Agenda 09/09-10/2008 Item #16B 7
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EXECUTIVE SUMMARY
Recommendation to approve the submission of the attached Florida Department of
Transportation (FDOT) Intermodal Development Program Application for
FY2012/2013 and 2013/2014.
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OBJECTIVE: To obtain approval for the submission of a Florida Department of
Transportation Intennodal Development Program Application for FY 2012/2013 and
2013/2014.
CONSIDERATIONS: Intermodal Development Program funds are made available
under the authority of Florida State Statute 341.053 through an application process
administered by the Florida Department of Transportation (FDOT). This grant
application consists of a project proposal for no more than 50% FDOT funding to
promote intermodal service.
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The proposed Intermodal Development Program Application is to fund the Construction
phase of the Collier County Intermodal Transfer Facility at the Government Center. The
program fund will be available for fiscal years 2012/2013 and 2013/2014. However,
submittal of this application is due at this time in order to be eligible for funding for this
program. Prior to the construction of the intennodal transfer facility, the County will
undertake Project Development and Environmental work and Project Design for the
Transfer Facility. Funding for these phases of the project have already received BCC
approval through Federal Transit Administration (FT A) 5309 FY03 grant funding.
($150,000 for Project Development and Environmental work and $150,000 for Project
Design, no match required)
The project cost for the Intermodal Transfer Facility is estimated at $2,000,000 which
includes the land cost as well as construction cost. On April 8,2008 in Item 16B12, the
BCC approved 1.2 acres at the Government Center for use as an intermodal transfer
facility. The valuation of this land may be used as our 50% plus match for the Intermoda1
Development Program Grant. The current valuation of $1,019,000 has been determined
by Harry Henderson, Senior Review Appraiser (SRA) for the Collier County
Transportation Division. If the estimated project cost is correct no additional match is
needed. Any unexpected construction cost will require additional BCC consideration.
FISCAL IMP ACT: The total funding requested for this FDOT Intermodal
Development Program Application is $1,000,000 with a County match using land
valuation in the amount of $1 ,0 19,000. Intermodal Development Program Funds would
be awarded and reimbursed over FY 2012/2013 and 2013/2014.
GROWTH MANAGEMENT IMPACT: Consistent with Objectives 10 and 12 in the
Transportation Element of the Growth Management Plan.
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RECOMMENDATION: The Board of County Commissioners approves the attached
FDOT lntermodal Development Program Application for submission.
Prepared By: Sue Faulkner, Principal Planner, Alternative Transportation Modes Dept.
Attachments: (I) FDOT lntermodal Development Program Application; (2) Description
of Project; (3) Valuation for Land Match; (4) Diagram of Site; (5) Item 16BI2 from April
8, 2008.
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FLORIDA DEPARTMENT OF TRANSPORTATION - DISTRICT m,F.
INTERMODAL DEVELOPMENT PROGRAM APPLICATION
FOR FY 2012/2013 and 2013/2014 FUNDING
APPLICANT:
(AGENCY NAME
AND ADDRESS)
CONTACT PERSON:
Collier County Board of Commissioners
3301 East Tamiami Trail
Naples, FL 34104
Sue Faulkner, Principal Planner
EMAIL: Suefaulknerra?collieroov.net
PHONE NO.: 239-252-5889
PROJECT
DESCRIPTION:
This project is a capital construction project for a permanent transfer site for
Collier Area Transit. This project will improve and enhance connections for current and future routes, and
will allow the development of a park and ride lot utilizing the Collier County parking garage at the Collier
County Government Center.
Is the project consistent to the maximum extent possible with local comprehensive plans? Yes
Wh t d f t rt t. d / '11 th . t Fixed route bus service, park and ride service and
a mo es 0 ranspo a Ion oes WI e proJec connec. .
connection routes to Greyhound Station, and access to the
Naples Airport.
What is the need/benefit of the new connection or enhancement to the existing connection? The construction of a
permanent transfer site for Collier Area Transit will allow for the development of a park and ride lot,
connection to Greyhound. Currently, Collier Area Transit is transferring in a parking lot without facilities.
This project will significantly improve the transfer activity for the system's passengers.
INDICATE PHASES FOR WHICH FUNDING IS REQUESTED:
FISCAL YEAR TOTAL
PHASE PHASE COST
PROJECT DEVELOPMENT & ENVIRONMENTAL $ $150,000.00 $
DESIGN $ $150,000.00 $
RIGHT OF WAY ACQUISITION $ $
CONSTRUCTION FY 2012-2013 $ $2,000,000.00 $
OTHER: $ $
(Describe)
PROJECT COST TOTALS: $ $2,300,000.00 $
STATE FUNDS
REQUESTED
$1,000,00000
$1,000,000.00
PROJECT JUSTIFICATION (ATTACH ADDITIONAL SHEETS):
1. 10ENTIFY THE MODES THAT THE PROJECT WILL CONNECT
2. DESCRIBE HOW THIS PROJECT WILL FACILITATE THE INTERMODAL OR MULTIMODAL MOVEMENT OF PEOPLE OR GOODS:
3. DESCRIBE IMPORTANCE OF PROJECT TO OVERALL TRANSPORTATION SYSTEM
4. DESCRIBE SIGNIFICANCE OF PROJECT TO LOCAL AREA:
5. DESCRIBE CONDITION OF EXISTING FACILITY (IF APPLICABLE):
6. INCLUDE ANY ADDITIONAL JUSTIFICATION
FLORIDA DEPARTMENT OF TRANSPORTATION - DISTRICT ONE
INTERMODAL PROGRAM APPLICATION
FOR
FISCAL YEAR 2012/2013 AND 2013/2014 FUNDING
ca
COLLIER AREA TRANSIT
AGENDA ITE~
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Overall Concept
The Collier Area Transit Transfer Site is a major capital project that is of
significant importance to the local community. This project will provide a
transfer site for the CAT fixed route bus service. Collier Area Transit routes
serves Airport-Pulling Road, providing access to the Naples Airport. Collier
Area Transit routes serve the local Greyhound Station, providing access to
interstate I and intrastate bus travel. The construction of the Collier Area
Transit Transfer Site will provide the opportunity for the development of a
park and ride lot, utilizing the Collier County covered parking garage located
at the Collier County Government Center. The CAT Transfer Site is critical to
the overall fixed route bus system.
