Agenda 10/22/2019 Item #11G (Vanderbilt Beach Rd Ext. Land Purchases)10/22/2019
EXECUTIVE SUMMARY
Recommendation to approve two Purchase Agreements for the purchase of land (Parcels 163FEE
and 164FEE) required for the Vanderbilt Beach Road Extension (Project 60168).
OBJECTIVE: To purchase property needed for the construction of the Vanderbilt Beach Road
Extension Project (the Project).
CONSIDERATIONS: Collier County is seeking to adjust the proposed alignment of the Project south
from the original alignment. In order to do so, two additional properties were identified as being r equired
in their entirety. It was determined that the owners of the two properties are willing sellers and
negotiations commenced.
Parcel 163FEE is owned by Andrew Sroka and consists of 3.13 improved acres located on the west side
of 31st Street NW and is bordered on two sides (west and north) by the Curry Canal. The County’s
review appraiser, Harry Henderson, has estimated the market value of Parcel 163FEE to be $440,000.
Please refer to Mr. Henderson’s memorandum dated July 15, 2019. The attached purchase agreement for
$450,000 is the result of amicable negotiations with Mr. Sroka.
Parcel 164FEE is owned by Kim Linssen and consists of 4.15 improved acres located on the east side of
31st Street NW and is bordered on the north side by the Curry Canal. The County’s review appraiser,
Harry Henderson, has estimated the market value of Parcel 164FEE to be $435,000. Please refer to Mr.
Henderson’s memorandum dated July 15, 2019. The attached purchase agreement for $460,000 is the
result of extended negotiations with Ms. Linssen.
FISCAL IMPACT: Funds in the amount of $916,000, being the aggregate of the purchase price of both
parcels in the combined amount of $910,000, attorneys’ fees, title insurance policy premiums, and
miscellaneous closing and recording fees not to exceed $6,000, will be required. The primary funding
source for the acquisition of right-of-way is impact fees. Should impact fees not be sufficient within a
particular project, the secondary funding source will be gas taxes.
No maintenance costs are anticipated until such time as the project is constructed.
LEGAL CONSIDERATIONS: This item has been approved as to form and legality and requires a
majority vote for Board approval. - JAB
GROWTH MANAGEMENT IMPACT: This recommendation is consistent with the Long-Range
Transportation Plan and the Collier County Growth Management Plan.
RECOMMENDATION: To:
. Approve the two attached purchase agreements and authorize the Chairman to execute same on behalf
of the Board;
. Accept the conveyance of Parcels 163FEE and 164FEE and authorize the County Manager, or his
designee, to record the conveyance instruments in the public records of Collier County, Florida;
. Authorize the payment of all costs and expenses that Collier County is required to pay under the
terms of the purchase agreements to close the transactions;
. Authorize the County Manager or his designee to take the necessary measures to ensure the County’s
performance in accordance with the terms and conditions of the purchase agreements; and
. Authorize any, and all, budget amendments that may be required to carry out the collective will of the
Board.
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10/22/2019
Prepared By: Michelle L. Sweet, Sr. Property Acquisition Specialist, ROW, Transportation Engineering
Division
ATTACHMENT(S)
1. Location Map - 163FEE Sroka (PDF)
2. Location Map - 164FEE Linssen (PDF)
3. Valuation Memo - 163FEE Sroka (PDF)
4. Valuation Memo - 164FEE Linssen (PDF)
5. Purchase Agreement - 163FEE Sroka (PDF)
6. Purchase Agreement - 164FEE Linssen (PDF)
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10/22/2019
COLLIER COUNTY
Board of County Commissioners
Item Number: 11.G
Doc ID: 9972
Item Summary: Recommendation to approve two Purchase Agreements for the purchase of land
(Parcels 163FEE and 164FEE) required for the Vanderbilt Beach Road Extension (Project 60168). (Jay
Ahmad, Transportation Engineering Division Director)
Meeting Date: 10/22/2019
Prepared by:
Title: Property Acquisition Specialist – Transportation Engineering
Name: Michelle Sweet
08/27/2019 2:11 PM
Submitted by:
Title: Division Director - Transportation Eng – Transportation Engineering
Name: Jay Ahmad
08/27/2019 2:11 PM
Approved By:
Review:
Growth Management Department Christine Arnold Level 1 Reviewer Completed 08/27/2019 3:07 PM
Transportation Engineering Robert Bosch Additional Reviewer Completed 08/29/2019 3:54 PM
Growth Management Department Lisa Taylor Additional Reviewer Completed 08/30/2019 11:17 AM
Transportation Engineering Andrew Miller Additional Reviewer Completed 09/03/2019 7:25 AM
Growth Management Department Gene Shue Additional Reviewer Completed 09/03/2019 9:07 AM
