Agenda 01/14/2020 Item #16A20 (Purchase Agreement - Vanderbilt Beach Rd Extension)01/14/2020
EXECUTIVE SUMMARY
Recommendation to approve a Purchase Agreement for the purchase of land (Parcel 1256FEE)
required for the Vanderbilt Beach Road Extension (Project 60168). Estimated Fiscal Impact:
$317,855.
OBJECTIVE: To purchase property needed for the construction of the Vanderbilt Beach Road
Extension Project (the Project).
CONSIDERATIONS: Collier County is improving and extending Vanderbilt Beach Road from Collier
Boulevard to 16th Street NE (Phase 1). It is anticipated that Phase 2 of the Project, which stretches from
16th Street NE to DeSoto Boulevard, will be constructed in the future.
Parcel 1256FEE is owned by Althea Greenwald and consists of 2.81 improved acres located on the east
side of 16th Street NE approximately 480 feet north of 10th Avenue NE. Phase 1 of the Project requires
that 9400 square feet of the west side of Parcel 1256FEE be acquired for construction. However, Phase 2
of the Project will require 100 feet on the north side of the property, thereby destroying three -quarters of
the residential dwelling necessitating that the entire Parcel be acquired. Purchasing Parcel 1256FEE in its
entirety at this time for Phase 1 is more cost efficient and will allow the owner to relocate sooner. There
is also the added benefit that the existing dwelling will be used as a construction office in place of the
existing construction office on Wilson Boulevard, which needs to be demolished to make way for the
Phase 1 improvements.
The County’s review appraiser, Harry Henderson, has estimated the market value of Parcel 1256FEE to
be $300,000. Please refer to Mr. Henderson’s memorandum dated June 27, 2019. The attached purchase
agreement for $316,000 is the result of amicable negotiations with Ms. Greenwald.
FISCAL IMPACT: Funds in the amount of $317,855, being the aggregate of the purchase price, title
insurance policy premium, and miscellaneous closing and recording fees not to exceed $1,855, 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 attached purchase agreement and authorize the Chairman to execute same on behalf of
the Board;
. Accept the conveyance of Parcel 1256FEE 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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01/14/2020
Prepared By: Michelle L. Sweet, Sr. Property Acquisition Specialist, ROW, Transportation Engineering
Division, Growth Management Department
ATTACHMENT(S)
1. Location Map (PDF)
2. Phase 1 Aerial (PDF)
3. Phase 2 Aerial (PDF)
4. Valuation Memorandum (PDF)
5. Purchase Agreement (PDF)
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01/14/2020
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.A.20
Doc ID: 10973
Item Summary: Recommendation to approve a Purchase Agreement for the purchase of land
(Parcel 1256FEE) required for the Vanderbilt Beach Road Extension (Project 60168). Estimated Fiscal
Impact: $317,855.
Meeting Date: 01/14/2020
Prepared by:
Title: Property Acquisition Specialist – Transportation Engineering
Name: Michelle Sweet
11/22/2019 1:44 PM
Submitted by:
Title: Division Director - Transportation Eng – Transportation Engineering
Name: Jay Ahmad
11/22/2019 1:44 PM
Approved By:
Review:
Transportation Engineering Jay Ahmad Additional Reviewer Completed 11/22/2019 2:06 PM
Growth Management Department Christine Arnold Level 1 Reviewer Completed 11/22/2019 2:11 PM
Transportation Engineering Robert Bosch Additional Reviewer Completed 11/22/2019 2:18 PM
Transportation Engineering Andrew Miller Additional Reviewer Completed 11/22/2019 2:45 PM
Growth Management Department Lisa Taylor Additional Reviewer Completed 11/26/2019 9:51 AM
Growth Management Department Gene Shue Additional Reviewer Completed 11/26/2019 2:26 PM
Growth Management Operations Support Christopher Johnson Additional Reviewer Completed 12/03/2019 8:42 AM
Road Maintenance Albert English Additional Reviewer Completed 12/05/2019 5:57 AM
Growth Management Department Michelle Sweet Deputy Department Head Review Skipped 11/22/2019 1:41 PM
Growth Management Department Thaddeus Cohen Department Head Review Completed 12/05/2019 12:17 PM
County Attorney's Office Jennifer Belpedio Level 2 Attorney of Record Review Completed 12/09/2019 9:28 AM
Office of Management and Budget Laura Wells Level 3 OMB Gatekeeper Review Completed 12/09/2019 9:50 AM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 12/12/2019 8:27 AM
Office of Management and Budget Laura Zautcke Additional Reviewer Completed 12/31/2019 11:12 AM
Office of Management and Budget Susan Usher Additional Reviewer Completed 01/02/2020 5:29 PM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 01/03/2020 9:28 AM
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01/14/2020
Board of County Commissioners MaryJo Brock Meeting Pending 01/14/2020 9:00 AM
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LOCATION MAP
PROJECT 60168 – PARCEL 1256FEE
PARCEL
1256FEE
16.A.20.a
Packet Pg. 756 Attachment: Location Map (10973 : 60168-1256FEE Greenwald)
PROJECT 60168 – PHASE 1
REQUIRED PARCEL 1256FEE
16.A.20.b
Packet Pg. 757 Attachment: Phase 1 Aerial (10973 : 60168-1256FEE Greenwald)
PROJECT 60168 – PHASE 2
REQUIRED PARCEL 1256FEE
PARCEL 1256FEE
HOUSE
16.A.20.c
Packet Pg. 758 Attachment: Phase 2 Aerial (10973 : 60168-1256FEE Greenwald)
June, 27, 2019
Fee Simple Acquisition Memo: (Greenwald) “Total Take” associated with Parcel 1256RDUE
Vanderbilt Beach Road Extension (Project #60168)
Overview
The subject property is a 2.81 acre site improved with a single-family home and associated site
improvements. This property has a street address of 1080 16th Street NE, Naples, FL 34120. It is
located on the east side of 16th St NE between 10th Ave NE and 12th Ave NE (in the path of the
future Vanderbilt Beach Road Extension.