The criteria for the CAT Transfer Site will include the proximity of the
property, and compatibility with current routes and schedules.
The movement of Collier Area Transit vehicles in and out of the proposed
Transfer Site is compatible with existing traffic patterns.
The Transfer Site would be operational during all hours of CAT operations.
Although this Transfer Site would primarily work during daylight hours,
there are times when Collier Area Transit will operate service after dark. The
Conceptual Plan addresses lighting and security.
Collier Area Transit operates service starting at 4:00 am., and ends at 8:00
p.m. Our system currently operates nine routes, using 16 buses Monday
through Saturday and provides Sunday service using 14 buses operating
eight routes.
Collier Area Transit will staff a Customer Service Representative during all
hours of operation. This CSR will handle the selling of passes, providing
customer service, and answering questions. This position will provide
security to the Transfer Site. In addition, Operations Supervisors and
Dispatchers will be assisting with monitoring the daily operations at this
site.
The Conceptual Plan will address landscaping, and customer amenities,
such as covered walkways, benches and bike racks. The Transfer Site is
designed with the CSR ticket booth, restrooms for public and employee use,
an operator breakroom, and room for storage.
Identify the modes that the proiect will connect:
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Collier Area Transit Fixed Route Bus Service.
Park and Ride Lot.
Connection to routes that provide access to the Naples Airport.
Connection to routes that provide access to the local Greyhound Station.
Describe how this proiect will facilitate the intermodal or multimodal
movement of people or Qoods:
The construction of a permanent transfer facility for Collier Area Transit will
significantly enhance the movement of people. Collier Area Transit is
currently transferring passengers in a parking lot without facilities. This
project will enhance Collier Area Transit's fixed route transfer activities, will
allow for the development of a park and ride function, and will improve
connections for routes that serve the Naples Airport and the local
Greyhound station.
Describe the importance to overall transportation system:
This project is of critical importance to Collier Area Transit. Collier Area
Transit is conducting transfer activities in a parking lot without facilities.
The system is using portable toilets for bus operators and passengers. The
parking lot uses portable tents that provide limited shelter for passengers.
During inclement weather the transfer function is limited. The construction
of the Collier Area Transit Transfer site will improve the current transfer
activity, and improve the system overall.
Describe the siQnificance of proiect to local area:
Collier Area Transit is in need of permanent facilities for transferring
activities. The current location limits the number of vehicles that can
transfer at anyone time. The current facility is a temporary setup in a
parking lot using tents, benches, and portable toilets. The construction of a
transfer site will significantly improve the quality of the fixed route system
in Collier County.
Describe condition of existinQ facility:
The current transfer site is in a parking lot, using portable toilets. and
portable tents for shelter. This lot fills with several inches of water during
rain making it difficult for passengers to transfer. The disabled community
in particular faces challenges due to the conditions in this parking lot. The
size of this parking lot limits the number of vehicles that can access at any
one time.
Include any additional iustification:
Collier County is a growing community. Future route plans include
connection routes to Lee County, night service, and improved frequency on
existing routes. Collier Area Transit can not accommodate any additional
connections in the Naples area at the current location. The construction of
a permanent transfer site is critical to our future growth.
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Collier County's primary mission is to exceed Customer Expectations. Collier Area
Transit accomplishes this goal by identifying and safely meeting the transportation
needs of Collier County, through a courteous, reliable, cost-effective, and
environmentally sound team commitment.
File No. CA LANtAGF ~DA I~
Borrower Collier County Transportation (CAT Trans) Census Tract Map Reference 812- Q-R!!P. . i. I ~''!h I
Property Add. res. s a portion of Collier County Government Campus, frontaoe alonq R141 iust south of courthouse oarkino aaraoe/oo d. ~ I \..J '-' \
City Naples . County Collier Slate FL Zip Code 34112 "i..:O (' ")r1n
Legal DescnptlOrl Golden Gale Estates Unit 51 E 180ft of Tract 102 OR 1476 PG 86 J l rJiJ8 ,
SalePrice$N/A DaleofSaleN/A LoanTerm~yrs. Property RighlsAppraised I2JFee Dleasehold ~nimisPUD ~ -A' "
Actual Real Estate Taxes $ N/A (yr) Loan charges to be paid by seller $ N/A Other sales concessions NfA --- =L () 1 /-A'
lender/Client Collier County GovfTransportation Division Address 2885 South Horseshoe Drive, Naoles FL 34104 -~
Occupant undeveloped Appraiser Harry Henderson, SRA Instructions to Appraiser Estimate Market Value
Portion of Folio #00389720001
Location ~Urban [gjSuburban URural
Buin Up [Z] Over 75% 0 25% to 75% 0 Under 25%
Growth Rate t8J Fully Dev. 0 Rapid 0 Steady 0 Slow
Property Values 0 Increasing [2J Stable [] Declining
Demand/Supply 0 Shortage [gJ In Balance 0 Oversupply
Marketing Time 0 Under 3 Mos. 0 4-6 Mos. fZJ Over 6 Mos.
