agenda Item No. 16810
September 15, 2009
Page 103 of 122
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AN()f'V~()~ & CAI)V. I~C.
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OR: (270 PG: 1(63
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laud mjN Itmpk, that die grHlor Au.,good righl ,lid lawful iUluwnt)' to sell and. eonve)' aid 11Dd; IDd ~cby
wan:mt5 the litk to laid land and will de-rend tbt same aga.mt the lawful claims of all poeno.. 01' edjbe$ daimmg
by, ~ Gf UDder lfH'c"
eN 'NInrESS WIlEREOF. the gmDtol bas bl;tcunlO set il5 bind and. seal the day aDd)'ear fmt above
wnlloD.
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crenate- Dndop.ut. l.LC. . flonda limited
I ilbtil1Y compu)'
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;~{~=
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ST ^ Tti OF 0fiI0
COUNTY OF SUMMIT
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Befo~moe. on this day ptnonalJ)' ~~J~lh t:.. L4i.,./ ,to me krlOWo"D lobe tbt
pcnolI: wbalC'1Wht is slJb.,cribcd 10 the r~~lt.;. an.:t.~ tome to be the ~rCllY1J11'C
Ocvektpmeut. Ltc. 1 Flotidt. limited luhil\t1 e.empatty, uad he ~'ledaed lQ rM that he executed said
illltnlmltDI fof the purposes and C'CIIlSidcrabl;ae tbeftm npr~ aad D the lEt of sa.id l::czrpol1ltJotl,
ChVCII under my und aad sal of om.c. ~,/4 / day.r August. 2007
'~ .
,
,~-.".,
II.. G.:\ AMEE,PmIlli8I..
'VE"lI.liInal_CouIIt.
,) -.,_,.allllll
'~ >J Itt-...._
~
/'; ,.""
J , /../
~~_.~. <. ~...u~"::L
~gnJ[l:lOI"c'!' o(t-,;ot:il1)' Pubhc
, -- ....")
AJ<7";~ /: /"~f~r->"n
~CL1(\f~Cd ~ o(Sow~
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Commiuioo No,
-,
My Commission Expires, ,J;/r.tk!___
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(Prepared for. and Property of Collier County Board of Commissioners. Reliance upon appraisal for other LlseS is not warranted.)
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Agenda Item No, 16B10
September 15, 2009
Page 104 of 122
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~l)l:l!~()~ & CAVI:J. I~C.
J
rrr OR: 4270 PG: 1164 ttt
f:XHlfllr" A.
Legal Desl...-ription
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1At S M~ l.llberw ofCWy o.eoc.nccccCmla.'''* o-.....~ IlII't. &oor:ak oil, hp:6
d7.orlbtPllbk Rbc:a:nbot~ec-r.floricIa,
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(prepared for. and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 105 of 122
NliI()I:VS()~ & CAl2V~ I~C.
SALE NO, 2
Our File: 240193 - 15B
Grantor: City Gate Development, LLC
Grantee: RAI Restaurants, lnc
Location: City Gate Commerce Center, Phase one, Naples, Florida,
Access: From City Gate Drive and White Lake Boulevard
Folio No.: 26095000206
Legal Description: Lot 7 as described in the Plat of City Gate Commercial
Center, Phase One, as recorded in Plat Book 41, Pages 6
and 7 of the Public Records of Collier County, Florida,
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(Prepared for, and Property of Collier County Board of Commissioners, Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No, 16810
September 15, 2009
Page 106 of 122
A.lollUI:I2S{)/'II/ & C"'-I2I2. I/'II/C.
/
Zoning:
PUD - Commercial
Land Use:
PUD - Commercial
Improvements:
None
Utilities:
Electric, telephone, water and sewer are available to the
property,
Existing Use:
Vacant commercial land.
Sales History:
No recorded transactions within the past five years.
Sales Price:
$1,833,600
Financing:
Cash to seller, no effect on sale price,
Site Size:
1.88 acres or 81,892.80 square feet
\
Price/SF:
$22,39 per square foot
Verification:
Verified with Ron Rice, President of City Gate
Development LLC (seller), May 2008.
Motivations:
Arms length transaction - Seller disposition - Buyer is a
division of General Electric and purchased for future
construction of restaurant.
Comments:
This is the December of 2006 purchase of one of two lots purchased by RAI
Restaurants (See Sale 1), This company is a division of General Electric and
develops theme restaurants, Due to economic conditions, the buyer will hold
the property for future restaurant development.
7
)
(Prepared for. and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 107 of 122
AN()~PS()N & C~PP. INC.
