Executive Summary 6-25-19 FINALEXECUTIVE SUMMARY
Recommendation to review the offers submitted for the County-owned parcel located between Immokalee Road and 4th Street Northeast (Randall Curve parcel), provide direction to staff to
pursue a Purchase and Sale (P&S) agreement with the chosen offer, or refuse all offers and maintain the parcel in inventory for future consideration, and authorize the County Manager
to negotiate a Developer Contribution Agreement (DCA) with Immokalee Road Rural Village for the development of a joint County and School District facility.
OBJECTIVE: To have the Board consider all offers for the Randall Curve parcel and receive guidance on the disposition of the parcel or retain it for future consideration, and to seek
authority for the County Manager to negotiate a DCA with Immokalee Road Rural Village in order to establish a joint use public facility for school transportation and county infrastructure
maintenance.
CONSIDERATIONS: At the December 11, 2018, Board meeting, Agenda Item 11A, staff proposed entering into an agreement with the Collier County Public School District to jointly develop
a bus garage, road maintenance facility and supporting ancillary facilities on the Randall Curve parcel. The Board directed staff to proceed with project planning as outlined, while
simultaneously allowing interested buyers to submit proposals to acquire the property. Subsequent to that action, at the February 12, 2019, Board meeting, the County Commission directed
that the property be advertised for sale for a period of 60 days. The property was advertised for sale in the Naples Daily News on March 7th and March 14th, a for sale sign was placed
on the property and a press release was issued. The County received four (4) proposals for the property. At the April 23, 2019, Board meeting, Agenda Item 11A, Board direction was
to continue the item to the May 28, 2019, Board Meeting to allow the District 5 Townhall Meeting and to request the offerors to present their proposals at the meeting. Lastly, at the
May 28, 2019, Board meeting, Agenda Item 11B, Board direction was to set the date and time of June 14, 2019, at 2pm to accept best and final offers at which point staff will review
and evaluate the offers and bring back an agenda item for the June 25, 2019, BCC meeting. A legal notice was published in the Naples Daily News on June 5th and 12th.
In preparing for the discussion of the disposition of the parcel, the County’s in-house state-certified real estate appraiser evaluated the property and has valued it at $3,520,000.
The County also obtained an outside independent appraisal from Maxwell-Hendry-Simmons and their valuation was in the amount of $3,630,000. A copy of the appraisal is attached.
On June 14, 2019, at 2:30 p.m., staff reviewed the five (5) proposals that were received by the 2:00 p.m. deadline for the Randall Curve property and one (1) was received by another
department on June 5, 2019. The following entities submitted proposals: WW&MR, Woods, Weidenmiller, Michetti, Rudnick on behalf of Sports Camp, Inc. d/b/a Sports C.L.U.B.; D.R. Horton;
Crown Management Services; FL Star; Metro Commercial; and Garrett Beyrent.
The highest non-contingent monetary offer was made by WW&MR, Woods, Weidenmiller, Michetti, Rudnick, on behalf of Sports Camp, Inc. d/b/a Sports C.L.U.B., is a straight land deal for
$4,000,000. The highest contingent monetary and intangible offer was made by Crown Management Services including $3,750,000 in cash and significant non-monetary commitments of land,
infrastructure, and community partnerships. The County staff did not have the authority to negotiate counter offers or clarifying language to any of the proposals.
The most current proposals are outlined below and attached as back-up.
Proposer’s Name
Date Received
Proposal Terms
WW&MR Woods, Weidenmiller, Michetti, Rudnick on behalf of Sports Camp, Inc., d/b/a Sports C.L.U.B.
June 14, 2019
Offer: $4,000,000 cash at closing $15,000 deposit to be paid five days from execution of Purchase and Sale Agreement (Agreement) to be held in escrow and returned should Purchaser
terminate the Agreement prior to expiration of inspection period. $25,000 additional deposit to be paid in to escrow upon expiration of inspection period. Deposit non-refundable
upon expiration of inspection period. All deposits and interest earned on deposits in escrow to be applied to purchase price at closing. Purchaser shall have 45-days from and after
execution of Purchase and Sale Agreement to inspect the Property for the intended use. Purchaser shall have right to terminate the Agreement during the inspection period for any
reason. Surveys to be paid by seller. Closing will be 45-days after inspection period. Intended use: not stated.
D.R. Horton
June 14, 2019
Offer: $3,825,000 cash at closing $125,000 deposit to be paid within five-days of effective date of the Purchase and Sale Agreement. Following the inspection period, the deposit
shall be non-refundable except in the case of default by Collier County or in the event of Purchaser’s failure or inability to secure Development Permits in the following provision.