Present Land Use _% 1 Family _% 2-4 Family __% Apts. _% Condo~% Commercial
% Industrial 5% Vacant 50% Government
Change In Present Land Use o NotUkely -i:SIukeIY(*l []TakingPlace(*)
(*) From vacant To Commercial-Gov.
[gJowner i:=JTenant ~%Vacant
$ N/A to$ N/A PredominantValue$ N/A
---.J:jj~yrs.to~yrs. Predominant Age N/Ayrs,
LAND APPRAISAL REPORT
Predominant Occupancy
Single Family Price Range
Single Family Age
IFile No, CAT I ANnl Pace #11
Employment Stability
Convenience to Employment
Convenience to Shopping
Convenience to Schools
Adequacy of Public Transportalion
Recreational Facilities
Adequacy of Utilities
Property Compatibility
Protection from Detrimental Condrtions
Police and Rre Protection
General Appearance of Properties
Appeal to Market
Good Avg.Fair Poor
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Comments including those factors, favorable or unfavorable, affecting marketability (e,g. pUblic parks, schools, view, noise):The subiect is located on the south side of
the Collier Count Government Main Camnus at the intersection of Airnort-Pul1inn Rd and Rt 41. The sub-ect parcel has frontaee alone Rt41
and is an undeveloped sile .ust south of the courthouse parkinQ deck/pond, Commerciallanduses are also prominent in the area inciudino an
Albertson's-anchored shoppinq center, a Wal-Mart store and various office/retail prooerties. Maintenance levels in the area are oenerallv aood,
Dimensions, Not provided ~ 1.20- Sq. FI. Of Acres . U. Corner Lot
Zoning claSSificatIOn GPUD (Government, Planned Development) Present Improvements lli!J do [AJ do not conform to zomng regulations
Highest and best use 0 Present use XI Other (soecifvllikelv commercial develooment if not for Qovemment usaae.
Public Other (Describe} OFF SITE IMPROVEMENTS iTopo level
C8J Street Access C8J Public 0 Private i Size Compatible with area
o Surface Macadam Shape Mostlv Rectanoular
i:SI Maintenance [gJ Public 0 Private View Neiohborhood
o i:SI Storm Sewer 18 Curb/Guner Drainage Aooears 10 be adeouate
o Underground Elect. & Tel. rxi Sidewalk rx; Street Unhts Is the properly located in a HUD Identified Special Flood Hazard Area? 0 No 18 Yes
Comments (favorabie or unfavorable including any apparent adverse easements, encroachments, or other adverse cond~ions): Zone AE, Comm#120067394G, dtd 11/17105
No adverse conditions observed, lands mav be subiect to tvnical nerimeter/utilitv easements and mineral rinhts of record.
Sub'ect ro osed CAT Transfer Station site will renortedl be 1.20 acres or 52,272 sf.
The undersigned has recited three recent sales ot properties most similar arid proximate 10 subject and has considered lhese in the market analysis. The description inCludes a dollar
adjustment reflecting market reaction to those items of significant variation Oetween the subject arid comparable properties, if a significant item in the comparable property is superior
to or more lavorable than the subject property, a minus (-) adjustment is made thus reducing the indicated ~alue af subiect; if a significant item in the comparable is inferior to or less
favorable than lI1e subject property,a plus (+) adjustmerrt is madeth us increasing the indicated value of lI1e subjecl.
ITEM SUBJECT PROPERTY COMPARABLE NO.1 COMPARABLE NO.2
Address Site of proposed CAT Station N/S Rt 41, near Lakewood SIS RI41, Hammock Cove OP
NaDles, Fl 34112 Naoles FL 34112 Naoles, FL 34113
PrOlamitv to Subil>cl 0.77 miies 1.79 miles
Sales Price $ N/A-..:'~.'. $ 24.60/sf
Price Gross $' . $ 6 300 000
Data Source OR 4333 PG 3803
llateofSaleand DESCRIPTION DESCRIPTION
Time Adjustment N/A 2108
Location Rt 41JGov,Center Similar
Sitp.Niew 52,272 sf 256,133 sf
Tononranhv level Similar
Zoninn Gen.Comm.Potential Commercial
reasonablv likelvi
I~ 26.001sf
1$ 1,880100
OR 4244 PG 0542
DESCRIPTION 1+ -l$Adiusl
11/07
Suoerior
72309 sf
Similar
~ 1 Commercia!
Elec,
G"
Water
San, Sewer
+(~ $ Mus!.
inS/sf
COMPARABLE NO. 3
S/S Rt41, near lave Avalon
Naoles, Fl 34112
U1miles
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OR 3976 PG 2062
DESCRIPTION I+H$Ad'usl.