3952504 OR: 4161 PG: :928
U::JR~U. lD CHltIAJ. UC/lGS of c'mIll ClIunt. PL
:~filnm it 1!:H'1 DII[(iI"! I. !;tiler, ::'111
COli Ullm,G~
III: nJ :..511
t/X".1f UULza
coms L.CO
f':CpJ.~':;'l'j ~r,~! Il'i~I:,j,~
Itln:
lCGIII ! 1::~1
HH S'rWJ. SUt.1. ct mi
lum fL mn
I(Qll.~r u_ Rkt", I' A
'PltHJ Slud. SIc-II ('9111 ( lI;ul ~(l7
~i'lM:\,I'1 ~-tIW
: ,;C ',.,1 U(..:1~ ItAI U.l'~1
....,.-ll...1"-'..
_!..f-'......,...,.",
t,., .I",~ ':-"." I
Warranty Deed
This \\'arranty Deed n...cr 1;11~ l~1I1 .ja.\ ;\llk("tlub.:-r. 2IJUb l,~,',,~'::r <<'It)1,~f<I(> De\'dll"Il!l:III, [,1,(.,:, ;to Fh.ndllli1l1il~d
Jl:lblht~ '::Ulllp.lIlyJ.h::~,' 1',),1 ,.:Y:...:: Olddt!\" " I ~fJ Sillll!; .'lalll :-'lrl,'\'l, ;o.t.;llc 5u~, ,\,l;rpn, on HJOII.. t',:.IlI~"l, oI'l~ RAl
[t"i;l,Hf;lllh, llll", ;.I .l()r~ll H"I_~liUll .,1<.";'" ~.' l Llll..:, a,!.:I,~.., ,~~ ~l,lulll ()nnlt~ '~O:lIUC. lhl~;luo, FI .1181)1.
"I~ll'"''
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1.111 - ~~ <It'>.Cr:hfHl I~ {lite 1'\21 to! ("jt; I.....;" ("""'."h:~ li11l..~. l"il_(I'H\ u r~l:l,Irdc~ II, "l::I.t u.w,1I
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'll.lgI:'U.l"r ",".Ill ~" 11<.. Irr~lImlh 1'~II~.II:J"'~('Io;~ ilUlJ lIPPU:lt'lH'll,1.:J.l",1;'., n, 'm~:Le '.1. .r: ur,~...,,( Ol~~'::H~~I:II'1!-
To n.~\e and tv Huh.!. 1:1I:'~1l1:" ,11 ,\'C ~1::',P':' :,""'\'~
And !he gUt\tDI iil":'l!I1) ~o"'n:..J'lt, .....lh '.)old oi:'JI;;~( :bl llle J::'~mC.f ,; j;l.\l-kd)' l;elz\'d vi 5.;l.ld I~M'TI r~o: slInpk; I~' Illt
,,:ril:t:~., ilJS Ii""'! ;;.':~t ~11..J I~..l~; a"((:,l: il" ".' .d! _",.1 ::r.n'e',' -;a,,; :J,I;.c. II~J' :'IJ~ ~f~1'J10: 1><..'c\l)'I'~U) 1\'1"."".\ ti1./' N,~:" $J.':
:." ,J ,,;,~ .lell ;:.:',',,,1 tll' ,_,;~ k::J r,l 1;,., 1;"11'.' '.:'"1:.' ...r .JI. 1''':''':'' '.<he':' ",\.::'.'~: ;,",,": 11,...1 ,.t.J :':I',l ;i flCe u! :JJ!
~: '. ~.:,,! , .;!l. ,.. ',. "," . .1\", a. :' ;, '1_ 'l'~"'\"1l;.-r.l1 , U. ""lI.lll'< .11, :'I)(H-,
SH;:\t.\TlI!U:1,j l.'\TF.\'flll'..\1.I Y .\I"I'EAli 0['; :\EXT I'M';i:::
a.....-I,"'...
8
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted,)
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Agenda Item No. 16B10
September 15, 2009
Page 108 of 122
1
ANUI:I)S()"" & CAl!I). .""C.
I
J
ttt OR: 4161 PG: 1929 ttt
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I
In \VifIU:ll>S. \\'herc..'Of, g.:"l1lul ~ l:c:rn:.lrlU!'.tl foUI:;"I') h.1lld ..Iii ,~~II;ltJOlV ;ul\.l 'rll~1 Ik\l Oll:,W!' "T,n"':l
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. \ AN!E! PE1ffISFN
t. j-"-C<iuIlll'
\.. ; """lPubl< '''''''Cl'Io
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; ,.\,' i~oH'~';'W;.; "4,l~"",,,<,',,1 .....,. ;_'bh',\"<.~;._"'.l<<t,,.;: 0.;,1; lil.j\w~; i.... 1,j.(;.1t...:Ill:h::I. :"'l,'l;h ,L-''iq:l:, '<, ',/i(<t.(." \..,'( J'!t:~l"~I"
.;" ( ,I:,.;u!: Or.....:".':'l~'.,.,..1. U,l ,~fh.:dll J",md :,~l'lU\, ['!)fi1i'..f~,"1 lJc~Jf.:f 1I~., :C'-'1"':,;IW1f 1>( ~ b r\';:r..~.;,~nv
;.J"."'.l, ';rl 1'1""" (JI ~ h~,i ft, ,><:;;\....:",.,j.l fiJ'!"Il.''i :f,';:-(..C' .,;~ .':"'1'11,.. ~l':jI;
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:,~_, (r);JOflll"mw. -r'if"'" LfL!j..I.~2t:<?'!l____,_
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9
)
(Prepared for. and Property of Collier County Board of Commissionen;. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No, 16610
September 15, 2009
Page 109 of 122
~[)I'VS()~ '" CAVV. I~C.