Design plans for the Vanderbilt Beach Road Extension will have a significant impact on the
subject property which may result the remainder being effectively “damaged-out” (negatively
impacted to such an extent that the bulk of the remainder property’s value is lost). Collier County
staff have determined that the purchase of the subject site in its entirety may be a cost-effective
alternative given the opportunity to utilize the existing property as a construction field office for
several years (until the next phase of the VBRext when the house would be demolished for the
roadway). The purpose of this valuation is to determine the current fair market value for this
property “as improved”. This valuation will be used in the negotiation process (non-
condemnation) for the purchase of this property.
Description of the Subject Property
Legal Description: Golden Gate Estates Unit 16 N 180ft of Tract 4
Tax Folio #: 37390320007
Owner: Greenwald, Althea L
Last Sale: 7/2/2004: $230,000
The subject is located in the NE Golden Gate Estates area of greater Naples on the east side of
16th St NE north of the Golden Gate Main Canal. This area is composed of acreage homesites
(1.14 to 5 ac) in a wooded setting. Homes in the area are of various ages and design.
The subject site has street frontage of 180ft and a lot depth of 680ft (2.81 acre area). The site is
improved with a single-family home (CBS construction, shingle roof)) containing 1402sf of
gross living area plus 2 car garage. Site improvements include a paved driveway, concrete patio
and small shed. The subject dwelling was built in 1996 and is in good overall condition (new
roof, recently painted, custom interior finishes). The subject site is level and treed/partially
cleared. Landscape setting is attractive.
16.A.20.d
Packet Pg. 759 Attachment: Valuation Memorandum (10973 : 60168-1256FEE Greenwald)
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. 741 2nd St NE, Naples, FL 34120
Sale Price: $325,0000 Sale Date: 04/01/20198. 1379sf GLA, 6-3-2, 2 Car Garage
2.50 acres. Blt 1991 CBS construction; Good condition. No Pool. This property includes
1536sf outbuilding/barn with 3 stalls, a small workshop and fenced paddock area. Located
west of the subject.
2. 120 20th Ave NE, Naples, FL 34120
Sale Price: $308,000305,000 Sale Date: 11/16/2018. 1600 sf GLA, 6-3-2, 2 Car Garage
2.27 acres. Blt 2004 CBS construction. Good condition. No Pool. West of the subject
3. 2561 6th Ave NE, Naples, FL 34120
Sale Price: $274,900 Sale Date: 03/08/2019. 1439 sf GLA, 6-3-2, 2 Car Garage
2.50 acres. Blt 2002 CBS construction. Good condition, No Pool. East of subject.
Differences between subject and comps with respect to specific location with the Golden Gate
Estates market area, lot size, age, GLA, construction quality and outbuildings were analyzed.
These factors considered, a current market value of $300,000 is well supported/reasonable for
the subject property at this time.
Value Estimate as of 06/26/2019 (Effective Date): $300,000
Harry Henderson, SRA
RD3475-FL
Review Appraiser
Collier County GMD/Transportation-ROW
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Packet Pg. 760 Attachment: Valuation Memorandum (10973 : 60168-1256FEE Greenwald)
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Packet Pg. 761 Attachment: Purchase Agreement (10973 : 60168-1256FEE Greenwald)
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Packet Pg. 762 Attachment: Purchase Agreement (10973 : 60168-1256FEE Greenwald)
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Packet Pg. 763 Attachment: Purchase Agreement (10973 : 60168-1256FEE Greenwald)
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Packet Pg. 764 Attachment: Purchase Agreement (10973 : 60168-1256FEE Greenwald)
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Packet Pg. 765 Attachment: Purchase Agreement (10973 : 60168-1256FEE Greenwald)
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Packet Pg. 766 Attachment: Purchase Agreement (10973 : 60168-1256FEE Greenwald)
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Packet Pg. 767 Attachment: Purchase Agreement (10973 : 60168-1256FEE Greenwald)
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Packet Pg. 768 Attachment: Purchase Agreement (10973 : 60168-1256FEE Greenwald)
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Packet Pg. 769 Attachment: Purchase Agreement (10973 : 60168-1256FEE Greenwald)
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Packet Pg. 770 Attachment: Purchase Agreement (10973 : 60168-1256FEE Greenwald)
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Packet Pg. 771 Attachment: Purchase Agreement (10973 : 60168-1256FEE Greenwald)
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Packet Pg. 772 Attachment: Purchase Agreement (10973 : 60168-1256FEE Greenwald)
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Packet Pg. 773 Attachment: Purchase Agreement (10973 : 60168-1256FEE Greenwald)
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Packet Pg. 774 Attachment: Purchase Agreement (10973 : 60168-1256FEE Greenwald)