2/06
15.34/sf
715,000
.5
in $/sf
.
Inferior
46,6091sf
Similar
-1 Commercial
.1
+2
in $/sf
Sales or Fillancing NIA Cash or EqUfv. Cash or Equiv, Cash or Equiv.
ConceSSions
Net Adi.lTotal ........ ... .... :+ IXI - I .1 1+ fXl- :1 .6 IXI + 1- :$ 1
Indicated Value ...........i."};!.1!'.. ..'i/~i;,% .. .11 23.6iNet '" % II ........,("."
ofSubjecl 20 I 16.34
Comments On Market Data: See attached addenda.
Comments and Conditions of Appraisal: Subiect and comps are compared on a $Isf unit orice basis. See attached Lim!linQ Conditions.
Final Reconciliation: A unit orice of $19.50/sf is selected as most reasonable for the subiect" thus- 52,272 sf x $19.50/sf - $1 019,000 rounded)
I ESTIMATE THE MARKET VALUE, AS DEfiNED, Of SUB.lECT PROPERn AS Of
Harry Henderson, SRA
Appraiser(sl
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Auqust 26th
2008 tobe$ 1,019,000
DDid
o Oid NotPtJysically Inspect Property
Review AplJraiser Of applicable)
Collier County Govemmerrt
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AGENDA ITEr-
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Supplemental Addendum fileNo,CATL 0
Borrower/Cijent Collier Count Trans ortation CAT Trans
Pro erty Address a ortionof Collier Count Government Carn us, fronta e aion Rt 41 .ust south of courthouse arkin
Ci Na les Coun Collier State FL Zi Code 341
lender Collier Count GovfTrans ortation Division
. land: Market Data
AIi camps cited are located on the East Trail (Rt 41) in the East Naples area. Camp #2 is desirable outparcel situated in the
Hammock Cove Shopping Ctr while camp #3 is located in a less intensive commercial strip aiong Rt41 near iake Avalon;
appropriate location adjustments are applied. Zoning adjustments reflect the subject's lack of commercial zoning although a
commercial rezone would appear to be very likely/probable.
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The subject and camps are compared on a unitJprice ($/sf) basis. This method eliminates the need for direct size
adjustments.
The adjusted indicated unit prices range from $16.34/sf to $23.60/sf; given the comparison criteria discussed, a unit price of
$20/sf is selected as most reasonable for the subject lands. Thus-
52,272 sf x $19.50/sf =' $1,019.000 (roundedl
Form TADD - "WinTOTAL" appraisal software by a ia mode, inc. -1-8DO-ALAMODE
SUbject Photo Page
Borrower/Client
Prope Address
Ci
Lender
Collier Coun Trans ortation CAT Trans
a ortion of Collier Count Government Cam us. frenla e alan
Na les GOlm Collier
Collier Count GovfTrans rtalian Division
Rt 41 'ust south of courthouse arkin ara el nd.
State FL Zi Code 3411
IFileNo.CATLANDI~
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Subject
Site of proposed CAT Station
Sales Price N/A
Gross living Area
Total Rooms
Total Bedrooms
TolalBathrooms
Location
View
Site
Quality
Age
Rt 41/Gov.Center
52,272 sf
subject proposed site is
south of pond, fronting Rt
41
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Rt 41 ust south of courthouse arkin ar d )(~ ...,
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Borrower/Client
PfOe Address
C
Lender
Collier Count Trans ortation CAT Trans
a artion of Collier Count Government Carn us, fronta e alan
Na les COli Collier
Collier Count GovfTrans ortation Division
Comparable 1
N/S Rt 41, near Lakewood
Prax.lO Subject 0.77 miles
Sales Price 24.60/sf
Gross living Area
Total Rooms
TolalBedrooms
Total Bathrooms
Location
View
Site
Quality
Age
Similar
256,133 sf
Comparable 2
S/S Rt 41, Hammock Cove OP
Prox. to Subject 1.79 miles
Sales Price 26.00/sf
Gross Living Area
Total Rooms
Total Bedrooms
TolalBalnrooms
Location
View
Site
Quality
Age
Superior
72,309 sf
Comparable 3
S/S Rt 41, near Lave Avalon
Prox. to SUbject 1.11 miles
Sales Price 15.34/sf
Gross LivinQ Area
Total Rooms
Total Bedrooms
TotatBathrooms
Location Inferior
View 46,609/sf
Site
Quality
Age
Form PICPIX.CR - 'WinTOTAL" appraisal software by a ia mode, inc. -1-800-ALAMODE
IFile No. CAT LANDI Pace #51
Location Map
AGEND
Borrower/Client
Proe Address
C
lender
Collier Count Trans rtation CAT Trans
a ortion of Collier Count Government Cam us
Na les Cou
Collier Count GovlTransportalion Division
fronla e alon RI41 .ust south of courthouse arkin ara el 0
Collier State FL ZioCode 34112
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DEFINITION OF MARKET VALUE: The most probable price which a property should bring in a competuve and open market under all COMIUOnS ---;"';",,-"-~' "~~""":::t.
requisite to a lair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this
deiinition is the consummation 01 a sale as of a speci1ied date and the passing oj title trom seller 10 buyer under conditions whereby: (1) buyer and seller are
typically motivated: (2) bolh parties are well informed or well advised, and each acting in what he considers his own besl interest; (3) a reasonable time is allowed
tor exposure in the open market: (4) payment is made in terms of cash in U.S. dollars or in terms 01 iinancial arrangements comparable tl1ereto; and (5) the price
represents the normal consideration tor th€ property sold unaHectoo hy special or creative financlllg or sales concessions. granted hy anyone associated with
1hesale.
