December 6_ 2019 Letter to Collier County BOCC
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December 6, 2019 Letter to Collier County BOCC
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December 6, 2019 Letter to Collier County BOCC
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From: Tammy Simmons <tsimmons@stearnsweaver.com>
To: "'Donna.Fiala@colliercountyfl.gov'" <Donna.Fiala@colliercountyfl.gov>,
"'Andy.Solis@colliercountyfl.gov'" <Andy.Solis@colliercountyfl.gov>,
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CC: "'jeffreyklatzkow@colliergov.net'" <jeffreyklatzkow@colliergov.net>,
"'Nick.Casalanguida@colliercountyfl.gov'"
<Nick.Casalanguida@colliercountyfl.gov>, 'Pat Utter'
<PUtter@collierenterprises.com>, Kenneth Metcalf
<kmetcalf@stearnsweaver.com>, "'ryovanovich@cyklawfirm.com'"
<ryovanovich@cyklawfirm.com>, Ronald Weaver <RWeaver@stearnsweaver.com>, Jake
Cremer <jcremer@stearnsweaver.com>, Reggie Bouthillier
<rbouthillier@stearnsweaver.com>
Subject: December 6, 2019 Letter to Collier County BOCC
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December 6, 2019 Letter to Collier County BOCC
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Dear Collier County Commissioners,
Attached is correspondence from Stearns Weaver Miller dated Dec. 6, 2019, on behalf of Collier Land Holdings, LTD and CDC Land Investments, LLC, in advance of the Commission meeting
scheduled Dec. 10, 2019 in re: Settlement Proposal for Right-of-Way for Big Cypress Parkway and Immokalee Road.
Cordially,
Tammy Simmons
Legal Assistant to Reggie Bouthillier,
Marco Paredes, and Ken Metcalf
Stearns Weaver Miller
106 E. College Ave., Suite 700
Tallahassee, FL 32301
Direct Number: 850.329.4855
Email: tsimmons@stearnsweaver.com <mailto:tsimmons@stearnsweaver.com>
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12.6.2019 Letter to Collier County BOCC.pdf
STEARNS WEAVER MILLER WEISSLERALHADEFF & SITTERSON, P.A. DOCUMENT IN AID OF SETTLEMENT December 6, 2019 Collier County Board of County Commissioners 3299 Tamiami Trail Naple's,--Florida
34112-5746 RE: Settlement Proposal for Right-of-Way for Big Cypress Parkway and Immokalee Road Dear Commissioners: This firm represents Collier Land Holdings, LTD and CDC Land Investments,
LLC, who collectively own the property planned for the Rivergrass Village project (collectively, "Landowners"). Collier Enterprises Management, Inc. ("CEM"), agent for the Landowners,
filed an application on February 5, 2019, requesting approval of the Rivergrass Village Stewardship Receiving Area ("Rivergrass Application"). The Board of County Commissioners ("Board")
is scheduled to consider the Rivergrass Application at a public hearing on December 10, 2019. In advance of the hearing, we are providing this letter on behalf of CEM in a proactive
effort to resolve the potential dispute between CEM and County staff concerning right-of-way dedication. County staff has recommended that the Rivergrass Application should be denied,
unless a Landowner Agreement is executed concurrently to convey right-of-way for Big Cypress Parkway, including lengthy segments beyond the frontage of the Rivergrass Village project.