SALE NO, 3
Our File: 240193 - 15B
OR Book & Page: 3972-3620
Deed Dated: January 25, 2006
Grantor: City Gate Development, LLC
Grantee: TIB Bank
Location: City Gate Commerce Center, Phase one, Naples, F1orida,
Access: From City Gate Drive and White Lake Boulevard
Folio No,: 26095000183
Legal Description: Lot 6 as described in the Plat of City Gate Commercial
Center, Phase One, as recorded in Plat Book 41, Pages 6
and 7 of the Public Records of Collier County, Florida,
10
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 110 of 122
~[)I:12S()~ & CA.-l?12. I~C.
)
Zoning:
PUD - Commercial
Land Use:
PUD - Commercial
Improvements:
None
Utilities:
Electric, telephone, water and sewer are available to the
property,
Existing Usc:
Vacant commercial land,
Sales History:
No recorded transactions within the past five years.
Sales Price:
$1,590,900
Financing:
Cash to seller, no effect on sale price,
Site Size:
1.65 acres or 71,874.00 square feet
Price/SF:
$22,13 per square foot
\
Verification:
Verified with Ron Rice, President of City Gate
Development LLC (seller), May 2008.
Motivations:
Arms length transaction - Seller disposition - Buyer
purchased for future construction of a branch bank.
Comments:
The buyer - TIB Bank - is a local bank and intends to develop the property with
a branch bank in the future,
11
)
(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 111 of 122
ANU('l2S()1'oo/ & (:Al2l2. 11'00/(:.
P.L~f~4!Js~J~t~1
Roat'f B. Riife. PA
~2:5 "ark ('~tl'nll CQUM
:'<i.p~J. FL )410'
3775191 OR: 3972 PG: 3620
UCl.ll1lIIIl Mmw. dtllllll 01 tIIIl.UI ~, II
1112111101 .t Ol,n" DIlUlI, 1IlICI, "'II
call lllNZO."
IICm II,SI
1lOt-,1I lllli,lO
"to:
_I I UCl
Sill !au CII!Ul Cl
IU1.IS.\.JUDt
fr k :-':uml>t:r" IlS-81 TID
Wit Cal; No
~l"I....~...."" fn..t,,,,, t,,!K..:.-..."\!'.~ li;l~i.~_~______~
Warranty Deed
This. \\'arrlnt~' Deed nude Ihis Z~th da.l' nf JaD:u.ar~', 2006 lle'h'.'~n UI)"'gIlI~ Jk\.ltloprrlfltt. LLC a Horidll.linuu.>d
IWliIiI} r;omp.n~ "h'-'i-~ po.l orUce ,",d.ir.:-..i Ii l!i9 SatLih !\Jain SInd. Suilc: !iOI. Akroq" Oft 4HO!l. '.tralilor, Jll'lll TIB
Bank. A FWrKb. Bilnk.illg (1M'fMH"il.tiurI "'~~ I'll'!>! oilkC' a.jdrt's~ IS Po,. Offin~ 80s. 2:808. Ke~' tara:..:. n. :no..l1,
gnnl<<'
[',\'1,,,,,-,,<\, ~..:.i ...."~'r \1" I.1"l1> ";.-..11..,. ;,.oJ .~i:<"'i:". 1I;..'IIlJell-li ~ ...r~",7' ~ ",""Ut "'". .",J ','" ,'11. "1:011 H?'\'K'Il'Jl-''l::1 JnJ ~SOI~'" <l)
",,I,, ..:.....I~ ~nJ 11". ......>'''',> ~flJ ~b,F-''' ,'1 "_..,.~..lt,...,,.ll,lI>I\..."I'r_.