. Adjustments 10 the comparables must he made lor special or creative financing or sales concessions. No adjustments are necessary
lor those costs which are normally paid by sellers as a resull of tradition or law in a market area; these costs are readily identifiabie
since the seller pays these costs in virtually all sales transactions. Special or creative financing adjustments can be made to the
comparable property by comparisons to financing terms offered by a third party institutional lender that is not already involved in the
property or transaction. Arry adltJstmenl should not be calculated on a mechanical dollar tor dollar cost of the financing or concession
but the dollar amourrt of any adjustment should approximate the market's reaction to the financing or concessions based on the
appraiser's Judgement.
STATEMENT OF LIMITING CONDITIONS AND APPRAISER'S CERTIFICATION
CONTINGENT AND LIMITING CONDITIONS: The appraiser's certification that appears in the appraisal report is subject to the following
conditions:
1. The appraiser will not he responsible tor matters 01 a legal naturelhat affect either the property being appraised orth€@etoit. The appraiser assumes that
the title is good and marketable and. therelore, will not render any opinions about the tit1e. The property is appraised on the basis 01 it being under responsible
ownership.
2. Th€ appraiser has provided a sketch in the appraisal report to show approximate dimensions of the improvements and the sketch is included only to assist
the reader 01 the report in visualizing the property and understanding the appraiser's determinalion of ils size.
3. The appraiser has examined the available 1I00d maps lhat are provided by the Federal Emergency Management Agency (or other data sources) and has noted
inlhe appraisal report whether the subject site is located in an identified Special Flood Hazard Area. Because the appraiser is not a surveyor, he or she makes
no guarantees, express or implied,regarding this derermination.
4. Thf appraiser will not give testimony or appear in court because he or she made an appraisal of the property in Question, unless specilic arrangements to do
so have been made beforehand.
5. The appraiser has estimated lhe value of the land in the cosl approach at its highest and best use and the improvements at their contributory value. These
separate valuations of Ihe land and improvements must not be used in conjunction with any other appraisal and are invalid i1 they are so used.
5, The appraiser has noted in the appraisal report any adverse conditions (SUCh as, needed repairs. depreciation. the presence 01 hazardous wastes, toxic
substances, etc.) observed during the inspection of the subjecl property or thaI he or she became aware of during the normal research involved in pertorming
the appraisal. Unless otherwise stated in the appraisal report. the appraiser has no koowledge of any hidden or unapparent condrtions of the properly or
adverse environmental condinons (including the presence 01 hazardous wastes, toxic substances, etc.) that would make the property more or less valuable, and
has assumed that there are no such conditions and makes no guarantees or warranties. express or implied, regarding the condition of the property, The
appraiser will not be responsible lor any such conditions thaI do exist or for any engineering or testing that might be required 10 discover whether such
conditions exiSt. Because Ihe appraiser is not an expert in the field 01 environmental hazards, the appraisal report must not be considered as an
environmental assessmenl of the propeny
7. The appraiser ohtained the information, estimates, and opinions that were expressed in the appraisal report tram sources that he or she considers to be
reliable and helieves them to be true and correct The appraiser does not assume responsibilify for the accuracy 01 such items that were furnished by other
parties.
The appraiser will not disclose the contents of lhe appraisal report except as provided for in the Unrtorm Standards 01 Professional Appraisal Practice.
9. The appraiser has based his or her appraisal report and valuation conclusion for an appraisal that is subject to satisiactory completion. repairs. or
alterafions on the assumption that completion of the improvements will be performed in a workmanlike manner.
10. The appraiser must provide his or her prior written consent before the lender/client specified in the appraisal report can distribute Ihe appraisal report
(including conclusions about the property vallle. the appraiser's identity and professional designalions, and references to any professional appraisal
organizations or the firm with which th€ appraiser is associated) to anyone other than the borrower; the mortgagee or its successors and assigns: th€ mortgage
insurer: consuManls: professional appraisal organizations; any state or federally approved linancial institution; or any department, agency, or instrumentality
of the United States or any state or the District 01 Columbia; except that the lender/ciient may distribute the property description section of the repon only to data
collection or reporting service(s) without having to obtain the appraiser's prior written consent The appraiser's written consent and approval must also
be obtained before the appraisal can he conveyed hy anyone to the public through advertising, pUblic relations, news, sales, or other media.
Freddie Mac Form 4396-93
Page1of2
Fannie Mae Form 1004B 6-93
Collier County Governmenl
Form ACR - "WinTOTAL" appraisal so"ware by a ia mOde, inc. -1-80G-ALAMODE
IFile No. CAT LANDI Paoe #71
APPRAISER'S CERTIFICATION: The Appraiser certifies and agrees that:
SE? 0 S 20011
1, I have researched the subject market area and have selected a minimum of three recent sales of properties most similar and proximate to the bject property .,J ,
for,considera~on in the sales comparison analysis and have made a dollar adjustment when appropriate to reilect the market reaction to thase iterri~ificant 13, 0
vana~on. ff a Significant item in a comparable property is superior tO,or more iavorable than, the SUbject property, ! have made a negatIVe adjust ~YU": -. . ..
the adjusted sales price oi the comparable and, if a sign~icant item in a comparable property is inferior to, or less favorable than the subject property, I have made
a positive adjustment to increase the adjusted sales priceoi the c omparable.