As explained in our September 18, 2019 letter directed to Mr. Cassalanguida, staff's demand would result in an unlawful exaction since the extent of right-of-way is not based on, or
rationally related to, the impacts of the Rivergrass Village project. In fact, the Rivergrass Village project does not result in any impacts requiring additional right-of-way for Big
Cypress Parkway. The requested right-of-way also substantially exceeds the impacts rationally related to the proposed Longwater Village and Bellmar Village projects to the south of
the Rivergrass Village project. From a practical standpoint, CEM is not currently in a position to define the extent of stormwater improvements that will be required for the proposed
right-of-way segments occurring along the frontage of the Longwater Village and Bellmar Village projects. Despite CEM's objections, CEM offered to work with the County on a phased approach
as referenced in the September 18, 2019 letter. In order to resolve the disagreement with staff, avoid the County having financial exposure from an unlawful taking, and achieve the
County's right-of-way objectives, CEM proposes the following phased approach: MIAMI • TAMPA ■ FORT LAUDERDALE ■ TALLAHASSEE ■ CORAL GABLES Collier County Board of County Commissioners
December 6, 2019 Page 2 1. Concurrent with the approval of the Rivergrass Application, the Landowners will: a. Convey 45.41 acres for Big Cypress Parkway right-of-way from 45th Avenue
NE to Randall Boulevard (pink segment on Attachment "1") as provided in the Landowner Agreement submitted with the Rivergrass Application, in exchange for transportation impact fee
credits pursuant to the terms of the agreement. b. Convey 58.6 acres for Immokalee Road right-of-way and drainage (light blue segment on Attachment "1") as provided by the Landowner
Agreement submitted with the Rivergrass Application. 2. 51.4 acres for Oil Well Road right-of-way and associated drainage has been previously conveyed to the County at no cost. 3. Concurrent
with the approval of the Longwater Village Stewardship Receiving Area Application, convey 200 feet in width for Big Cypress Parkway right-of-way from Randall Boulevard to the future
Vanderbilt Beach Road (purple segment on Attachment "1") and address the necessary stormwater management area and facilities necessary to accommodate the County's proposed road widening,
in exchange for transportation impact fee credits. 4. Concurrent with the approval of the Bellmar Stewardship Receiving Area Application, convey 200 feet in width for Big Cypress Parkway
right-of-way from the future Vanderbilt Beach Road to 6th Avenue NE (blue segment on Attachment "1") and address the necessary stormwater management area and facilities necessary to
accommodate the County's proposed road widening, in exchange for transportation impact fee credits. This proposal represents a reasonable compromise to achieve the County's right-of-way
objectives (which exceed right-of-way required for the projects), and which can be formalized in a Landowner Agreement for each project, thereby allowing the parties to evaluate the
necessary stormwater needs as each project is reviewed by the County. CEM does not waive any of its legal rights in offering this compromise proposal to Collier County. If, however,
the Rivergrass Application is denied, or conditioned for approval, based on County staff's proposal for right-of-way dedication exceeding those specified in Item No. 1 above, CEM will
be left with no alternative but to pursue all available legal remedies against Collier County. In such a case, the County will be exposed to unnecessary financial liability as a result
of staff's proposed illegal exaction (and resulting project delay and damages) which bears no rational nexus to the Rivergrass Application. Attachment "2" contains a summary of pertinent
cases that highlight the County's exposure for following staffs inappropriate recommendation. STEARNS WEAVER MILLER WEISSLER ALHADEFF & SITTERSON, P.A. Collier County Board of County
Commissioners December 6, 2019 Page 3 CEM looks forward to discussing this proposal with the Board at the December 10, 2019 public hearing. Reggie L. Bouthillier, Esq. Jacob Cremer,
Esq. Ron Weaver, Esq. cc: Patrick Utter Collier Enterprises Kenneth B. Metcalf Stearns Weaver Miller Richard D. Yovanovich, Esq. Coleman Yovanovich Koester Nick Cassalanguida Deputy