'''Itoesse.b. thill S;j.jJ ,Iltlllvl, fur .I1l>1 iJl~IL~,ul~lil;hiJl1"~ Ihe- ~I,lm Illl(o'1\ A'SH NO'lllO l>Ol.L~R:-) IS 10 00, ,tnd o1l1t'T
glll.:1I1 imd nhl.olblc consldr:TJll0nS 1(1 ~ gr-.wnCIT tn Iwrdpa..id b)' :.a.id ar.:t.nt~, ther~Ct:lpl wberellll~ h<rr:l'ly KImo.....~dSI:'d.
hh gJan.lcd., h.:Irga.lf\l:'ll, :1M ~0)l<1 IF;! l.be ~id g:r.m.~,-lmd J:!,r.ml~'s hC'ir~ lltldoss\gn;: fut'C\'cl. diC illtlO..ill.,l; dc~~nbcn! /3.Ad,
Sll<.l:llle, hlf'g. ..nd lxmg m C/IIIIi" Coimt~.. ~ tP-wm"
. , . /,
Lot 6. as dC!~tibN in tbit Plat.' ~jIJJ\iatt: n)~rte ['~"r"Pb.fll~One. a-~ rr-nnlll'tl in Plat Book
41, P~6 and j. otth~ "1I~'~.~.Rft:,gr.if:oH.'oflMor c.u.n,., F~,
l'W'('clldentiliulion N"mbcor-;~18J
TG~fht-r wllh ~nlh~ I::."D,="l1\IC'nt!. ~fC'dU.lmt'lltL-";Ir'ld.JppW1!:"J1.lJjo,:;~~ -dli!'4_1."1O bciiJI1lO:ULJt IJ[ 11( ;U1)lIIo'~t "'l'pn1;unJrlg
To Haye aDd to Hold. l11e S,:lllll: m ((C SlllJplc- fu.-e.cr
."~Ullh,(o gr.;r,nlol herd")' ,Q\("Il11nts wllh sdiJ. I!H,nlt"C thdll:LC' ~u.-Ilux l.~ LJllrflllly ~i,t;cJ 1)1' ~...!J wuJ lJl Ice. ~Imple, 1ful.1 1M
!;l;tlltUI IIJ'" ~>>>J Il$JU illl,J l.JwfullluthutllY IU K'1l and t01lvey SOlid l.lnd: thaI lbC' gr.Jnwr hereby full} \\anam.s 1b: mle 10 l.l~
IJnd .100 "'ill .:kfe-lxI ,he SJml' "f,i!lnQ The: ;J...rul ((;aull> oi :;al! pc:l......ll.'o ....11.1rm.<:>e\'c:t... .&l'lIt Ih;ll ~lIld l.~nd l~ in:'<<' ('Of ~Il
l'll;;ulllblall..~\Io ~';,;;"pll~\~. ;)<.CIUIJ1:s ~11t>'''L1I.tt'nt 1..1)ecC!IJl"'~'r :U. :!l)O!i
~(GI"ATCRES r~Ir.STlO~..uL\:' AI"PEAR 01'\ :\'.:XT PA<.;r
~lt-Ti~.
12
(Prepared for, and Property of Collier ('.Qunty Board of Commissioners. Reliance upon appraisal for other uses is not warranted,)
I
Agenda Item No. 16810
September 15, 2009
Page 11201122
I
NoIUr=I:>~()~ '" CAI2I:>. 1"-1(;.
I
ttt OR: 3972 PG: 3621 ttt
I
In \\'illu:n Yt'herror. gr.lrrtor l~lt klell.n1u!oC1 ~IOinl<lr',. him.' ~ml ,~"llh~ d~:t Jnd y..ar fLhl aoo\c ....lIn~l~
I
S'~ned. $ule-d und ddl\C'r~d in ~ Pf("M:JI>.C
I
(ll:rS.KC lk,t!h.Jpn~nl. J,t.( '.;a 1'I"nd..llI1t1l1C'd lUlbilll}
\"'lIP"
~"f-_.-.:::~.t-L.""":-:,
\\Illit'j~, :'>..lIl1.... /If'/~.'t:j:''__L}_l'::::!_~L
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\~~I1lI:":~fcN..:...
(eDtpOl':!!': xall
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TIt.. (Ortgt'llnjJ' lO~lTI.dl~(ll \I,~.. ;;id.llu......lcdscd 1~.lu;'mc rim #.-" Q}' of Jilauill:.. 2006 by Josepb R. Web;:!, \')-,c Pn~j&'''ju
.,J Clly;e;lIC' De....:I.Jf'mr:'Il1. LLC il Florid.l LI1l11"'J (i!lbiJl~' CULllJ'-ll;'~. url hcllll.lf <If lt1.: ".'IJ",utl(ln Ill! lJlt~ pH~lI)'
""11"1110. rn~ ;'f ~'I..... f}l",h..;~.:il..J~hd'~ 1i.,1C'n.-'I'jh nTlhIW,1tl:ll'~
It I
~:.-.., .. ~ ,_4!,-Ic'ot",1
~~Vl.,;l ~ Nt.;i,
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. <(,,l.~IA/&,.;<..,
... ;.,.~\ AHol E PflEIlSfl<
'. .j_lItSlln:t11<COslI1\
J lIoart_SOllcttlw
~_~ "'_ml'Olow;'200f
1'1'lll("U~;UI'
/':;n,r f.:._./~!:L~<~_
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._"'i /::-''',/7(:''-;
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t.(,,,,,~.. "'n'4' l'.~c ~
I;>DvtlkT_"
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)
(Prepared for, and Property of Collier C.ounty Board o( Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 113 of 122
~()I:l!S()'" '" (;Al!l!~ ."'(;.