2. r have taken into consideration the factors that have an impact on value in my development 01 the estimate of market value in the appraisal report. I have not
knowingly withheld any signiiicant information from the appraisal report and I believe, to the best 01 my knowledge, that all statements and informahon in the
appraisal report are true and correcl.
3. I slated in the appraisal report only my own personal, unbiased, and professional analysis, opinions, and conclusions, which are subject only to the con~ngent
andlimrtingcondflionsspecffledinthislorm.
4. I have no present or prospective interest In the property that is the subject to this report, and I have no present or prospective personal interest or bias with
respect to the participants in the transaction. 1 did not base, eitherpartia!y or completely, my analysis and/orti'le estimate oj market value in the appraisal report
on the race, color, religion, sex, handicap, familial status, or national origin oi ~ther the prospective owners or occupants o1lhe subject property or of the present
owners or occupants of the properties in the vicinity oi the subject pr operty.
5. I have no present or contemplated Mure interest in the subject property, and neither my current or Mure employment nor my compensation for performing this
appraisal is contngent on the appraised value of the property.
6. I was ootrequiredto report a predelermined value or direction in value that favors the caUSe at the clienl or any related party, the amount 01 the value estimate,
the attainment 01 a specific result, or the occurrence ot a subsequent event in order to receive my compensation and/or employment for performing the appraisal. I
did not base the appraisal report on a requested minimum valuation, as peciiicvaluation,ortheneedtoapproveaspecificmortgageloan.
7. I performe<lthis appraisal in conlormty with the Uniform Standards of Professional Appraisal Practice that were adopted and promulgated by the Appraisal
Standards Board of The Appraisal Foundation arld that were in place as of the effective date of this appraisal, with the exception otthe departure provision oftoose
Standards, which does not apply. I acknowledge that an estimate oj a reasonable time for exposure in the open market is a condition in the defini~on oj market value
and the estimate I developed is consistent with the marketing time note{! in the neighborhood section of this report, unless I have otherwise stated in the
reconciJiationseclion
8. I have personally inspected the interior and exleriorareas oi Ihesubject property and theexlerior of all properties listed as co mparables in the appraisal report.
t further certify that I have noted any apparent or known adverse conditions in the subject improvements, on the subject site, or on any site within the immediate
vicinity of the subject property of which I am aware and have made adjustments tor these adverse condrtions in my analysis of the property value to the extent that
I had market evidenCe to support them. I have also commented about the effect at the adverse conditions on the marketability oj the SUbject property.
9. I personally prepared all conciusions and opinions about the real estate that were set forlh.in the appraisal report. ff I relied on signiiicanl professional
assistanCe from any individual or individuals in the performance of the appraisai or the preparation of the appraisal report, I have named such individual(s) and
disclosed the spec~ic tasks pertormed by them in the reconciliation section of this appraisal report. I certify that any individual so named is qualified to perform
the tasks. I have not authorized anyone to make a change to any item inlhe report; therefore, if an unauthorized change is made 10 the appraisal report, I will take
no responsibility for rt.
SUPERVISORY APPRAISER'S CERTIFICATION: If a supervisory appraiser signed the appraisal report, he or she certifies and agrees that:
I directly supervise the appraiser who prepared the appraisal report, have reviewed the appraisal report, agree with the statements and conclusions of the appraiser,
agree to be bound by the appraiser's certilications numbered 4throug h7 atlove, and am taking full responsibilrry lor lhe appraisal and the ap praisalreport.
ADDRESS OF PROPERTY APPRAISED: a portion of Collier COLlnty Government Campus, frontaqe alonq Rt 41 iust south (
APPRAISER: SUPERVISORY APPRAISER (only if required):
Signature:
Name:
Date Signed:
StateCertlficatlon#:
orStateUcer\Se#:
State:
Expiration Dateot Certification or license:
Signature:
Name: Harry Henderson. 8RA
Date Signed: 8f26/08
Slate Certification #: RD3475
or Stale License #:
State: FL
Expiration Date 01 Certification or License: 11f30f08
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EXECUTIVE SUMM RY 'EP, 0;, 2008
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Recommendation to approve a resolution designating , .a re parcel of
land within the Collier County Government Center campus for use as an intermodal
transit passengertransfer facility.
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OBJECTIVE: To approve a resolution designating an approximately 1.2 acre parcel of land
within the Collier County Government Center for use as an intermodal transit passenger transfer
facility.
CONSIDERATION: On August 1, 2007, Collier Area!Transit (CAT) moved their passenger
transfer facility to the Collier County Government Center campus uext to the Museum, after
being asked to relocate by Lorenzo Walker Institute of Technology. This current location by the
Museum was always intended to be a temporary location until a permanent facility could be
built. The Facilities Department has suggested, and the Transportation Division is requesting,
relocation of the CAT transfer operation to vacant land located at the corner of the Collier
County Government Center across from Wal-Mart on US 41 Tamiami Trail East. A location
map depicting the approximate location of the proposed facility is attached hereto as Exhibit A.