Approval Period shall be 20 months from NOS for Purchaser to apply for, pursue and secure final approval of any rezone and any amendments to the Collier County Growth Management Plan
and/or Land Development Code, and such USACOE and SFWMD permits as may be required for the proposed project. Corporate Approval Period shall be 30-days following the date both parties
execute a Purchase and Sale Agreement (Effective Date). Inspection period shall be 60-days from the Effective Date. Should Purchaser find the property suitable for its proposed project,
Purchaser will deliver a Notice of Suitability (NOS) to the County. Closing to occur 30-days from receipt of Purchaser’s Development Permits, but no more than 24-months from Execution
Date, unless extended by the County Manager. Purchaser to pay for surveys. Cost of title policy, documentary stamps, and recording fees are to be shared equally between Seller and
Purchaser. Seller to pay transaction broker free of three percent. Along with County’s Transportation, Purchaser proposes to “re-imagineering” the existing 9-acre Stormwater site
to include, for example, a landmark water feature, waking path and select park-like amenities. Intended use: Mixed-use master plan walkable neighborhood community with 188 workforce
and retiree homes (one- and two-story single family and twin villas), open spaces, lakes and recreational facilities, 50,000 square feet of commercial and business space to be integrated
with BCHD Partner’s contemplated commercial property.
Crown Management Services
June 14, 2019
Offer: $3,750,000 cash at closing. Provide the County with a one-acre parcel on the subject property to facilitate a County service building. Obtain access to the property by
abutting property owned by Barron Collier Companies which is north of the subject property. Barron Collier Companies has committed to work with Purchaser to develop the land combining
the property with the abutting Barron Collier land to provide a commercial hub. Modify the Estates Shopping Center project, located at Wilson and Golden Gate Boulevards, to eliminate
commercial use on approximately 30-acres. Sell the Shy Wolf Sanctuary twenty-acres of the 30-acre parcel at Wilson and Golden Gate Boulevards for them to building a facility to be
enjoyed by the community. Provide the County with 10-acres of the 30-acre parcel to be used as the County deems appropriate but the Purchaser suggests the use to be a community park.
Use purchasing dollars to facilitate construction of a park on the 10-acre site. Process a growth management plan and re-zone for the Randall Curve to allow appropriate commercial
and/or residential uses. Amend the Estates Shopping Center Sub-district and the Estates Shopping Center CPUD to add the County’s and the Shy Wolf Sanctuary’s propose uses on the
30 +/- acre tract and eliminate the requirement of a grocer for the remaining 10 +/- acres at the corner of Golden Gate Boulevard and Wilson Boulevard to 1st Street NW, which would
be retained and used by Crown. Initial deposit of $187,500 and include a 90-day due diligence period. At the end of the due diligence period, and assuming the contract is not terminated,
the deposit would increase to $275,000 and become non-refundable except for County default or fault to obtain required County/State/Federal approvals. The transaction would be contingent
upon Purchaser receiving all necessary required County/State/ Federal approvals for the commercial use of both tracts of land. Closing would occur 30-days after receipt of all necessary
County/State/Federal approvals. Purchaser to pay all associated legal costs of the land swap including zoning and use approvals.
Crown Management Services
June 14, 2019
Offer: $3,750,000 cash at closing. Provide the County with a one-acre parcel on the subject property to facilitate a County service building. Obtain access to the property by
abutting property owned by Barron Collier Companies which is north of the subject property. Barron Collier Companies has committed to work with Purchaser to develop the land combining
the property with the abutting Barron Collier land to provide a commercial hub. Modify the Estates Shopping Center project, located at Wilson and Golden Gate Boulevards, to eliminate
commercial use on approximately 30-acres. Sell the Shy Wolf Sanctuary twenty-acres of the 30-acre parcel at Wilson and Golden Gate Boulevards for them to building a facility to be
enjoyed by the community. Provide the County with 10-acres of the 30-acre parcel to be used as the County deems appropriate but the Purchaser suggests the use to be a community park.
Use purchasing dollars to facilitate construction of a park on the 10-acre site. Process a growth management plan and re-zone for the Randall Curve to allow appropriate commercial
and/or residential uses. Amend the Estates Shopping Center Sub-district and the Estates Shopping Center CPUD to add the County’s and the Shy Wolf Sanctuary’s propose uses on the
30 +/- acre tract and eliminate the requirement of a grocer for the remaining 10 +/- acres at the corner of Golden Gate Boulevard and Wilson Boulevard to 1st Street NW, which would
be retained and used by Crown. Initial deposit of $187,500 and include a 90-day due diligence period. At the end of the due diligence period, and assuming the contract is not terminated,
the deposit would increase to $275,000 and become non-refundable except for County default or fault to obtain required County/State/Federal approvals. The transaction would be contingent
upon Purchaser receiving all necessary required County/State/ Federal approvals for the commercial use of both tracts of land. Closing would occur 30-days after receipt of all necessary
County/State/Federal approvals. Purchaser to pay all associated legal costs of the land swap including zoning and use approvals.
FL Star
June 14, 2019
Offer: $3,600,000 cash at closing Escrow deposit of $125,000 within five business days after execution of Purchase Agreement. Purchaser shall have a 90-day period commencing
on Effective Date of the Purchase Agreement, the “Due Diligence Period” to complete project feasibility and the initial due diligence. All cost for inspections will be incurred by
Purchaser. Closing will be within 30 days after the end of the Due Diligence Period. Purchaser to obtain and pay for title commitment and survey. County to pay documentary stamps,
transfer tax, and other costs associated with recording the deed and any corrective instruments, taxes or assessments due against the property. Intended Use: mixed use development
consisting of residential and commercial uses, a large lake as a focal point with entertainment, shops and food options, with residential uses bordering existing residential developed
properties.