SALE NO.4
Our File: 240193 - 15B
Grantor: City Gate Development, LLC
Grantee: Southern Management Corp,
Location: City Gate Commerce Center, Phase one, Naples, Florida.
Access: From City Gate Blvd. North
Folio No.: 26095000109
Legal Description: Lot 2 as described in the Plat of City Gate Commercial
Center, Phase One, as recorded in Plat Book 41, Pages 6
and 7 of the Public Records of Collier County, Florida,
14
(Prepared fOf, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 114 of 122
.'\N()('liS()i'lII & CAlili. li'lIIC.
I
Zoning:
PUD - Commercial
Land Use:
PUD - Commercial
Improvements:
None
Utilities:
Electric, telephone, water and sewer are available to the
property.
Existing Use:
Vacant commercial land,
Sales History:
No recorded transactions within the past five years.
Sales Price:
$1,300,000
Financing:
Cash to seller, no effect on sale price,
Site Size:
1.42 acres or 61,855.20 square feet
Price/SF:
$21.02 per square foot
\
Verification:
Verified with Ron Rice, President of City Gate
Development LLC (seller) and Marie Busbee, buyers
representative, May 2008.
Motivations:
Arms length transaction - Seller disposition - Buyer
purchased for construction of a Burger King.
Comments:
The buyer intended to build a 3,200 square foot Burger King, however impact
fees approached $500,000 which made the project unfeasible. The current
owner has the property listed for $1,400,000 or $22.63 per square foot.
According to Ms. Busbee, there has been a lot of interest in the property from
prospective buyer that wanted to purchase the site substantially below market
value, The owner does not have to sell the property and can hold it indefinitely.
15
)
(Prepared fOf, and Property of Collier County Board of Commissioners... Reliance upon appraisal for other uses is not warranted,)
1
Agenda Item No. 16810
September 15, 2009
Page 115 of 122
1
A/lllUf'l!S()!ll/ & (;Al!l!. I!ll/(;.
I
I
f'!l:'l101.rr.lh''Jillll Ir:UIT I"
ltol1:er H. Rlw. P.\.
~25 Park Crntr.lll Dllr'
Sapia. J..'L341iOi
3754264 OR: 3951 PG: 3618
DCllWll. amm:. DeGUlI 0/ CllUIII~, '1
:2120/2005 tt G4:!IPI DltGll' I. .ROClr CUll
0:011 LJtDDOI.JD
at III IUD
:ot~.a !]QQ.n
CDrIn 2.'"
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1IlI3111m
sm PW aim! CT
JUUlnUllH
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Fl~t Nwnb~r: O~I09 SClulhcrll
\I,.'IU ('ail ~,.'
~_~___I.~f'';';C'''''' .., ;1".1 "'~ h~ lC,,,...t"'t I)"I~-
I
Warranty Deed
1
Tbi5 ";arra01}' Uft'd m:ltk tlm tSlb C.1Y I)f DKembu..J:~ br1""t'tn (.'"~ a:a.t~ [),f\'l!Jvp~nt, LtC .II. HGrlda limited
li..biIU) cpmplln) ,;dlll~e p;~l I1llie, a.r.kir.:'~~ ;~ l~ SUllth J\.hill Slrce'. Suit,. 5GCI. Akr'OQ, OR 4..1301. lOl:lJ11411, Jl\d
S~U,bl!f'll ~faOlli:emt'llt Corp(lrouioll. a nO',.ld" oor.--~tiOll. .....hul.c fX)....t ~,n\.;.;'" ..ddJ"l:s~ 1~.1N S.W. !f)lh Str~('t. Bdlr
GI"de. n. .lJUO, ~r.mlrl(":
;\'0....""..",', ..,,,1 ,''':,'," lbr ll"''';.- '.:1"""'. "lid ~",~",",,' 1,,~lod..: lilt! Uk ~..u.:. 7.11.-;. ,,,,,":r_ -n:n; or..: t-.; .':I~'" ,;~: :CPR:I(~I.:l;I.eI.. ~I.J H,.~n, ,~l
",.1<. .J""k ~ILJ II.,. ,,,,~.,,.<,,~, ".d~:""'~"f ~." ."",,,,rl(;ll\I'. rtUJI,I- ~'.4 lru1l\::ttj . ,
1
\\'itDt!loM'th. lRal ~"i\1 patllor, in~ an.! m."..mil1cullull elf tht ;.Ilm of lE:!'\' A:>.1J 1\l)'10\1 U()! I AR.' ',\..ll O(!! a.ml..l~r