Growth Management Operations Support Christopher Johnson Additional Reviewer Completed 09/04/2019 8:17 AM
Road Maintenance Albert English Additional Reviewer Completed 09/05/2019 2:45 PM
Transportation Engineering Anthony Khawaja Additional Reviewer Completed 10/11/2019 10:47 AM
Growth Management Department Christine Arnold Deputy Department Head Review Skipped 09/10/2019 10:03 AM
County Attorney's Office Jennifer Belpedio Level 2 Attorney of Record Review Completed 10/11/2019 2:51 PM
Growth Management Department Thaddeus Cohen Department Head Review Completed 10/14/2019 8:40 AM
Office of Management and Budget Laura Wells Level 3 OMB Gatekeeper Review Completed 10/14/2019 9:10 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 10/14/2019 9:45 AM
Office of Management and Budget Susan Usher Additional Reviewer Completed 10/14/2019 10:16 AM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 10/14/2019 11:27 AM
County Manager's Office Leo E. Ochs Level 4 County Manager Review Completed 10/14/2019 11:41 AM
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10/22/2019
Board of County Commissioners MaryJo Brock Meeting Pending 10/22/2019 9:00 AM
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LOCATION MAP
PARCEL 163FEE - SROKA
/
11.G.1
Packet Pg. 788 Attachment: Location Map - 163FEE Sroka (9972 : 60168 Companion Parcels)
LOCATION MAP
PARCEL 164FEE - LINSSEN
/
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Packet Pg. 789 Attachment: Location Map - 164FEE Linssen (9972 : 60168 Companion Parcels)
July 15, 2019
Fee Simple Acquisition Memo: (Sroka) “Negotiated Full Acquisition” associated with Parcel
163RDUE
Vanderbilt Beach Road Extension (Project #60168)
Overview
The subject property is a 3.13-acre (gross) GGE site improved with a single-family home and
associated site improvements. This property has a street address of 777 31 st Street NW, Naples,
FL 34120. It is located on the west side of 31st St NW along the Curry Canal (two sides) just
south of the existing Vanderbilt Beach Road. The north and west sides of the site are
encumbered by the Curry Canal drainage easement; the subject’s effective net acreage (per
Collier County Property Appraiser) is approximately 1.76 acres (net of drainage easement).
The final alignment for the proposed Vanderbilt Beach Road Extension is under consideration.
One of the alternative alignments pushes the corridor south into the Golden Gate Estates plat
which would require the purchase of the subject property in its entirety. This valuation will be
used in the negotiation process (non-condemnation) for the purchase of this property if
circumstances allow this alternative alignment to prevail.
Description of the Subject Property
Legal Description: Golden Gate Estates Unit 6 Tract 16, less S 219ft OR 1831 PG 80
Tax Folio #: 36860840005
Owner: Sroka, Richard A
Last Sale: 7/24/14 for $339,000
The subject is in the NW Golden Gate Estates area of greater Naples north of Golden Gate
Boulevard and just south of the existing Vanderbilt Beach Road. This is a “close in” GGE
location having quick access to built-up areas of greater Naples west of Collier Boulevard. This
area is composed of acreage homesites (1.14 ac to 5 ac) in a wooded setting. Most sites in the
area have been developed (homes of various ages and design). Many of the newer homes are
relatively large/upscale with significant site improvements. Essential services (schools, shopping,
professional offices) are within minutes by auto. Maintenance levels in the area are generally
good.
The subject site is improved with a single-family home (Concrete slab, stucco-frame
construction, shingle roof) containing 2665sf of gross living area plus screen lanai, pool and 2
car garage. The layout includes, LR, Den, Kitchen, 3BR, Family Room, Laundry and 3 full
baths. Site improvements include a gravel driveway, workshop/shed and fencing. The yard has
not been well maintained in recent years (overgrown). The subject dwelling was built in 1994
and is in average overall condition for its age.
11.G.3
Packet Pg. 790 Attachment: Valuation Memo - 163FEE Sroka (9972 : 60168 Companion Parcels)
Valuation/Analysis
The Sales Comparison Approach to value is relied upon in this valuation memo. Recent sales of
properties generally similar to the subject are identified and compared to the subject. These
market expressions provide a value proxy in the estimate of market value for the subject property
via the principal of substitution.
The following sales involve single-family homes on acreage sites and located in the Golden Gate
Estates area in the general vicinity of the subject:
1. 540 21st St NW, Naples, FL 34120
Sale Price: $402,0000 Sale Date: 02/04/2019. 2197sf GLA, 7-4-2, 2 Car Garage
2.50 acres. Blt 1998, CBS construction; Average Condition. Scr.Pool. This property is
located east of the subject.