Metro Commercial
June 14, 2019
Offer: $3,500,000 cash at closing Escrow deposit of $250,000 within five days of the Effective Date of the Purchase and Sale Agreement (‘Agreement’). Closing will be 90-days
from the execution of the Agreement.
Garrett Beyrent
June 5, 2019
Exchange 3.71 acres for County’s 47+/- acres. This offer was not opened in the open public forum on June 14, 2019, as it was received by another department
In evaluating the offers the staff has identified three possible alternatives:
1. Should the Board wish to move forward with a straight sale non-contingent offer, staff would recommend that the Board direct the County Manger or his designee to prepare a Purchase
and Sales Agreement with WW&MR, Woods, Weidenmiller, Michetti, Rudnick, on behalf of Sports Camp, Inc. d/b/a Sports C.L.U.B.
2. Should the Board wish to move forward with a contingent offer, staff would recommend that the Board direct the County Manager or his designee to prepare a Purchase and Sales Agreement
with Crown Management Services.
3. If the Board is not satisfied with any of the submitted offers, the land can be retained in the county’s inventory for future consideration, possible used for Core Campus #3.
During this process, the County also received an offer for a potential partnership with the developer of the Immokalee Road Rural Village to provide acreage for a Collier County School
District bus barn and a Collier County Road Maintenance Facility. The proposal is outlined in the attached letter from Bob Mulhere, Hole Montes, which offers 30 +/- acres for these
facilities. Staff is also seeking Board authorization to negotiate and bring back a DCA and plan for the proposed joint use facility within the Immokalee Road Rural Village.
FISCAL IMPACT: Net proceeds from the sale would be deposited into reserves for future consideration by the Board.
GROWTH MANAGEMENT IMPACT: There is no impact to the Growth Management Plan.
LEGAL CONSIDERATIONS: This item has been reviewed by the County Attorney, is approved as to form and legality, and requires majority vote for approval. -JAK
RECOMMENDATION: That the Board of County Commissioners:
1. Declares the 47-acre +/- parcel surplus or retain it, and should the Board declare the parcel surplus to;
Accepts the offer from WW&MR, Woods, Weidenmiller, Michetti, Rudnick, on behalf of Sports Camp, Inc., d/b/a Sports C.L.U.B., or Crown Management Services;
Directs the County Manager or his designee to prepare a Purchase and Sales Agreement with the appropriate entity selected, and to authorize the Chairman to execute the Agreement on
behalf of the Board;
Follows appropriate closing procedures and authorize the Chairman to execute the Statutory Deed, once approved by the County Attorney’s Office, and to record the deed in the public
records of Collier County;
Authorizes the net proceeds received from the sale to be deposited into reserves for future allocation by the Board; and
Authorizes the necessary budget amendments.
2. Directs the County Manager or his designee to work with the developer of the Immokalee Road Rural Village to prepare a DCA for a potential partnership with the developer, and to work
with the School District to locate joint facilities at this site.
Prepared By: Toni A. Mott, Manager, Facilities Management Division
ATTACHMENT(S)
WWMR 6-14-19 offer (PDF)
Crown Management Services 6-14-19 offer (PDF)
Metro 6-14-19 offer (PDF)
D R Horton 6-14-19 offer (PDF)
FL Star 6-14-19 offer (PDF)
Beyrent Randall Curve Proposal (PDF)
Maxwell- Collier County_Randall Curve (PDF)
Randall Curve Affidavit of Publication June (PDF)
COLLIER COUNTY
Board of County Commissioners
Item Number:
Doc ID: 9376
Item Summary: Recommendation to review the offers submitted for the County-owned parcel located between Immokalee Road and 4th Street Northeast (Randall Curve parcel), provide direction
to staff to pursue a Purchase and Sale (P&S) agreement with the chosen offer, or refuse all offers and maintain the parcel in inventory for future consideration; and authorize the County
Manager to negotiate a Developer Contribution Agreement (DCA) with Immokalee Road Rural Village for the development of a joint County and School District facility. (Toni Mott, Property
Acquisition Manager)
Meeting Date: 06/25/2019
Prepared by:
Title: Property Management Specialist, Senior – Facilities Management
Name: Michael Dowling
06/18/2019 9:43 AM
Submitted by:
Title: Director - Facilities Management – Facilities Management
Name: Damon Grant
06/18/2019 9:43 AM
Approved By:
Review:
Facilities Management Damon Grant Director - Facilities Completed 06/18/2019 9:47 AM
Public Utilities Department Dan Rodriguez Additional Reviewer Completed 06/18/2019 3:08 PM
Budget and Management Office Ed Finn Additional Reviewer Pending
Office of Management and Budget Susan Usher Additional Reviewer Pending
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 06/18/2019 4:44 PM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 06/19/2019 8:12 AM
County Manager's Office Level 4 County Manager Review Pending
Board of County Commissioners MaryJo Brock Meeting Pending 06/25/2019 9:00 AM