1'.1'0;1 :lnd ....h..;uhk ",m'1.kr;Jl1UItH III ~:I.d "nmw .1\ A;and pllld hy o;ald gnr~. 1~ ~""(l?l Ilbt;or<:,of IS I:K:rcb} ;l..,;lnowifdg.:d"
h.~}; ~r;11l1~" l;oilrl,';:l1n~:t..md ~Io'" tho: s.;,)d S-nml'tC.and ~r~ntet"s ~iti uld il.U~U;. iU(.,-"tl, the I,'ll(l.....l~~: j~c"t:rIlx,d Ia.n;t
..iw.ah:, lYln$ a.lIa b,::ulS In (.utlilter Cllu-nt}, ""iu&'il,1a li,l"'\v,f;
I
(.tl'Ll.!;U \le..c.i1>>ed ill 111..'"1111..1 f';[~' (;Illr C"nll'~f'ft' ("II;I)Ic-r, f'tlIU("()ItC'. ill" "corded in PIlI( Book
41, Plo1lt" and:, or tht "ub"~ Rc:cer. olCoUieor l"~l!iUJt)-"" fi'.19r.t4I,
hfulldf"n1ificaCiou JliumbU: UCl9:50001Cll)
I
-roge1biE'l" "'11.11...11 {he lottl..-n..:n4, helcdn.aml:lIb ":'l4IlprtlfleJ)ilD.c.c'5 ~ bt"loogmc N In J1I~Wt~ .jlppCI111in~ul;
To Ha""f' and to Hold, Ih\" ,.lime in f~~ ~irnpb: f'){~'''CI
I
ADd tb~ !;JlIJ1Wil bL'lt:b~ Co,)~.:tla.nts with :uaiJ KIa.nIL"C lhallnt: I!fll.nlr;:1t l~ hWlull~' seized oii-.1kl ]ilJld:1l ke ~i(:lfIk, ~t ll~
.piIn1or hl.~ good ri;;hl and hlo"l-ful autMnry to i('1( altJ come,)< ~ld 1;.1"'::; tb!(l tl;e, j!;larnm lloetd1~ hilly l""~mm~~ 1M lltlt io s:nd
[Jr~ .aCId ""'Ill J...fcllo! thl! ~an..: ;rl:!"IlI1l,..1 ant !.awrl:l .:I,llIm. of all p('r!.tln.~ ,,"-OOJnro('~'cr" and rr...n ~t~ [;ll-lj is ;'10::'-' wl aU
cm;"mnt~t1L"e!;, <"x,etr' 1~l(~1i a"cnlln~ tubse.qlU'n! \I). DItC'~mbtr 31. !OO~
1
SI(~NAT(iRES lNTF.~[()="'A.[.I.V APPF.AR ON 1'\1:XT PAGE.
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OClUb..r_"
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(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 116 of 122
I
AIlIo/[)I'l!~()1lIo/ & CAl!l!. lillo/C.
I
I
ttt OR: 3951 PG: 3619 ttt
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I
la WllD~' ""htreol. grantor ha:i !)e!('\.IOto 1('( graelor', ha.nd;lOO lea! 1M da) a.nd ~nt flJ"~r OIlxw~ wrinen
Slgrred. ~a~;inti dch\'~l'\!'d in OLlt pre-sen.:C'
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~to;<l:"~U\' kl",.:.'l''>''t'l W :Tl<' "I j I b.H r'f'\I:il.ll:A:'11 ,lI ~t'f'" !l(Il'RloI' 11'< l.d"'llttlk~tvM"I
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(Prepared for. and Property of Collier County Board of Commissioners. Reliance upon appraisal for otber uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 117 of 122
~()r:l?S()~ '" CAl?l? I~C.
SALE NO, 5
Our File: 240193 - 15B
Grantor: City Gate Development, LLC
Grantee: McGee Enterprises, LLC
Location: City Gate Commerce Center, Phase one, Naples, Florida,
Access: From White Lake Boulevard
Folio No,: 26095000167
Legal Description: Lot 5 as described in the Plat of City Gate Commercial
Center, Phase One, as recorded in Plat Book 41, Pages 6
and 7 of the Public Records of Collier County, Florida.
18
(Prepared for, and Property of Collier County Board of Commissioners, Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16810
September 15, 2009
Page 118 of 122
Nll/UI'I;JS()/liI & C~I;J. I,"-'C.
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Zoning:
PUD - Commercial
Land Use:
PUD - Commercial
Improvements:
None
Utilities:
Electric, telephone, water and sewer are available to the
property.
Existing Use:
Vacant commercial land.
Sales History:
No recorded transactions within the past five years.