2. 130 31st St NW, Naples, FL 34120
Sale Price: $430,0000 Sale Date: 04/01/2019. 1728 sf GLA, 6-3-2, 2 Car Garage
2.50acres. Blt 1989, CBS construction. Good Condition. Scr.Pool. Located on subject street.
3. 240 31st St NW, Naples, FL 34120
Sale Price: $485,000 Sale Date: 10/29/18. 2114 sf GLA, 7-4-2, 2 Car Garage
2.50 acres. Blt 1995, CBS construction. Good Condition, Scr.Pool. Located on subject street.
Differences between subject and comps with respect to specific location with the Golden Gate
Estates market area, lot size, age, GLA, construction quality and site amenities were qualitatively
analyzed. These factors considered, a current market value of $440,000 is well
supported/reasonable for the subject property at this time.
Value Estimate as of 07/15/2019 (Effective Date): $440,000
Harry Henderson, SRA
RD3475-FL
Review Appraiser
Collier County GMD/Transportation-ROW
11.G.3
Packet Pg. 791 Attachment: Valuation Memo - 163FEE Sroka (9972 : 60168 Companion Parcels)
July 15, 2019
Fee Simple Acquisition Memo: (Linssen) “Negotiated Full Acquisition” associated with Parcel
164RDUE/DE.
Vanderbilt Beach Road Extension (Project #60168)
Overview
The subject property is a 4.15-acre (gross) GGE site improved with a single-family home and
associated site improvements. This property has a street address of 780 31 st Street NW, Naples,
FL 34120. It is located on the east side of 31st St NW along the Curry Canal just south of the
existing Vanderbilt Beach Road. The north side of the site is encumbered by the Curry Canal
drainage easement; the subject’s effective net acreage (per Collier County Property Appraiser) is
approximately 2.93 acres (net of drainage easement).
The final alignment for the proposed Vanderbilt Beach Road Extension is under consideration.
One of the alternative alignments pushes the corridor south into the Golden Gate Estates plat
which would require the purchase of the subject property in its entirety. This valuation will be
used in the negotiation process (non-condemnation) for the purchase of this property if
circumstances allow this alternative alignment to prevail.
Description of the Subject Property
Legal Description: Golden Gate Estates Unit 6 N 273.27ft of Tract 17 (subject to easements)
Tax Folio #: 3686094002
Owner: Linssen, Kim Marie
Last Sale: No recent prior sale
The subject is in the NW Golden Gate Estates area of greater Naples north of Golden Gate
Boulevard and just south of the existing Vanderbilt Beach Road. This is a “close in” GGE
location having quick access to built-up areas of greater Naples west of Collier Boulevard. This
area is composed of acreage homesites (1.14 ac to 5 ac) in a wooded setting. Most sites in the
area have been developed (homes of various ages and design). Many of the newer homes are
relatively large/upscale with significant site improvements. Essential services (schools, shopping,
professional offices) are within minutes by auto. Maintenance levels in the area are generally
good.
The subject site is improved with a single-family home (Concrete slab, CBS construction,
shingle roof) containing 1853sf of gross living area plus screen lanai and 2 car garage. The
layout includes, LR, DR, Kitchen, 3BR, Den (media room), Laundry and 2 full baths. Site
improvements include a gravel driveway, small shed and fencing. The yard is significantly
cleared/grass covered with perimeter natural vegetative screening. The subject dwelling was built
in 2000 and is in above average overall condition for its age.
11.G.4
Packet Pg. 792 Attachment: Valuation Memo - 164FEE Linssen (9972 : 60168 Companion Parcels)
Valuation/Analysis
The Sales Comparison Approach to value is relied upon in this valuation memo. Recent sales of
properties generally similar to the subject are identified and compared to the subject. These
market expressions provide a value proxy in the estimate of market value for the subject property
via the principal of substitution.
The following sales involve single-family homes on acreage sites and located in the Golden Gate
Estates area in the general vicinity of the subject:
1. 481 15th St NW, Naples, FL 34120
Sale Price: $395,000 Sale Date: 03/22/19. 2390 sf GLA, 7-4-3, Carport only
2.73 acres. Blt 2001, CBS construction; Average Condition. No Pool. Small workshop. This
property is located east of the subject.
2. 130 31st St NW, Naples, FL 34120
Sale Price: $430,0000 Sale Date: 04/01/2019. 1728 sf GLA, 6-3-2, 2 Car Garage
2.50acres. Blt 1989, CBS construction. Good condition. Scr.Pool. Located on subject street.
3. 240 31st St NW, Naples, FL 34120
Sale Price: $485,000 Sale Date: 10/29/18. 2114 sf GLA, 7-4-2, 2 Car Garage
2.50 acres. Blt 1995 CBS construction. Good Condition, Scr.Pool. Located on subject street.