The proposed facility location is within the Collier County Government Center Community
Facility Planned Unit Development ("CFPUD"), which was previously approved as a
Development of Regional Impact (DRI). As part of the PUD ordinance, the CFPUD was
detennined to be consistent with the DRI. Pennitted uses within the CFPUD include
"administrative service facility"; "essential public service facilities"; "parking facilities"; and
I - "[a]ny other uses that are comparable in nature with the foregoing uses and are consistent with
the pennitted uses of [the] CFPUD, as detennined by the Board of Zoning Appeals".
In addition, accessory uses within the CFPUD include "accessory uses and structures
customarily associated with the principal pennitted uses." Because the proposed facility is
intended for use by the public for transportation services, the facility falls under both the
permitted and accessory uses of the CFPUD.
FISCAL IMPACT: There is no fiscal impact with designating this land for use as a transfer
facility.
GROWTH MANAGEMENT IMPACT: Consistent with the Transportation Elements in
Objectives 10 of the Growth Management Plan, which provides that the County shall encourage
safe and efficient mobility for the rural public, and Objective 12 of the Growth Management
Plan, which provides that the County shall encourage the efficient use of transit services now and
in the future.
LEGAL CONSIDERATIONS: This agenda item has been reviewed for legal sufficiency, and
there are no outstanding legal considerations.
RECOMMENDATION: That the Board of County Commissioners approve a resolution
designating a parcel of land within the,Collier County Government Center campus for use as an
intermodal transit passenger transfer facility.
-
Prepared by: Sue Faulkner, Principal Planner, Alternative Transportation Modes
Attachment: Resolution
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Item Summary:
Page 1 of2
AGE" enda Item No, 1681
No ~A ITE"M prll 8. 8
. 'C.- W P 3 of 8
COLLIER COUNTY i, SEi:'.. ~ < , 13 "l
BOARD OF COUNTY COMMISSIONERS.f'f.~J.."c"'t.ci! f.~<-j ( {p
16812
Recommendation to approve a resolution designating a parcel of land within the Collier
County Government Center campus for use as an intermodal transit passenger transfer
facility.
Meeting Date:
4/8/2008 9:00:00 AM
Prepared By
Sue Faulkner
Principal Planner
Date
Transportation Services
Alternative Transportation Modes
3/24/2008 4:27:47 PM
Approved By
Diane B. Flagg
Director ATM Director
Date
Transportation Services
Alternative Transportation Modes
3/24/2008 5 :20 PM
Approved By
Therese Stanley
Grants Coordinator
Date
Transportation
Transportation Administration
3/25/2008 7:22 AM
Approved By
Jeff Wright
Assistant County Attorney
Date
County Attorney
County Attorney Office
3/25/2008 4:44 PM
Approved By
Barbara LaPierre
ManagemenUBudget Analyst
Date
Transportation Services
Traffic Operations
3/25/20084:58 PM
Approved By
Norm E. Feder, AICP
Transportation Division Administrator
Date
Transportation Services
Transportation Services Admin.
3/26/20083:58 PM
Approved By
Skip Camp, C,F,M.
Facilities Management Director
Date
Administrative Services
Facilities Management
3/27/20088:19 AM
Approved By
Sharon Newman
Accounting Supervisor
Date
Transportation Services
Transportation Services Admin
3/27/200811:28 AM
Approved By
Pat Lehnhard
Executive Secretary
Date
Transportation Services
Transportation Services Admin
3/27/20082:30 PM
Approved By
file:/ /C :\AgendaTest\Export\l 04-April%208, %202008\16. %20CONSENT%20AGENDA \ 16... 4/2/2008
OMS Coordinator
Applications Analyst
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Agenda Item No, 168
April 08
~ e 4 of 8
Administrative Services
Information Technology
3/27/20082:40 PM
(&67
Approved By
Mark Isackson
Budget Analyst
Date
County Manager's Office
Office of Management & Budget
3/28/2008 8:28 AM
Approved By
Leo E. Ochs, Jr.
Deputy County Manager
Date
Board of Cou nty
Commissioners
County Manager's Office
3129/20084:10 PM
file://C:\AgenclaTest\Export\] 04-April%208, %202008\] 6. %20CONSENT%20AGENDA \] 6... 4/2/2008
SEP ". "11"
RESOLUTION 08\.~=J;l' /) f- <~/~_
A RESOLUTION OF THE BOARD OF-
COMMISSIONERS OF COLLIER COUNTY, FLORIDA.
DESIGNATING A 1.2+/- ACRE PARCEL OF LAl>."D
WITHIN THE COLLIER COG'NTY GOVERNMENT
CENTER, 3301 EAST TAMIAMI TlV\IL, FOR USE AS
THE COLLIER .AREA TRANSIT lNTERMODAL
FACILITY.
/u 8 ?
WHEREAS, Collier iuea Transit (CAT) has provided a public transit service to the Collier
Countycomrnunity since February 15, 2001 ; and
\VHEHEAS, on August 1, 2007, CAT moved its passenger transfer facility from the
Lorenzo\Valker Institute of Technology to a temporary location within the Collier County
Government Complex, 3301 EastTamiarni Trail; and
\VHEREAS, the Collier County Transportation Division, in conjunction with the Facilities
Department, has identified a 1.2 +/~ acre parcel within the Collier County Government Center on
the northeast comer of Tamiarni Tfail East and, Espinal Boulevard (approximatel)' 1,000 feet
,"
southeast of Airport-Pulling Road South), depicted in the attached Exhibit"A~" a') a suitable,
pennanentlocation for the CAT t'1terrnodal Transit Facility; and
WHEREAS~ the proposed facility is consistent with the pennitted uses provided in CoHier
/'-
County Ordinance 04-56, the Collier County GovcmmcntCenter CommunltyFacilitiesPlanned
Unit DevelopmenUDcvelopment of Regional Impact.