Sales Price:
$862,?00
Financing:
Cash to seller, no effect on sale price,
Sitc Size:
1.10 acres or 47,916.00 square feet
Price/SF:
$18,00 per square foot
,
Verification:
Verified with Ron Rice, President of City Gate
Development LLC (seller), May 2008,
Motivations:
Arms length transaction - Seller disposition - Buyer
purchased for construction of a car wash,
Comments:
This is the sale of a site that was developed with a self-serve car wash,
19
)
(Prepared for, and Property of ('..oilier CoUnLY Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 119 of 122
I
N'l!()f'I2SCIIoo/ & (;41212. 111oo/(;.
.
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f't",p.ue_;.t!l:-'~tttl.lfl}W>
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!o4U ParkCtntral Court
l'iaplf!!;., I'L )4."
Fi\c Num\M:r: 1$-91 Mq.ft
WlllC&II~u.:
3737491 OR: 3934 PG: 0088
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DC III 11,51
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Warranty Deed
This ,,"'arraa.t)" Dud fwdr: tb~ 16th oio,} 9(NIn~~. 2oaAObetlltL"I.-nOt)''''tl Dnelojll'lWlJt. ILC,Il f'lorW.limiled
IillNlily com,.ny whose po5t office IddrefS ts 159 Soalh J\olajnStrMI. Sutte 500. Aluon. OH ....D. 8ramOl, a.ndMcGet
[ute:rpr.aet. LU'.. a F1Grid.a liwled. IlabULty edDlpaay wl~ posl..,tii~ .alkire-sa. 1Ii ,lj:n!nlec::
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<"'len~_ ....... :O:<a..l, "II< ~nn~ "l!1.&<<..>r ....... '1!I1.Il1"'" olO:~"':': "II Ill" pMf',"'" III 0... "~II"n"''''' ...>4 ll", h<'><l. l'P"' n;1"cw:nllll"~, .,,01 ...,"". <.or
,nd,~,""""I.. _lll<~ ~...~IS.""",~I!d.,",,,~..1 ~,..,......~to~"~'\~"-~r~t_ i :,.
\\'Itnessetb. tha1 ~id gr01lnror, for olJld In,~'l;oo ~f l~ s;.~.,j7Q:AI\'O NOilOO DOlJ.AR.':; tSlOOO) :&lid aUlaer
,good Ind ul1Ybk (:Qflslder~liom to ~td~-In baI1d p.nd b~' said gra~, ~ receipt whereor 1S bt'ftb}i ~kno\Vledged.
~ F'.uued. bargained,. &ad IOld. to lW, kid ,Srantl't!. md, j[~'" ~irs a.Ni :w~ f~e..'er. Ihe folJov.lng dn~ I.lnd,
51tul1~, Iymg~ndbemg lJ\C"lierl:...".ty,"'ri.~l; , .
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41. p." and 1, ott.be Pu~~~~'~~~_~,~~ to"'I~. ',_.
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'if; " ':,:.,\
To A.V&' .Dd to Hold. tM"me III fee Ilmple fore~~r .
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ADd Uw: erlDUJr hereby W'IIen.lnu wl1h s.llod garnee thai me gJilDlOf is Ja....'fully ~l:'i2~d of -u1d laBd In r~e !;Impl~; th:il the
$f1:nlOl ILa:il good nght tJId la..1ul autbarit). to lidl and eoP\'~' li~1 bnd; thaI t~ graatN hC1'cby fully 'oVl1Tants the till-t to s.1id
lllad and will <ktcnd thoe UmC' apin51: tbe Ja'A.'ful ~liiR15 of aU p:-Ir.o~ woooaoeve1', .un! that lOlIW hind I" lice of all
ClIiCUmblll.8I;;;es-., c:\i:Cfl[ UXCIil' liIC\."'I'UiD& .wln..=ql.ll:lIllU D<<.nnbe... 31, :Z01l4
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In \\-'kness Wllfortof. !1ratof bas hcrt-urllO ~t 8I:1.IUOI', ba.nd iL1II:l \'C;al ~tw:- dilY;l;oo ~'~r fitslllbove ""n~
SIGNA TURf.S IJlin;NTIONALL Y APPEAR ON NEXT PAGE
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DoutIte'TIIN*
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20
(Prepared for, and Properry of C:ollier County Board of Commissioners. Reliance upon appraisal for other uses is not warranted.)
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Agenda Item No. 16B10
September 15, 2009
Page 120 of 122
1
Nol/[)I'l!S()i'll/ & (;.LU?l!. Ii'll/{;.
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nit: (U~KULrIK IflIlUumcnl W~~ .:.ckllO"'~dgt'd ~.fl)re me: thl!- 1s4 da; ~f Na~'el~, ;,WtI:'. b)' l~'~rh R WeneT, VK(!