Differences between subject and comps with respect to specific location with the Golden Gate
Estates market area, lot size, age, GLA, construction quality and site amenities were qualitatively
analyzed. These factors considered, a current market value of $435,000 is well
supported/reasonable for the subject property at this time.
Value Estimate as of 07/15/2019 (Effective Date): $435,000
Harry Henderson, SRA
RD3475-FL
Review Appraiser
Collier County GMD/Transportation-ROW
11.G.4
Packet Pg. 793 Attachment: Valuation Memo - 164FEE Linssen (9972 : 60168 Companion Parcels)
11.G.5
Packet Pg. 794 Attachment: Purchase Agreement - 163FEE Sroka (9972 : 60168 Companion Parcels)
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Packet Pg. 795 Attachment: Purchase Agreement - 163FEE Sroka (9972 : 60168 Companion Parcels)
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Packet Pg. 796 Attachment: Purchase Agreement - 163FEE Sroka (9972 : 60168 Companion Parcels)
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Packet Pg. 797 Attachment: Purchase Agreement - 163FEE Sroka (9972 : 60168 Companion Parcels)
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Packet Pg. 798 Attachment: Purchase Agreement - 163FEE Sroka (9972 : 60168 Companion Parcels)
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Packet Pg. 799 Attachment: Purchase Agreement - 163FEE Sroka (9972 : 60168 Companion Parcels)
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Packet Pg. 800 Attachment: Purchase Agreement - 163FEE Sroka (9972 : 60168 Companion Parcels)
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Packet Pg. 801 Attachment: Purchase Agreement - 163FEE Sroka (9972 : 60168 Companion Parcels)
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Packet Pg. 802 Attachment: Purchase Agreement - 163FEE Sroka (9972 : 60168 Companion Parcels)
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Packet Pg. 803 Attachment: Purchase Agreement - 163FEE Sroka (9972 : 60168 Companion Parcels)
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Packet Pg. 804 Attachment: Purchase Agreement - 163FEE Sroka (9972 : 60168 Companion Parcels)
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Packet Pg. 805 Attachment: Purchase Agreement - 163FEE Sroka (9972 : 60168 Companion Parcels)
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Packet Pg. 806 Attachment: Purchase Agreement - 163FEE Sroka (9972 : 60168 Companion Parcels)
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Packet Pg. 807 Attachment: Purchase Agreement - 163FEE Sroka (9972 : 60168 Companion Parcels)
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Packet Pg. 808 Attachment: Purchase Agreement - 163FEE Sroka (9972 : 60168 Companion Parcels)
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Packet Pg. 809 Attachment: Purchase Agreement - 163FEE Sroka (9972 : 60168 Companion Parcels)
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Packet Pg. 810 Attachment: Purchase Agreement - 164FEE Linssen (9972 : 60168 Companion Parcels)
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Packet Pg. 811 Attachment: Purchase Agreement - 164FEE Linssen (9972 : 60168 Companion Parcels)
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Packet Pg. 812 Attachment: Purchase Agreement - 164FEE Linssen (9972 : 60168 Companion Parcels)
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Packet Pg. 813 Attachment: Purchase Agreement - 164FEE Linssen (9972 : 60168 Companion Parcels)
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Packet Pg. 814 Attachment: Purchase Agreement - 164FEE Linssen (9972 : 60168 Companion Parcels)
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Packet Pg. 815 Attachment: Purchase Agreement - 164FEE Linssen (9972 : 60168 Companion Parcels)
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Packet Pg. 816 Attachment: Purchase Agreement - 164FEE Linssen (9972 : 60168 Companion Parcels)
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Packet Pg. 817 Attachment: Purchase Agreement - 164FEE Linssen (9972 : 60168 Companion Parcels)
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Packet Pg. 818 Attachment: Purchase Agreement - 164FEE Linssen (9972 : 60168 Companion Parcels)
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Packet Pg. 819 Attachment: Purchase Agreement - 164FEE Linssen (9972 : 60168 Companion Parcels)
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Packet Pg. 820 Attachment: Purchase Agreement - 164FEE Linssen (9972 : 60168 Companion Parcels)
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Packet Pg. 821 Attachment: Purchase Agreement - 164FEE Linssen (9972 : 60168 Companion Parcels)
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Packet Pg. 822 Attachment: Purchase Agreement - 164FEE Linssen (9972 : 60168 Companion Parcels)
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Packet Pg. 823 Attachment: Purchase Agreement - 164FEE Linssen (9972 : 60168 Companion Parcels)
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Packet Pg. 824 Attachment: Purchase Agreement - 164FEE Linssen (9972 : 60168 Companion Parcels)