County Manager Collier County Jeffrey Klatzkow, Esq. County Attorney Collier County STEARNS WEAVER MILLER WEISSLER ALHADEFF & S ITTERSON, P.A. #7956900 v3
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12.6.19 Ltr - Att 1.pdfAttachment 1
FUTURE VANDERBILT EXTENSION ATTACHMENT 1 A G N O L I B A R B E R & B R U N D A G E , I N C . N , 12088SRA023.dwg - ROP - 12/6/19 RIVERGRASS LONGWATER BELLMAR COUNTY 858 COLLIER COUNTY
846 COLLIER 200' R.O.W. (EXISTING 100' NORTH & PROPOSED 100' SOUTH 200' R.O.W. 200' R.O.W. COLLIER COUNTY APPROVED R.O.W. PER LANDOWNER CONTRIBUTION AGREEMENT (R.O.W. WIDTH VARIES)
Future Vanderbilt Extension
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12.6.19 Ltr - Att 2.pdfMicrosoft Word - #7960285v2_ACTIVE_ - 12.6.19 Ltr - Att 2.DOC
ATTACHMENT “2” 1 1) In the City of Venice v. Neal Communities of SW FL, LLC, Case No. 2017‐CA‐3532NC, Division E, the Florida Court held that: Venice failed the Nollan, Dolan and
Koontz test for lawful exactions, based on the required rational nexus between the exaction and the applicant’s transportation impacts. It found the applicant did not increase traffic to the poin
t of requiring widening Laurel Road in that case. 2017-CA-3532-NC, Division E. 2) A government conditioned approval of a permit on an illegal exaction, by requiring a dedication or
conveyance of property in the absence of a rational nexus, reasonable connection or rough proportionality related to the forced exaction in the permit being conditioned. New Testament
Baptist Church, Inc. of Miami v. State Department of Transportation, 993 So.2d 112 (Fla. 4th DCA 2008). 3) Even though the government may have authority to oppose a permit, the U.S.
Supreme Court has confirmed at least three times that such governments, under the law governing illegal exactions are liable for damages if attaching arbitrary conditions to issuance of that permi
t. Koontz v. St. Johns River Water Management District, 133 S. Ct. 2586, 570 U.S. 595 (2013). Dolan v. City of Tigard, 512 U.S. 374 (1994); Nollan v. California Coastal Com’n, 483 U.S. 825 (1987)
. 4) In Koontz, the U.S. Supreme Court summarized its Nollan and Dolan decisions, Koontz at 570 U.S. 595, 599 (2013), as follows: “In those cases, we held that a unit of
government may not condition the approval of a land‐use permit on the owner’s relinquishment of a portion of his property unless there is a “nexus” and “rough proportionality” between
the government’s demand and the effects of the proposed land use.” 5) In a claim that Hernando County was unlawfully denying Budget Inns permit to build a hotel until it dedicated excess land on
its State Road 50 frontage, the Florida Court ruled: “Hernando County’s requirement that Budget show the frontage road on its building plans as a precondition to the issuance of a
2 building permit, where admittedly no present need for the road exists and without any showing that there will be a need in the reasonably immediate future, constitutes an impermissible attempt
to ‘bank’ Budget’s land . . .” Hernando County v. Budget Inns of Florida, Inc., 555 So.2d 1319, 1320 (1990). 6) In Lee County v. New Testament Baptist Church of Fort Myers, Inc., the Florida
Court held that: “The [excess right‐of‐way] ordinance does not comply with the rational nexus test because it does not require any reasonable connection between the requirement that land b
e given to the county and the amount of increased traffic, if any, generated by the proposed development.” Lee County v. New Testament Baptist Church of Fort Myers, 507 So.2d 628 at 629
(1987). 7) In a takings damages suit, over a contested conservation easement dedication, the Florida Court in Mandarin Development, Inc. v. Manatee County, Case No. 2015‐CA‐2563,
12th Judicial Circuit, Civil Division, held in its Amended Final Judgment that: “. . . Section 706.8.B requires the exaction of a conservation easement as a blanket condition
of plat approval, in violation of the doctrine of unconstitutional conditions. Because this provision was, in fact, applied to Mandarin, who under implicit coercion, conveyed a 9.55 acre conserva
tion easement to the County,” as an illegal exaction, lacking the rational nexus between that conservation easement and the development’s environmental and other impacts.
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