P~t"~*:1: 0: (",l"gllt" rk1dopl'1'lell1. IJ ,c., Pl,.didill:'ira#.:l-"d t.l...hl.lJ~~' c-'lf'l'lf>ltl~', rm hell.df 01' the< ;,"4fPor.lli(l4t Ht A1 j~
pe-MJJ.JII;. l;.sil''-'t.l hJ ole tlJ "" !\ll;~ l':I):':li~~'" d:I~t"r'r",I,t&-~;J.~ujt.lljk~lk:>r
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)
(Prepared for, and Property of Collier County Board of Commissioners. Reliance L!pon appraisal for other uses is not warranted.)
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Agenda Item No. 16B 10
September 15, 2009
Page 121 of 122
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ROBERT B B.Al\'1TI~&_ MAl SRA.. PRE'>DE'-.'1
StJ.,...(.ert1~ Goeum:li Re": E:ute App;U:>i!l RZ4
fRA.....X.T tAROO. )'L\I. \lCEPRESIDE.....-r
'>we-.Cenif~~; R.u] ~ta. Appn1~er RZll90
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4N1)~~S()~ & ~..u1~. I~~.
<l<<<<((((((<<<((<<<<<<(<<<<<<<<<<((((((<<<<(o:<H(((<((((({(((<(<<<<'(((((<<<<<({ .4ppra;sers . Realtors ))>}))))>>>>))>>>>>)>>>));))))})))}))}})})>>>)>>)>>>>>>>))))>>>>)))))))))))lo
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5~1 SOUTH OUVE AV2>J",-iE
WEST PAL~1 BEACH. FLORIDA !l~Ol
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w'w'\\' mdenoncart_com
TelephonE' (561) IlB-1661
Fax (561) 833~01:;J
May 8, 2008
CJdaiJ~rr c;c.f11(-e ,Snc;;" .l94~"'"
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Southern Managemeut. Corp.
32-1. S.W. 16'''' Street
Belle Glade, FL 33~30-~8~~
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RE:
Da\-i.s. Beck & Collier Boulevard (CR-951/ Road Wi~n.W.g
ParcellUDE (DrMuage Ea'itE'wt'nt'
I
Dear Propert)' o....ut'r:
I
Ow hz1ll has be-en retained by CoUier Couuty Government to appraise YOW' p1'operty located ",-ithln a proposed. road. \1l.>ibning pJ'oje<-t
kucm.'D as Davis. Beck & Collier Boule\'21:rd [CR-95J), Napleo;.. Collier Count)'. Florida. TJu:. purpoS4." of this. app:raisal i.. to e..timate
cOIllpensauon fot the proposed partial takin~ of your p:roperty.
Vole plan. to inspect }'Our Pl'opetty"i.thin the nest 10 days. If you \'\-i.sb., you o.ryoW' agent lllay accOll1pany us OIl the inspection of your
property. ple-as;e contact Out office. \Vr welC'OIUe any infonllBclon that you \'\io;h m. to COU!iider in the valuation of your property.
I
As a matte1" of e-:o;;pediency. we a~ Eor you:r cooperation in al!OQ..;.ng aece<;;s to you:r Fopury fot" the Ln<;;pE'ction. Thio.;: ",-ill aid us in
decermining cOlllpeu!Oatioll to due for the propo'ie.d acqui'iiti011, If you have any questions concerning this proje<'t.please do not ht>utate
to call the peoople listed beJov,,'.
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Sl1bje('t I Contact Person Phone :Sumbe-r
Annrai...aJ- Anderso:t1 & Cur. Inc. I frank J. Cardo.:MAI at R.I. Midde -Aooraisers 139-~17-10Jl
Ac-quis.itiou - CoJ.lie.r County I Hatry Heoderson - Re,..ew Appraiser 239-.!13.5tu7
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Sincerely.
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A-'IDERSOI' &': CARR- IJ\C,
~ /-..,
r""::a~ ,; C e~-
Ftank 1. C.ilrdo.'~;\l
SlJlt~-!);K1'i:Ci:ft.jGt<:lK'fa1 Real E'i-tate Appr&5oE'r RZll90-
,~L
Rid.i-e'!" Mickle II. Appraise-I'
State--Ce-rtiIiE'd General Real E'State Apptaiser RZ1511
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FJC!RJM
C:.,Don1W.euts an.d Settings:\RMICKLE.A.'\:l'DERSONCARR'..DE"5ldop'.,280193.000 Da..-is and. Beck Blvd Projecl....Conuct
LetterslflU'cel114 C01ltact Letter.doc
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(Prepared for, and Property of Collier County Board of Commissioners. Reliance upon appraisal for other uses is nOT warranted.)
Agenda Item No. 16B 1 0
September 15, 2009
Page 122 of 122
VICINITY MAP - SOUTHERN MANAGEMENT CORP. PARCEL
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