NOW. THEREFORE, BE IT RESOLVED BY THE BOARD OF COUNTY
COMMISSIONERS OF COLLIER COUNTY, FLORIDA, that the Board of County
Commissioners hereby designates the 1.2 .+-/- acre parcel depicted in Exhihit "A," attachednereto
and incorporated by reference herein, for use as a permanent Collier Area 1ra:1S1t Intennodal
Transit Facility_
This Resolution adopted after motion, second and majority vote, this
day of
.2008,
ATTEST:
DWIGHT E. BROCK, CLERK
BOARD OF COUNTY COMMISSIONERS
COLLIER COUNTY, FLORIDA
By:
, Deputy Clerk
By:
TOM HEl'mING, CHAllTh'!AN
Approved as to forin
and iegal sufficiency:
~
JeffE. Wright
Assistant County Attorney
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Agenda Item No. 16B 12
April 8, 2008
Page 7 of 8
I (y 16 /7
Community Development and Environmental Services Division
Department of Zoning and Land Development Review
2800 North Horseshoe Drive. Naples, Florida 34104
May 22, 2007
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2007
Robert J. Mulhere, AICP
R W A Consulting, Inc
6610 Willow Park Drive
Suite 200
Naples, Florida 34109
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Re: Zoning Verification Letter ZLTR-07-AR-11596, requesting a determination that
Section 3.3 A of the Collier County Government Center Community Facility Planned
Unit Development (CFPUD) permits the use of a Bus Transfer Station to be operated by
Collier Area Transit (CAT).
Dear ML Mulhere:
1bis letter is in response to YOUI" request for an official zoning veritlcation letter to determine
if the Collier Area Transit (CAT) Bus Passenger Transfer use is a permitted use in Section
3.3 A of the Collier County Government Center CFPUD (Ordinance N\Ullber 2004-56) as
, described in your- application letter accepted as sufficient on April 12, 2007"
The use as you describe is an element of the county-wide CAT facility and the pmposal is to.
operate a bus passenger transfer function at the Collier County Government Center (Main
Campus) at the southernmost part of the complex that fronts on the lamiami Jiail (US-4I).
In addition, it is anticipated that site improvements will be necessary and could include a
shelter facility with rest rooms. Other site improvements that may be required by the
Transportation Services Division include the following: a redesign of the site access to allow
for the bus tuIning movements and providing bus access from the transfer site to the traffic
signal at the US-41
From the information presented, it is my opinion that the proposed bus tr'ansfer use functions
as a government or public service facility that is intended to provide a needed public
tr'anspOltation service to the residents of Collier County. Upon my review of the list of
permitted uses contained in the above referenced Community Facility PUD document,
"Essential Public Service Facilities" is listed as a permitted principal use, Because the PUD
document doesn't defme the term "Essential Public Service Facilities", the definitions of the
Collier County Land Development Code (LDC) normally shall apply. The LDC doesn't
C 0 f :;,~~ T COW."" 1: Y
Phone (239) 403-2400
Fax (239) 643-6968 Or (239) 213-2913
www.colliergovnet
Ml Robelt Mulhete
Page 2
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I c '1 {!Ifi" April 8, 2008
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specifically define Essential Public Setvice Facilities, however it does define an "essential
service" and "government facility" as follows:
Essential services" Those services and {acilities, including utilitie~, safety services, and other
zovernment services. necessary to promote and protect public health, safety and welfare,
including but not limited to the following police, fire, emergency medical, public park and
public library facilities, and all services designed and operated to provide water; sewer~ gas,
telephone, electricity, cable television or communications to the general public by provider s
Government {acilities Local. state. and federally owned or leased and operated government
{acility that (Jrovide f!overnment services. including primGlY civic or public institutional uses
In addition, "public service" is also defined a service performed for the public good,
Furthermore, because the Collier County Government Center is also designated as a
Development of Regional Impact (DRl), the Main Campus site is also subject to the
requirements of the approved DRI Development Order (Resolution 2000-443), Section 3 (I)
of the DRI requires Collier County to promote transit service through the inclusion of bus
stops or other appropriate transit access points in its site design, consistent with the Collier
County transit plans
Based on the above findings, it is my opinion that the proposed CA I facility including a bus
passenger transfer use is deemed to be an allowable use pursuant to the function of an
Essential Public Service Facility of the Collier County Government Center CFPUD and the
terms and requirements of the DRI,
Please be advised that this verification letter is based on the Collier County Land
Development Code and/or Growth Management Plan in effect at the time of this date" It is
possible that subsequent amendment( s) to either of these documents conld affect the validity
of this verification,
Should you require further information please do not hesitate to call our office at (239) 659-
5746
Sincerely,
~~~~
Department of Zoning and Land Development Review
cc: Susan Murray Istenes, AICP, Zoning Director
Ross Gochenaur', Planning Manager
Collier County Government Center PUD/DRI file
Correspondence file